SR-7A/
. ..~...e
r.
~y ~
a
PCD:SF:DKW:DB:f:\plan\share\council\strpt\cup9cc
Council Mtg• March 21, 1995 Santa Monica, California
TO: Mayor and City Council MAR 2 1 19g5
FROM: City Staff
SUBJECT. Reccmmendation to Adopt Resolution to Certify
Environmental Impact Report 95-001; Recommendation to
Uphold Appeal and Approve Conditional Use Permit 94-
009; for the property located at 3223 Santa Monica
Boulevard
Applicant: Shahab Ghods
Appellants• Judy Abdo and Kelly Olsen
INTRODUCTION
This report recommends that the City Council certify EIR 95-001,
uphold the appeal requesting additional environmental review and
prohibition of vehicular access on Centinela Avenue, and approve
CUP 54-009 to allow the coastruction of a 22,901 square foot
automobile dealership with 1 1/2 levels of subterranean parking.
BACKGROUND
Planninq Com~r.ission Action
On September 7, 1994, the Planning Commzssion approved the
proposed automobile dealership. The primary area of concern at
this hearing, as expressed by members of the public and Planning
Commissioners, was a proposed vehicular exit from the site at
Centinela Avenue. The Planning Comriission allowed the Centinela
access only if the Parkirg and Traffic Engineer could find that
it was necessary for internal c=rculation at the site. The
City's Parking and Traffic Engineer did not make such a finding,
effectively prohibit~ng suc: access. Therefore, the applicant has
- 1 - ~'~ ,~
MAR 2 § r
eliminated all vehicular access to Centinela from the plans.
Appeal
The Planning Commission's approval was appealed on September 21,
1994, based on concerns regarding the Centinela access and the
environmental review of the pro~ect The appellants were
conce'^ned that the original design, which would have allowed
exiting onto Centinela Aver.ue, would exacerbate existing traffic
congestion on that street. Since the applicant has eliminated
the Centinela access, this aspect of the appeal is no longer an
issue.
The appellants were also concerned that the pro~ect may not be
categorically exempt from the California Environmental Quality
Act, as determined by the Planning Commission based on staff's
recommendation. Based on this concern, staff re-evaluated the
relevant CEQA regulations and determined that the project was not
categorically exempt. The City's Environmental Review Committee
determined that the project may have a significant traffic effect
and, based on this findir_g, an EnvironmentaZ Impact Report was
prepared Therefore, Council action is still required since the
EIR must be certified before the project can be approved.
Pro~ect Description
The applicant proposes to demolish 2 residential units ancl a 1-
story commercial build~ng and construct a 2-story Chevrolet/Geo
new automobile dealership with subterranean parking. Proposed
hours of operation are 9 a.m. to 9 p.m daily for the dealership
- 2 -
and 7 a.m to 8 p.m., Monday through Saturday, for the auto
repair.
Parkinq and Circulation
As approved by the City Parking and Traffic Engineer, the only
vehicular access to th2 site would ~e from two lanes on a 30'-
wide driveway aiong Santa Monica Boulevard. No vehicular access
would be provided off of the adjacent alley or Centinela Avenue.
The applicant has obtained approval from the Parking and Traffic
Division for a queuing plan, loading plan, and test driving plan.
The approved test driving plan would allow test driving in a
circular route along Santa Monica Boulevard, 26th Street,Wilshire
Boulevard, and Bundy Drive. Because there will be no direct
access to the adjacent alley, the Parking and Traffic Engineer
has not required a plan for slowing alley traffic flow
The project exceeds the minimum parking space requirement.
Eleven spaces would be located outside at ground level ad7acent
to the 30'-wide driveway. The remaining parking spaces would be
located below grade.
A total of four bicycle parking spaces are required by code but
have not been shcwn on the plans. In addition, one electric
vehicle recharging outlet is required. Staff has included a
condition to ensure compliance with these requirements prior to
issuance of a building permit.
- 3 -
Environmental Review
In compliance with CEQA requirements, a Draft EIR was circulated
for a 30-day per~od en3ing on February 27, 1995. Copies of the
draft EIR were mailed to the City of Los Angeles Department of
Transportation, the State Department of Transportation, and to
the State Clearinghouse. A Notice of Completion was mailed to
all parties which had expressed an interest in the project. A
total of 11 comments were received and are contained with
responses in the Final EIR.
Because other po~ential imoacts were determined to be less than
significant in the Initial Study, the pro~ect EIR focussed on
traffic and circulation impacts. A total of ten intersections
were studied, as identified on page 53 of the EIR. Without
mitigation, four intersections were found to be significantly
impacted from the proposed project, as follows.
INTERSECTION IMPACT OF PROJECT MITIGATION MEASURE
(each measure
identified fully
mitigates
associated impact)
Centinela Increase in Restripe the
Avenue/Interstate Velocity/Capacity southbound
10 Westbound Ratio of .007 at an approach and
Freeway ramps. intersection with a reconstruct or
cumulative base F remove the
level of service. northbound median
island if needed to
allow for one
exclusave right
turn lane
southbound plus one
through lane.
- 4 -
Centinela/Santa
Monica Boulevard Increase in
Velcc~ty/Capacity
Ratio of 024 at an
intersection with a
cumulative base F
level of service. Restripe northbound
and southbound
approaches to
provide an
exclusive left turn
lane and a through
lane
Centinela/Wilshire Increase in Modify signal to
Veloci~y/Capacity provide for
Ratio of ,008 at an protected/permitted
intersection with a left turn phasing
cumula~ive base F in the westbound
level of service. direction.
