SR-6-B (45)
. ~-B
.
. JAN 2 5 199"
LUTM:SF:DKW:SHK:f:\plan\share\council\stoas\adr92002
Councll Mtg.: January 25, 1994 Santa Monica, California
TO: Mayor and City Council
FROM: Clty Staff
SUBJECT: Certificatlon of Statement of Official Actlon for
Appeal of Plannlng Commisslon Approval of Development
Review 92-002, 1919 Santa Monlca Boulevard, to Allow
16,000 sq. ft. of General Offlce Space In an Existing
46,832 sq. ft. Office bUllding to be Converted to
Medlcal Offlce Use. Applicant: 9th and 34th Street
Partners. Appellants: Ken Genser and Kelly Olsen,
Irwln Zeke Warsaw.
-
INTRODUCTION
This report transmits for City Council certif1cation of the
Statement of Official Action for the appeal of Plannlng
Commlssion approval of Development Review 92-002 to amend
Development ReV2ew 441 and allow 16,000 sq. ft. of general off2ce
space to be converted to medlcal offlce use in an existing office
bUllding located at 1919 Santa Monlca Boulevard.
On December 14, 1993, the Councll upheld the declsion of the
Plannlng CommlSSlon and approved Development ReVlew 92-002 based
on the flndings and conditions contalned ln the attached
Statewent of Official Action.
.IAN 2 5 1994
- 1 -
ftJ-B
.
BUDGET/FINANCIAL IMPACT
The recommendation presented in thlS report does not have any
budget or f1nancial impact.
RECOMMENDATION
It is respectfully recommended that the C1ty Council approve the
attached Statement of Official Actl0n.
Prepared by' Suzanne Frick, Dlrector of LUTM
D. Kenyon Webster, Plannlng ~anager
Susan Healy Keene, Asslstant Planner
Plannlng and Zonlng Divislon
Land Use and Transportatlon Management Department
- 2 -
~
CITY COUNCIL
STATEMENT OF OFFICIAL ACTION
PROJECT
NUMBER: Appeal of Planning Commisslon Approval of
Development Review 92-002
LOCATION: 1919 Santa Monica Boulevard
APPLICANT: 9th and 34th Street Partners
APPELLANTS: Ken Genser and Kelly Olsen, IrWln Zeke Warsaw
CASE PLANNER: Susan Healy Keene, Assistant Planner
REQUEST: Appeal of Planning Commission Approval of
Development Review 92-002, to Allow 16,000
sq. ft. of General Office Space in an EXlsting
46,832 sq.ft. Office BUllding to be Converted
to Medical Office Use.
CITY COUNCIL ACTION
12/14/93 Date.
Approved based on the following flnd~ngs and
subJect to the condit1ons below.
XX Appeal Denied. Planning Commiss~on Approval of
Development ReVlew 92-002 Upheld
Other.
EFFECTIVE DATE(S) OF ACTION(S) :
12/14(93 Development Rev~ew 92-002
EXPIRATION DATE(S) OF ANY PERMITS GRANTED.
12/14/94 Development Rev~ew 92-002
LENGTH IN MONTHS OF ANY POSSIBLE EXTENSION OF EXPIRATION
DATE(S)Any request for an extension of the expirat~on date must
be rece~ved ~n the Plann~ng and Zoning D~vision prior to expira-
tion of thlS permlt.
3 months Development Review 92-002
- 3 -
.
DEVELOPMENT REVIEW FINDINGS
l. The physical location, Slze, masslng, and placement of
proposed structures on the site and the locat~on of proposed
uses with~n the proJect are compatlble w~th and relate
harmoniously to surrounding sites and neighborhoods ln that
the 16,000 square feet of medlcal office use wlll be located
wlthin an existlng office bUlldlng and no modifications to
the bUllding wlll be required other than tenant improvements
2. The rights of way can accommodate autos and pedestrians,
lncludlng parking and access, ln that 158 parking spaces are
provlded on slte and the 16,000 square feet of med~cal office
use will require 10 parklng spaces for a total bUllding
park1ng demand of 148 spaces and that a traffic analysis
prepared for the project In September 1993 utlllzlng data
from the 1993 Master Environmental Assessment determlned no
signlficant traffic ~mpacts would result from the proposed
project.
