SR-011398-6P
loP
JAN 1 3 1998
PCD SF KG AS PF f \plan\share\council\stoas\prtpkgsr
Council Mtg January 13, 1998
Santa MOnica, California
TO Mayor and City Council
FROM City Staff
SUBJECT Certification of Statement of OffiCial Action for Appeal of the Planning
CommisSIon Approval of Conditional Use Permit 97-008 at 1828 Ocean
Avenue
INTRODU eTI ON
On December 9, 1997 the City Council approved on consent a Statement of OffiCial Action
for Appeal 97-013 of the Planning CommiSSion's approval of Conditional Use Permit 97-
008, to extend for eighteen (18) months the rights granted by CUP 94-012. to allow the
development of a 127 car parkJng lot at 1828 Ocean Avenue In the RVC ReSidentIal
VIsitor Commercial zoning district Through a clerical error, the wrong Statement of OffiCial
Action was attached to the staff report for thiS Item ThiS report transmits for City Council
certification the correct Statement of OffiCial Action which contains the fIndings and
conditions of approval
BUDGET/FINANCIAL IMPACT
The recommendation presented In thiS report does not have any budget or finanCial
Impact
RECOMMENDATION
It IS respectfully recommended that the City Council approve the attached Statement of
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JAN 1 3 !9B
Official Action
Prepared by
Suzanne Frick, Director of Planning and Community Development
Karen Gmsberg, Planning Manager
Amanda Schachter, Senior Planner
Paul Foley, Associate Planner
City Planning DIVIsion
Planning and Community Development Department
Attachments A Statement of OffiCial Action
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ATTACHMENT A
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CITY OF SANTA ~IONICA
CITY COUNCIL
STATEMENT OF OFFICIAL
ACTION
PROJECT
CASE NUMBER CUP 97-008
LOCATION 1828 Ocean Avenue
APPLICANT DMP lnc . dba The PntIkm LongevIty Center
CASE PLANl\TER Paul Foley, AssocIate Planner
REQUEST ApplIcatIon for COndItIOnal Use PermIt to allow a 127-space
surface parkmg lot to be developed In the R VC Dlstnct
CEQA STATUS The project IS categoncally exempt from the proViSions of CEQA
pursuant to Class 1 of the State GUldehnes III that It IS a minor
alteration of use from a restaurant faculty With parkmg (wruch was
the last permitted use at the SIte) to a parking lot use
CITY COUNCIL
10/15/97
Date
x
Approved based on the folIowmg findmgs and subject to the condItIons
below
Dented
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-003
Other
EFFECTIVE DA TElS) OF ACTION:
10115/97
Condltlonal Use Permit 97-008, Ifnghts not exercIsed
EXPIRA nON DA TElS) OF ANY PERl\UTS GRANTED:
4/15/99
ConditIOnal Use Permit 97-008, Ifnghts not exercIsed
LENGTH OF ANY POSSIBLE EXTENSION OF EXPIRATION DATE BY ZONING
ADMINISTRA TOR:
Any request for an extension of the eXpiratIOn date must be receIved m the City Planrung DIVISIon
prior to expIration of thIS permit Further extenslOn may be granted by Planning ComrrnsslOn If
request for extensIOn IS requested at least one month pnor to eXpIratIOn
6 months
COndItlOnal Use Permit 97-008, Ifnghts not exercIsed
CONDITIONAL USE PERMIT FThUINGS
1 The proposed use IS one condItIonally permItted wlthm the subJect dlstnct and complIes WIth
all of the apphcable provls1ons of the "CIty of Santa Momca ComprehenslVe Land Use and
Zonmg Ordmance", m that a parkmg lot IS a condItIonally permItted use wIthm the RVC
Dlstnct and the proposed parkmg lot conforms With all apphcable Zonmg Ordmance
standards
2 The proposed use would not ImpaIr the Integmy and character of the dIstnct III whIch It IS to
be estabhshed or located, 10 that the R VC Dlstnct allows a range of commerclal and
residential uses, mcludmg surface parkmg lots, and the area has been Identified by the
CalIfornia Coastal CommIssion as needmg addltlOnal off-street parkIng spaces
3 The subject parcells phYSIcally SUItable for the type ofland use bemg proposed, m that It IS
a graded parcel WIth adequate vehIcular access
4 The proposed use is compatIble WIth any of the land uses presently on the subject parce11fthe
present land uses are to remain. In that the present use of the site as a parkIng lot was
commenced wl.thout the necessary permits after demohtIon of the structures on the SIte, and
no other uses are proposed to remaIn at the SIte