Santa Monica/Bundy Increase in None identified.
Veloc?ty/Capacity
Ratio of 003 at an
intersection with a
cumulative base E
~evel of service
(pro~ect does not
result in a change
to level of
service)
Each of the impacted intersecticns fall under the ~urisdiction of
the City of Los Angeles and could not be modified without that
City's consent and participatior. Furthermore, if City of Los
Angeles criteria were utilized to evaluate the traffic impacts of
the proposed project, ncne of these intersections would be
considered significantly impacted
A Statement of Overrid~ng Considerations must be adopted for two
reasons. First, nc mitigations were identified for the
Bundy/Santa Monica intersection because this intersection cannot
be widened and has already undergone AT-SAC signalization
improvements. In addition, ail of the impacted intersections are
under the control of the City of Los Angeles and cannot be
- 5 -
improved by the City o? Santa Monica. Staff has included a
condition requiring that the applicant perform the identified
mitigation measures if requested by the City of Los Angeles.
Neiqhborhood Compatibiiity
The site is located on a commercial street and is bordered by
commercial uses on ChY22 sides; on the north side, across the
alley, the site is bordered by 2-story multifamily residential
buildings in the R2 ;Low Density Multiple Family Residential)
District The project contains a number of design features which
minimize the impact of the pro~ect on nearby residential uses,
including no vehicular access onto tre property from the ad~acent
alley or Centinela Avenue, a layout which utilizes the main
building as a buffer between the exterior display area and the
neighboring residential uses, and landscaping along portions of
the alley to soften the visual effect of the alley elevation.
When these des_gn features are considered in addition to the
special conditions of approval required by the Planning
Commission regulating hours cf deliveries, noise at the site, and
other operational characteristics, staff believes that the
proposed pro~zct is compatible with the neighborhood.
Conclusion
By modifying the des=gn to eliminate vehicular access at
Centinela Avenue, ard through the preparation of an Environmental
Impact Report, the appellants' concerns have been fully
addressed. With the exception of some minor landscaping
- 6 -
requirements which car. be modified by the Architectural Review
Board, the proposed pro~ect complies with all Zoning Ordinance
standards. In additicn, the applica~t has worked with the local
neighborhood to provide a 3esign with a sensitive relationship
to nearby residential uses
PUBLIC NOTIFICATION
Pursuant to Municipal Code Section 9.D4.20.20.080, within 30 days
after the sub~ect applicat-on was deemAd complete, the applicant
posted a sign on the property stating the following information.
Project case number, brief pro~ect descriptior, name and
telephone number of anpiicant, site address, date, time and
location of public hearing, and the Planning and Zoning Division
phone number. It is the appi~cant's responsibility to update the
hearing date if it is changed after posting.
In addition, pursuant to Municipal Code Section 9.04.20.22.050,
notice of the public hearing was mailed to all owners and
residential and comm2rcial tenants of groperty located within a
500 foot radius of the pro~ect at least ten consecutive calendar
days prior to the hezring. A copy of the notice is contained in
Attachment B.
The applicant has presented this proposal to the Board of Mid-
City Neighbors. A letter from Mid-City neighbors expressing "no
major difficulties" with the pro~ect is contained in the Final
EIR
- 7 -
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 approve
Conditional Use Permit 94-009 based cn the following findings and
conditions and certify EIR 95-001 based on the findings set forth
in the resolution in Attachment F, and adopt the Statement of
Overriding Considerations contained in Attachment G.
CONDITIONAL USE PERMIT FINDINGS
l. The proposed use is one conditionally permitted within the
sub~ect district and complies with all of the applicable
provisions of the "City of Santa Monica Comprehensive Land
Use Gnd Zoning Ordinance", in that an automobile
dealership is a conditionally permitted use in the C4
District.
2. The proposed use would not impair the integrity and
character of the district in which it is to be established
or located, in that it complies with the development
standards required in the C4 District as well as the
Special Conditions for automobile dealership uses.
3. The subject parcel is physically suitable for the type of
land use being proposed, in that it is an infill parcel of
sufficiently level grade to accommodate an automobile
dealership.
4 The proposed use is compatible with any of the land uses
presently on the subject parcel if the present land uses
are to remain, in that present uses are not to remain.
5. The proposed use would be compatible with existing and
permissible land uses within the district and the general
area in which the proposed use is to be located, in that
an automobile dealership is conditionally permitted in the
C4 District and the conditions of approval contain several
measures regulating operation of the business and
development of the site in such a manner as to minimized
- 8 -
the impact of the proposed auto dealership on the
surrounding area.
6. There are adequa~e provisions for water, sanitation, and
public util~*_~es and services to ensure that the proposed
use would ro~ be 3e~=imental to public health and safety,
in that the subject site is -ocated in an urbanized area
with adeQUate access to utilities.
7. Public access to ~he proposed use will be adequate, in
that the sub~ect parcel abuts two streets and an alley
(only pedestrian access will be allowed off of the alley).
8. The physical ioca~ion or placement of the use on the site
is compa~_ble wi~h and relates harmoniously to the
surrounding neighborhood, in that it conforms to all
relevant C4 and automobile dealership standards.
9 The proposed use is consistent with the goals, ob~ectives,
and policies of the General Plan, in that the general plan
specificaily encourages automobile dealership uses within
the General Commercial land use classification.
