SR-6-J (89)
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PCD:SF:DKW:lh:f:\plan\share\councll\stoas\cup93001
Council Mtg: November 7, 1995 Santa Monlca, Callfornia
NOV 0 7 1995
TO: Mayor and Clty Councll
FROM: City Staff
SUBJECT Certlflcation of Statement of Official Act10n for Appeal
of the Approval of Condltlonal Use Perm1t 93-001, 1703
Ocean Front Walk.
INTRODUCTION
This report transm1ts for Clty Counc~l certlfication the Statement
of Official Act10n for the CUP 93-001 to allow the constructlon of
a 2-story bed and breakfast fac1l1ty with four guest rooms and four
on-site parklng spaces at 1703 Ocean Front Walk.
On September 12, 1995, the Council approved the project on appeal
based on the findings and cond1tlons conta1ned ln the attached
Statement of Off1c1al Action.
BUDGET/FINANCIAL IMPACT
The recommendatlon presented 1n thls report does not have any budget
or financial impact.
RECOMMENDATION
It 1S respectfully recommended that the Clty Councll approve the
attached Sta~ement of Offlclal Act1on.
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NOY 0 7 1995',
Prepared by: D. Kenyon Webster, Plann1ng Manager
Luci Hise, Ass1stant Planner, Planning & Zon1ng
Divlslon
Plann1ng and Commun1ty Development Department
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CITY OF SANTA MONICA
CITY COUNCIL
ST A TEMENT OF OFFICIAL
ACTION
PROJECT
NUMBER CUP 93-001
LOCATION 1703 Ocean Front Walk
APPLICANT Santa Moruca Hotel ASSOCIates, Ltd
CASE PLANNER LUCI HIse
CEQA STATUS ConstructIon IS categorIcally exempt from the provIsIons of
CEQA based on SectIOn 15303 of the State of CalIforma
EnVIronmental QualIty Act, Class 3(c), WhICh exempts
small motels and commercIal structures WIth an occupancy
load of less than 30 persons provIded no more than 3 such
structures are proposed
REQUEST ApplIcauon to allow the constructlon of a 2-story bed and
breakfast facIlIty WIth four guest rooms, and four on-SIte
parkmg spaces
CITY COUNCIL ACTION
9/12/95 Date
X Approved based on the followmg fmdmgs and subject to the condItIons below
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Derned
Other
EFFECTIVE DATE(S) OF ACTION(S):
9/12/95 CUP 93-001
EXPIRATION DATE(S) OF ANY PER1\1ITS GRANTED:
9/12/96 CUP 93-001
Any request for an extensIOn of the eXpIratIOn date must be receIved III the Plannmg and Zornng
DIVISIon pnor to expIratIOn of thIS permit
3 months CUP 93-001
FL\'DINGS
1 The proposed use IS one condItIonally permItted wlthm the subject dIstrIct and
complIes WIth all of the applIcable proVISIOns of the "CIty of Santa Momca
ComprehenSIve Land Use and Zorung Ordmance". m that a bed and breakfast faCIlIty
IS COndItIOnally permItted m the R3 R DIstnct pursuant to SMMC SeCtIon
904 08 64 040.
2 The proposed use would not ImpaIr the mtegrity and character of the dIstnCt In WhICh
It IS to be establIshed or located, m that as approved by the Plannmg ComrlllsslOn the
project conforms WIth all relatIve code reqUIrements. IS of a compatIble scale WIth
sUIToundmg structures, and would allow the establIshment of a vIsltor-servmg
establishment wIthm a mIXed use area of reSIdentIal and VISItOr-Servmg uses
Furthermore, the proposed use, WhICh IS a vlsItor-servmg commercIal use, IS
conSIstent WIth Local Coastal Plan General Pohey 31, wluch states that "vlsltor-
servmg commercial, recreatIOnal facIhtIes deSIgned to enhance pubhe opportumtIes
for coastal recreatIon and coastal dependent development and uses shall have pnonty
over reSIdentIal or general commercIal development .1
3 The subject parcellS phYSIcally SUItable for the type of land use bemg proposed, m
that the proposed structure would be mtegrated mto the slope of the SIte III a manner
conformmg WIth Techrucal Code reqUIrements
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4 The proposed use IS companble WIth any of the land uses presently on the subject
parcel If the present land uses are to remam. m that no present uses are to remam
The eXlstmg bIcycle and skate rental facIlIty IS proposed to be rebuilt
5 The proposed use would be compatIble WIth eXlstmg and permIssIble land uses wlthm
the dIstnct and the general area m WhICh the proposed use IS to be located. m that bed
and breakfast facultIes are condltlonally permItted III the R3R DIstrICt. and eXlstmg
uses m the area mclude a mIX of resIdentIal and VISItOr-Servmg uses The scale of the
facIbty IS companble WIth and relates harmomously to the surroundmg neIghborhood
6 There are adequate provIsIons for water. samtanon, and publIc utIlItIes and serVIces
to ensure that the proposed use would not be detnmental to publIc health and safety.
