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SR-7-C ,\ <- ( If -..- CITY PLANNING DIVISION Community and Economic Development Department M E M 0 RAN 0 U M DATE: January 25, 1989 TO: The Honorable Planning Commission FROM: planning Staff SUBJECT: DR 472, Zone Change 33, ZA 5362-Y, ZA 5362A-Y and ErA 889 Address: 1447 Cloverfield Applicant: Broadway/Cloverfield Ltd. SUMMARY Action: Application for Development Review Permit, Zone Change, and Variance to construct a three story/4~', 32,996 square foot office building with two 1,950 square foot residential units lo- cated on the building's third floor. Parking for 147 cars is proposed in a 3.5 level subterranean garage. A Development Re- view Permit is required for all projects over 15,000 square feet in size. A zone change is required to rezone a 5,534 square toot portion of the site from R2 to C4. Variances are required t peI'1]lit resider~tial uses to be located below the fourth floor L. the C~ Zoning j~strict and to permit the use of compact parking spaces. A Negative Declaration will also be considered at this t~me based on ErA 889. All of the above applications are being considered under the pro- visions of the tormer zoning code (Chapter 1 or ArtiCle IX of the Santa Monica Municipal Code). Recommendation: Approval with conditions SITE LOCATION AND DESCRIPTION \ The subject property is a 22,363.2 sq. ft. parcel located on the north side of Broadway between Cloverfield and 24th Street having a frontage of 144' along 24th Street, 140' along Cloverfield, and 165.31 along Broadway. Surrounding uses consist of single family residences to the north and east (R2), multi family residential and east and west (R2) and general office to the west and south (C4) , , \ \ Zoning Districts: C4, R2 Land Use Districts: Special Office District and Medium Density Residential - 1 - ( (, Parcel Area: R2: 5,534.4 square feet (48' X 115.3') C4: 16,828.8 square feet Permit Streamlininq Expiration Date: April 12, 1989 (with 90 day extension from January 12, 1989 provided) PROPOSED PROJECT Proposed is a three story/41, office building with 32,996 square feet of office space located on floors one through three, and two residential units of 1,950 square feet located on the third floor. A roof parapet will extend approximately 3t-6" above the roofline, and stairway and equipment enclosures will extend ap- proximately 13' above the roofline. Access to the 3.5 level, 147 space subterranean garage will be taken off of both Broadway and Cloverfield Boulevard. Extensive landscape areas are provided along the buildinq's frontage adjacent to Broadway, Cloverfield, and 24th street. In addition, a 24' landscape buffer is provided along the building's northern elevation, adjacent to the R2 multi family residential district. This landscape area will tie into an existing livest pocket" park area located on Cloverfield Boulevard. The proposed building steps back along both its northern and eastern elevations. The second and third ~floors each step back 7' so that the third floor is set back 38' from the northern property line and 21' from the eastern property line. Residential units are proposed on the third floor of the build- ing. The two units will each have three bedrooms and approxi- mately 1,980 square feet of floor are-a. The residential units will be setback 38' from the northern property line, 21' from the eastern property line, 10' from the western property line, and 68' from the southern property line. A rezoning of a 5,534 square foot R2 zoned parcel f which com- prises a portion of the sUbject site, is required. A vacant sin- gle family residence which occupies the R2 zoned portion of the site will be removed. 'l'he Rent Control Board granted a non- rental exemption on May 21, 1981 (Attachment C) . ~~ICIPAL CODE AND GENERAL PLAN CONFORMANCE The proposed project is inconsistent with the Municipal Code, yet in conformity with the General Plan as shown in Attachment A. The proposal is inconsistent with the Municipal code in that a variance is required to permit the use of compact parking spaces (SMMC Section 9129F4 sets a minimum stall size of 8' 6" X 19 I ) and to allow a residential use below the fourth floor in a C4 zoning district (SMMC Section 9117A24 restricts residential uses to fourth floor and above in the C4 Zoning District). In addi- tion, a zone change is required to permit an R2 zoned portion of the site to be used for commercial purposes (see attachment D). In regard to the parking variance, it has been city policy, based upon actual compact stall usage and market trends to permit 40' of the all parking spaces to be co~pact stalls. The requested - 2 - " t (, variance will bring the project into conformance with SMMC Sec- tion 9129F4 by allowing 40% of,the required pa~king-to be compact spaces. CEQA STATUS An Initial Study (EIA S89) has been prepared for this project, and approval of Negative Declaration is recommended. Copies of the Draft Initial Study were distributed to the Planning Commis- sion at the beginning of the 30 day public review period. Com- ments received, and responses to those comments are incorporated in the Final Initial Study (Attachment G). FEES The proposed office building is subject to the Housing and Parks Mitigation Measures of the Land Use and Circulation Element of the General Plan. The project mitigation measures may be satis- fied by payment of an in-lieu fee to the city as established by Ordinance 1367 (ceS) and as outlined in the conditions of approv- al for this project. The two apartment units will be SUbject to a Park and Recreation Facilities