10. The proposed use would not be detrimental to the public
interest, health, safety, convenience, or general welfare,
in that it confcrms with all relevant Zoning Ordinance
stan3ards and is further conditioned to minimize negative
impacts on the surrounding area
11 The proposed use conforms precisely to the applicable
performance standards concained in Subchapter 9 04.12 and
special conditions outlined in Subchapter 9 04.14 of the
City of Santa Monica Comprehensive Land Use and Zoning
Ordinance, in that the proposed pro~ect is not required to
confcrm prec~seiy with the performance standards contained
in the Zoning Ordinance but, as conditioned, does conform
with those PSP standards appl-cable to auto dealerships.
12. The proposed use will not result an an overconcentration
of such uses in the immediate vicinity, in that no other
automobile dealerships are located on the same block or
across the street f°om the subject property, and the
Gen2ral P~an encourages a concentration of automobile
dealerships along Santa Monica Boulevard
CONDITIONS
Plans
This approval is for ~hose plans dated 3/15/95, a copy of
which shail be maintained in the files of the City
- 9 -
Planning Division Pro~ect development shall be consistent
with such plans, except as otherwise specified in these
conditions of apnroval.
2. The Plar.s shall comply with all other provisions of
Chapter 1, Artic'_e =X of the Municipal Code, (Zoning
Ordinance) an3 all other pertinent ordinances and General
Plan policies of the C~ty of Santa Monica.
3 Fina1 narking -~ot layout and specifications shall be
subject to the review and approval of the Parking and
Traffic Engineer.
4. Mir.or amendments to }he plans shall be sub7ect to approval
by the Director of Planning. A significant change in the
approved concept shall be sub7ect to Planning Commission
Review. Construction shall be in conformance with the
plans subnitted or as ~odified by the Planning Commission,
Architzctural Review Board or Director of Planning.
Architectural Review Board
5. Prior to consideraticr_ of the project by the Architectural
Review Board, the applicant shall review disabled access
requirements with the Building and Safety Division and
make any necessary changes in the pro~ect design to
achieve compliance N~ith such requirements. The Ar-
chitectural Review Board, in its review, shall pay
particular attention to the aesthetic, landscaping, and
setback impacts oi any ramps or other features
necessitated by accessibility requirements.
6. Prior to submit~al of Iandscape plans for Architectural
Review Board approvai, the applicant shall contact the
Departmer.t of Publ~c Works and Environmental Management
regarding urban runoff plans and calculations.
7. Construction period signage shall be subject to the
approval of trie Architectural Review Board
8. Plans for finzl design, landscaping, screening, trash
enclosures, and s~gnage shall be subject to review and
approval by the Architectural Review Board.
9. The Architectural Review Board, in its review, shall pay
particular attention to the project's pedestrian
orientation and am2r.~ties, scale and articulation of
design elements, exterior colors, textures and materials;
window treatment; glazing; and landscaping.
10. Landscaping plans shall comply with all relevant
landscaping req~irements of the Zoning Ordinance, except
as may be modified =n the future by the Architectural
- 10 -
Review Board.
ll. Refuse areas, storage areas and mechanical equipment shall
screened in 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, including recycling. The
Architectural Review Board in its review shall pay
particular attention ~o the screening of such areas and
equipment. Any roo~top mechanical equipment shall be
minimized ~n height and area, and shall be located in such
a way as to min~m=ze noise and visual impacts to
surrounding properties. Unless otherwise approved by the
Arcnitecturai Review 3oard, rooftop mechanical equipment
shall be locate3 a* ieast five feet from the edge of the
roof. Except for solar hot water heaters, no residential
water heaters sha11 be located on the roof.
Fees
12 The City is contemplating the adoption of a Transportation
Management P'_ar: which is inteaded to mitigate traffic and
air quality impacts resulting from both new and existing
developmea~. The Plar, will likely include an ordinance
establishing Mitigation requirements, including one-time
payment oi fees on certain types of new development, and
annual fees tc be paid by certain types of employers in
the City. This ordinance may require that the owner of
the propcsed nro~ect pay such new development fees, and
that employers, where applicable, within the project pay
such new annual e;nployer fees related to the City's
'Pransportation Mar.agement Plan Development applications
shall not be sub~ect to the potential new development fee
if no ordinance imple-renting such fees has been adopted
prior to issuance o` a building permit for the pro~ect.
Demolition
13. Until such time as ~he demolition is undertaken, and
unl2ss tne structure is currently in use, the existing
structure shall b2 riaintainec and secured by boarding up
all oper_~ngs, erectina a security fence, and removing all
debris, bush2s and plGnting that inhibit the easy surveil-
lance of the property ~o the satisfaction of the Building
and Safety Officer and the Fire Department. Any
landscaping material remaining shall be watered and
maintained until demol=tion occurs.
14. Unless otherwise approv2d by the Community & Cultural
Services Department ar.d the Planning & Zoning Division, at
the time of demolition, any street trees shall be
protected from damage, death, or removal per the
requirements of Ordinance 1242 (CCS).
- 11 -
15. Zmmediately after deMO-ition (and during construction), a
securi*_y `ence, tne height of which shall be the maximum
permit*ed by the Zoning Ordinance, shall be maintained
around tZe perimeter of the 1ot. The lot shall be kept
clear of all trash, weeds, etc
16. Prior to issuance of a demolition permit, applicant shall
prepare for Buildina Division approval a rodent and pest
control plan to 2nsu:~e that demolition and construction
activities at *_he site do not create pest control impacts
on the project neighbc~hood.
