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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 -