Tax of $200.00 per unit. ANALYSIS Relationship to the General Plan Land Use an~ Circulation Elements The proposed three story/41', 36,896 square foot building (1.65 Floor Area Ratio (FAR)) falls under both the height and FAR stan- dards set forth in Policy 1.8.7 of the General P~an Land Use Ele- ment. Under POlicy 1.B.7, a three story/45, height limit and 2.0 FAR is permitted with Development Review, and a six story/a4 I height limit and 2.0 FAR is permitted with Site RevieW. The use of step backs on the buildings second and third floors of both the northern and eastern elevations, and the provision of a 24' landscape buffer along the building's northern elevation and smaller landscape strips along all street frontages should reduce the building's overall impact on the adjacent residential district. Initial Study The Initial Study analyzed various areas of project related im- pacts including, traffic and circulation, shadows, light and glare, wastewater, and neighborhood effects. The Initial study indicates that there will be no long term. significant impacts resulting from the project if the mitigation measures proposed are incorporated as conditions of approval. - J - ( ( Traffic The followinq thi~teen intersections were analyzed in the Initial Study: Cloverfield and the Freeway westbound ramp Cloverfield and the Freeway eastbound ramp Cloverfield and Colorado Cloverfield and Olympic Cloverfield and Broadway Cloverfield and Santa Monica 23rd and Santa Monica 26th and Broadway 20th and Broadway 20th and ColoradO 20th and Olympic 17th and Colorado 17th and Olympic The analysis indicates that the proposal will qenerate 75 vehicle trips dur~nq the a.m. peak hour, 76 vehicle trips during t~e peak p.m. hour, and 589 average daily trips. The City defines' a sig- nificant traffic impact as one which results in an increase of .02 or greater in the VIC ratio of an intersection when the intersection is projected to operate at a ~evel of service of E or F. Table 6 of the traffic analyais contained in Appendix C indicates that two intersections will be significantly impacted' during the p.m. peak hour by the subj~ct proposal. Both Clqver- field and Olympic and Cloverfield and Santa Monica Boulevard will be.si9nificant~y impacted prior to mi ~qation. The following mitigation measures were proposed to reduce the traffic impacts to a level of insiqnificance: -The northbound approach to the intersection of Clover- field Boulevard and Santa Monica Boulevard should be im- proved to provide two northbound left turn lanes. -The intersection ot Olympic Boulevard and Cloverfield BOUlevard should be improved by restriping the existinq westbound right turn lane into a through lane. -Signal phasing should be implemented at the Cloverfield Boulevard northbound left turn at. Broadway/and at the Olympic Boulevard westbound left turn at 20th Street. -A median two-way left turn lane will need to be striped on Broadway in front of. the project site entrance upon completion of street widening on the south side of Broad- way (an improvement associated with the Colorado Place project) . -The proposed access point on Cloverfield will need to be redesigned to force exi tinq traff 1c to make right turns only. Also, the new desiqn should prevent southbound - 4 ... <.. ( traffic on Cloverfield from making left turns into the entrance as there is n? left turn pocket on Cloverfie1d. An al.ternative would be to widen Cloverfield so that a southbound left turn median could be provided for left turn. ingress traffic. The City is preparing a comprehensive Transportation Systems Man- agement (TSM) Plan to implement the policies adopted in the C~ ty I s Circulation Element. As a condition of approval, the project may be required to comply with the TSM Plan when it is adopted. Shadow During the winter solstice shadows are projected onto adjacent residences to the north and west across C1overfield. The Initial Study, however, concludes that due to the building's stepbacks, setbacks and orientation, the impact of shadows an adjacent prop- erties are anticipated to be less than significant. Wastewater Generation The city has adopted a Wastewater Control ordinance: which specifies caps on two, six-month allocation periods. The current period is from January 1 through June 30, 1989 and permits a to- tal new wastewater allocation of 86, /532 qpd. Subsequently, an additional wastewater allocation of 173,264-gpd will be available annually. The allocation is linked to the issuance of building permits and, for properties of this scope, assigned o~ a firs~ come, first served basis. 'tt ,is importafl,:t to note that t.he Wastewater :ontrol Ordinance .Limits the total perm.itted new allocation and, therefore, con- trols the cumulative wastewater flow permitted to t.he Hyperion Wastewater Treatment Plant. In doing so, the total perm1tted allocation will not be exceeded. Zone Change The application for zone change will remove a 5,534 square foot parcel from the R2 multi-family residential zoning designation. Under current code requirements, a total of 4 units could be de- veloped on the R2 portion of the subject site. Since a proposal of that of size would not require any inclusionary housing, the City would not gain affordable housing from such a proposal. The proposed zone change will allow the creation of a 24' land- scape buffer that will tie in with an existing "vest pocket" park on Cloverfield Boulevard. This would be a benefit to the adja- cent residential neighborhood from and aesthetic and amenity point of view. The loss of the 5, 534 square toot R2 zoned parcel would