17. No demolition of bui~3ings or structures 50 years of age
or older shall be pe-_r~itted until the end of a 60-day
review period by ~he Landmarks Commission to determine
whether an application for landmark designation shall be
filed. If an application for landmark designation is
filed, no demolition shall be approved until a final
determination is made by the Landmarks Commission on the
applicat~on.
Construction
18 Uniess otherwise apprcved by the Environmental and Public
Works Management Depar~ment, all sidewalks shall be kept
clear and passaple daring the grading and construction
phase of the pro~ect
15 Sidewaiks, curbs, gutters, paving and driveways which need
replacing or removai as a result of the pro~ect as
determined by ~he Environmental and Public Works
Management Department shall be reconstructed to the
satisfactior o~ ~he Environmental and Public Works
Managemer~ ~enartmer.~ Approval for this work shall be
obtained from the Environmental and Public Works
Management Department prior to issuance of the building
permits.
20. Vehicles hauling dirt or other construction debris from
the site shall cover any open load with a tarpaulin or
other secare covering to minimize dust emissions.
21 Street trees snall be naintained, relocated or provided as
required in a manner ccnsistent with the City's Tree Code
(Ord. 12~2 CCS), per =he specifications of the Community
and Cultural Services Dzpartment and the Environmental and
Public Works Manage~e~~ Department. No street tree shall
be removed without the approval of the Community and
Cultural S2rvices Depa-tment
22. A construc~ion period ~itigation plan shall be prepared by
the applicant for approval by the Department of Public
Works an3 Enviro.^.mental ~anagement prior to issuance of a
- 12 -
building permit. The approved mitigation plan shall be
posted on the constru~tion site for the duration of the
projec~ cor.struc~ion and shall be produced upon request
As applicable, this plan shall 1) Specify the names,
addresses, te'ephone nuTbers and business license numbers
of al~ co^~'ractors G~d subcontractors as well as the
develooer 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/constructicn; 4) Describe how much of the public
street, alleyway, or s~dewalk is proposed to be used in
coajunction with cons"truction, 5) Set forth the extent and
nature of any p~le-driving operations; 6) Describe the
length and nu~~ber of any tiebacks which must extend under
the property of other p2rsons; 7) Specify the nature and
e~tert of any d2water-~g and its effect on any ad~acent
buildings, 8) D°scr~be anticipated construction-related
truck rcutes, number cf truck trips, hours of hauling and
parking locat~on; 5) Specify the nature and extent of any
helicopter hauling; ~0) State whether any construction
activity beyond norma~'_y permitted hours is proposed; 11?
Describe any proposed construction noise mitigation
measures; 12) Descr=be construction-period security
measures including any fencing, lighting, and security
personne'_; 13) Provide a drainage plan; 14) Provide a
construc~icr.-period parking plan which shall minimize use
of public streets for parking, 15) List a designated on-
site construction manaaer.
23 A sign shall be ~osted on the property in a manner
consistent with the pu~-ic hearing sign requirements which
shall identify the aadress and phone number of the owner
and/or applicant fcr the purposes of responding to
questions and comnlair_ts during the construction period.
Said sign shaii also indicate the hours of permissible
construction work.
24 A copy cf these conditions shall be posted in an easily
visible and accessible location at all times during
construc~icn at the nro~ect site. The pages shall be
laminated or otherwis~ protected to ensure durability of
the copy.
Environmental M~-~~gation
25. Ultra-low flow plumbirg fixtures are required on all new
development ar.d -remodeling where plumbing is to be added.
(Maximum '_.6 galion toilets and 1.D gallon urinals and low
flow show~r head.) Automatic shutoff faucets shall be
installed cr. a-i~ sinks unless otherwise approved by the
Environmental Gnd Publ-c Works Management Department
26. To mitigate sol~d was~e impacts, prior to issuance of a
- 13 -
Certificate of Occcpa~cy, project owner shall submit a
recyclina plan to tne Department of Public Works and
Environmenta'_ Management 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! locatior_ of recycling bins; 3) designated
recyclir_g coordinator, 4) nature and extent of internal
and externa'_ p=ck-kp service; 5) pick-up schedule, 6) plan
to inform *_enants/ cccu~ants of service.
27. To mitigate circulation impacts, prior to issuance of a
Certificate o~ Occuoancy, pro~ect owner shall submit a
transportation demand management plan to the Division of
Parking ard Traff~c Er_gineering for its approval. This
plan shall include: =j Name, address and telephone number
of designated persor_is) responsible for coordinating
transporta~~cn dema:~d management measures at the
development 2) Demar_a management measures to be employed
at the site to reduce circulation impacts which would
otherwise occur. Suc: measures may include, but are not
limited to programs addressing: A. Education and
Marketina to alert employees and visitors to the site to
demand re3uction programs and incentives; B. Parking
Management such as parking charges for single-occupant
vehicles, r2duced =~ates for car and vanpools; C.
Ridesharing programs such as a rideshare matching program,
incentives, and car ~nd vanpool subsidies; D. Transit
programs such as prcv-sion of bus schedules to employees
and vis-~ors, subs~dized bus tokens and passes to
employees and visitc~s, E. Bicycling programs such as
provisior_ of secure b=~ycle storage facilities, provision
of showers and iockers, F. Alternative Work Schedules for
build~ng employees to avoid peak AM and PM traffic hours
and reduce overall trips; G. Trip Length Reduction by
programs to ircrease proportion of employees residing
within *hree miles of Lhe pro~ect site. The goal of the
Transportation Demand i~anagement Plan shall be to reduce
vehicle ~rins which would otherwise occur by twenty
percent.
