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SR-6-N (4) 'I tJ 2--..- CJ to 15 -6-N JUN 2 7 1989 Santa Monica, California - 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. - 1 - ~N-;'7~ . . Prepared By: Amanda Schachter, Associate Planner D. Kenyon Webster, Principle Planner Paul Berlant, Director of Planning PB:DKW:AS PC/STOA3007 Attachment - 2 - . . 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. - 1 - . . 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: - 2 - . . 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. - 3 - . . 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 - 4 - . . 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, - 5 - . . 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 - 6 - . . 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. - 7 - . . . 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 - 8 - . . . . . ~ 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 - 9 -