reduce the maximum buildable floor area to 33,659 square feet. As pro- posed the 32,996 square feet of office space, and 3,900 square feet of residential space (36,896 sq. ft. total floor area) would - 5 - -' ( ( exceed what could be developed without the zone cjlange by only 3/297.15 square feet. With the 5,534 square foot R2 parcel the maximum buildable floor area of 44,726.4 square feet is not ~eal- ized by the subject proposal. In addition, only half of the R2 lot will be occupied by the proposed building. The other half will be devoted to landscape area that will tie into an existing "vest pocket" park. Parking The proposed 32,a96 square feet of office space would require a total of 110 parking spaces, and the two residential units, each over 900 square feet, would require two parking spaces each for a total of 114 parking spaces required. A total of 147 parking spaces are proposed, thereby, exceeding code requirements by 36 spaces. A variance is required to pennit the use of parking stalls that do not meet minimum stall dimensions as set forth in SMMC Section 9129F4. RECOMMENDATION It is recommended that the Planning Commission approve Develop- ment Review 472, ZA 5362A-Y, ZA 5362-Y and Zone change 33, and adopt a Negative Declaration based on EIA 889 subject to the fol- lowing findings and conditions: NEGATIVE DECLARATION FINDINGS The Planning Commission hereby finds that the Final Initial Study and Negative Declaration should be cereified in that: 1. . Th( :ommission has reviewed and considered the co~~ents 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 t~claration 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. ~EVELOPMENT 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 compati~le with and relate harmoniously to surrounding sites and neiqhb~rhoods in that the proposed - 6 - ( ( office building steps ,down and relates to - the adjacent residential district. Landscaped setbacks are provided adj acent t.o all public rights-of-way, and a landscape buffer of 24' is provided adjacent to the residential dis- trict to the north which will tie into an existing vest pocket park on Cloverfield Boulevard. 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 the building is overparked and all parking- plans have been approved by the Parking and Traffic Engineer. 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 Special Office District as specified in the Land Use Element of the General Plan and conform to the appropriate C4 Zoning District standards contained in the Zoning Ordinance. ZONE CHANGE F~. INGS 1. The public necessity, public convenience and general wel- fare require the proposed zone change from R2 to C4 in that the zone change will create a large greenbelt area between the existing residential properties to the north and the project site. The greenbelt will also tie into an existing park on Cloverfield creating a larger open space. 2. Good zoning practice requires the proposed zone change from R2 to C4 in that the proposed office building will be setback a minimum of .2 4 ' from the adj acent residential district, and the area gained will be used to visually increase the size of a neighborhood vest pocket park. In addition, the development will include residential units to partially offset the loss of the residentially zoned parcel. ~ RESIDENTIAL USES BELOW THE FOURTH FLOOR IN C4 ZONING DISTRICT 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 : ntent of the Zoning Ordinance (Article IX, SMMC). The =.aximum by right height "limit in the Special Office - 7 - ( ( District is 3 stories/4st. The prov~s~on of residential units is, therefore, impossible without-the granting of a variance. 2. There are exceptional circumstances or conditions ap- plicable to the property involved and to the intended use and development of the property that do not apply general- ly to other property in the same zone or neighborhood. The subject site is being developed with a three story office building with two residential units on the third floor. The ~ixed use nature of the proposal makes it sub- stantially different from other projects in the area. J. The granting of a variance would not be materially detrimental to the public welfare or injurious to the property or improvements in such zone or neighborhood in which the property is located. The proposed residential units respect all required setbacks, thereby, minimi zing impacts to adjacent residences. 4. The granting of a variance is essential or desirable to the public convenience or weltare and not in conflict with the General Plan, and will not be materially detrimental or inj urious to the property or improvaments in the im- mediate neighborhood. The proposal is compatible with the and will not detract from the surrounding neighborhood and and as such should be approved. - COMPACT PARKING SPACE VARIANCE FINDINGS 1. The strict app..l --:ation 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 City policy recommends the use of compact parking stalls to meet the actual market trend of a mix of stan- dard and compact cars. 2. The granting of a variance would not be materially detrimental to the public welfare or injurious to the property or improvements in such zone or neighborhood in which the property is located in that an adequate number of parking spaces and mix of standard and compact stalls will be provided on site. 3. The granting of a variance is desirable to the public con- venience 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 immediate neighbor- hood in that city policy has determined that 40% compact parking spaces represents an appropriate number of compact spaces to meet actual user demand. 