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SR-7-A (71), ti, ~ LUTM:PB:DKW:SL/CCSM.pcword.plan Council Mtg: April 23, 1991 ~ ~~ ~~F7 ~ 1 tJri Santa Monica, Cali~ornia T0: Mayor and City Cauncil FR~M: City Staff SUSJECT: AppeaZ of Planning Commission Certificatian of Negative Declaration for Initial Study 90-005 and Approval o~ Develapment Review 90-003, Performance Standards Permit 90-005 and Varianee 90-019 to a11~w ~onstrt~ctian of 18,000 square feet of commercial space, conszsting of 8,800 square feet of retail, 4,400 square feet af office and 4,800 square feet of infant daycare spaca, and 45 units of affordable, resa.dential rental units at 2807-09 Lincoln Boulevard and 82'7-31 Ashland Avenue in the C4 and R2 zones. A 25~ State density ban~s is incorparated in the propasa~ far the 45 a~fardable, residential units. Applicant: Community Corparatian of Santa Monica Appellant: Sunset Park/Ocean Park Neighborhood CoaZitian INTRODUCTION This report recammends tha~ the City Council. deny the appeal, certify the Negat~.ve Declaratiah for Initial Study 90-005 and approve Development Review Permit 90--003, Performance Standards Permit 90-OD5 and Variance 9~-019 to allow construction of 18,Oa0 square feet af commercial space, cvnsisting of 8,800 square feet of retail, 4,400 square feet of office and 4,800 square feet af infant daycare space, and 45 units of affordable, residential rental units at 2807-09 Lincoln Boulevard and 827~31 Ashland Avenue in the C4 and R2 Zones. A 25% State density bonus is incarporated in the proposal far the 45 affardable, rasidential units. ~~ ~~~' ? ? ~r;,~ - 3. - . ~. ~ ~ The Sunset Park/Ocean Park Neighbarhoad Coalit~on filed an appeal of the Planning Commission approval, cit~ng eleven issues as the bases of its appeal (Attachment A). These issues included concerns with the adequacy of the Initial Study, traffic analysis methodology, traffic safety on Ashland Avenue, project density, procedural mattars, water consumption, and provision of a McDonald's playgraund. BACKGROUND This project is subject ta Ordinance Number 1512 {CCS), based on its deemed-complete date of August 23, 199a. Ordinance Number 1512 (CCS), which extended the citywide moratorium on non-resident~al and hotel develapment, placed an upper limit of 18,0~0 square feet on applications for non-residential development in the C4 zone. On February 27, 1991, the Planning Commission unanimousZy (twa members absenty certified the Negative Declaratian fo~ Initial Study 90-005 and approved the DeveZapment Review Permit, Perfarmanae Standards Permit and Variance for the proposed mixed-use development subject to findings and condit~ons (see At~achment B). An appeal of the Planning Commission action was ~iled on March 13, 1991. PROJECT DESCRIPTION The project ~s proposed to be daveloped in two phases with Phase I consisting of the residential portion and Phase I2, the commercial portian of project. The cammercial portion of the - 2 - ` '- ~ . project is p~opased to frant on Linco~n Boulevard and the residential portion on Ashland Avenue. Tw~ levels of subterranean parking and some surface parking spaces support the development. The prapasad project wiZl appear as two stories above finished grade and will fallaw the existing grade af Ashland Avenue, thus approximately reestablishing the natural slope of the property which was in existence prior to excavatian. Technically, the project wi].1 range between one and three stories above average natural grade, due to a large existing grade difference. Maxi~um building height is praposed ta be 3Q feet above average natura~ grade. A more detailed analysis of th~ praject is included in the attached Planning Commission staff report (see Attachment C). Phase I-- Residential The residential component o~ the project consists of 45, deed-restricted, apartment units affordable to low and very law incoxne househalds. Thirty of these units are pr~posed to be construc~ed in the middle partion of the site on C4 zoned praperty. These units, 14 one--bedroom flats and 16 two-bedroom flats, are designed around two courtyards and will maintain a l0-foot, landscaped setback fram AshZand Avenue, per Cade in effect at the time of the project's application. Current Cade would permit an average 1.5-foot front, landscaped setback. The re~naining 15 units of the total 45 ara proposed to be canstructed on the R2 z~ned property as two-stary, townhou~e apartments. Fourt~en af these will be 3-bedraom units and one will be a - 3 - . ~ ~ ~ faur-bedroom unit. These ~nit~ also are designed aro~nd twa courtyards and will maintain a 2o-faat, landscaped, front se~back fro~ Ashland A~enue in conformance with the rasidential district requirements. Maximum height of the residentiaz units in ~he C4 zone is three stories and 30 feet above average natural grade. Maximum building height of the residential units ~.n the R2 