3. The health and safety servlces (pollce, fire, etc. ) and
public lnfrastructure (e g. ut1lities) are suffic1ent to
accommodate the new development, ln that the 16,000 square
feet of medlcal office use will be located wlthin an existing
commerC1al development
4 Any on-site provision of housing or parks and public open
space, which are part of the requ1red proJect mitigatlon
measures required ln Part 9.04.10.12 of the Clty of Santa
Monica Comprehenslve Land Use and Zonlng Ordinance,
satlsfactorlly meet the goals of the mltlgation program, in
that Development Review 441, the orlginal proJect approval,
required payment of an ln l1eu fee for houslng and parks
ffiltlgation, thereby satisfYlng campI lance with this
requirement.
S. The project is generally cons1stent wlth the Mun1c1pal Code
and General Plan in that adequate park1ng per Code
requirements is provided and that, based upon the September
1993 project traffic analysis which utl11zed data from the
1993 Master Environmental Assessment, no signlf1cant trafflC
lmpacts will result from the 16,000 square feet of medical
office space.
- 4 -
.
Amended Prolect Condit1ons of Approval
Conditlons
plans
l. ThlS approval 1S for those plans dated July 7, 1990, a copy
of whlch shall be mainta1ned in the files of the City
Plann1ng DivlS1on. ProJect development shall be consistent
w1th such plans, except as otherWlse spec1fled 1n these
condltions of approval.
2. The Plans shall comply with all other provisions of Chapter
1, Article IX of the Municipal Code, (Zoning Ord1nance) and
all other pert1nent ord1nances and General Plan policies of
the City of Santa Monica.
3 . Flnal parking lot layout and spec1f1cations shall be subJect
to the review and approval of the Parklng and Traffic
Eng1neer
4. M1nor amendments to the plans shall be subJect to approval by
the Director of Planning. A slgn1ficant change in the
approved concept shall be subject to Planning Commlssion
ReV1ew. Constructlon shall be in conformance wlth the plans
submitted or as modlfied by the Planning comm1ssion,
Architectural ReV1ew Board or Dlrector of Planning
5. Plans for f1nal design, landscap1ng, screening, trash
enclosures, and signage shall be subject to reVlew and
approval by the Architectural ReV1ew Board.
6 . The Arch1tectural Review Board, 1n its review, shall pay
particular attent10n to the proJect's pedestrian or1entatlon
and amenlties; scale and articulat10n of design elements;
exter10r colors, textures and mater1als; wlndow treatment;
glazlng; and landscaplng.
Fees
7. The City 1S contemplatlng the adoption of a Transportation
Management Plan which 1S intended to mltlgate trafflc and air
quallty impacts resulting from both new and existlng
development. The plan will likely include an ord1nance
establishlng mltlgation requlrements, lnclud1ng one-tlme
payment of fees on certa1n types of new development, and
annual fees to be pald by certain types of employers 1n the
Clty This ordinance may require that the owner of the
proposed project pay such new development fees, and that
employers withln the project pay such new annual employer
fees related to the City's Transportation Management Plan.
- 5 -
.
construction
8. Unless otherwise approved by the Department of General
Services, all sidewalks shall be kept clear and passable
during the grad~ng and construct~on phase of the project.
9 . Sidewalks, curbs, gutters, paving and dr~veways wh~ch need
replac~ng or removal as a result of the proJect as determ1ned
by the Department of General Serv~ces shall be reconstructed
to the satisfact~on of the Department of General Services
Approval for th1s work shall be obta~ned from the Department
of General SerVlces prior to ~ssuance of the buildlng
perm~ts.