4. There are exceptional circUlnstances and conditions ap- plicable to the property involved that do not apply gene- rally to other property in the same zone or neighborhood - 8 - ( ( in that compact parking spaces have been historically per- m2tted by the City until recently and denial of a varlance for compact spaces would result in practical difficulties and unnecessary hardships inconsistent with the general purpose and intent of this chapter. CONDITIONS Plans 1. This approval is for those plans dated April 25, 1988, a copy of which shall be maintained in the files of the City Planning Division. 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 ~raffic Engineer. 4. Minor amendments to the plans shall be subject to approval by the Oirector of Planning. A significant change in the approved concept shall be subject to Planning Co~ission Review. Construction shall be in conformance. with ehe plans submitted or as modified by the Planning Commission, Architectural Review B~ ~d or Oirector 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 projectts pedestrian orienta- tion and amenities; scale and articulation of design ele- ments: exterior colors, textures and materials: window treatment; glazing; and landscaping. Fees 7. The City ie contemplating the adoption o~ 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. - 9 - ( ( s. A Park and Recreation Facilities Tax of, $200.00 per residential unit shall be due and payable at the time of issuance of a building perllli t for the construction or placement of the residential unit(s) on the subject lot, per and subject to the provisions of Section 6670 et $eq. of the Santa Monica Municipal Code. Demolition 9. Untll such time as the demolition is undertaken, the ex- isting structure shall be maintained and secured by board- ing up all openings, erectinq 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 Oivision, 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 secur~ty fence, the height of which shall be the maximum permi tted 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 ot the building permits. 14. Vehicles hauling dirt or other construction debris from the site sha.ll 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 city1s 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. - 10 - ( ( 16. A construction period mitigation plan shall be prepared by the applicant for approval l:ly the Department of General Services prior to issuance of a building permit. As ap- plicable, this plan shall 1) Specify the names, addresses, telephone numbers and business license numbers of all Con- tractors and subcontractors as well as the cteveloper and architect: 2) Describe how demolition of any existing structures is to be accomplished: 3) Indicate where any cranes are to be located for erection/construction ~ 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 effece on any adjacent buildings: 8) Describe anticipated contruetion-related truck routes, nUJ''Lber of truck trips, hours of hauling and parking location: 9) specify the nature and extent of any helicopter hauling; 10) State whether any construction activity beyond no~al. ly permitted hours is proposed: 11) Describe any proposed construction 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 puPlic -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 requi-~ments which shall identif~ the address and phone number ~_ the owner and/or applicant for the purposes of responding to questions and complaints during the construction per1od. Said sign shall also indicating the hours of permissible construc- tion work. ~ 18. A copy of these conditions shall pe posted in an easily visible and accessible location at all times during con- struction at the project site. The pages shall be lami- nated or otherwise protected to ensure durability of the copy. Environmental Mitigation 19. Ultra-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 certifyinq that existinq Santa Monica occupancies with toilets installed prior to 1918 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 ~lows. - 11 - ( ( 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 Buildinq 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 for 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 recycling 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 service. Miscellaneous Conditions 22. The building address shall b~ 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 detr~mental to surrounding properties or residen~s by reason of lights, noise, activities, parking or otl:er actJ.ons. Va~idity of permits 24. In the event pennittee violates or fails to comply with any conditions of approval of this perm~t, no further per- mits, licenses, approvals or certificates of occupancy shall be issued until such violation has been fully remedied. 25. Within ten days of Planning oivision transmittal of the Statement ot 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 with such conditions shall constitute grounds for poten- tial revocation of the permit approval. The signed State- ment shall be returned to the Planning Division. Failure to comply with this condition shall constitute grounds for potential permit revocation. 26. 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. Special conditions - 12 - ( ( 27. If required by the Department of General Services, the northbound approach to' the intersecti6n of Cloverf ield Boulevard and Santa Monica Boulevard should be improved to provide two northbound left turn lanes at the developers expense and to the specifications of the Department of General Services. 