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Santa Monica, California
C/ED: SF:AS
council Mtg:
February 9, 1988
S-~A
TO:
Mayor and City Council
MAR 1 5 198&
FROM: city staff
SUBJECT: Appeal of Planning Commission Approval of Development
Review 369, EIA 839, 2336 Santa Monica Boulevard, Three
Story, 27,637 Square Foot Medical Office Building with
122 Parking Spaces Provided Both at Grade and in a Two
Level Subterranean Garage. Applicant: William
Brantley for parkside West Development. Appellant:
Rosario Perry for Tom and Dolores Rheinschilds and Marc
Sabatini.
INTRODUCTION
This report recommends that the city council deny the appeal and
approve Development Review 369, ErA 839 for a three story, 27,637
sq. ft. medical office building.
The Planning Commission
approved the project by a 6-0 vote on November 16, 1987. Tom and
Dolores Rheinschilds ~nd Marc Sabatini, owners of the property
located at 1410 Twenty-Fourth Street and 1411-1419 Cloverfield
.
Boulevard, are appealing that decision (Attachment A) .
BACKGROUND
The three story, 27,637 sq. ft. medical office building is
proposed for a 16,500 sq. ft. site on the south side of Santa
Monica Boulevard between Twenty-Fourth Street and Cloverfield
Boulevard in the Santa Monica Boulevard Corridor Land Use
District. The ground floor will be occupied by a 753 sq. ft.
retail space as well as a 36 car garage accessed from the rear
alley.
The remaining 86 parking spaces are located in a two
5-A
_ 1 - ~ (J -: 1n",
MAR 1 5 l~titi
level subterranean garage accessed from Twenty-Fourth Street.
The second and third floors will be occupied by offices. The
project includes the vacation of Twenty-Fourth street and the
creation of a cul-de-sac as well as the the dedication of a ~2
ft. strip of land to the City at the Cloverfie1d/Santa Monica
Boulevard intersection to accommodate a right hand only turn lane
and to provide room for a second left hand turn lane.
In their approval of the project, the Planning Commission adopted
a Statement of overriding considerations to address the potential
environmental risk from removal of underground tanks which would
then require a study to determine the appropriate safety
precautions for such removal. Such precautions were not outlined
under risk of upset in the Environmental Impact Report (EIR).
The Commission determined that the project's economic/social
benefits would outweigh any potential environmental risks.
In addition, the commission adopted the mitigation measures
recommended in the EIR. These included the following conditions
to further buffer the adjacent residents from project related
impacts: restricting the speed limit in the alley to 10 mph;
prohibiting horn blowing in the alley and parking garage;
requiring a landscaped planter and trellis along the alley to
additionally screen the residents from the proposed project;
limiting the hours of trash pick-up to between 8:00 a.m. and 8:00
p.m. The Commission also limited ingress and egress to the
subterranean garage to Twenty-Fourth street while restricting
alley use to vehicles accessing the 36 car ground level garage.
To further reduce the impact of the project on the surrounding
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neighborhood, the Commission required landscaping to be
integrated into the building design with continuous planters
along Santa Monica Boulevard and planters along the alley, and
prohibited any use of reflective glass.
ANALYSIS
The appellant states that If the proposed building's height and
bulk is too close to the neighboring residential use" and that
this is a violation of Land Use Element Obj ective 3.2. The
policies under this objective provide guidelines to "protect the
scale and character of residential neighborhoods adjacent to
commercial areas. II As proposed, the proj ect does provide an
appropriate transition between the two uses. The 20 ft. alley
combined with landscaped planters and a trellis are screening
measures consistent with Policy 3.2.2. Al though the building
height does not step down at the alley elevation, as recommended
by the appellant, the articulated facade with recessed windows
and the combination of clear glass and plaster materials will
enhance the existing views and moderate the scale of the
project.
In this instance, a stepped facade along the alley elevation
would not alter the impact of the project on the adjacent
apartment building. The shadow study prepared for the EIR found
that in a worst case scenario the appellant's apartment building
would be most impacted by the proposed project on June 22, the
Summer Solstice. Even then, the 3 p.m. shadow touches just the
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edge of the residential property. Therefore, a stepped facade
along the alley is an unnecessary measure.
The appellant further argues that the use of the Santa Monica
Place alley as the access to the ground floor parking garage is
inappropriate in that this alley serves as a pedestrian corridor
for the neighboring residents. However, site visits have shown
that this alley is more frequently used for parking by area
residents. Alley traffic will be minimal since the ground level
parking garage accommodates only 36 parking spaces. In their
approval, the Planning Commission stipulated that access to the
subterranean parking levels shall be from Twenty-Fourth street.
In addition, to further control noise and vehicle speed in the
alley the Commission required that signs restricting the speed
limit to 10 mph be posted and that signs prohibiting horn blowing
be posted in both the alley and in the parking garage.
The vacation and closure of Twenty-Fourth Street and the creation
of a cul-de-sac will serve as an additional buffer between the
adj acent residences and the proposed medical office building.
The appellant is incorrect in stating that "the cul-de-sac is not
a part or a benefit of the medical building project, but rather a
city proposalll. The applicant proposed the cul-de-sac to the
city as a part of the medical office building development. The
landscaped cul-de-sac will physically separate the two uses,
additionally screen the medical facility from the residential
neighborhood, and completely isolate project related traffic from
the Twenty-Fourth Street residences. pedestrian access will
still be available via landscaped walkways.
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COUNCIL CONSIDERATION
In acting on this appeal the city council may:
1) deny the
appeal and approve Development Review 869 and a resolution
certifying the adequacy of the EIR (EIA 839) with the findings
and conditions contained in the November 16, 1987 Planning
commission statement of Official Action or with such other
findings and/or conditions as it deems appropriate; 2) uphold the
appeal and deny the proj ect;
or 3)
otherwise approve,
condi tionally approve or deny the proj ect as it deems
appropriate.
BUDGET/FINANCIAL IMPACT
The recommendation presented in this report does not have any
budget or fiscal impact.
