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JUN 2 7 1989
Santa Monica, California
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C/ED:CPD:DKW:AS
Council Meeting: June 27, 1989
Ye d -CC.g
TO: Mayor and city Council
FROM: City staff
SUBJECT: certification of Statement of Official Action for the
Appeal of DR 457, ZA 5377-Y, EIA 876, 3007 Santa Monica
Boulvard. Applicant: Douglas Barnard, Inc.
INTRODUCTION
This report transmits for city Council certification the
statement of Official Action for the appeal of the above listed
Development Review Permit, Variance, and issuance of a Negative
Declaration on EIA 876 to allow the construction of a four story,
31,575 sq.ft., 68 room hotel with three rent controlled
replacement units and a total of 74 parking spaces on the site
located at 3007 Santa Monica Bouelvard.
BACKGROUND
After public hearing and careful review of the record and staff
recommendations, the City Council denied the appeal, upheld the
Planning Commission decision with additional conditions, and
approved the proposed hotel April 18, 1989.
RECOMMENDATION
It is respectfully recommended that the city council approve the
attached Statement of Official Action which contains findings
and conditions of approval for OR 457, ZA 5377-Y, EIA 876.
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Prepared By: Amanda Schachter, Associate Planner
D. Kenyon Webster, Principle Planner
Paul Berlant, Director of Planning
PB:DKW:AS
PC/STOA3007
Attachment
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STATEMENT OF OFFICIAL ACTION
PROJECT
NUMBER: DR 457, ZA 5377-Y, EIA 876
LOCATION: 3007 Santa Monica Boulevard
APPLICANT: Douglas Barnard, Inc.
REQUEST: To construct four story, 31,575 sq. ft. 68 room
hotel with three rent controlled repacement uRits
and a total of 55 parking spaces.
CITY COUNCIL ACTION
4-18-89
Date.
x
Approved project based on the following findings
and subject to the conditions below.
Denied.
other.
DEVELOPMENT REVIEW FINDINGS
1. The development is consistent with the findings and pur-
pose of ordinance 1321 as set forth below.
2. The physical location and placement of proposed structures
on the site are compatible with and relate harmoniously
to surrounding sites and neighborhoods in that the project
provides a landscaped surface parking area, landscaping
along Santa Monica Boulevard, pedestrian amenities such as
awnings and numerous windows as required by Land Use Ele-
ment policy 3.3.13, landscaped areas along the east prop-
erty line to further buffer the hotel from the adjacent
commercial building, and an articulated and stepped facade
with balconies and terraces to justify the Site Review
request.
3. The existing and/or proposed rights-of-way and facilities
for both pedestrian and automobile traffic will be ade-
quate to accommodate the anticipated results of the pro-
posed development including off-street parking facilities
and access thereto in that, with the implementation of a
Transportation Demand Management Plan, no traffic impacts
would result and that the Code required parking is
provided.
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4. The existing and proposed public and private health and
safety facilities (including, but not limited to, sanita-
tion, sewers, storm drains, fire protection devices, pro-
tective services, and public utilities) will be adequate
to accommodate the anticipated results of the proposed
development.
5. The proposed development is consistent with the General
Plan of the city of Santa Monica and the zoning Ordinance
in that the project does not conform to the height, bulk,
use and urban design policies for the Santa Monica
Boulevard commercial corridor as specified in the Land Use
Element of the General Plan or to the appropriate C4 stan-
dards contained in the Zoning Ordinance.
VARIANCE FINDINGS
1. The strict application of the provisions of the Zoning
Ordinance would result in practical difficulties or un-
necessary hardships inconsistent with the general purpose
and intent of the Zoning Ordinance (Article IX, SMMC) in
that the number of on-site parking spaces meets the Code
requirement" and the inclusion of compact parking spaces
will not detrimentally affect the circulation and parking
patterns of the project.