28. If required by the Department of General Services, the intersection of Olympic Boulevard and Cloverfield Boulevard should be improved by restriping the existing westbound right turn lane into a through lane at the developers expense and to the specifications of the De- partment of General Services. 29. If required by the Department of General Services, signal phasing should be implemented at the C10verfield Boulevard northbound left turn at Broadway, and at the Olympic Boulevard westbound left turn at 20th Street at the developers expense and to the specifications of the De- partment of General Services. 30. If required by the Department of General Services, a median two-way left turn lane will need to be striped on Broadway in front of the project site entrance upon com- pletion of street widening on the south side of Broadway (an improvement a5soc~ated with the ~olorado Place project at the developers expense and to the specifications of the Department of General Services. 31. The proposed access point on Cloverfield will need to ~e redesigned to force exiting traffic to make right tu 3 only. --Also I the new design should prevent southbound traffic on Cloverfield from making left turns into the entrance as there is no left turn pocket on Cloverfield. An alternative would be to widen Cloverfield so that a southbound left turn median could be provided for left turn ingress traffic. 32. Exterior lighting shall be directed toward inward, and shielded from adjacent uses at the periphery of the site. PROJECT MITIGATION FEE CONDITION 1. In accordance with sections 9046.1 - 9046.4 of the Santa Monica Municipal code, prior to issuance of a building permit the developer shall execute an irrevocable letter ot credit or other form of security acceptable to the City for the payment of an in-lieu fee for housing and parks equal to $2.25jsq.ft. for the first 15,000 sq. ft. of net rentable office floor area and $5.00/sq.ft. tor the remaininq net rentable office floor area. This fee shall be adjusted for inflation by the percentage change in the Conswner Price Index ("CPI") between October 1994 through the month in which the payment is made. Upon mutual agreement of the developer and the city, the developer may satisfy the Project Mitiqation measures by providing low - 13 - ( and moderate inco~e housinq or developing new park space on or off the project site. To fulfill -this obligat~on an agreement shall be secured in writing by the developer and approved by the city Attorney and City staff prior to is- suance of a building permi t. This fee will be $123,730.15. Prepared by: Larry Miner, Assistant Planner Attachments: A. Municipal Code and General Plan Conformance B. Radius Map C. Rent Control Exemption D. Site Plan E. Correspondence (if any) F. Project Plans G. Final lnitial study PC/OR472 LM 1/12/89 - 14 - ( ( ATTACHMENT A ~ICIPAL CODE AND GENERAL PLAN CONF9RMANC~ FOR OFFICE BUILDING Categcry Municipal Code Permit~ed Use General Office and residen- tial above the the 3rd Fl. Height 6 stories/gO' commercial Setbacks Front yard 0' Sideyard 0' Fearyard 5'+{# of -- stories x lot width)/SO = 15' Residential Setbacks 15' from all property lines except those abutting a street. F.A.R. 3.3 ,,'1 .Jd:'2" spaces: 1/300 for 32,896 sq.ft office - 110 + 2 per resl. unit over 900 sq. f t ... Jd'2"" parking 11"1 spaces req. 2 loading spaces re.q. Parking Land Use Element General Office 3 stories/45'; w/ site review 6 stcriesj84' Same as Municipal code Same as Municipal Code Same as Municipal Code Same as Municipal Code 2.0 Same as Municipal Code - 15 - P:::'oject General Office + 2 residential units 3 storiesj41' la' w. elevation 10': E. elev- ation 10' average 2~1 N. Property line: 3 a ' . All other elevations atlut streets. 1. 65 147 spaces proposed + 2 loading spaces prop. '1M" I,; '. . ~ . 11 11." : AN ]108IB, I , n~.'.' ~ :,$ I ;J.:~~I~ ~ = ;":'-fsI f TWENTY-F1mt STREET I , :.. ~~ J ' ,[ ;li ~ . : ..~ c ~jV",~l! ')S!mi .~I ......r;,J __,' ~,....c: ) TRAC ~- ~~ ... ... ... -- - ~ \.t.\)~ ,.~ I . .. '" J . ;..... ,. 'I. .. .. - ... - -- K"S-"-- . . T R ~ ~ ~ 'z ~ [X '3. 'i: !: '. ~ ~: - I ~21 MIll: .- - . 'T ... llJ 46 5r~ "-., I ., I ... ~ ~.... 1 iJ. T KAr T ~ 9 n+ ~ .,. -- --- A"C r STREET 7(; -r.r. "'tn'ZII" I ..., .. 11 I ; 8 .:...l ~~ ~ ~ Q rvl~ ~~ { I (t LEGAL DESCRIPTION ~-+ b ftl.......1i. A ~1.rt~ft'"~ A.cLd .-h"O"", CAse NO '-*50 2.AIt I 2.5, 2., "TVo-4:.~ ~~D'6 STREET ADDRESS , .... ~~. ~ lo,", e.t"'~ \ "'- \J.. I - - ZONE """ "J" ~ '. u ~ ~W"1 4...0 ~FI~ L..TO OAr- ~~ ~etL l~8' RADIUS MAP FOR PUBLIC t'iEARING DATE --. [?[!j.\fM~~[N]@ [Q)~[p~~~~~[N]-r em 0" S-t- Jk_ic.., c..\U:H)i:l~Li l.f..."CI A'lat Map SlI.., No ~ :"" ~~ .... G !\J - , .~... t ..~ .. "-"t ... .- ( \ ~-:O'';::.; ?2N,T CON':'RO:' i.' 1685'~1hIN STREET, SANTA MO~ICA, CA 90401 (213) 394-9661 REQUEST FOR EXE}WTION ON THE BASIS OF NON-RESIDENTIAL RENTAL ust NOTICE OF O~CISION OF PINT CO~TROL BOARD APPLICANT'S NAME: R~nn~W~V ~"n r'averfield Limited . ' , ~~IL!NG ADD~SS: 2665 Ma~n S~reet, Suite 200, Santa Monica, CA PROPERTY ADDRESS: 1448 24th Street DATE OF HEARING: May 7, 1981 DATE OF DECISION: May 2l, 1981 - " The exemption hearing was held and the fo~lowin9 decision is rendered: ( X)' A. Exemption request is granted ( ) B. Exemption request is denied A copy of findings of fact and conclusions of law: ( ) is attached '( X) will be forthcoming " ..