Miscellaneous Conditions
28 The buildLng address shall be painted on the roof of the
building and shall meGsure four feet by eight feet (32
square feet;.
29. The operation shall at all times be conducted in a manner
not detrimental to sur-rounding properties or residents by
reason c* lights, n~ise, activities, parking or other
actions.
30. The exter~or parkir_g area shall be used for employee and
customer parking only and not for repair or finishing work
- 14 -
or long-~erm (over cne week) storage of vehicles.
31. If any archaeolcg~cal remains are uncovered during
excavaticn or construction, work in the affected area
shall be suspen3e3 ar_3 a recognized specialist shall be
contac~ed to conduct a survey of the affected area at
pro~ec~'s owner's expense A determination shall then be
made by the Director of Planning to determine the
significance of thz survey findings and appropriate
actions and requirements, if any, to address such
f~ndings.
32. Street and/or alley lighting shall be provided on public
righ~s-of-way ad~acent to the pro~ect if and as needed per
the specifications and with the approval of the
Environme^~al an3 Publ-c Works Management Department.
33. Automotive repair fa~ilities and dealerships, parking
areas and structures, automotive paint shops, gas
stations, equipmer.t degreasing areas, and other facilities
generaLing wastewa~er with significant oil and grease
conter:t are required ~o pretreat these wastes before dis-
cha~ging ~o the C_*_y sewer or storm drain system
PretreatTent ca-11 recuire that a clarifier or oil/water
separator be installed and maintained on site. In cases
where settleable sol-ds are present (or expected) in
greater a~ounts than f~oatable oil and grease, a clarifier
unit wil'_ be required In cases where the opposite waste
characteristics are present, an oil/water separator with
automatic oil draw-of~ will be required instead The
Public Works and Environmental Management Department will
set spec-iiic requirements. Building permit plans shall
show the required installation.
34. Mecharicai equipment shall not be located on the side of
any buildi :a which ~s adjacent to a residential building
on the ad,~oining lot. Roof locations may be used when the
mechanicGl equipmen~ is installed within a soundrated
parapet enclosure
35. Final approval_ of any mechanical equipment installation
will require a noise test in compliance with SMMC section
4.12.040 Equipment for the test shall be provided by the
owner or ccntrac~or an3 the test shall be conducted by the
owner or contractcr A copy of the noise test results on
mecnanicai equipment ~hall be submitted to the Community
Noise of`icer for review to ensure that noise levels do
not exc~ea maximurl allowable levels for the applicable
noise zone.
36 rina_ bui_ding plans ~ubmitted for approval of a building
permit snall inc'_ude cn the plans a list of all permanent
mechanical equipment to be placed outdoors and all
- 15 -
permanent mechanical equipment to be placed indoors which
may be heard ou*_doors
Validity of PerTits
37. In the event permittee violates or fails to comply with
any conaitions cf ap~roval of this permit, no further
permits, ~~censes, approvals or certificates of occupancy
shall be issued unt=1 such violation has been fully
remedied.
38. Within t~r days cf Planning Division transmittal of the
Statement cf Offic~al action, pro~ect applicant shall sign
and retur^ a copy of the Statement of Official Action
prepared by the Planning Division, agreeing to the
Conditio~s cf approva- and acknowledging that failure to
comply with such cor_ditions shall constitute grounds for
potentia~ revocation ~f the permit approval. By signing
same, app~_icant shall not thereby waive any legal rights
applicant T:ay nossess regarding said conditions. The
signed Statement sha~l be returned to the Planning Di-
vision Failure to comply with this condition shall
consti~ute grounds for ootential permit revocation.
39. This detern~nation sha'_1 not become effective for a period
of fourteer_ 3ays f~om the date of determination or, if
appealed, ur.~ii a final determination is made on the
appeai Any appeal m~st be made in the form required by
the Zor.-~ng Administra=or The approval of this permit
shali expire or.e year from the permit's effective date,
unless, in tze case of new development, a building permit
has been octaiaed, cr in the case of a change of use, a
business ~icense has been issued and the use is in
operaticn prior to t:e permit expiration date. One three-
month exter.sion of *he one year period may be permitted if
approven by the D=rector of Planning. Applicant is on
notice tha~ time extensions may not be granted if
developme-~ standards relevant to the pro~ect have become
more r2s~rictive since pro~ect approval
Special Conditi~ns
40. Pursuant to Ordinar_ce _589 (CCS), prior to receipt of the
final pe_m=~ n2c2ssary to demolish, convert, or otherwise
remove cc.trolled rental unit(s; from the housing
market, ~ he owner e` tne property shall first secure a
removal permit unde~ Section 1803(t), an exemption
determination, an approval of a vested rights claim from
the Rent Control Board, or have withdrawn the controlled
rental ur_=t(si pursuant to the provisions of the Ellis
Act.
41. Prior tc issuance o` a building permit for the proposed
- 16 -
projec" ~he applicant shall record an agreement tying the
sub~ec~ lots to create one development parcel at the site.
42 Prior co issuance oF a building permit for the proposed
pro~ec~, ~he applicant shall revise the plans to indicate
a m~nimun of four bicy~~le parking spaces and one electric
vehicle _echarging outlet are provided on-site.
43. Employee and customer parking shall be provided at no
charge to the 2mployee. Parking shall comply with Part
9.04 10 08. Areas des_gnated for employee and customer
parking shall not be ksed for vehicle storage or display.