2. The granting of a variance would not be materially detri-
mental to the public welfare or injurious to the property
or improvements in such zone or neighborhood in which the
property is located in that similar projects in the past
have utilized compact parking spaces with no significant
impact on circulation patterns or neighboring properties.
3. The granting of a variance is essential or desirable to
the public convenience or welfare and not in conflict with
the General Plan, and will not be materially detrimental
or injurious to the property or improvements in the im-
mediate neighborhood in that several projects in the past
have incorporated compact parking spaces with no signifi-
cant impacts.
4 . There are exceptional circumstances and conditions ap-
plicable to the property involved that do not apply gene-
rally to other property in the same zone or neighborhood
in that compact parking spaces have been historically per-
mitted by the city until recently, and that denial of a
variance for compact spaces would result in practical dif-
ficulties and unnecessary hardships inconsistent with the
general purpose and intent of this chapter.
NEGATIVE DECLARATION FINDINGS
The City council hereby finds that the Final Initial study and
Negative Declaration should be certified in that:
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1. The Commission has reviewed and considered the contents of
the Final Initial study and Negative Declaration,
consisting of the Draft Initial study and Negative
Declaration, public comments, and responses.
2. The Final Initial study and Negative Declaration
adequately review and analyze potential environmental
effects of the proposed project.
3. The environmental review was conducted in accordance with
applicable state and City CEQA guidelines including
preparation, notification, and content requirements.
4. A Negative Declaration is appropriate, in that the Initial
Study provides sufficient data to support a finding that
the project will not have a significant effect on the
environment.
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STANDARD CONDITIONS
Plans
1. This approval is for those plans dated January 9, 1989
a copy of which shall be maintained in the files of the
City Planning Oivision. Project development shall be
consistent with such plans, except as otherwise specified
in these conditions of approval.
2. The Plans shall comply with all other provisions of Chap-
ter 1, Article IX of the Municipal Code, (Zoning Or-
dinance) and all other pertinent ordinances and General
Plan pOlicies of the City of Santa Monica.
3. Final parking lot layout and specifications shall be sub-
ject to the review and approval of the parking and Traffic
Engineer.
4. Minor amendments to the plans shall be subject to approval
by the Director of Planning. A significant change in the
approved concept shall be subject to Planning commission
Review. Construction shall be in conformance with the
plans submitted or as modified by the Planning Commission,
Architectural Review Board or Director of Planning.
5. Plans for final design, landscaping, screening, trash en-
closures, and signage shall be Subject to review and ap-
proval by the Architectural Review Board.
6. The Architectural Review Board, in its review, shall pay
particular attention to the project's pedestrian orienta-
tion and amenities~ scale and articulation of design ele-
ments1 exterior colors, textures and materials: window
treatment: glazing; and landscaping.
Fees
7. The City is contemplating the adoption of a Transportation
Management Plan which is intended to mitigate traffic and
air quality impacts resulting from both new and existing
development. The Plan will likely include an ordinance
establishing mitigation requirements, including one-time
payment of fees on certain types of new development, and
annual fees to be paid by certain types of employers in
the City. This ordinance may require that the owner of
the proposed proj ect pay such new development fees, and
that employers within the project pay such new annual em-
ployer fees related to the city's Transportation Manage-
ment Plan.
B. A Park and Recreation Facilities Tax of $200.00 per
residential unit and per hotel room shall be due and pay-
able at the time of issuance of a building permit for the
construction or placement of the residential unites) on
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the subject lot, per and subject to the provisions of Sec-
tion 6670 et seg. of the Santa Monica Municipal Code.
Demolition
9. Until such time as the demolition is undertaken, the ex-
isting structure shall be maintained and secured by board-
ing up all openings, erecting a security fence, and remov-
ing all debris, bushes and planting that inhibit the easy
surveillance of the property to the satisfaction of the
Building and Safety Officer and the Fire Department. Any
landscaping material remaining shall be watered and main-
tained until demolition occurs.