III that the subject parcel is located wIthm an urbarnzed area WIth access to publIc
Illfrastructure and utIlItIes.
7 PublIc access to the proposed use wIll be adequate, m that vehIcular access would be
proVIded from AppIan Way and pedestrIan access would be proVIded from Ocean
Front Walk
8 The phYSIcal locatIon or placement of the use on the SIte IS compatIble WIth and
relates harmomously to the surroundmg neIghborhood. m that the scale of the subject
structures wIll be compatIble WIth the scale of surroundmg bmldmgs
9 The proposed use IS consIstent WIth the goals. obJectIves. and polICIes of the General
Plan, III that Objective 1 5 of the General Plan states that the CIty should encourage
the expansIOn of "vlSltor accommodatIons and related uses m the Oceanfront area,
whIle protecting the reSIdentIal mIx" The project proVIdes VISItor accommodatIons
and uses m the Oceanfront area and IS deSIgned to be companble WIth the eXIstmg
reSIdentIal character m the area PolIcy 1 5 1 states that the CIty should "devote
Oceanfront DIstnct pnmanly to VISItor accommodatIons and commercIal recreatIOn."
wluch IS accomplIshed by allowmg the constructIon of a bed and breakfast faCIlIty
WlthIll the Oceanfront Dlstnct Furthermore. the proposal IS conSIstent WIth the SIX
goals IdentIfied m the Local Coastal Plan, mcludmg Goal 4 to .r 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 whue ensunng that the very resources that make the coast so valuable for human
enjoyment are not spoded" The project WIll proVIde for publIc use of the coast and
IS deSIgned to be compatIble WIth the land and the area
10 The proposed use would not be detrrmental to the publIc Interest. health, safety.
convemence. or general welfare. m that a bed and breakfast faclltty IS condItIOnally
permItted m the R3R Dlstnct. IS consIstent WIth ObJecnve 1 5 of the General Plan for
the Oceanfront Dlstnct, and would be located in an area charactenzed by a mIX of
reSIdentIal and VIS1l0r-Servmg commercIal uses The project WIll not adversely Impact
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the area
11 The proposed use conforms precIsely to the applIcable performance standards
contamed m Subchapter 904 12 and specIal condItIons outlmed III Subchapter 9 04 14
of the CIty of Santa MOllIca Comprehensive Land Use and Zomng Ordmance, m that
no performance standards permn IS reqUIred for a bed and breakfast facIlIty m the
R3R DIstrICt. and no specIal condItIOns apply to COndItIOnally permltted bed and
breakfast uses
12 The proposed use will not result in an overconcentratIon of such uses m the nnmedIate
VIcImty, m that no Dther bed and breakfast facIlItIes currently eXIst m the surroundmg
area.
CONDITIONS
Plans
1 ThIS approval IS for those plans dated July 31, 1995. a copy Df which shall be
mamtamed m the files of the CIty Planmng DIvIsIDn Project develDpment shall be
conSIstent WIth such plans. except as DtherwIse speCIfIed m these COndItIOnS of
apprDval
2 The Plans shall comply WIth all other proVISIons of Chapter 1, ArtIcle IX of the
MumcIpal Code. (Zomng Ordmance) and all other penment ordmances and General
Plan polICIes of the CIty of Santa MDmca
3 Fmal parkmg lot layout and speCIficatIOns shall be subject to the reVIew and approval
of the Parking and TraffIC Engineer
4 Mmor amendments to the plans shall be subject to approval by the DIrector of
Planrung A sIgmflcant change In the approved concept shall be subject to Planrung
ComnnSSlOn ReVIew ConstructIon shall be m conformance with the plans subnutted
or as modIfIed by the Plannmg ComnnssIOn. ArchItectural ReVIew Board or DIrector
of Planmng
ArchItectural ReVIew Board
5 Pnor to consIderatIon of the project by the Arclntectural ReView Board, the applIcant
shall reVIew dIsabled access reqUIrements WIth the BUIldmg and Safety DIVISIon and
make any necessary changes m the project deSIgn to achIeve complIance WIth such
reqUIrements The ArchItectural ReVIew Board, In Its reVIew, shall pay partIcular
attentIon tD the aesthetIc, landscapmg. and setback rmpacts of any ramps or other
features necessItated by accessIbIlIty reqUirements
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6 PrIor to submIttal of landscape plans for ArchItectural ReVlew Board approval, the
applIcant shall contact the Department of General Services regardmg urban runoff
plans and calculatIons
7 ConstructIon penod sIgnage shall be subject to the approval of the ArchItectural
ReVIew Board
8 Plans for final deSIgn, landscapmg, screemng. trash enclosures, and sIgnage 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 onentatIOn and amenitIes; scale and artIculatIOn of deSIgn
elements, extenor colors, textures and matenals, wmdow treatment, glazmg; and
landscaping.