~ The en~~~e record of this hearing is available for inspection ~ at the Rent Contro1 Offi.ce. City Ball, Room 202, San'ta Monica. " . Copies sent: to: (x ) (X ) (X ) ( .J SEN'r: App~icant Applicant.s Authorized Representative Tenants Tenants. Author:ized Representative .... (.... . . . , June.23, 1981 BY: Ruth lDVette 4J'lJ81 ~ . EX-7 o ~ ill - U- ti- ll.\ "> \:::) -l U ( William Dale Brantley.Archltects A ProfessIonal CorDora110n '::i i1. t. ~j .- , c.-+ $ 7 &0 -6. F. , , )- 'c \) ~ \-- Ci ~" . """\l..' \J - ~ <~ :. :;:';('). ""t-....~ \ t-3I . ~ -, - ( \... . . ~L (- .... .~- .. ( ~-rrlJL! ~I~~u: r:.A..f..Il.~ $~.e.o;.II~ lJCe. ..--} I I . I I [ 1Z,- z 5;-534.+ 6.f. ~.z ~pel!.T-( j2.~i61~ zot.Jl~ eHAI.U.E. i? C'..... ~i Z4- \ J I ., 1 - ". r' urrt, 1\~ '3' -e,~OADWAY ~4- 15, 534-, + ~f \.. j;"j .5 t:-+ - J5 %+,4- 4,A - - I 1. cr:" -:.:, f.XI~ rnJ& U4e.:? ~ ZCJ~Ih1tt '- 'OIQ "'I[' - WII .....- ? ;.: ..... ! I I ) 1 A T T Ac.. t-\ "-\ C-N T 6, STATEMENT OF OFfICIAL ACTION PROJECT NUMBER: DR 472, Zone Change 33, ZA 5362-Y, ZA 5362A-Y, and EIA 889 LOCATION: 1447 Cloverfield Boulevard APPLICANT: Broadway and Cloverfield Ltd. REQUEST: To construct a 3 storY/41, , 32,996 square foot commercial building with two residential units of 1,950 square feet located on the 3rd floor. A Zone change is required to rezone a 5,534 square foot portion of the site from R2 to C4. Variances are required to permit residential units below the 4th floor in the C4 District and to allow the use of compact parking spaces. A Negative Declaration based on EIA 899 is also proposed. PLANNING COMMISSION ACTION 2-1-89 Date. X'"proved based on the following findings c ~'j. aubject to the conditions below. Denied. Other. NEGATIVE DECLARATION FINDINGS The Planning Commission hereby finds that the Final Initial Study and Negative Declaration should be certified in that: 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 Neg~tive 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. - 1 - 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. 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 office building steps down and relates to the adj acent residential district. Landscaped setbacks are provided adjacent to all public rights-of-way, and a landscape buffer of 24' is p~ovided adjacent to the residential dis- trict to the north which will tie into an existing vest pocKet park on Cloverfield Boulevard. 3. The existing and/or proposed rights-oi-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 the building is overparked and all parking p:'..lns have been approved by the Parking and Traffic Engineer. 4. The existing and/or proposed pUblic and/or private healt~ and safety facilities (including, but not limited to, sanitation, sewers, storm drains, fire protection devices, protective serv~ -<es, and public utilities) will be ade- quate to -accomm~~dte the anticipated results of the pro- posed development. 5. The proposed developm.ent 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 Special Office District as specified in the Land Use Element of the General Plan and conform to the appropriate C4 zoning District standards contained in the Zoning Ordinance. ZONE CHANGE FINDINGS 1. The public necessity, public convenience and general wel- fare require the proposed zone change from R2 to C4 in that the zone change will create a large greenbelt area between the existing residential properties to the north and the project site. The greenbelt will also tie into an existing park on Cloverfield creating a larger open space. 2. Good zoning practice requires the proposed zone change from R2 to C4 in that the proposed office building will be setback a minimum of 24 f from the adjacent residential district, and the area gained will be used to visually increase the size of a neighbor~ood vest pocket park. In - 2 - add~tion, the development will include residential un1ts to partially offset the' loss of the residentially zoned parce~. VARIANCE FINDINGS FOR RESIDENTIAL USES BELOW THE FOURTH FLOOR IN C4 ZONING DISTRICT 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). The maximum by right height limit in the Special Office District is 3 stories/45 I. The provision' of residential units is, therefore, impossible without the granting of a variance. 2. There are exceptional circumstances or conditions ap- plicable to the property involved and to the intended use and development of the property that do not apply general- ly to other property in the same zone or neighborhood. The subj ect site is being developed with a three story office building with two residential units on the third floor. The mixea use nature of the proposal makes it SUb- stantially different from other projects in the area. 3. The granting of a variance would~ not be materially detrilnental to the public welfare or injurious to the property or improvements in such zone or neighborhood ~n which the property is located. _The proposed residential units respect all required setbacks, thereby, minim1zing impacts to adjacent reSl '~nces. - . 4. 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 inj ur ious to the property or improvements in the im- mediate neighborhood. The proposal is compatible with the and will not detract from the surrounding neighborhood and and as such should be approved. VARIANCE FINDINGS FOR COMPACT PARKING SPACES 1. There are special circumstances or exceptional charac- teristics applicable to the property involved, including size, shape, topography, location, or surroundings, or to the intended use or development of the property that do not apply to other properties in the vicinity under an identical zoning classification, in that the City has typically allowed the use of compact parking spaces to meet the actual market trend of a mix of standard and com- pact cars. 2. The granting of such variance will not be detrimental or injurious to the property or improvements in the general vicinity and district in which the property is located, in that the required number of parking spaces are proposed, ... 