RECOMMENDATION
It is respectfully recommended that the Council deny the appeal
and:
1) Approve the accompanying Resolution certifying the
adequacy of the EIR (EIA 839) with the findings and
conditions contained in the November 16, 1987 Planning
Commission statement of Official Action; and
2) Approve Development Review 869.
Prepared by: Amanda Schachter, Associate Planner
Suzanne FriCk, principal Planner
Planning Division
Community and Economic Development Department
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Attachments: A. Letter of Appeal by Rosario Perry.
B. November 16, 1987 Planning Commission staff
Report.
c. Planning commission statement of Official
Action.
D. Applicant's Response to Appeal Letter.
E. Final Environmental Impact Report.
F. Project Plans.
G. Resolution Certifying Adequacy of the EIR
AS : 1 w
PC/CCDR369
01/25/88
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lAW OFFIC<S OF
A+ta::.nr'r1ef\-t- ~
ROSARIO PERRY
A PRO"ESSIOI'oAl COJlPQRATION
CITY OF SA"~ \ ~Qt~1:
CITY Pl.~~" . '-
OCEAN AVENUE LAW OFFICES
1333 OCEAN AVENUE
SANTA MONICA. CALIFORNIA 90401
(213) 394-9831
.87 NOV 25 ') [~ Sj
November 23, 1987
Re: Appeal of Planning Commission Approval
of DR 369 EIA 839, 2336, S.M. Blvd. C4
Clty Of Santa Mon~c
Planning Staff/Department
1685 Main Street
Santa Monica, CA. 90401
Dea.r Staff:
On behalf of Mr. and Mrs. Rheinschild and Mr. Harc
Sabatini, owners of the property adJacent to the above
referenced proposed proJect, I wish to file an appeal from
the Planning Cornmisslon dec~s~on of Monday, November 16,
1987:
(1)
appll.cation
(2 )
project.
approvlng the Parks ide West l-1edical Plaza
for a 3 story medical building; and
approv~ng the ErR which was wrltten for the
The Rheinschilds/SabatJ.nl apartment building is
located at 1410 24th Street, 1411-1419 Cloverfield.
The grounds of our appeal are as follows:
A. Height and bulk too close to residential use
violation of LUE 3.2
B. The proposed use of Santa Monica Place as an entry
way for the medical building's parking, dangerously
and severly impacts the pedistrian oriented use of
that walkway/street, and interfers with the tenants'
residential use of thel.r property.
The proposed medical building is to be located
on the Santa Monica Place property line. This places it too
close to the adJo~ning apartment building and severely
iropacts the use of Santa Mon~ca Place as a pedestrian
corridor. The building should be stepped back away from
Santa Monica Place -- It should be 2 stories (2S') at Santa
Monlca Place and 4 stories on Santa Monica Boulevard. Under
the present proposal, the building will be 40 feet at Santa
Monica Place.
The proposed building's height and bulk is too close
to the neighboring residential use. Plans approved by the
Planning Commission allow the building t'o" be 40 feet high
along the Santa Monica Place property line. At this
property line, the eight unit apartment building which
adJoins the proposed medical building will be separated by
only the 20 foot Santa Monica Place (an alley and walkway).
The apartment building averages 23 feet in height. Santa
Monica Place is heavily used as a walklng street by
pedestrians who l1ve along Clover field and by residents to
ga1n access to and from Cloverfield, the apartments, and the
patio area of the apartment building itself.
The LUE objectives require the medical building to be
stepped down as it goes from Santa Monica Boulevard to Santa
Monlca Place (towards the residential neighborhood). While
the EIR recognizes this requirement, it improperly and
inadequately addresses it.
The major problew with the EIR is that the wrlters
did not spend suffic1ent time observing and understanding
the eX1sting uses of Santa Monica Place. At present, Santa
Monica Place lS a dead-end walk street/alley. However, it
is in no way a "service alley." Rather it serves primiarly
as a pedestrian corridor for:
(1) tenants who live on Cloverfield and park
elsewhere (parking is impossible on Cloverfield);
(2) tenants who live on 24th Street and walk to
places west of 24th on Santa Monica Boulevard; and
(3) tenants who live in the Fheinschild bUllding (and
their guests) who access their apartment through the
courtyard off of Santa Monica Place or from Cloverfield
Boulevard.
The pedestrian use of Santa Monica Place will be
greatly 1ncrease due to the closure of 24th (proposed cui de
sac) and the proposed w1dening of Cloverfield with its
increased traffic usage.
However, the ErR does not address this vital
pedestrian corridor nor its pending impact. Worse, it
ignores the 1ncreased traffic danger posed to pedestrian and
especially pedestrian children from the Doctors' cars (and
maybe delivery and trash trucks), entering, turning around
and passing each other in the dead-end 20' width of Santa
140nica Place.
This insanlty is clearly shown by the 3 dimensional
model we are preparing of the two properties and Santa
Monica Place.
The ErR "talks" about (lip service) LUE obJectives:
LUE 1.2 -- Ensure compatability...with particular
concern for protecting residential
neighborhoods. II
1 .6 - - "Accommodate comrnerc ia 1 us es . . . ",hi Ie
respectiving the adjacent residential
neighborhood.
3.2 -- "protect the scale and character of residential
neighborhoods adJacent to commercial areas.
3.2.1 --
"Allowable height limits for
commercial. . . should step down
relate to the height lirn~t of
residential zone...."
or otherwise
the adjacent
3.2.2 -- "Where commerc~al uses about resldent1al areas,
there should be an approprl.ate transition
(landscaped setback or service alley and screen
wall. )
3.3.2 -- "Encourdge alley...access only when the
potential traffic intrusion into adjacent
residential neighborhoods is minimized.