10 Landscapmg plans shall comply WIth Subchapter 5B (Landscapmg Standards) of the
zonmg ordmance mcludmg use of water-conservmg landscapmg matenals. landscape
mamtenance and other standards contamed m the Subchapter
11 Refuse areas, storage areas and mechanIcal 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. mc1udmg recyclIng The ArchItectural ReVIew Board
m Its reVIew shall pay partIcular attention to the screerung of such areas and
eqUIpment Any rooftop mecharucal eqUIpment shall be mImmlzed m heIght and area,
and shall be located m such a way as to mInImize nOIse and VIsual Impacts to
surroundmg propertIes Unless otherwIse approved by the Architectural ReVIew
Board. rooftop mechanical eqUIpment shall be located at least fIve feet from the edge
of the roof Except for solar hot water heaters. no reSIdential water heaters shall be
located on the roof
Fees
12 A Park and RecreatIon FacIhtIes Tax of $200 00 per guest room shall be due and
payable at the tnne of Issuance of a buIldmg permIt for the constructIon or placement
of the reSIdential urut(s) on the subject lot. per and subject to the provlSlons of Section
6 80010 et seq of the Santa Maruca MUlllclpal Code
DemolItIOn
13 UntIl such tnne as the demolItIOn IS undertaken. and unless the structure 15 currently
m use. the eXIstmg structure shall be mamtamed and secured by boardmg up all
operungs. erectmg a secunry fence. and removmg all debns. bushes and plantmg that
mhIbIt the easy surveIllance of the property to the satlsfactIOn of the BUIldmg and
Safety Officer and the FIre Department Any landscapmg matenal remammg shall be
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watered and mamtamed unnl demolItIOn occurs
14 Unless otherwIse approved by the CommunIty and Cultural ServIces Department and
the Plannmg DIvISIOn. at the nme of demohnon, any street trees shall be protected
from damage, death, or removal per the reqUIrements of Ordmance 1242 (CCS)
15 ImmedIately after demolItIOn (and dunng constructIon). a securIty fence, the heIght
of WhICh shall be the maxlffiUlD permItted by the Zorung Ordmance. shall be
mamtamed around the perImeter of the lot The lot shall be kept clear of all trash,
weeds, etc
16 Pnor to Issuance of a demolItion penmt, applIcant shall prepare for BUIldlllg DIVISIOn
approval a rodent and pest control plan to ensure that demolInon and constructIon
actIVItIes at the SIte do not create pest control impacts on the project neIghborhood
17 No demolItIOn of bUlldmgs or structures 50 years of age or older shall be permItted
untIl the end of a 60-day reVIew peflod by the Landmarks CommISSIon to determme
whether an applIcatIOn for landmark deSIgnatIon shall be fIled If an apphcatIOn for
landmark deSIgnatIOn IS flIed. no demolmon shall be approved untIl a fmal
determmatIOn IS made by the Landmarks CommISSIon on the apphcatIon
ConstructIOn
18 Unless otherWIse approved by the Department of EnVIronmental and PublIc Works
Management, all SIdewalks shall be kept clear and passable dunng the gradmg and
constructIon phase of the project
19 SIdewalks. curbs. gutters, pavmg and drIveways WhICh need replacmg or removal as
a result of the project as determmed by the Department of EnVIronmental and Pubhc
Works Management shall be reconstructed to the satlsfactIon of the Department of
EnVIronmental and PublIc Works Management Approval for trus work shall be
obtamed from the Department of EnVIronmental and PublIc Works Management pnor
to Issuance of the bulldmg penuns
20 VehIcles haulmg dIrt or other construcnon debrIS from the sue shall cover any open
load WIth a tarpaulm or other secure covenng to IDImmIze dust emISSIOns
21 Street trees shall be mamtamed. relocated or prOVIded as reqUIred III a manner
conSIstent WIth the CIty'S Tree Code (Ord 1242 CCS). per the speCIficatIons of the
Commumty and Cultural SerVIces DIVISIon and the Department of Envlfonmental and