3 - and the City's maximum percentage of compact stalls under current parking requir~ments, which is 40%, is not exceeded. 3. The strict application of the provisions of this Chapter would result in practical difficulties or unnecessary hardships, not including economic difficulties or economic hardships, in that the use of compact parking stalls is a reflection of actual market trends relating to compact auto sales I and the city has historically permitted the use of compact parking spaces. 4. The granting of a variance will not be contrary to or in conflict with the general purposes and intent of this Chapter, or to the goals, objectives, and policies of the General Plan, in that the required number of parking spaces are being provided on-site. 5. The variance would not impair the integrity and character of the district in which it is to be located, in that all required parking is provided en-site. 6. The subject site is physically suitable for the proposed variance, in that the Parking and Traffic Engineer has approved the parking plans for the subject proposal. 7. There are adequate provisions for water, sanitation, and public utilities and services to ensure that the proposed variance would not be detrimental to public heQlth and. safety, in that all utilities are-available on-site. s. There wil~ be adequate provisi...,ds for public access to serve the subject variance proposal, in that adequate means on ingress and egress are provided to the proj ect site. In addition, the required number of parking spaces are provided on-site. 9. The strict application of the provisions of Chapter 10 of the City of Santa Monica Comprehensive Land Use and Zoning Ordinance would result in unreasonable deprivation of the use or enjoyment of the property, in that the new zoning ordinance allows the use of compact parking spaces, and the City has historically permitted the use of compact parking spaces. CONDITIONS Plans 1. This approval is for those plans dated April 25, 1988, a copy of which shall be maintained in the files of the City Planning Division. Project development shall be consistent with such plans, except as otherwise specified in these conditions of approval. - 4 - --- 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 p~oject's pedestrian orienta- tion and amenities; scale and articulation of design ele- ments; exterior colors, textures and materials; window treatment: glazing; and landscaping. Fees 7. The City is contemplating the adoption of a Tran5portat~c' Management Plan which is intended to mitigate traffic and air quality impacts resulting from batt ,ew and existing development. The Plan will likely inc~ude an ordinance establishing mitigation requirements, including one-t~me 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. 8. A Park and Recreation Facilities Tax of $200.00 per residential unit shall be due and payable at the time of issuance of a building permit for the construction or placement of the residential unit(s) on the subject lot, per and subject to the provisions of section 6670 et seq. 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 an? the Fire Department. Any - 5 - landscaping material remaining shall be watered and main- tained until demolition 0ccurs. 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 Servioes 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 :!ebris from the site shall cover any open load with a t; -,auIin 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 (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 rem.oved without the ap- proval of the Oepartment 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, telephone numbers and business license numbers of all con- tractors and subcontractors as well as the developer and architect: 2) Describe how demolition of any existing structures is to be accomplished: 3) Indicate where any cranes are to be located for erection/construction: 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 adja~ent buildings; 8) Describe. - 6 - anticipated contruction-related truck routes" nunber of truck trips, hours of hauling and parking location; 9) specify the nature and extent of any helicopter hauling~ 10) State whether any construction activity beyond normal- ly permitted hours is proposed: 11) Descr~be any proposed construction noise mitigation measures; 12) Descr~be con- struction-period security measures including any fencing, lighting, and security personnel: 13) provide a drainage plan: 14) Provide a construction-period parking plan whl.ch 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 during con- struction at the project site. The pages shall be lami- nated or otherwise protected to ensure durability of the copy. Environmental Mitigation 19. U:~ra-low flow plumbing fixtures are required on all new development and remodeling where -plumbing is to be addt~. (Maxi~um 1.6 gallon toilets and 1.0 gallon urinals ahd 1 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 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 for 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 recycling bins: 3) designated recycling coordi~ator: 4} nature and extent. - 7 - of internal and external pick-up service; 5) pick-up schedule; 6) plan to inform tenants/occupants of service. 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. Validity of Permits 24. 