zone is two stor~es and 21.1 feet abave average natura~ grade. The units are designed above one and two levels of subterranean, residential parking. Phase I~-- Cammercia~ The second phase of the development is proposed on the western partion of the site, fronting an Lincoln Bou~evard and Ashland Avenue in the C4 xone. The firs~ level is proposed with 8,8D0 square feet of retail space. The second level is proposed with 4,400 square feet of office space, 2,400 square feet of infant daycare space and 2,4~0 square feet af outdoar, infant daycare playcourt. The commarcial develapment is two stories, 25 feet in height with no subterranean parking constructed below it. The required parking for the commercial deveZopment wi12 be provided on the Iawer west level nf the subterranean parking garage whi.ch is proposed to be constructed in Phase I. - 4 - ~ ANALYSIS Parking . The praposed development requires a total af 1.69 parking spaces and 174 spaces wi~l be provided, There are five surplus parking spaces which the adjacent McDonald's restaurant will be parmitted to use at the time the praposed construction of the playland is implemented on the McDonald's praperty to the north of the cammercial site. (Administrative Approval Na. AA 90-072 for a NlcDonald's playZand was approved on Ju~y 31, 1990. This appraval was for a playland to be constructed in an area of five, existing parking spaces on the McDonald's site.) A joint driveway and parking easement is already in place oh the northern partion af the Community Carporation site, abutting the McDonald's property. Neighborhood Compatibili.ty Community Corporation of Santa Monica held two neighbarhoad meetings at ~he inception of the project in order to infarm the neighborhaod about the praposed project and ta obtain design input from the surrounding neighbors. The praposed retail, affice and infant daycare uses are consistent with the intent of the Service Commercial Land Use Dis~rict and the C4 zane. They will blend with the surrounding uses which include genera~. commercial, McDonald's and various automotive uses. The proposed commercial deve~opment is an infill of an exzsting vacant parcel and with improvements, will revitalize the unattractive site. - 5 ~- ~ r i The proposed residentiaZ development on the C4 and R2 parcels is an appropriate use which blends with the surrounding R2 residential nei.ghbarhood. The townhome apartment complex proposed on the R2 lot is only two una.ts above permitted R2 density and is twa units less than entitled by the State density bonus law. The R2 development will ba canstructed on a bnilding pad which is approximately 14 feet Iower than the adjacent property to the east and will serve as a campatible transition between the mixed use project to the west and the existing neighbarhood ta the east. Furthermore, the R2 apartment development is proposed at a technical height of one story and 21.1 feet; wher~as, code permits the development to be constructed at a height of twa staries and 30 feet. It will appear as a two story development at a lower height than and consistent with the adjacent residential development ta the east. The R2 residen~ial development will maihtain a 20-foot front setback, cansistent with the remainder of the block on Ashland Avenue. Initial Study The Initial Study analyzed potential project-related impacts in the areas af: earth movement, air quality, noise, transportation and circu~ation, construction effects, aesthetics, and neighborhood effects. The Initial Study concluded that there would be no significant impacts as a result af praject canstruction in any af these focus areas. Although projected project impacts are cansidered insignificant, the Initial Study ~ 6 - . ~ recommended a number of mitigatian measures in order to lessen any impacts. These mitigation measures are included in their entirety in th~ recommended conditions of approval. Based on the analysis presented in the Initial Study, tha Planning Commission certified a Negative Declarati~n far this project. Traffic and Circulatian The City Paxking and Traffic Engineer selected nine intarsections in ~he project vicinity for analysis. These interseGtions are: - La.ncoln BouZevard at Santa Monica FreEway off-ramp - Lincoln Boulevard at Santa Monica Freeway on-ramp - Lincoln Baulevard at Pica Baulevard - Lincoln Boulevard at ocean Park Bou~evard -- Lincoln Bou~evarcl at Ashland Avenue - Lincaln Boulavard at Marine Street - Eleventh Street at acean Park Boulevard - Eleventh Street at Ashland Avenue - Elaventh Street at Marine Street The traffic study determined that there would be no significant project-related traffic ~.mpacts at any of the nina, st~dy inter- sactions. The City's traffic analysis guidelines define a sig-- nificant impact as one in which the intersection is at level of service "E" or "F" and sxperiences an increase in the intersec- tion