Public Works Management No street tree shall be removed WIthout the approval of
the Commumty and Cultural ServIces DIVISIon
22 A constructIon penod mItIganon plan shall be prepared by the applIcant for approval
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by the Department of EnvIronmental and PublIc Works Management pnor to Issuance
of a bUIldmg penmt. The approved mItIga110n plan shall be posted on the constructIon
site for the duratIOn of the project constructIOn and shall be produced upon request
As applIcable. thIS plan shall 1) SpeCIfy the names, addresses, telephone numbers and
busmess lIcense numbers of all contractors and subcontractors as well as the developer
and archItect, 2) DeSCrIbe how demolItlon of any existing structures IS to be
accomplIshed. 3) IndIcate where any cranes are to be located for erectIon/constructlon,
4) DeSCrIbe how much of the publIc street, alleyway, or SIdewalk IS proposed to be
used m conjUnctIon WIth constructIon, 5) Set forth the extent and narure of any pde-
dnvmg operatIOns, 6) DeSCrIbe the length and number of any tIebacks WhICh must
extend under the property of other persons, 7) Specify the nature and extent of any
dewatenng and ItS effect on any adjacent bU1ldmgs, 8) Descnbe antICIpated
constructIOn-related truck routes. number of trucktnps, hours of haulmg and parkmg
locatIon, 9) SpeCIfy the nature and extent of any hehcopter haulmg, 10) State whether
any constructIOn aCtIVIty beyond normally permItted hours IS proposed, 11) DeSCrIbe
any proposed constructIon nOIse mItIgatIon measures, 12) DeSCrIbe constructIon-perIod
securIty measures lllcludmg any fencmg, lIghtmg, and secunty personnel. 13) PrOVIde
a dralllage plan. 14) ProVIde a constructIOn-peflod parkmg plan whIch shall mmimIze
use of publIc streets for parking, 15) List a deSIgnated on-SIte constructlon manager
23 A SIgn shall be posted on the property m a manner consIstent WIth the publIc heanng
SIgn reqUIrements wluch shall IdentIfy the address and phone number of the owner
and/or applIcant for the purposes of respondmg to questIons and complamts dunng the
constructIon perIod SaId SIgn shall also mdIcate the hours of pernussIble constructIon
work
24 A copy of these condmons shall be posted m an eaSIly VISIble and acceSSIble locatIOn
at all tnnes dunng constructIOn at the project SIte The pages shall be lammated or
otherWIse protected to ensure durabIlIty of the copy
EnVIronmental MmgatIon
25 Ultra-low flow plumbmg fixtures are reqUIred on all new development and remodehng
where plumbmg IS to be added (Maxnnum 1 6 gallon tOIlets and 1 0 gallon unnals
and low flow shower head) AutomatIc shutoff faucets shall be mstalled on all sInks
unless otherwIse approved by the EnVIronmental and Pubhc \Vorks Management
Department
26 To mitIgate solId waste l1llpacts. pnor to Issuance of a CertIfIcate of Occupancy,
project owner shall submIt a recyclIng plan to the Department of EnVIronmental and
PublIc Works Management for ItS approval The recycltng plan shall mclude 1) Itst
of matenals such as whIte paper, computer paper, metal cans, and glass to be
recycled; 2) locatIon ofrecycllllg bms. 3) deSIgnated recyclmg coordmator: 4) nature
and extent of lllternal and external pIck-up serVIce. 5) pIck-up schedule, 6) plan to
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mform tenants! occupants of servIce
MIscellaneous ConditIons
27 The operatlOn shall at all tlmes be conducted in a manner not detnmental to
surroundmg propertIes or reSIdents by reason of lights, nOlse, actIvItIes, parkmg or
other actlOns
28 ]f any archaeologIcal remams are uncovered dunng excavatIon or constructlon, work
m 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
determInatIOn shall then be made by the DIrector of Planmng to determIne the
sIgmflcance of the survey fIndmgs and appropnate actlOllS and reqUIrements, If any,
to address such findmgs.