5 The proposed use would be compatIble WIth eXIstmg and permIssible land uses wlthm the
dlstnct and the general area In which the proposed use IS to be located. In that a surface
parkmg lot IS a condItIOnally penrutted use In the R VC Dlstnct, and the proposed parkmg lot
would be located m an area of mIxed commercial, multtfamlly. and smgle family uses. and
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would contam a generous amount oflandscapmg in excess of code reqUIrements wruch WIll
proVIde an amenity to the neIghborhood ln addItIOn, It IS consIstent wIth General Plan Land
Use and Circulation Element ObJective 1 5 and Local Coastal Program PolICies 6 and 48
6 There are adequate proVISions for water, sarutatlon, and pubhc utIlItIes and services to ensure
that the proposed use would not be detnmental to publIc health and safety, In that the subject
parcel is an mfill proJect In a developed urban area
7 Pubhc access to the proposed use WIll be adequate, m that vehicular ingress and egress WIll
be provIded off of PI co Boulevard, as approved by the City Parkmg and Traffic Engmeer
8 The physIcal locatIOn or placement of the use on the site IS compatible wIth and relates
harmoniously to the surrounding neighborhood, m that a substanual landscape buffer IS
proposed around the enUre site, Wlth a large number of trees which, when fully mature, will
provide a sIgruficant arnetllty to the neIghborhood ln addItIon, the proposal Will address the
need for off-street parkmg m the neIghborhood
9 The proposed use IS conSistent With the goals, obJectives, and pohcles of the General Plan,
in that it IS consistent Wlth Land Use and CirculatIon Element (LUCE) Pohcy 3 5 4 to
landscape all surface parkmg lots on the beach, and LUCE Objective 1 5 of the General Plan
wruch states that the City should encourage the expansIOn of "vIsitor accommodatIons and
related uses In the Oceanfront area, whIle protecting the reSIdentIal ffilX," and Polley I 5 1
states that the City should "devote Oceanfront DIstnct pnmanly to VISitor accommodatIOns
and commerCial recreatton," whIch IS accomplIshed by allOWIng the construction of a
landscaped parkmg lot which would be utIlIzed by an eXIstmg VISItor-servIng facIlity m the
Oceanfront Dlstnct Furthermore, the proposal IS conSIstent WIth the SIX goals Identified m
the Local Coastal Plan, mcludmg Goa14 to "assure pnonty for coastal-dependent and coastal-
related development over other development on the coast." and Goal 6 to "encourage publIc
and recreatIOnal use and enJoyment of the coast while ensunng that the very resources that
make the coast so valuable for human enJoyment are not spoiled" It IS also consistent With
General Access Pohcy 6, encouragmg the proVISIon of parkmg, and Scemc and Visual
Resource Pohcy 48, whIch states that "m all new development, pubhc and pnvate parkmg lots
shall be landscaped "
10 The proposed use would not be detnmental to the publIc Interest, health, safety, convemence,
or general welfare, m that it IS a condItIOnally pemlltted use withIn the R VC Dlstnct and IS
condItioned to reqUIre that a secunty plan be approved by the S1\.1PD pnor to commencement
of the use
11 The proposed use conforms precisely to the applIcable performance standards contaIned m
Subchapter 9 04 12 and speCIal condltIons outlmed m Subchapter 9 04 14 of the Cay of Santa
Moruca ComprehenSive Land Use and ZonIng Ordinance, In that no Performance Standards
Perrrut IS requIred and no speCial condItIOns are Identified for condltlOnally permItted parkmg
lots
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12 The proposed use Wlll not result In an overconcentratIon of such uses In the lnunedlate
Vlciruty, in that no surface parkmg lots would be Immediately adJacent to the subject site and
there IS not a predommance of pnvately-owned surface parking lots m the general VIClruty
CONDITIONS
Plans
1 Tills approva11s forthose plans dated ApnllO, 1995, a copy of whIch shall be maintamed m
the files of the City Planning DIVISlOn ProJect development shall be conSIstent WIth such
plans, except as otherwise specIfied m these condItions of approval
2 The Plans shall comply With all other provISions of Chapter 1, Article IX of the MUnIcipal
Code, (Zorung Ordmance) and all other pertinent ordmances and General Plan pohcles of the
