Loading...
SR-6-J (89) 6J ., - . 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. 1 6J ,< ~ - NOY 0 7 1995', Prepared by: D. Kenyon Webster, Plann1ng Manager Luci Hise, Ass1stant Planner, Planning & Zon1ng Divlslon Plann1ng and Commun1ty Development Department 2 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 3 ----- 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 4 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 5 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 6 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 7 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 8 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 9 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 10 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 11 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 lh f. \plan \share \council \stoas\cup9300l 12