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. 25. 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, ag~eeing to the Condi- tions of approval and acknowledging that failure to comply with such conditions shall constitute grounds for poten- tial revocation of the permit approval. The signed State- ment shall be returned to the Planning Division. Failure to comply with this condition shall constitute grounas for potent~al. perml~ revocation. 26. 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. Special Conditions 27. If required by the Department of General Services the developer shall pay a fair share of the cost of improving the northbound approach to the intersection of Cloverfield Boulevard and Santa Monica to provide two northbound left turn lanes. This improvement, if required, shall be to the specifications of the Director of General Services. 28. If required by the Department of General Services the developer shall pay a fair share of the cost of improving the intersection of Olympic Boulevard and Cloverfield Boulevard by restriping the existing westbound right turn lane into a through lane. This improvement, if required, shall be to the specifications of the Director of General Services. - 8 - 29. If required by the Department of General Services the developer shall pay a fa'ir share of the "Cost of improving the signal phasing at the Cloverfield Boulevard northbound left turn at Broadway, and at the Olympic Boulevard west- bound left turn at 20th Street. This improvement, if re- quired, shall be to the spec~fications of the Director of General Services. 30. If required by the Department of General services, a median two-way left turn lane will need to be striped on Broadway in front of the project site entrance upon com- pletion of street widening on the south side of Broadway (an improvement associated with the Colorado Place project at the developers expense and to the specifications of the Department of General services. 31. The proposed access point on Cloverfield will need to be redes1gned to force exiting traffic to make right turns only. Also, the ne'W design should prevent southbound traffic on Cloverfield from making left turns into the entrance as there is no left turn pocket on Cloverfield. An alternative would be to widen Cloverfield so that a southbound left turn median could be provided for left turn ingress traffic. 32. Exterior lighting shall be directed_ toward inward, and shielded from adjacent uses at the periphery of the site. 33. The proposed park shall be completely open to the public, and it shall contain a pedestrian walkway and benches. No fences shall be ere=ted between the existing park on Cloverfi"eld Boulevard and the proposed park to prevent public use of the park. The owner of the. office building shall be responsible for all maintenance of the park. 34. A 2' landscape strip shall be provided along 24th Street between the ramp to the subterranean garage and the public right-of-way. 35. A total of four (4) residential unit shall be provided, the size and location of which shall not be restricted by any specific conditions except that the maximum FAR per- mitted for the site shall not be exceeded. Residential units shall not share common corridors with the office space. 37. The commercial portion of the buildinq shall not exceed an FAR of 2.0 X the C4 portion of the site or 2 X 16,828.9 = 33,657.6 sq.ft. 38. The ARB shall ensure that the articulation of the build- ing's northern elevation allows sufficient sunlight to adj acent residences to the north. The ARB shall focus specifically on the articulation of that portion of the building that is occupied by the mechanical equipment. - 9 - 1. PROJECT MITIGATION FEE CONDITION VOTE In accordance with Sections 9046.1 - 9046.4 of the Santa Monica Municipal Code, prior to issuance of a building permit the developer shall execute an irrevocable letter of credit or other form of security acceptable 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. OOjsq. 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 (llePIn) between October 1984 through the month in which the payment is made. 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 project site. To fulfill this obligation an agreement shall be s~cured in writing by the developer and approved by the City Attorney and City staff prior to is- suance of a building permit. This fee will be $123,730.75. i Ayes: Mechur, Kaufman, Farivar, Nelson Nays: Abstain Absent: Pyne, Lambert, Hecht Vacancy: I hereby certify that this statement of accurately reflects the final determination Commission of the city of Santa Monica. Official Action of the Planning signature date print name and title I hereby agree to the above conditions of approval and acknowledge that. failure to comply with such condit.ions shall constitute grounds for potential revocation of the permit approval. Applicantts Signature Print Name and Title - 10 - \ . o .-J ill is: r1. ll..l '> 'J ~ U ( . AT T AC. \-i r,",-cA T C. WillIam Dale Brantley.Archltects A Professional CorDorallan ~ tl t. ( ~"'rl.U. .t,1~~L..e F-AA.IL '-( ~4i~tJGe. ~/1 c. - f' ..--+ , 51 &0 .s, ~ ) ~'Z S; .,~4. + 6.F. - _ {z.,-Z ~;:>EIaTi' fZ.~li6i:O ZO~:riti - eH,t..~{.E- T&1 C-4-- r )- ~ \i ~ \- Q' , III I~! 'F . I~ <( u. ~t \j - 'I 4'4': ~~y "t-....~ \ r-) . (j - ~.. t ~ , , !. I ~ I r k , , , ~-- LQf!P 1\~ 3' 4IQ.' "T ...c-:" :; Jl. c;,.4- t5J 5'34, +~f r - }.l <<!o 11- .... II ;.. 0- oz?" \- '.f c-+ ~ t;l6~+,4- ~,F. ..q- ~ ~: ... !...oi' -z. f." ~ ~~OADWAY --.~ X I-? r IW t. 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