29 Street and!or alley lIghtIng shall be proVIded on publIc nghts-of-way adjacent to the
project If and as needed per the speclflCatlOnS and with the approval of the Department
of EnVIronmental and Pubhc Works Management
30 MechanIcal eqUIpment shall not be located on the SIde of any bUIldmg WhICh IS
adjacent to a reSIdentIal bUIldmg on the adJOlmng lot Roof locatIOns may be used
when the mechamcal eqUIpment IS installed wlthm a soundrated parapet enclosure
31 Fmal approval of any mechanIcal equipment mstallatIOn wIll reqUIre a nOlse test m
complIance WIth SMMC sectIon 4 12 040 EqUIpment for the test shall be proVIded
by the owner or contractor and the test shall be conducted by the owner or contractor
A copy of the nOIse test results on mechamcal eqUIpment shall be submItted to the
CommunIty Noise offIcer for reVIew to ensure that nOIse levels do not exceed
max1IllUIll allowable levels for the apphcable nOIse zone
32 Fmal bUIldlllg plans submItted for approval of a buIldmg permIt shalllllclude on the
plans a hst of all permanent mechanical eqUIpment to be placed outdoors and all
permanent mechamcal eqUIpment to be placed Indoors WhICh may be heard outdoors
Vahdlty of Permits
33 In the event permIttee VIOlates or falls to comply WIth any condltlons of approval of
thIS permIt. no further permIts. hcenses. approvals or certIfIcates of occupancy shall
be Issued untLl such VIOlatIon has been fully remedIed
34 WIthIn ten days of Plannmg DIVISIOn transmIttal of the Statement of OffICial ActIon.
project apphcant shall SIgn and return a copy of the Statement of OffICIal ActIOn
prepared by the Planmng DIVISIOn, agreelllg to the COndItIOnS of approval and
acknowledgIng that faIlure to comply WIth such COndltlOnS shall constlmte grounds for
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potentIal revocation of the permit approval By sIgnmg same. applIcant shall not
thereby waIve any legal nghts applIcant may possess regardmg saId condmons The
sIgned Statement shall be returned to the Planmng DIvISIon FaIlure to comply WIth
thIS condItIon shall constItute grounds for potentIal pernut revocatIon
35 ThIS determmatIon shall not become effectIve for a penod of fourteen days from the
date of determmatIon or, If appealed, untIl a final determmatIon IS made on the
appeal Any appeal must be made m the form reqUIred by the Zomng AdmIillstrator.
The approval of thIS pennIt shall expIre one year from the pennIt's effectIve date.
unless, m the case of new development, a bUIld10g permit has been obtamed. or 10 the
case of a change of use, a busIness lIcense has been Issued and the use IS In operanon
pnor to the permIt expIratIOn date One three-month extenSIOn of the one year penod
may be permItted If approved by the Director of PlannIng ApplIcant IS on nonce that
tIme extensIOns may not be granted If development standards relevant to the project
have become more restnctIve SInce project approval
SpeCial ConditIons
36 Prior to submISSIOn to the ArchItectural ReVIew Board, the applIcant shall reVIse the
fence heIghts on the plans such that, WIthIn the from yard setback, no fence shall
exceed 42" In heIght In addItIon. the locatIOn of four reqUIred on-SIte bIcycle parkmg
spaces shall be shown on the plans
37 Prior to Issuance of a bmldmg pemnt. the applIcant shall submIt to staff an operatIOnal
plan IlldIcatmg that the bed and breakfast faCIlIty wIll be operated mdependently from
other lodgIng faCIlItIes III the area
38 Pnor to submISSIOn to Issuance of a bUIldIng permlt, an easement shall be recorded
allOWIng the dnveway to the subject lot to be shared WIth the adjacent lot
39 Rooms III the subject facIlIty shall be rented based on a mghtly rate and shall be for
short-term use only
40 Owners shall partICIpate III any neIghborhood watch program III the area
VOTE
Ayes Abdo. Genser. Ebner, Greenberg. Holbrook, O'Connor. Rosenstem
Nays
Abstain
Absent
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NOTICE
If thIS IS a fmal deClSlon not subject to further appeal under the CIty of Santa MOllIca
ComprehensIve Land Use and ZOllIng Ordinance, the tIme wIthm whIch JudIcial review of thIS
deCISIOn must be sought ]S governed by Code of CIvIl Procedure SectIon 1094 6, whIch
provIsIon has been adopted by the CIty pursuant to MunICIpal Code SectIOn 1 16 010
I hereby certify that this Statement of Official Action accurately reflects the final
determination of the City Council of the City of Santa Monica.
SIgnature date
Mana Stewart, CIty 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
Pnnt Name and TItle
DKW bz
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f. \plan \share \council \stoas\cup9300l
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