The EIR's discuss10n as to the LUE obJectives 1.2 (
and 1.2.7) only talks about how the cul-de-sac and use of
the "existing alleyu (Santa Monica Place) "will eliminate
proJect-related traffic" from the "adJacent residential
neighborhood. " Ignoring the fact that the cuI de sac 1S
not a part or a benefl.t of the medical building project, but
rather a city proposal, nothing about the medical building
actually seperates its traffic from the nelghborhood. Worse
the proJect is trying to dump its traffic onto the Santa
Monica Place walk street. The EIR does not address this
lmpact. (Car verse People).
The EIR's discussion of 1.6 and 1.6.2 is no better.
It states that 1.6 policies have been satisfied Slnce the
project falls with1n the LUE buildout guidelines. This
comment is completely off the mark. The 1.6 policy mandates
that proJects other~ise (already) within the buildout
guidelines, should be adJusted to insure that they respect
adJacent residential negihborhoods. The Rheinschilds have
asked for an adJustment. They want stepping and no traffic
entrance from Santa Monlca Place. The EIR contalns no
dlScussion of these possib11ities.
The EIR's discussion of 3.2, 3.3, 3.4 are all gloss,
and somewhat Inlsleading. The EIR begl.ns by comparing the
"3-story" commerlcal project to the "2-story apartments
across the alley." The proposed project is at least 40 I
high at the alley, the apartment is approximately 23' high
at the alley. This is almost twice the he1ght, not as it
suggest 3 to 2. Then the EIR talks about the alley:
liThe alley to the rear of the proJect provides an
effective set back/transition between the proposed
three-story medical office bUllding [one more time
its 40' to 23'] and the adjacent two-story
residential uses."
The ErR doesn't say how or why this is so, but adding insult
to injury it continues:
liThe transition . .. includes an alley as called
for in the LUE (Policy 3.2.2)"
We feel th1S is a total misappl1cation of 3.2.2. The alley
will not provide a buffer. Rather the project's use of the
alley as a driveway for the Doctors' cars, will actually
lncrease the impact on the residential use. What we propose
no trucks & no cars in the alley -- would in effect
create the buffer Wh1Ch is called for in 3.2.2. Albeit, it
will only be 20' wide. That is why we need stepping also.
Note that the alley/walk street/Santa Monica Place is not
the rear of the apartment building. Rather it is the side
entranoe, and perhaps the m~Jor entrance of the tenants.
And what does the EIR say about Istepp1ng?" Nothing.
This shows more inadequac1es of the EIR.
LUE Policy 3.2.1 recommends stepping down to adjacent
residential zone. It is clear that stepping 15 appropriate
and necessary in this instance and env1sioned by the LUE.
Yet the EIR does not EVEN discuss stepp1ng of th1s building
at all. Instead, it talks about screening which will not
mitigate against the intrusion of the building's bulk in to
the adJoining apartment buildlng, nor m1t1gate the tunnel
effect of the 40' hlgh buiding at the edge of the narrow
alley. Considering that the bUllding is being bU1lt to the
Santa Monica Place line, 1t is not clear where screens could
be placed anyway.
The ErR has forgotten discussion of those parts of
the LUE which echo protection of apartment use against
commercial intrusion.
The use of Santa Monica Place as a driveway for the
doctors' vehicle parking destroys the street' 5 pedestrian
orientation use. Santa Monica Place dead ends at
Cloverfield and is only 20 feet wide. The apartment
bU1.1ding is built to the street's edge. It is presently
used for pedestrian traffic as well as limited parking of
automobiles.
To allow the medical building to use Santa Mon1ca
Place for 36 doctors' cars will not only create an
1nsurmountable traff1c Jam in the alley and onto 24th
Street, but will also destroy its use as a safe walkway for
the tenants. The normal routine the tenants have enJoyed
w11l now be disrupted by a heavy concentration of cars (and
maybe trucks) coming 1nto and out of the alley at 24th
Street. A diagram with model cars will be provided to
illustrate the scale of the confusion which will be
produced.
To make the situation even more unfair is the fact
that the developer is being given all of 24th Street north
of Santa Monica Place for his own private entry. With all
this space he should be able to design and build a much more
RHEINSCHILOf:l/l
4
compatible buld1ng and entry.
The developer should be required to modify his plans
to have all parking enter on 24th and to have no cars,
trucks, or service vans corne into Santa Mon1ca Place.
~::::U~lY submitted
Rosario pe~
RHEINSCHILD:U /1
5
A-",c..ch~ B
CITY PLANNING DIVISION
Community and Economic Development Department
MEMORANDUM
DATE: November 16, 1987
TO: The Honorable Planning Commission
FROM: Planning Staff
SUBJECT: DR 369, EIA 839, To Permit the Construction of a 27,637
Square Foot Medical Office Building with 122 Parking
Spaces Provided Both at Grade and in a Two Level
Subterranean Garage.
Address:
Applicant:
2336 Santa Monica Boulevard
William Brantley for Parks ide
Development
West
SITE LOCATION AND DESCRIPTION
The subject property is a 16,500 sq.ft. parcel located at the
south side of Santa Monica Boulevard between Cloverfield
Boulevard and Twenty-Fourth Street having a frontage of 165 feet
on Santa Monica Boulevard and 100 feet on both Cloverfield
Boulevard and Twenty-Fourth street. Surrounding uses consist of
McKinley School to the north (C4), parkside Medical Center to the
east (C4), commercial retail uses to the west and multi-family
residential uses to the south (R2) across Santa Monica Place
alley.
Zoning District:
C4
Land Use District:
Santa Monica Boulevard Corridor
Parcel Area;
100' X 1651 = 16,500 Sq.Ft.
PROPOSED PROJECT
The proposal is to permit the construction of a three story,
27,637 sq.ft. medical office building with a total of 122 parking
spaces. Two levels of subterranean parking will accommodate 86
parking spaces, the remaining 36 spaces will be provided at the
ground floor level in an 12,513 sq.ft. garage. A 753 sq.ft.
lobby is also included at this level.