44 Screening of display and non-display areas shall comply
with the provisicr.s oi Part 9.04.10.04. A minimum two-
foot lan3scape and de~orative curb strip, where feasible,
shall be provided alo~g the street frontage perimeter of
all vehicle display a~eas Landscape materials shall be
desigr.ed to provide ar opaque visual buffer at least 12"
in heignt. Appl~cable setback requirements shall be
expanded to require minimum 5 foot landscaped area
ad~acent ~o any abut0.ing residential district. Final
des~gn treatment shal- be sub~ect to review and approval
by the A_ch~tectural 3ev~ew Board. All parking areas not
used =or automobile display shall be sub~ect to the
parking lot scr22ninc requirements of Part 9.04.10.04.
45 All ligh~~ng shall cc~gly with Section 9.04 10.02.270.
46 Loading and unloadinc of vehicles is permitted only in
accordance with ~his s~~bsection. The dealership operator
shall be respcnsib~e and liable for any activities of a
common carrier, operator, or other person controlling such
loading or unloading activities to the extent any such
activities violate the provisions of this subsection, as
follows:
(1; Loading Grd ~=loading of vehicles is limited to
the rours o* 8:00 A.M. to 5•00 P M. Monday through
Saturaay, excludi^c legal holidays
(2) Off-loading srall be on-site or off-site, sub~ect
to trie approval of the City Parking and Traffic
Engir_eer Loading and unloading shall not block the
ingress or earess cf any adjacent property
(3) New automctiile dealerships or substantially
remodeled dealerships shall provide off-loading
facil~ties on pr=vate property (on or off-site).
Shared loading ar_d unloading facilities are permitted
for the purposes of ineeting this requirement.
47. No vehicles to be re~aired shall be parked or stored on
any publ=c stree~ or alley.
- 17 -
48. An adequate on-site queuing area for service customers
shall be provided. Or.-site driveways may be used for
queuing, but may rct ?nterfere with access to required
parking spaces Requ~red parking spaces may not double as
queuing spaces.
49 Test d~ivirg shall nc~ be done on residential streets or
alleys For the purgoses of this subsection, streets
which are designated by the City as major collector
streets shall be permissible areas for test driving. Each
dealership operztor s3a11 have an affirmative obligation
to inform all ~ts pe~sonnel of this requirement and to
ensure compliance witr it.
SD The ?arking and ^ra~--c Engineer has determined that no
Alley Traffic Contrc- Plan is necessary for the subject
pro~ec~ because no t:ehicular access will be from the
ad~acent alley. Howe•rer, if at any time during the life
of this Conditional Us2 Permit the Parking and Traffic
Engineer determ-aes t=~at an Alley Traffic Control Plan is
necessary, tre operatcr shall present to the City Parking
and Tra~'ic ~r_c_reer a plan for slowing traffic flow in
alleys ac,acent to their uses, with the ob~ective of
minimizing dangers tc oedestrians and neighboring vehicle
operacions, and e- minimizing noise and other
environmental incursicns into the neighborhood. Such
plans jhall be designe3 to limit maximum speed to 15 miles
per hour and may inc-~de measures such as speed bumps or
dips, one-way traffic ~atterns, increased signage, parking
and loading prohibitio~s and similar measures.
51. The location of en~ries and exits from automobile
dealershi~s snall be located as far away from adjacent
resident~al proper~~e~ as is reasonably feasible and shall
be directed to commercial streets and away from
residert~al areas by -~eans of signage and design. The
interior circu~ation system between levels shall be
internal to the bu=lding and shall not require use of
public ways or of ex~ernally visible or uncovered ramps,
driveways or parsinc areas. No arrangement shall be
permitted which requ~res vehicles to back into an alley or
other public way.
52. The applicant shal~ ccmply with the following measures to
control noise at the s-*e.
(1) There shall be r.o outdoor loud speakers. Interior
loudspeakers shall ~roduce no more than 45 dab at a
bou.^.dary abuttir,a cr ad~acent to a residential parcel
under nc~mal opera~ing conditions (e.g., with windows
open if they are li~ely to be opened)
(2) All noise cenerating equipment exposed to the
exterior shal-_ ._ muffled with sound absorbing
- 18 -
materials to min-~ize noise impacts on adjacent
properties ar.d s~~a_-_ not be operated before 8:00 A.M.
or after 6:00 P:+I. if reasonably likely to cause
annoyance to ab;:tt-ng or ad~acent residences.
(3) Rooftop storage areas shall be screened with
landscaping and no~s2 absorbing materials to minimize
noise impacte on ac,acent properties.
53 The applicant shaii comply with the following toxic
s~orage and disposa_ s~andards:
(1) 3aso~=r_e stcrage tanks shall be constructed and
maintainen under t:e same conditions and standards that
apply 'or serv~ce G~ations.
(2) T=,ere shal~ be ~ull compliance with the terms and
con3itions of al~ C_ty laws relating to the storage and
disposal o~ toxic cnemicals and hazardous wastes
54. The anplicant shall cer~ply with the following air quality
standards
(1) Use ot brake ,•:ashers shall be required in service
stal~s or areas cvhich perform service on brakes
employing asbestos or other materials known to be
harmfi;.i when dispersed in the air.
!2) All mechanical ventilating equipment shall be
directed to top s=ory exhaust vents which face away
from abut~ing or ad~acent residential properties.