10 Veh~cles haul~ng dirt or other construction debr~s from the
slte shall cover any open loan with a tarpaul~n or other
secure covering to ffillllffilze dust effilSSlons.
11. Street trees shall be ma~ntained, relocated or provided as
requ~red in a manner consistent w~th the City's Tree Code
(Ord. 1242 CCS) , per the spec~f~cations of the Department of
Recreat~on and Parks and the Department of General Services.
No street tree shall be removed w1thout the approval of the
Department of Recreation and Parks.
12. A construction per~od m~tlgation plan shall be prepared by
the applicant for approval by the Department of General
Services pr10r to ~ssuance of a bu~ld~ng permit. As
applicable, this plan shall 1) Spec~fy the names, addresses,
telephone numbers and business l~cense numbers of all
contractors and subcontractors as well as the developer and
archltecti 2) Describe how demolition of any existing
structures 18 to be accomplished; 3) Indicate where any
cranes are to be located for erect1on/construction; 4)
Descr~be how much of the publ~c street, alleyway, or sldewalk
~s proposed to be used ~n conJunction w~th constructioni 5)
Set forth the extent and nature of any plle-drlving
operations; 6) Describe the length and number of any tiebacks
whlch must extend under the property of other persons, 7)
Specify the nature an extent of any dewatering and 1tS effect
on any adjacent bu~ldingsi 8) Descr~be ant~c1pated
construction-related truck routes, number of truck tr~ps ,
hours of hauling and parklng location; 9) Specify the nature
and extent of any helicopter haulingi 10) State whether any
construction act~v~ty beyond normally perm1tted hours ~s
proposed, 11) Descr~be any proposed constructlon no~se
m~t~gat~on measures, 12) Descr~be construct~on-period
security measures ~ncluding any fencing, llghtlng, and
security personnel, 13) Prov~de a dra~nage plan; 14) Provide
a construction-per~od parking plan which shall m~n~m~ze use
of publ~c streets for parking, 15) List a des~gnated on-slte
construction manager.
- 6 -
.
13. A copy of these cond1tions shall be posted ln an easlly
vlslble and accesslble location at all tlmes durlng
construction at the proJect site. The pages shall be
laminated or otherwise protected to ensure durability of the
copy.
Environmental Mitigatlon
14. Ultra-low flow plumblng fixtures are required on all new
development and remodellng where plumbing 1S to be added.
(Maximum 1.6 gallon tOllets and 1.0 gallon urlnals and low
flow shower head.)
15 Prlor to lssuance of a Certlflcate of Occupancy, proj ect
owner shall present documentation to the General Services
Department certifying that eXlsting Santa Monica occupancles
wlth toilets lnstalled prior to 1978 have been retrofltted
wlth ultra low-flow tOllets (1.6 gallons per flush or less)
such that development of the new project wlll not result In a
net increase in wastewater flows. Flow from existing
occupancies wh~ch will be removed as part of the new
development may be deducted from flow attributable to the new
development lf such occupanCles have been occupled wlthln one
year prior to lssuance of a BU1ldlng Permit for the proposed
proJect. Flow calculations for new development and eXlsting
occupancles shall be conslstent with gUldelines developed by
the General Services Department.
16. To mitigate solid waste lmpacts, prlor to issuance of a
Certiflcate of Occupancy, proJect owner shall submlt a
recycling plan to the Department of General Services for its
approval. The recycling plan shall include 1) llst of
materials such as whlte paper, computer paper, metal cans,
and glass to be recycledi 2) location of recycling binsi 3)
designated recycllng coordinator i 4) nature and extent of
internal and external pick-up serv1ce; 5) pick-up schedulei
6) plan to inform tenants/occupants of service.
Miscellaneous Condltlons
17 The buildlng address shall be palnted on the roof of the
bUlldlng and shall measure four feet by elght feet (32 square
feet) .