The second floor provides 13,137 sq. ft. of office/atrium space
plus a 486 sq. ft. lobby. The third floor provides 13,306 sq. ft.
of office/atrium space plus a 444 sq. ft. lobby. (Due to a
modification in the design of the entry lobby and a recalculation
of the building's square footage the numbers used in this
analysis vary by approximately 2% from those used in the
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Environmental Impact Report.) The project includes the vacation
of a 12 ft. wide portion of Twenty-Fourth street and the creation
of a cul-de-sac. Only emergency vehicle and pedestrian access
will be permitted between the proposed project and the adjacent
neighborhood. In addition, a 12 ft. wide strip of land will be
dedicated to the city at the Cloverfield/Santa Monica Boulevard
intersection to accommodate a right hand only turn lane as well
as to provide room for a second left hand turn lane.
A Development Review Permit is required in that the proposed
project is over 15,000 sq. ft. In addition, a resolution
certifying the adequacy of the Environmental Impact Report is
required.
MUNICIPAL CODE AND GENERAL PLAN CONFORMANCE
The proposed project is consistent with the Municipal Code and in
conformity with the General Plan as shown in Attachment A.
CEQA STATUS
An Environmental Impact Report has been prepared for this project
and approval of a resolution certifying the adequacy of the EIR
is recommended. Copies of the Draft EIR were distributed to the
Planning commission at the beginning of the 45 day public review
period. Comments were received and the responses to the comments
are incorporated into the Final EIR (Attachment B).
FEES
This project is subject to the Housing and Parks Mitigation
Program in the adopted Land Use and Circulation Element of the
General Plan. The project mitigation measures may be satisfied
by an in-lieu fee paid to the city as outlined in the conditions
of approval for this project.
Under ordinance 1367(CCS), the developer has the option to
satisfy the proj ect Mitigation Measures by providing low and
moderate income housing or developing new park space, on or off
the project site. The number of units of housing or square
footage of park space to be provided by the developer shall be
established at the level equal to the amount of in-lieu payment
required. Should the developer decide to meet the project
mitigation measures by providing housing and/or park space the
actual amount provided will be determined prior to issuance of a
building permit.
ANALYSIS
Consistency with Land Use Element policies
The proposed project is located within the Santa Monica Boulevard
commercial corridor land use district. This area encourages
commercial uses that serve regional, community and local needs.
General Land Use Element policies stress providing appropriate
transitions between commercial and residential uses, maximizing
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ground level pedestrian amenities by encouraging buildings be
constructed to the "build-to linen and by encouraging alley and
side street access to parking facilities. In addition, Policy
1.2.7 permits development over public rights-of-way if such
development is compatible with surrounding uses.
The proposed proj ect is consistent with these policies in that
the vacationjclosure of Twenty-Fourth street and the creation of
a cul-de-sac will serve as a buffer between the adjacent
residences and the proposed medical office building. Vehicles
will access the parking levels via the Santa Monica Place alley
off Twenty-Fourth Street. The combination of the landscaped
cul-de-sac area and the rear alley will screen the medical
facility from the adjacent residences and will provide an
appropriate transition between the two uses. In addition, the
project design features pedestrian amenities such as planter
boxes, landscaped areas and the elimination of curb cuts by
locating parking access off the alley, thereby maintaining the
sidewalk continuity.
TRAFFIC ANALYSIS
A traffic analysis was prepared by MOhle, Grover and Associates
and the study concluded that the proposed project would not have
a significant impact on traffic in the area even when combined
with area wide growth and related projects, as shown in Table 17
of the Environmental Impact Report. The project proposes the
creation of a cul-de-sac on Twenty-Fourth Street which will
isolate proj ect related traffic from the adj acent residences.
Pedestrian access will still be possible via landscaped walkways.
Vehicular access will be 1 imi ted to emergency vehicles. The
developer also proposes to dedicate a 12 ft. wide strip of land
along Cloverfield to the City for the provision of a northbound
right turn lane onto Santa Monica Boulevard as well as to
accommodate a second left turn lane onto Santa Monica Boulevard.
In that the study showed the level of service was unchanged with
the addition of the proposed project, and that the additional
right-of-way on Cloverfield would further enhance the level of
service at the CloverfieldjSanta Monica intersection no
mitigation measures were recommended.
As proposed, a total of 92 parking spaces are required under the
Municipal Code. Since the adoption of the Land Use Element the
Planning Commission has consistently required that medical
offices provide parking at a 1 spacej250 sq. ft. ratio. Under
this standard the project would be required to provide III
parking spaces (net rentable floor area = 27,637 sq.ft.), still
less than the 122 spaces provided. On October 27, 1987 the city
council approved an ordinance requiring medical offices to
provide parking at a 1 spacej200 sq. ft. ratio. Under this
standard 138 spaces would be required. However, since this
project was pending as of the Ordinance's first reading on
October 21, 1987 it will be exempt from the new standards.
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PROJECT DESIGN
The proposed project is designed to be compatible with the
existing Parks ide Medical Center to the east across Twenty-Fourth
Street. Similar design elements are used, in particular, the
exterior materials and the size and scale of the window
treatment. The glazing used will be a mixture of clear and
reflective glass with the reflective glass panels varying in
location on each elevation and composing no more than 20% of the
total window area. The lobby entry is setback from the street to
accommodate a landscaped area at the Santa Monica
Boulevard/Twenty Fourth street corner. In addition, the project
features mesh trellises to support planter vines as well as
planter boxes at the street level along both santa Monica
Boulevard an Cloverfield Boulevard. In their review the
Architectural Review Board should pay particular attention to the
proposed building materials, colors, scale and articulation of
design elements, window treatment, glazing, landscaping, and
paving of the cul-de-sac.
CONCLUSION
As proposed the project is consistent with the policies and
obj ectives of the Land Use and Circulation Elements in that it
will accommodate commercial activity that will serve regional,
community and local needs. In addition, the cul-de-sac will
screen the medical building from the adjacent residences and
enhance the transition between the two uses.