City of Santa MOllica
3 Fmal parkmg lot layout and specIficatIOns shall be subject to the reVIew and approval of the
Parkmg and Traffic EngIneer
4 Mmor amendments to the plans shall be subject to approval by the Dlfector of Plannmg A
slgruficant change m the approved concept shall be subJect to PlannIng ConUntSSlOn ReVIew
ConstructIOn shall be m conformance WIth the plans sublUltted or as modIfied by the PlannIng
CommISSIon, ArchItectural ReView Board or Director ofPlanmng
ArchItectural ReView Board
5 Pnor to conSideratIon of the project by the Architectural Revlew Board, the applIcant shall
reVIew dIsabled access reqUirements with the BUIldmg and Safety DIVISIon and make any
necessary changes III the proJect deSIgn to achIeve complIance wnh such reqUIrements The
ArchItectural ReView Board, III Its reView, shall pay particular attentIOn to the aesthetIc,
landscapmg, and setback Impacts of any ramps or other features necessItated by accesslbIhty
reqUirements
6 Pnor to submlttal oflandscape plans for ArchItectural ReView Board approval. the apphcant
shall contact the Department of EnVironmental and Pub he Works Management regardmg
urban runoff plans and calculatIons
7 ConstructlOn penod SIgnage shall be subject to the approval of the ArchItectural ReVIew
Board
8 Plans for final deSIgn, landscapmg, screemng, trash enclosures, and slgnage shall be subject
to reVIew and approval by the Architectural ReVIew Board
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9 The Architectural ReView Board, III Its reVIew. shall pay particular attentIon to the proJect's
pedestrian orientatIOn and amenItIes, extenor colors, textures and matenals
10 Landscapmg plans shall comply With Subchapter 5B (Landscapmg Standards) of the zomng
ordmance mc1udmg use ofwater-conservmg landscapmg matenals, landscape mamtenance
and other standards contamed m the Subchapter
11 Refuse areas, storage areas and mechamcal eqUipment shall screened m accordance WIth
SMMC Section 9 04 10 02 130-9 04 10 02 150 Refuse areas shall be of a size adequate to
meet on-SIte need, mcludmg recyclmg The ArchItectural ReView Board m Its review shall
pay partIcular attention to the screemng of such areas and eqUIpment
Construction
12 Unless otherwise approved by the Department of EnVIronmental and PublIc Works
Management, all SIdewalks shall be kept clear and passable dunng the gradmg and con-
struction phase of the project
13 SIdewalks, curbs, gutters, paVIng and dnveways WhICh need replacmg or removal as a result
of the project as determmed by the Department of EnVIronmental and PublIc Works
Management shall be reconstructed to the satiSfactIOn of the Department of EnvIronmental
and Pubhc Works Management Approval for thIS work shall be obtamed from the
Department ofEnvlronmentaJ and Pubhc Works Management pnor to Issuance ofthe buddmg
permIts
14 Vehicles haulmg dirt Of othef constructIon debns from the sIte shall cover any open load WIth
a tarpaulin or other secure covenng to mllumlze dust emISSions
15 Street trees shall be marntamed, relocated or proVIded as reqUIred m a manner conmtent With
the CIty'S Tree Code (Ord 1242 CCS), per the speclficatlOns ofthe Commumty and Cultural
SefV1ces DIVIsion and the Department ofEnvlronmental and Pubhc Works Management No
street tree shall be removed without the approval of the Commumty and Cultural ServIces
DIVISIon
16 A constructIOn penod mItigatiOn plan shall be prepared by the apphcant for approval by the
Department of Environmental and Pubhc Works Management pnor to Issuance of a bUlldmg
penrut The approved mltlgatlon plan shall be posted on the constructIon SIte for the duratIOn
of the project construcl1on and shall be produced upon request As apphcable, thIS plan shall
a) SpeCIfy the names, addresses, telephone numbers and busmess hcense numbers of all
contractors and subcontractors as well as the developer and architect, b) DeSCrIbe how
demolItIon of any eXlstmg structures IS to be accomplIshed. c) lndIcate where any cranes are
to be located for erection/construction, d) Descnbe how much of the pubhc street, alleyway,
or SIdewalk IS proposed to be used In conjUnctIon WIth constructIon, e) Set forth the extent
and nature of any plle-dnvmg operatIOns, t) DeSCrIbe the length and number of any tIebacks