18. The operation shall at all tlmes be conducted in a manner not
detrlmental to surroundlng properties or residents by reason
of lights, noise, actlvlties, parklng or other actions.
19. The exterior parking area shall be used for employee and
customer parking only and not for repair or flnishing work or
long-term (over one week) storage of vehicles
- 7 -
Validity of Permlts
20. In the event permlttee violates or fa1ls to comply w~ th any
cond~tlons of approval of thlS permit, no further permits,
licenses, approvals or certificates of occupancy shall be
1ssued untll such violation has been fully remedied.
21. Withln ten days of Planning Division transmittal of the
Statement of Off~c~al Action, proJect applicant shall Slgn
and return a copy of the Statement of Offlclal Act~on
prepared by the Plann1ng Division, agreelng to the Conditions
of approval and acknowledg~ng that fallure to comply with
such conditions shall constltute grounds for potent1al
revocat1on of the perm1t approval. The signed Statement
shall be returned to the Planning Dlvision. Failure to
comply w1th this condlt~on shall constltute grounds for
potentlal permit revocation.
22. Thls determlnation shall not become effectlve for a period of
fourteen days from the date of determinatlon or, if appealed,
untl1 a f1nal determination 1S made on the appeal.
Special Cond~tions
23. On-slte parklng shall be made ava1lable w1thout cost to
bUllding customers and employees unt11 such time as a
preferential parklng district 1S established in the vlclnity
of the site.
24. The project shall comply with the South Coast Alr Quality
Management Distrlct (SCAQMD) Regulatlon XV, as contained ln
Appendix D of the EIR, EIA 870, (Mandatory ridesharing for
employers employing more than 100 persons) .
25. All ~nternal bU1ldlng systems and appl~ances shall be energy
efflclent models to the satisfactlon of the Building and
Safety Dlvision.
26. When and where ~easonable feaslble, construct~on activities
shall be screened from residentlal land uses, convalescent
homes, medlcal treatment facilities and hospital recovery
rooms.
27. Construction related vehicles shall avo1d uSlng residential
streets
28. All construct1on equlpment shall conform to the noise
standards established by the State Occupational Safety and
Health Agency (OSHA) .
29 Mulch shall be used ln landscaped areas to improve water
retention capacity of so~l, reduce evaporation and minlmize
soil compaction and an efficient ~rr~gation system shall be
- 8 -
,
lnstalled in all landscaped areas which mlnlrnlzes runoff and
maXlmlzes retentlon of water ln plant roots.
30. If any archaeological remains are uncovered durlng excavation
or construct1on, work ln the affected area shall be suspended
and a recognized speclalist from an establlshed 1nstltution
(e.g: UCLA Department of Archaeology) wlll be contacted to
conduct a survey of the affected area. A prellffi1nary
determlnatlon shall then be made by the City and the
speclalist as to the slgniflcance of the survey findings.
All actlons taken under thlS measure shall be in accord wlth
Appendlx X of the State CEQA Guidelines.
31. The final working drawings shall include a section showing
the buildlng not to exceed a helght of 56 feet above average
grade as measured from the average level of the hlghest and
lowest points of that portlon of the lot covered by the
bU11dlng.
32. Plans shall be submltted to the Archltectural Review Board
showlng detalls of the roof equlpment screenlng, inel udlng
colors, materials and height of screen. The applicant shall
endeavor to reduce the height above parapet of the mechanlcal
equlpment and related screening.
33. That no retail or retail finanClal instltution occupancies
shall be permitted in the development due to the related
traffic generatlon rates WhlCh are higher than general office
occupancies.
34. That the project shall be redesigned to provide on-site
circulation between the surface level parklng area and the
subterranean parklng garage. The revised parklng and
clrculatlon layout shall requlre approval of the Clty Parking
a~d Traffic Engineer. Any related modlflcation of the
buildlng footprlnt or plans shall require approval of the
Plannlng Divlslon.