RECOMMENDATION
It is respectfully recommended that
approve DR 369, EIA 839 with the
conditions:
the Planning Commission
following findings and
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 proposed
project conforms to the standards and policies contained
in the Land Use Element for the Santa Monica Boulevard
Land Use District and to City-wide land use policies. The
project proposes the creation of a cul-de-sac on Twenty-
Fourth Street to screen the residences from the medical
building and to provide a transition between the two uses.
Landscaping along both Santa Monica Boulevard and Clover-
field Boulevard as well as in front of the building entry
enhance the street's pedestrian amenities. This cOmbina-
tion of landscaping and an articulated facade with a re-
cessed entry area and recessed windows reduces the visual
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mass and bulk of the structure.
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 a cul-de-sac will be created on
Twenty-Fourth street to eliminate the impact of proj ect
related traffic on the adjacent residences and to facili-
tate access to the parking garage. To ease traffic flow
around the project the proposal includes dedicating land
to the City for the provision of a right hand turn lane on
Cloverfield Boulevard as well as to accommodate a second
left hand turn lane. In addition the project provides 122
parking spaces, 38 spaces in excess of the Municipal Code
requirements.
4. The existing and/or proposed public and/or private health
and safety facilities (including, but not limited to,
sanitation, sewers, storm drains, fire protection devices,
protective services, and public utilities) will be ade-
quate to accommodate the anticipated results of the pro-
posed development.
s. The proposed development is consistent with the General
Plan of the City of Santa Monica and the Zoning Ordinance
in that the project will conform to the height, bulk, use
and urban design policies for the Santa Monica Boulevard
Land Use District as specified in the Land Use Element of
the General Plan and conform to the appropriate C4 stan-
dards contained in the Zoning Ordinance.
SPECIAL CONDITIONS
1. The Architectural Review Board, in their review, shall pay
particular attention to the project's materials, colors,
scale and articulation of design elements, window treat-
ment, glazing, landscaping and paving of the cul-de-sac.
2. The existing driveway(s) and apron(s), located on Santa
Monica Boulevard shall be removed and the existing curb
cut (s) replaced with standard curb and gutter per the
specifications of the Department of General Services.
3. On-site parking shall be made available without cost to
employees of the building owner and tenants of Parkside
West Medical Center.
4. In the event that the Preferential Parking Zone is discon-
tinued, free on site parking shall be provided for em-
ployees and visitors to the Parkside West Medical Center.
5. The closure/vacation of Twenty-Fourth street and the cre-
ation of a cul-de-sac as well the provision of a right
hand turn lane on Cloverfield Boulevard shall be subject
to the specifications and approval of the Director of
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General Services and city Council prior to issuance of a
building permit.
6. Signs indicating free employee parking shall be posted at
the parking lot entrance, at the pay booth and in the sub-
terranean garage.
7. Tenant leases shall specify that there is free employee
parking on-site, but shall not specify the number of park-
ing spaces allotted to each tenant.
S. Construction shall be limited to the hours between 7: 00
a.m. and 8:00 p.m. Monday through Friday and 9:00 a.m. and
8:00 p.m. on saturday.
9. The speed limit in the alley shall be posted and restrict-
ed to 10 mph.
10. Signs prohibiting horn blowing shall be posted in the al-
ley and parking garage.
11. Trash pick up shall be limited to the hours between 8:00
a.m. and 8:00 p.m.
12. A landscaped planter and trellis shall be placed along the
alley to additionally screen the existing residences from
the proposed project.
13. If required by the Director of General Services the proj-
ect shall include a wastewater reclamation plumbing
system.
14. written confirmation stating that there is available
capacity in the sanitary sewer system at the time of con-
nection shall be obtained by the developer from the City
of Los Angeles, Bureau of sanitation and a copy sent to
the California Regional Water Quality Control Board prior
to issuance of a Building Permit.
15. Should the proj ect require the removal of underground
storage tanks, the tanks shall be removed in accordance
with all applicable local, state and federal laws and that
the removal shall be coordinated through the General Ser-
vices Department and the Fire Department of the City of
Santa Monica and that the proper permits be obtained from
these Departments.
16. Should the City Councilor Director of General Services
deny the Vacation request and cuI de sac on Twenty-Fourth
Street, a revised project must be filed and shall return
to the Planning Commission for review.
- 6 -
-~
STANDARD CONDITIONS
1. Plans for final design, landscaping, screening, trash en-
closures, and signage shall be subject to review and ap-
proval by the Architectural Review Board.
2. 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 substantial conformance
wi th the plans submitted or as modified by the Planning
Commission, Architectural Review Board or Director of
Planning.
3. The rights granted herein shall be effective only when
exercised within a period of one year from the effective
date of approval. Upon the written request of the appli-
cant, the Director of Planning may extend this period up
to an additional six months.
4. The applicant shall comply with all legal requirements
regarding provisions for the disabled, including those set
forth in the California Administrative Code, Title 24,
Part 2.
5. The parking lot shall be striped, screened and landscaped
in conformance with Sec. 9127.J.l and Sec. 9129.F.7
(SMMC) .
6. Refuse areas, storage areas and mechanical equipment shall
be screened in accordance with Sec. 9127J.2-4 (SMMC). Re-
fuse areas shall be of a size adequate to meet on-site
need.
7. A 5 to 6 foot solid masonry wall shall be provided along
property lines which abut residential property in accor-
dance with Sec. 9127.I (SMMC).
8. 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.
9. No noise generating compressors or other such equipment
shall be placed adjacent to neighboring residential
buildings.
10. Project design shall comply with the building energy reg-
ulations set forth in the California Administrative Code,
Title 24, Part 2, (Energy Conservation standards for New
Residential Buildings), such conformance to be verified by
the Building and Safety Division prior to issuance of a
Building Permit.
- 7 -
11. Street trees shall be maintained, relocated or provided as
required in a manner consistent with the City's Tree Code
(Ord. 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.
12. street and/or alley lighting shall be provided on public
rights-of-way adjacent to the project if and as needed per
the specifications and with the approval of the Department
of General Services.
13. Any outdoor lighting shall be shielded and/or directed
away from adjacent residential properties, with any such
lighting not to exceed 0.5 foot candles of illumination
beyond the perimeter of the subject property.