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which must extend under the property of other persons, g) Specdy the nature and extent of
any dewatenng and Its effect on any adJacent bUIldmgs, h) Descnbe anticIpated constructlon-
related truck routes, number oftrucktnps, hours ofhaulmg and parkIng locatIOn, I) Specify
the nature and extent of any helIcopter hauhng, J) State whether any constructIOn actIvity
beyond normally permItted hours IS proposed, k) Descnbe any proposed constructIon nOise
nutlgatlon measures, I) Descnbe constructlon-penod secunty measures mcludmg any fencmg,
IIghtmg, and sccunty personnel, m)Provldc a draInage plan, n) PrOVIde a constructIon-penod
parking plan which shall mmImIze use of pubhc streets for parkmg, 0) List a deSignated on-
site constructlOn manager
17 A sign shall be posted on the property In a manner consistent with the pubhc heanng sign
requrrements which shall IdentifY the address and phone number of the owner andlor apphcant
for the purposes of respondmg to questIons and complamts dunng the constructIOn penod
Said sign shall also mdlcate the hours of penmssIble construction work
18 A copy of these condItions shall be posted m an easIly vlSlble and accessible 10catlOn at all
tImes during constructIon at the project sIte The pages shall be lannnated or otherwIse
protected to ensure durablhty of the copy
MIscellaneous CondItIons
19 The operatIOn shall at all tImes be conducted m a manner not detnmental to surroundmg
properties or reSIdents by reason of lIghts, nOIse, aCtIVItIes, parkmg or other actIons
20 lfany archaeologlca] remams are uncovered dunng excavation or constructIon, work In the
affected area shall be suspended and a recogmzed speCialist shall be contacted to conduct a
survey of the affected area at proJect's owner's expense A determmatlon shall then be made
by the DIrector of Planmng to determIne the slgmficance of the survey findmgs and
appropnate actlOns and reqUlrements_ If any. to address such findmgs
2] Street and/or alley hghtmg shall be proVided on publIc nghts-of-way adJacent to the project
if and as needed per the speCIficatIOns and wIth the approval of the Department of
EnVIronmental and PublIc Works Management
Vahdlty ofPermlts
22 ln the event permIttee Violates or falls to comply With any condItIons of approval of thIS
permIt, no further pernuts, lIcenses, approvals or certificates of occupancy shall be lssued unn1
such violatIon has been fully remedIed
23 Withm ten days ofPlanmng DIVISIOn transmittal of the Statement ofOfficml Action, proJect
applicant shall sign and return a copy of the Statement of Official ActIOn prepared by the
Planmng DI\<lslon, agreemg to the ConditIOns of approval and acknowledgIng that faIlure to
comply WIth such conditIOns shall constItute grounds for potential revocatIOn of the permIt
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approval By slgnmg same, applIcant shall not thereby Waive any legal nghts apphcant may
possess regardmg saJd condltlons The signed Statement shall be returned to the PlannIng DI-
vision FaIlure to comply wIth thIS conditIon shall constItute grounds for potential penrnt
revocatIOn
24 ThIs determmatlon shall not become eftectIve for a penod of fourteen days from the date of
deterrninatton or, If appealed, untIl a final determmation 1S made on the appeal Any appeal
must be made m the form reqUIred by the Zoning AdmInIstrator The approval of this permit
shall expire If the nghts granted are not exerCised Wlthm eighteen (18) months from the
permit's effectIve date ExerCIse of these nghts shall mean Issuance ofa bUlldmg permit to
begin constructlo", however, the permIt shall also expire if the buddmg permIt expIres, if final
mspection is not completed or a certificate of occupancy IS not Issued wlthm eighteen (18)
months ofbUlldmg permIt Issuance, or If the rights granted are not exercIsed wIthm SIX (6)
months followmg the earliest to occur ofthe following Issuance of a certificate of occupancy
or, If no certIficate of occupancy IS reqUIred, the last reqUIred final Inspectlon for the new
constructIOn One sIx-month extenslOn of the eighteen (18) month penod may be peftnltted
if approved by the DIrector of Planmng The applicant may apply to the Planmng