(3i Exhaust systems shall be equipped with appropriate
and reascr_an'y avai-able control technology to minimize
or el-mina~e ncx~cas pollutants which would otherwise
be emi~~ed
55. There shall be nc w.~ndows or other openings in walls
facing abutt_ng or ad~acent residential districts, except
for emergency-only pe32strian exits if required by the
Building and Safety Division and for delivery facilities.
56. The s~te shal-~ be enti~ely paved, except for buildings and
landscaping.
57. A landsc~~e area a~ -east 2 feet wide shall be provided
along the p2ri-reter of the parcel and along building
frontages, ex~~ncing a~thcrized driveways, so that no less
than 1C% or the repair facility site not occupied by
structures is lands~aped. In all other respects,
landscaping shall conform to the requirements of Part
5.04.10 04.
58. I~ bcdy repair wc~~ is performed by the facility,
screenir.c approved by =he Architectural Review Board shall
be provided so that ve=icles awaiting repair shall not be
visible fro-r surroun3_ng properties or public rights-of-
- 19 -
way.
59. Entrances to indiviaual service bays shall not face
abutti~g re~ider~ia- parcels. All structures shall be
construct~d tc achie=~ a minimum Standard Transmission
Coefficient iSTC? sonr.a rating of 45-50.
60. Refuse storage areas shall comply with Section
9.04.10.G2 150.
61. All repair activities and operations shall be conducted
entireiy wit:_ir.• an en~~osed building. Outdoor hoists are
prohibited
62 Automobi-e rep~_r ~ac_lities performing body and fender
work or similGr nc~~e-generating activities shall be
conductea in fully-er_closed structures with walls of
concrete bloc:~ or si~ilar materials and doors in maximum
half open nosit~on d~°ing operating hours. Al1 painting
shall occur within a~ully enclosed booth.
63. No work shall be p~~tormed on automobiles between the
hours of 8:OC P M ana 7:00 A.M., Monday through Saturday,
and no vao~k shall b~ performed on Sundays. The auto
dealership hcurs of cperation shall be 9 a.m. to 9 p.m.
daily.
64. The pr2mises sha-- be ~ept in a neat and orderly condition
at all ~imes and a11 i~crovements shall be maintained in a
cor_ditio~ cf ~easonabl~ repair and appearance. No used or
discarded automotive ~arts or equipment or permanently
disabled, ~ur_ked or w~ecked vehicles nay be stored outside
the mai~ bullding
66. Sound gererated from t:~ repair facility shall comply with
Section ° G~ 10 02 31~
67. No body-s:zop work snall be permitted on-site.
68. No veh~cal~r access shall be permitted to or from
Centinela Avenue
69. Santa ~enica Place =-1ey between Centinela Avenue and
Franklin St~eet shall be maintained free of debris and
cleaned by ~he operater on a daily basis.
70. Prior te issuance of a building permit for the proposed
pro~ect, t:ze app~icant shall offer to implement the
traf~ic mitiaa~ion m~asures for significantly-impacted
intersections ide^ti_'~=d in EIR 95-001 to the satisfaction
of the City of L~s Anaeles. Written documentation of such
offer ana the response of the City of Los Angeles shall be
providefi to the Sar_=a Nonica Planning and Community
- 20 -
Develoomer_t ~ir2c~cr ~rior to issuance of a building
permit. Any such nit_gation accepted by the City of Los
Angeles shall be imp=-mented prior to the issuance of a
Cert~fica~e e` Occupancy, and documentation of such
implementat-on shall be provided to the Santa Monica
Planning and Commu~it}- ~evelopment Director.
Prepared by ~azanne Frick, Director
D Kenyo- ~^;ec=_ter, Planning Manager
DruTTOnd 3uck-ey, Plar_ning & Zoning Division
P=anning anc Co~munity Development Department
Attachments:
A. General P-_an and Code ~ompliar_ce Checklist
B. Notice o- Public Heari_zg
C. Planning CoT,missioa Stuff Report
D. Draft Plann=ng Commiss-on Statement of Official Action
E. Appeal
F. Resolu~icr_ to Certify E~R 95-001
G Resolut~cr_ N~king CE~: Findings and Adopting a Statement
of Overr=d~ng Conside-~tions
H. Enviror_mer_tal Impact R~port
I. Pro~ec~ ?l~as
DB
f.\plan\share\ccunc~l\strpt\cap9cc
- 21 -
ATTACHMENT A
ATTACHMENT A
MLn1IC IPAL CODE AND GENERAL PLAN CONFORVIA.~ICE
Land Use
Categor~~ Element Mumcipal Code Pro~ect
Permitted Use Auto-selluig uses Auto Dealerslup Auto Dealership
~rith CUP «-tth CUP
H e i g h t o f ~4~ for auto 30~ maximum 30' at highest
Buildmg dealership pomt
N u m b e r o f ~Io hmrt for auto 2 stones 2 stones
Stones dealerships
Heieht of Walls, 8' ma~mum at 8' maximum at
Fences ~I/A side. rear yards side, rear yards
Setbacks
Front N/A Landscaped area Landscaped azea
eazd equal to 1 ~ equal to 1 5
( C e n t i- umes frontage times frontage
n e 1 a
frontage)
Sideyard N/A At street At stre et
sidevard. sidevard.