14. This determination shall not become effective for a period
of ten days (twenty days for Development Review Permits
and Conditional Use Permits) from the date of determina-
tion or, if appealed, until a final determination is made
on the appeal.
PROJECT MITIGATION FEE CONDITION
1. In accordance with Ordinance 1367 (Ces), prior to issuance
of a building permit the developer shall execute an ir-
revocable letter of credit or other form of security ac-
ceptable to the City for the payment of an in-lieu fee for
housing and parks equal to $2. 25/sq. ft. for the first
15,000 sq. ft. of net rentable office floor area and $5.00/
sq. ft. for the remaining net rentable office floor area.
This fee shall be adjusted for inflation by the percentage
change in the Consumer Price Index ("CPI") between October
1984 through the month in which the payment is made. This
fee will be $109,096.31. Upon mutual agreement of the
developer and the City, the developer may satisfy the
project Mitigation measures by providing low and moderate
income housing or developing new park space on or off the
proj sct si te. To fulfill this obligation an agreement
shall be secured in writing by the developer and approved
by the city Attorney and city staff prior to issuance of a
building permit.
Prepared by: Amanda Schachter, Associate Planner
AS:nh
DR369
11/11/87
- 8 -
ATTACHMENT A
MUNICIPAL CODE AND GENERAL PLAN CONFORMANCE
Category
Permitted Use
Height
F.A.R.
Parking
Municipal Code
C4: Permits
Medical Office
Building
6 stories/90'
3.3
27,637 Sq.Ft.
at 1 space/
300 Sq. Ft. =
92 Parking
Spaces
Required
Land Use
Element
Santa Monica
Boulevard
Commercial
Corridor
Permits
Medical Office
Building
3 stories/45,
4 stories/56'
with site
Review
2.5
Same as
Municipal Code
- 9 -
Project
Medical Office
Building
3 stories/46'-6"
to top of parapet
2.47
122 parking
Spaces Provided
A*a.c.~vn 0"),+ C
STATEMENT OF OFFICIAL ACTION
PROJECT
NUMBER:
DR 369, EIA 839
LOCATION:
2336 Santa Monica Boulevard
APPLICANT: William Brantley for Parks ide West Development
,..----
I
REQUEST:
To Permit the Construction of a 27,637 Square
Foot Medical Off ice Building wi th 122 Parking
Spaces Provided Both at Grade and in a Two Level
Subterranean Garage.
PLANNING COMMISSION ACTION
11/16/87
Date.
x
Approved 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 proposed
project conforms to the standards and policies contained
in the Land Use Element for the Santa Monica Boulevard
Land Use District and to city-wide land use policies. The
project proposes the creation of a cul-de-sac on Twenty-
Fourth Street to screen the residences from the medical
building and to provide a transition between the two uses.
Landscaping along both Santa Monica Boulevard and Clover-
field Boulevard as well as in front of the building entry
enhance the street's pedestrian amenities. This combina-
tion of landscaping and an articulated facade with a re-
cessed entry area and recessed windows reduces the visual
mass and bulk of the structure.
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
- 1 -
and access thereto in that a cul-de-sac will be created on
Twenty-Fourth street to eliminate the impact of project
related traffic on the adjacent residences and to facili-
tate access to the parking garage. To ease traffic flow
around the project the proposal includes dedicating land
to the City for the provision of a right hand turn lane on
Cloverfield Boulevard as well as to accommodate a second
left hand turn lane. In addition the project provides 122
parking spaces, 38 spaces in excess of the Municipal Code
requirements.
4. The existing and/or proposed public and/or private health
and safety facilities (including, but not limited to,
sanitation, sewers, storm drains, fire protection devices,
protective services, and public utilities) will be ade-
quate to accommodate the anticipated results of the pro-
posed development.
S. The proposed development is consistent with the General
Plan of the city of Santa Monica and the zoning Ordinance
in that the project will conform to the height, bulk, use
and urban design policies for the Santa Monica Boulevard
Land Use District as specified in the Land Use Element of
the General Plan and conform to the appropriate C4 stan-
dards contained in the Zoning Ordinance.
6. A statement of overriding considerations has been adopted
in that the project may require the removal of underground
tanks which would then require a study to determine the
appropriate safety precautions for such removal. These
precautions have not been specifically identified under
risk of upset in the Environmental Impact Report. This
unavoidable environmental risk is outweighed by the proj-
ect I s economic/social benefits in that the project will
provide jobs, heal thcare and will buffer the adj acent
residential neighborhood from project related traffic by
the creation of a cuI de sac.
SPECIAL CONDITIONS
1. The Architectural Review Board, in their review, shall pay
particular attention to the project's materials, colors,
scale and articulation of design elements, window treat-
ment, glazing, landscaping and paving of the cul-de-sac.
2 . The existing dri veway (s) and apron (s), loca ted on Santa
Monica Boulevard shall be removed and the existing curb
cut(s) replaced with standard curb and gutter per the
specifications of the Department of General Services.
3. On-site parking shall be made available without cost to
employees of the building owner and employees of the ten-
ants of Parks ide West Medical Center.
- 2 -
4. In the event that the Preferential Parking Zone is discon-
tinued, free on site parking shall be provided for em-
ployees and visitors to the Parks ide West Medical Center.
5. The closure/vacation of Twenty-Fourth street and the cre-
ation of a cul-de-sac as well the provision of a right
hand turn lane on Cloverfield Boulevard shall be subject
to the specifications and approval of the Director of
General Services and city Council prior to issuance of a
building permit.
6. Signs indicating free employee parking shall be prominent-
ly posted at the parking lot entrance, at the pay booth
and in the subterranean garage. The wording shall be sub-
ject to the approval of the Director of Planning.
7. Tenant leases shall specify that there is free employee
parking on-site, but shall not specify the number of park-
ing spaces allotted to each tenant.