35. That the surface parklng level shall be reserved for use by
visitors to the project and occupants of the project shall be
directed to park wlthln the subterranean garage. Building
occupants shall use the surface parking level only lTI the
event of overflow parking demand wlthln the subterranean
garage.
36. The dutles of at least one employee in the proposed building
shall lnclude promotlon and coordinatlon of carpoollng by
occupants of the building.
37. The project shall be reduced 1n size by 5,000 square feet of
rentable floor area, reducing the overall project to a
maXlmum of 46,832 square feet. The revlsed plans shall
require approval by the Planning Dlvision
- 9 -
.
,
38. Northbound traffic on Twentleth Street shall not be permltted
to make left turns into the project via the proJect driveway
located on Twentieth Street. Prior to issuance of a
certiflcate of occupancy for the proJect, the appllcant shall
pay to the City of Santa Monlca a sum to be determined by the
Parklng and Trafflc Englneer not to exceed $10,000 for use by
the Parking and Trafflc Dlvlsion for mltigatlon of the
traff1c impacts at the lntersection of Twentieth Street and
Santa Monica Boulevard, lncludlng, but not limited to, the
lnstallation of a median island or stanyards to preclude left
turns lnto the proJect by drlvers travelllng northbound on
Twentleth Street. Any portlon of such sum not so utillzed
withln two years after issuance of the certificate of
occupancy for the project shall be refunded to the appllcant
39. The eXlsting bus stop located in front of the proj ect on
Santa Monlca Boulevard shall be relocated towards the alley
to the satlsfactlon of the Clty Parking and Trafflc Engineer
and Transportation Department.
40. The rights granted hereln shall be effective only when
exercised wlthin a perlod of one year from the effectlve date
of approval No tlme extenslon shall be granted.
Prolect Mitlqatlon Fee Condltlon
41. In accordance wlth Sectlons 9046.1 - 9046.4 of the Santa
Monlca Municlpal Code, prior to issuance of a buildlng permit
the developer shall execute an lrrevocable letter of credlt
or other form of securlty acceptable to the City for the
payment of an in-lieu fee for housing and parks equal to
$2.25/sq. ft. for the flrst 15,000 sq. ft. of net rentable
office floor area and $5. OO/sq. ft. for the remal.ning net
rentable office floor area. Thls fee shall be adJusted for
2..nflatlon by the percentage change In the Consumer Price
Index (TlCPIn) between October 1984 through the month in whlch
the payment is made. Upon mutual agreement of the developer
and the Clty, the developer may satisfy the ProJect
Mltigatlon measures by providing low and moderate 1ncome
houslng or developing new park space on or off the pro] ect
slte. To fulflll th~s obligat~on an agreement shall be
secured ln wrlting by the developer and approved by the City
Attorney and Clty staff prlor to lssuance of a bUllding
permit Th1s fee prior to adJustment will be $164,800, based
on a net rentable office floor area of 41,210 square feet.
VOTE
Ayes: Rosensteln, Holbrook, Greenberg, Abdo
- 10 -
.
.
~
Nays: Vazquez, Olsen, Genser
Abstain: None
Absent: None
NOTICE
If this is a final decision not subject to further appeal under
the City of Santa Monica Comprehensive Land Use and Zoning Or-
dinance, the time within which judicial review of this decision
must be sought is governed by Code of civJ..l Procedure Section
1094.6, which provision has been adopted by the City pursuant to
Municlpal Code Section 1400.
I hereby certify that this Statement of Official Action accurate-
ly reflects the final determination of the City Council of the
City of Santa Monica.
~~4~ 1-.3-9Y
date
Clarice E. Dvkhouse. City Clerk
Please Print Name and Title
I hereby agree to the above conditions of approval and
acknowledge that failure to comply with such conditions shall
constitute grounds for potential revocation of the permit
approval.
Applicant's Signature
Print Name and Tltle
DKW:bz
SHK
f:\plan\share\council\stoas\adr92002
- 11 -