10. Unless otherwise approved by the Recreation and Parks De-
partment and the Planning Division, at the time of demoli-
tion, any street trees shall be protected from damage,
death, or removal per the requirements of Ordinance 1242
( CCS) .
11. Immediately after demolition (and during construction), a
security fence, the height of which shall be the maximum
permitted by the zoning Ordinance, shall be maintained
around the perimeter of the lot. The lot shall be kept
clear of all trash, weeds, etc.
Construction
12 . Unless otherwise approved by the Department of General
Services, all sidewalks shall be kept clear and passable
during the grading and construction phase of the project.
13. Sidewalks, curbs, gutters, paving and driveways which need
replacing or removal as a result of the project as deter-
mined by the Department of General Services shall be re-
constructed to the satisfaction of the Department of
General Services. Approval for this work shall be ob-
tained from the Department of General services prior to
issuance of the building permits.
14. Vehicles hauling dirt or other construction debris from
the site shall cover any open load with a tarpaulin or
other secure covering to minimize dust emissions.
15. street trees shall be maintained, relocated or provided as
required in a manner consistent with the City'S Tree Code
COrd. 1242 CCS), per the specifications of the Department
of Recreation and Parks and the Department of General Ser-
vices. No street tree shall be removed without the ap-
proval of the Department of Recreation and Parks.
16. A construction period mitigation plan shall be prepared by
the applicant for approval by the Department of General
Services prior to issuance of a building permit. As ap-
plicable, this plan shall 1) Specify the names, addresses,
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telephone numbers and business license numbers of all con-
tractors and subcontractors as well as the developer and
architectt 2) Describe how demolition of any existing
structures is to be accomplishedt 3) Indicate where any
cranes are to be located for erection/construction t 4)
Describe how much of the public street, alleyway, or side-
walk is proposed to be used in conjunction with construc-
tion: 5) Set forth the extent and nature of any pile-
driving operations: 6) Describe the length and number of
any tiebacks which must extend under the property of other
persons; 7) Specify the nature and extent of any dewater-
ing and its effect on any adjacent buildings; 8) Describe
anticipated contruction-related truck routes, number of
truck trips, hours of hauling and parking locationt 9)
Specify the nature and extent of any helicopter hauling;
10) state whether any construction activity beyond normal-
ly permitted hours is proposed; 11) Describe any proposed
contruction noise mitigation measures; 12) Describe con-
struction-period security measures including any fencing,
lighting, and security personnel; 13) Provide a drainage
plan; 14) Provide a construction-period parking plan
which shall minimize use of public streets for parking;
15) List a designated on-site construction manager;
17. A sign shall be posted on the property in a manner consis-
tent with the public hearing sign requirements which shall
identify the address and phone number of the owner and/or
applicant for the purposes of responding to questions and
complaints during the construction period. said sign
shall also indicating the hours of permissible construc-
tion work.
18. A copy of these conditions shall be posted in an easily
visible and accessible location at all times durinq con-
struction at the project site. The pages shall be lami-
nated or otherwise protected to ensure durability of the
copy.
Environmental Mitigation
19. Ul tra-low flow plumbing fixtures are required on all new
development and remOdeling where plumbing is to be added.
(Maximum 1.6 gallon toilets and 1.0 gallon urinals and low
flow shower head.)
20. Prior to issuance of a Certificate of Occupancy, project
owner shall present documentation to the General Services
Department certifying that existing Santa Monica
occupancies with toilets installed prior to 1978 have been
retrofitted with ultra low-flow toilets (1.6 gallons per
flush or less) such that development of the new project
will not result in a net increase in wastewater flows.
Flow from existing occupancies which will be removed as
part of the new development may be deducted from flow
attributable to the new development if such occupancies
have been occupied within one year prior to issuance of a
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Building Permit for the proposed project. Flow
calculations for new development and existing occupancies
shall be consistent with guidelines developed by the
General Services Department.