8. Construction shall be limited to the hours between 7: 00
a.m. and 8:00 p.m. Monday through Friday and 9:00 a.m. and
8:00 p.m. on Saturday.
9. The speed limit in the alley shall be posted and restrict-
ed to 10 mph.
10. Signs prohibiting horn blowing shall be posted in the al-
ley and parking garage.
11. Trash pick up shall be limited to the hours between 8:00
a.m. and 8:00 p.m.
12. A landscaped planter and trellis shall be placed along the
alley to additionally screen the existing residences from
the proposed project.
13. If required by the Director of General Services the proj-
ect shall include a wastewater reclamation plumbing
system.
14. Written confirmation stating that there is available
capacity in the sanitary sewer system at the time of con-
nection shall be obtained by the developer from the City
of Los Angeles, Bureau of Sanitation and a copy sent to
the California Regional Water Quality Control Board prior
to issuance of a Building Permit.
15. Should the proj ect require the removal of underground
storage tanks, the tanks shall be removed in accordance
with all applicable local, state and federal laws and that
the removal shall be coordinated through the General Ser-
vices Department and the Fire Department of the City of
Santa Monica and that the proper permits be obtained from
these Departments.
- 3 -
16. Should the City councilor Director of General services
deny the Vacation request and cuI de sac on Twenty-Fourth
Street, a revised project must be filed and shall return
to the Planning Commission for review.
17. A "Right Turn Only" sign shall be posted at the southeast
corner of 24th street and Santa Monica Boulevard.
18. Ingress and egress to the subterranean garage shall be
limited to 24th street.
19. Landscaping shall be integrated into the building design
with continuous planters provided along Santa Monica
Boulevard and planting included along the alley elevation
to screen the alley elevation and the parking garage.
20. The use of reflective glass shall be prohibited.
STANDARD CONDITIONS
1. Plans for final design, landscaping, screening, trash en-
closures, and signage shall be subject to review and ap-
proval by the Architectural Review Board.
2. 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 substantial conformance
with the plans submitted or as modified by the Planning
Commission, Architectural Review Board or Director of
Planning.
3. The rights granted herein shall be effective only when
exercised within a period of one year from the effective
date of approval. Upon the written request of the appli-
cant, the Director of Planning may extend this period up
to an additional six months.
4. The applicant shall comply with all legal requirements
regarding provisions for the disabled, including those set
forth in the California Administrative Code, Title 24,
Part 2.
5. The parking lot shall be striped, screened and landscaped
in conformance with Sec. 9l27.J.l and Sec. 9129.F.7
(SMMC).
6. Refuse areas, storage areas and mechanical equipment shall
be screened in accordance with Sec. 9l27J.2-4 (SMMC).
Refuse areas shall be of a size adequate to meet on-site
need.
7. A 5 to 6 foot solid masonry wall shall be provided along
property lines which abut residential property in accor-
dance with Sec. 9127.I (SMMC).
- 4 -
8. The operation shall at all times be conducted in a manner
not detrimental to surrounding properties or residents by
reason of 1 ights, noise, acti vi ties, parking or other
actions.
9. No noise generating compressors or other such equipment
shall be placed adjacent to neighboring residential
buildings.
10. Project design shall comply with the building energy reg-
ulations set forth in the California Administrative Code,
Title 24, Part 2, (Energy Conservation standards for New
Residential Buildings), such conformance to be verified by
the Building and Safety Division prior to issuance of a
Building Permit.
11. street trees shall be maintained, relocated or provided as
required in a manner consistent with the City's Tree Code
(Ord. 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.
12. Street and/or alley lighting shall be provided on public
rights-of-way adjacent to the project if and as needed per
the specifications and with the approval of the Department
of General Services.
13. Any outdoor lighting shall be shielded and/or directed
away from adjacent residential properties, with any such
lighting not to exceed 0.5 foot candles of illumination
beyond the perimeter of the subject property.
14. This determination shall not become effective for a period
of ten days (twenty days for Development Review Permits
and Conditional Use Permits) from the date of determina-
tion or, if appealed, until a final determination is made
on the appeal.
PROJECT MITIGATION FEE CONDITION
1. In accordance with Ordinance 1367 (CCS), prior to issuance
of a building permit the developer shall execute an ir-
revocable letter of credit or other form of security ac-
ceptable to the City for the payment of an in-lieu fee for
housing and parks equal to $2.25/sq. ft. for the first
15,000 sq. ft. of net rentable office floor area and $5.00/
sq. ft. for the remaining net rentable office floor area.
This fee shall be adjusted for inflation by the percentage
change in the Consumer Price Index ("CPI") between October
1984 through the month in which the payment is made. This
fee will be $109,096.31. Upon mutual agreement of the
developer and the Ci ty , the developer may satisfy the
Project Mitigation measures by providing low and moderate
income housing or developing new park space on or off the
project site. To fulfill this obligation an agreement
- 5 -
, '
shall be secured in writing by the developer and approved
by the City Attorney and City staff prior to issuance of a
building permit.
VOTE
Ayes: Farivar, Hecht, Mechur, Nelson, Perlman, pyne
Nays:
Abstain:
Absent: Lambert
I hereby certify that this statement of
accurately reflects the final determination
commission of the city of Santa Monica.
Official Action
of the Planninq
signature
date
print name and title
STDR369
AS:nh
12/01/87
- 6 -
~mm;. 1:>
LAW'REXCE & HARDING
A PRCF'"ESS.O....A... CORPORATION
CHRISTO;:;OrlER M HARDI"'G
q,CHARD A LAWRENCe:
ATTOR "I E"rS AT '-AW
1250 SIXTH STREET
SUITE 300
.....
wt;,ENI\,ET.... \... K\.iTCH"E;:R
January 8, 1988
SANTA MONICA. CAL.IFORN IA. 9040~
TE~EPHO"E 1213) 393-1007
TELECOPI ER (213) 4SS-1959
~ARA.J S~E:SNIC""
HAND DELIVERED
Santa Monica city council
1685 Main street
Santa Monica, CA 90401
Re: Parkside West
2336 Santa Monica Boulevard DR 369, EIA 839
Our File No. 216.3
Dear Councilmembers:
This office represents the applicant under the develop-
ment review application for the construction of a three-story
medical office building at 2336 Santa Monica Boulevard ("Park-
side Westll). The proposed project was approved by a 6-0 vote of
the Planning commission on November 16, 1987.