Comnussion for any further extenSIOn If such request IS filed at least one month pnor to the
penrut's eXpiratIOn, pursuant to S!\fr\:1C SectIon 9 04 20 12 060 as amended by Ordmance
1798 (CCS) ApplIcant IS on notice that tIme extensions may not be granted If development
standards relevant to the project have become more restnctlve Since proJect approval
SpeCial Conditions
25 Pnor to commencement of use of the proposed parkmg lot, the applIcant shall obtalll approval
from the Santa Moruca PolIce Department of a Secunty Plan for the operatIon of the
proposed Parkmg Lot
26 Pnor to SUbmtSSlon to ArchItectural ReVIew Board, the applIcant shall submIt detaIled fence
plans which demonstrate that fence heIghts are conSIstent with Adjustment 95-002 approved
10/25/95 and, per the apphcant's request, extended by the Zoning Admmlstrator pursuant to
SrvfMC SectIOn 9 04 20 34 080(b) untIl November 8, 1997
27 In ItS reVIew, the ArchItectural ReView Board shall carefully examtne the treatment of the
proJect SIte's southeast corner (at the mtersectIon of PI co Boulevard and Ocean Avenue) as
a gateway, and shall review the landscapmg along PICO Boulevard to ensure that It IS
compatlble Wlth the landscapmg on the publIc nght of way on PICO Boulevard m the Vlclmty
of the project slte and shall attempt, to the ex1.ent posslb\e. reqUire the maximum amount of
landscapmg pOSSIble along Ocean Avenue WIthout the loss of on-site parkmg spaces
28 Apphcant shall contmue to comply with the apphcable transportatIOn demand management
reqUirements of the City of Santa MOnica. as set forth m Santa MOllIca MUnICIpal Code
Chapter 9 16, and the South Coast Atr Quahty Management Dlstnct by mamtammg a
transportation demand management plan to reduce car tnps to an from the applIcant's
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busmess at 1910 Ocean Front Walk ApplIcant acknowledges that Its plan currently mcludes
the following measures, whIch applIcant agrees to contmue unless otherwIse authonzed by
the City of Santa MOnIca's TransportatIOn Management CoordInator (a) applicant shall
charge Its employees for parkmg, (b) apphcant shall provIde an unlImIted number of parkmg
spaces at no charge to Its parkmg lot for employees who carpool or partIcIpate In a vanpool,
(c) applicant shall mamtam a secure area to store bicycles WIth a capacity of at least 25
bIcycles, (d) Apphcant shall proVIde showers for as employees who commute to and from
work on bIcycles, and (e) applicant shall mamtam an Incentive or reward system to encourage
its employees to partiCIpate In a ndeshanng program
29 Applicant shall submIt a plan, subject to the review and approval of the TransportatIOn
Management Coordmator, to fully subSIdIZe employees for bus ndersrup and to rebate parkmg
fees to employees who do not utIlIze the parkmg faclhty
30 ln the event that the subJect property IS purchased by the Edward Thomas Management
Company, the appllcant shall proVide a constructIOn schedule, subject to the approval of the
DIrector of Planning, whIch calls for the proposed proJect to commence constructIon and
installlandscapmg at an early stage of the remodellIng of the hotel property located at 1910
Ocean Avenue
VOTE
Ayes
Nays
Abstam
Absent
Ebner, Femstem, Genser, Greenberg, Holbrook, O'Connor, Rosenstem
NOTICE
Iftl11s IS a final deCISIon not subject to further appeal under the CIty of Santa \.lomca ComprehensIve
Land Use and ZOnIng Ordmance, the tIme wlthm WhICh JudICIal reVIew of tlus declSIon must be
sought IS governed by Code of ClVIl Procedure SectIOn 1094 6, which proVISion has been adopted
by the CIty pursuant to MUnICIpal Code Section 1400
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I hereby certify that this Statement of Official Action accurately reflects the final
determination of the City Council of the City of Santa MODIca.
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signature
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Mana Stewart. CItv Clerk
I hereby agree to the above conditions of approval and acknowledge that failure to comply
with such conditions shall constitute grounds for potential revocation of the permit approval.
ApplIcant's Signature
Print Name and TItle
f \plan\share\pc\stoas\cup97008
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.013