21. To mitigate solid waste impacts, prior to issuance of a
Certificate of Occupancy, project owner shall submit a
recycling plan to the Department of General Services tor
its approval. The recycling plan shall include 1) list of
materials such as white paper, computer paper, metal cans,
and glass to be recycled; 2) location of recyling bins; 3)
designated recycling coordinator; 4) nature and extent of
internal and external pick-up service; 5) pick-up
schedule; 6) plan to inform tenants/occupants of servi~e.
Miscellaneous Conditions
22. The building address shall be painted on the roof of the
building and shall measure four feet by eight feet (32
square feet).
23. The operation shall at all times be conducted in a manner
not detrimental to surrounding properties or residents by
reason of lights, noise, activities, parking or other
actions.
24. The exterior parking area shall be used for employee and
customer parking only and not for repair or finishing work
or long-term (over one week) storage of vehicles.
Validity of Permits
25. In the event permittee violates or fails to comply with
any conditions of approval of this permit, no further per-
mits, licenses, approvals or certificates of occupancy
shall be issued until such violation has been fully
remedied.
26. Within ten days of Planning Division transmittal of the
statement of Official Action, project applicant shall
sign and return a copy of the Statement of Official Action
prepared by the Planning Division, agreeing to the Condi-
tions of approval and acknowledging that failure to comply
wi th such conditions shall constitute grounds for poten-
tial revocation of the permit approval. The signed stat-
ment shall be returned to the Planning Division. Failure
to comply with this condition shall constitute grounds for
potential permit revocation.
27. This determination shall not become effective for a period
of fourteen days from the date of determination or, if
appealed, until a final determination is made on the
appeal.
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SPECIAL CONDITIONS
1. Project lighting shall be designed to direct light and
glare away from neighboring properties.
2. Outdoor lighting installed along the northern side of the
hotel along the rear alley shall not be permitted above
the first story.
3. Hotel deliveries shall be limited to normal working hours
to avoid disturbing adjacent residents during late evening
or early morning hours. Normal hours are considered to be
from 7:30 a.m. to 6:00 p.m.
4. Prior to the Architectural Review Board's review, the
project' s fourth floor shall be redesigned to include a
five foot wide terrace along the length of the east
elevation.
5. The project's maximum floor area ratio (FAR) shall not
exceed 2.0. excluding the three residential units.
6. The residential units shall be relocated and designed to
be separate and distinct from the hotel units.
7. The maximum number of hotel rooms shall not exceed 68.
8. The above modification specified in Special Condition 6
shall be reviewed and approved by the Planning Commission
prior to the Architectural Review Board' review.
9. Parking for the proj ect shall be provided per the stan-
dards specified in Municipal Code Section 9044.4.
10. The building height shall be limited to a maximum of 42'-
0" to the top of the roof.
11. A screening wall shall be provided along the east side of
the property.
12. The floor plan of the hotel units shall be in conformance
with the plan presented to the City council at the 4-18-89
public hearing.
VOTE
Ayes:
Nays:
Abstain:
Absent:
Abdo, Finkel, Katz, Zane
Genser
None
Jennings, Reed
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NOTICE
If this is a final decision not sUbject to further appeal under
the City of Santa Monica Comprehensive Land Use and Zoning Or-
dinance, the time within which jUdicial review of this decision
must be sought is governed by Code of civil Procedure section
1094.6, which provision has been adopted by the city pursuant to
Municipal Code section 1400.
I hereby certify that this statement of Official Action accurate-
ly reflects 'the final determination of the ci'ty Council of the
City of Santa Konica.
signature date
print name and title .
I hereby agree to the above conditions of approval and
acknowledge that failure to comply with such conditions shall
constitute grounds for potential revocation of the permit
approval.
Applicant's Signature
Print Name and Title
PCjCSTDR457
AS:nh
06/02/89
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