This letter is being submitted in response to the
appeal filed by attorney Rosario Perry on behalf of Tom and
Dolores Rheinschild and Marc Sabatini, the owners of the
property located at 1410 24th street and 1411-1419 Cloverfield
Boulevard (the "Rheinschild apartment building"). The
Rheinschilds and Mr. Sabatini own the neighboring property to
the south of the project site. The two properties are separated
by Santa Monica Place south, a 20 foot wide alley.
Height and Bulk of Building.
The site of the proposed project is a 16,500 square
foot parcel located on the south side of Santa Monica Boulevard
between Cloverfield Boulevard and 24th Street. The rear of the
proposed building abuts the property line on Santa Monica Place
South. Fifty feet of this alley (50 feet from Cloverfield
Boulevard east) is privately owned by the Rheinschilds and Mr.
Sabatini. This 50 foot strip is zoned C-4.
The Planning Commission properly found that the alley
provides a sufficient transition between the Rheinschild apart-
ment building and the proposed project. The rear facade of the
project has been designed to minimize the impact on the
Rheinschild apartment building and to provide an aesthetically
LA'fRENCE & HARDIXG
A PROfESSIONAL CORPORo\TlON
ATTORNEYS AT LAW
.....
Santa Monica City Council
January 8, 1988
Page Two
pleasing view, including landscaping and an articulated facade
with recessed windows. The shade and shadow studies conducted
in connection with the proposed project conclude that Parks ide
West will have an insignificant impact on the Rheinschild
apartment building. The proposed building is compatible with
surrounding uses and has been designed in conformance with the
Zoning Code and Land Use Element.
The height of the proposed building at the southern
property line is 40 feet, well within the height limitation set
forth in the Land Use Element. Contrary to the position taken
by Mr. Perry, the Land Use Element does not require this build-
ing to be stepped back. parkside West will be separated from
the Rheinschild apartment building by the 20 foot alley, which
the Commission unanimously determined to be an adequate buffer
between the two buildings.
Pedestrian Use of Alley.
Mr. Perry inaccurately states that the alley between
the project site and the Rheinschild apartment building (Santa
Monica Place South) is a pedestrian walkway. However, this
alley primarily serves as a parking lot for some of the resi-
dents of the Rheinschild apartment building. Close observation
of the alley during the past few months has revealed that the
alley is not used by pedestrians. Evidence supporting the lack
of pedestrian activity will be submitted to the Council prior to
the February 9, 1988 hearing.
Further, the ground-level garage, which is accessed
from the alley, will accommodate only 36 automobiles. visitor
parking will be located in the two levels of the subterranean
garage and will be accessed from 24th street. This alley will
not be used as a thoroughfare for the project or for traffic
traveling on either Cloverfield Boulevard or 24th street.
certification of EIR.
None of the comments made in Mr. Perry's appeal were
filed with the City during the 45-day public comment period on
the Draft ErR. Many of these points were also not raised by Mr.
Perry when he appeared before the Planning commission during the
public hearing on the project. Mr. Perry has not stated any new
LA'fRE~CE & HARDlXG
A PROrESSIONA~ CORPORA-TLON
ATTORNEYS AT LAW
---
Santa Monica City council
January 8, 1988
Page Three
or additional information which would justify supplementing the
EIR or denying certification. The project has been designed to
be compatible with existing commercial uses in the area and to
provide an appropriate transition to the residential neighbor-
hood south of the project site. All mitigation measures recom-
mended in the EIR with respect to minimizing the impact of the
project were incorporated into the unanimous Planning Commission
approval.
Mr. Perry also mistakenly states that the cul-de-sac
for 24th Street is a city proposal and that it will not separate
Parks ide West traffic from the adjacent neighborhood. The idea
of a cul-de-sac was originally raised by the residents of 24th
Street when the parkside Medical Building, located on Santa
Monica Boulevard between 24th street and Park Place, was in the
planning stages.
The residents of 24th Street are still desirous of
constructing a cul-de-sac on 24th Street and the city has agreed
to consider such a proposal (which includes the vacation of a
portion of 24th Street). The cul-de-sac will separate Parks ide
West traffic from the neighborhood since cars entering the
project will only be able to access the project from Santa
Monica Boulevard and will only be able to exit onto Santa Monica
Boulevard. Traffic generated by the project will not travel
through the residential portion of 24th Street.
The concerns expressed by Mr. Perry in his appeal
regarding excessive traffic in the alley were addressed by the
Planning Commission during the hearing on this project. Based
upon such concerns, the applicant agreed to redirect approxi-
mately two-thirds of the traffic off of the alley and onto 24th
Street by moving the entrance/exit to the subterranean parking
levels to 24th street. If the entrance/exit to the ground-level
parking was also located on 24th street it would increase the
potential of "stacking" of vehicles onto Santa Monica Boulevard,
a major thoroughfare, and create a traffic hazard.
Mr. Perry's appeal contains other inaccuracies which do
not merit discussion. The Planning commission found without
dissent that the proposed project satisfies in all respects the
applicable standards set forth in the Zoning Code and that the
LAWRENCE & HARDING
A PROFES510NAL CORPORATION
ATTORNEYS AT LAW
.....-
Santa Monica City Council
January 8, 1988
Page Four
project is consistent with the policies stated in the Land Use
Element. It is respectfully requested that the City Council
uphold the Planning Commission approval of the parkside West
project.
sincerely,
~tL 9.~J-
Mara J. Bresnick
for LAWRENCE & HARDING,
a Professional Corporation
MJB13 :ymk:KATZ3
co: Oscar :Katz
Bill Brantley
Rosario Perry, Esq.
Amanda Schachter