landscaped area landscaped azea
1 5 t i m e s 1 ~ t i m e s
frontage None frontage No
r e q u i r e d f o r setback provided
mtenor sideyard for portion of
allev side vazd
Reazyard ~I/A None requued None provided at
closest point to
propertc lme
~lezzanme N'A I n t e r m e d i a t e "Vlezzanme" on
level open to plans exceed 1'3
space below of area to which
May not exceed it is open and is
1%~ of room floor therefore consid-
area ered a second
~~ azz
1
SLOT ~'
Pro~echons Into N/A Per SMMC Sec h'one
Yards 9 04 10 02 180
F A R 3 0 maximum for 1 15 maximum 6.i F A R
auto dealership for auto
dealerslup
«rth CLP
Parkmg Access Alley access is Alle~~ access is No alle}' access
encouraged ~~~hen reqmred when p e r
alley exists allev exists, ~~7th 9 04 10 08 080 &
excepnons per per Parkmg &
SMMC Section T r a f f i c
9 04 10 08 080 Engineering
approved plans
Pazkmg Space N/A Service bays 14 136 spaces
Number bays :a 2 spaces p r o v i d e d,
per bay = 28 including 19
spaces mimmum s p a c e s i n a
t a n d e m
Outdoor display arrangement
7,237 sq ft v~ 1
space per 2;000
sqft =361
spaces mimmum
Showroom!office
8,42~ sq ft ~ 1
space per 400
sq ft = 21 06
spaces mimmum
P a r t s
Department
3,608 sq ft `~'a,~ 1
space per 300
sq ft = 12 02
spaces mimmum
TOTAL SPACES
REQUIRED = 6~
~'~ 023
2
Compact Parkmg Iv/A Vfaximum 40% 39% of reqwred
% of requued spaces are com-
spaces pact (24 compact
( 4 x 65 = spaces), other
maximum of 26 compact spaces
compact spaces) are m excess of
c o d e
requirements
Bicycle Parkmg N/A 4 spaces 4 spaces, as
mmimum condrtioned
Loadmg Spaces N'A 2 spaces mmi- 2 spaces wzth
mum, plus ap- loading plan
proved loadme
plan
Trash;Rececling N/A Trash enclosure Draft approval
Area ~~'ith minimum obtained from
S-8~ solid ~~~alls Env & Public
and gate is Works Dep't
required Other
require-ments per
Env & Pubhc
Works Dep't and
SvIMC Section
9 04 10 02 1~0
b4echanical N~A Mechanical 4'6"parapet
Equip Screenuig e q u i p- m e n t s c r e e n i n g o f
estendmg more r o o f- t o p
than 12" above mechanical
roof pazapet shall eqmpment
be fullv screened
from honzontal
plane
Location of N/A Not permitted on No mechanical
Mechasucal side of bmldmg e q u i p m e n t
Equipment if ad~acent to a located at side of
res-idential propert~-
bmldmg on an
ad~oimng
lot
~'f' ~24
3
ATTACHMENT B
NOTICE OF DEVELOPb~NT PROPOSAL
To: Concerned Persons
From: The City of Saata Monica
Subject of Hearing: Condmonal Use Peimu 94-009,
3223 Sama Momca Boulevard, C4
Applicant Plus Arctuxcts
Appellants Judy Abdo and Kelly Olsen
A Pubhc Hearmg w~ll be held by the Ciry Counci] on the followmg request
Appeal of Plamm~g Commission approval of a Co~monal Use Permit to allow the
construcnon of a 2-story, 22,901 square foot auromob~le dealerstup wah a 7,237 square foo[
extenor d~splay azea, 14 serv~ce bays, and a total of 133 parkmg spaces, mcluding 122
parlung spaces to be located m a subterranean garage Vehicular access to the sub~ec[ site
would be from Santa Momca Boulevard only 'Phe achon will also mclude ceruficat~on of an
Envuonmental Impact Report assocwted with the pro~ect (P]anner D Buckley)
TIME: T[JESDAY, MARCH 21, 1995 AT 6:30 P.M
LOCATION COUNCIL CHAMBER, ROOM 213, CITY HAL1,
1685 MA1N STREET, SATTI'A MONICA
HOVV TO COMIvIQ~1'T
'Ihe C~ry of Santa Momca encourages pubhc comment on this and other pro~ects You or
yau representative, or any other persoru may comment at the C~ry Cowicil's publ~c heatmg,
or 6y wnting a letter
Lette~s should be addressed to
City Coimcil, City ClerKs Office
1685 Main Street, Room 102
Santa Momc~ Califocrua 90401
- Attention• D Buckley .
MORE INFORMATION
If desired, fwther infom~on on mry application roay be oblained from the Planring a~d
Zoning Divis~on at the adrLess above or by calliag (310) 458-8341.
"Ihe mcetmg faaLry is hand~capped accessible If you have any speciat needs such as sign
language ~nterpretu+g, please contact the Office of the Disabled az(310~35&8701
Rusuant to Cal~fomia Govemment Code Sechon 65009(b), if this matter ~s subsequet~tly
cUallengad in Court, the challenge may be lumted to only those iss~s rused at the PubLc
Hranng descnbed m tJus notice, or in wntten correspondence deLvered to the City of Santa
Ivtomca at, or pnor to, the pubhc Heanng
Fsto es un aviso sobre una audencia pubhca paza rev~sar appluaciones propomendo desaaollo
en 5anta Momca Fsto puedo ser de mteres a usted Si deseas mas infom~ac~an, favor de
]lamar a Luuiea Hemandez rn la Drvis~on de Plant~ficacion ai numero (310) 45&8341
~~ 025
ATTACHIV~~ ~TT C