vo~ume to capaci.ty ratiQ {V/C) of at least .02. Appeal Issues One issue cited in the appaal was traffic flow and its neighbarhood impact. Policy 4.3.1 of the City's Circulation Element stipulates that "leve3. of service shall be 'C' for collector~ feeder, and lacal streets and ~D~ far arterials or better where possible." Lincoln Boulevard is defined as an - 7 - ~ i of a second cvm~ercial driveway wou~d most Iikely be re- quired on Ashland Avenue to tha detriment of the residen- tial neighbarhood, thereby making the praject unaccept- able; and the pravisian of the required 19.73' rear and side setback on the far northeas~ corner of the commercial site would result in a relacation of the commons and laundry room into an area which would disrupt the common open space for the residentia~ development, whereas the retention af these rooms as praposed would not disrupt the adjacent properties due to the project's significantly lower grade. PERFORMANCE STANDARDS PERMIT FINDING l. The provision of residential units an the C4 parcel meets all the required performance standards far residential uses in c~mmercial districts per Code, Section 9050.11 and with appraval of the variance, the project fully complies with all ather appli.cable develapment standards required by code. DEVELOPMENT REVIEW FINDINGS 1. The physical locatian, size, massing, and placement of proposed structures on the site and the location of pro- posed uses withfn ~he project are compatible with and re- late harmoniausly to surrounding sites and neighbarhoods, in that the project complies with all F.A.R. and density standards for the C4 and R2 zones; meets the height stan- dard for the C4 zone and is one story and 8.9 feet lower than permitted in the R2 zone; and is oE a compatible scaie and design with the surrounding neighbarhood. 2. The rights~af-way can accommodate autos and pedestrians, including parking and access, in that the property has adequate street frantage to gain access from Lincoln Boulevard and Ashland Avenue, which are fully improved stre~ts capable of serv~.ng the property as determined by the traffic and circulation analysis pravided in the Ini- tial Study. 3. The health and safety services (police, f~re, etc.) and public infrastructure (e.g. uti~ities) are sufficient to accomznodate the new development, in that the prapased pro~ect is an infill in an established neighbvrhood which will not signiticantly xncrease the demand far th~se ser- vices and utilities. 4. Any an-site provision of hausing ar parks and public open space, which are part of the requ~red project mitigatian measures required in Sulachapter 5G of the City of Santa Monica Comprehensive Land Use and Zoning ~rdinance, satis- factorily meet the goals of the ~itigation program, in that this project is not required ta provide these mitiga- tion measures per Code, Sectian 9046.7., due to the pro~ect - 9 - ' • ~ has any concerns regarding traffic safety, appropriate measures, such as turn restrictions, will be taken. As a separate action, the Parking and Traffic Divisian is preparing a Neighborhaod Traffic Prateation Plan to minimize traf ~ia intrusion into the neighborhood in genera2. The subject development is beirtg considered in the formulation of the final plan. The app~llants deemed the project density to be incampatible with the present neighborhood residential uses. Hawever, the project on the R2 parcel ~s only two units above code permitted density and is two units less than permitted by the State density bonus law. The design of the R2 development meets height and Iot coverage requirements and provides two ].arge co~rtyards. In staff's judgement, the prajec~ wil~ be campatible with the surraunding residential uses and will not be visibly more dense than surrounding permitted, mu~ti-family developments. In approving the proj ect, the Planning COI[i]E115510II ~made the finding that the project was compatible with the surrounding neighborhoad as well. The appeal addressed pr~cadural issues regarding the hearing which staff finds without merit. The hearing and notice process was standard and complied with both City and State law. Similariy, there was no "unethica~., impraper, and illegaZ c~inmunications between project developer, city staff personnel, and independent Initial Study consultants ]aefore or during - 9 - • ~ ~ preparatian o~ the Initial Environmental Study," as the appe].lants alleged without subs~antiation. water consumptior~ was another concern expressed in the appeal. The appea]. incorrectly states that the project failed "to consider water usage and mitigation measures such as andividual apartment water meters." In fact, the project must, like any other development, comply with the City's xeriscape ordinance, as well as emergency water conservation Ordinance No. 1571 (CCS). In addition, the City does currently require multiple-family housing ta be ~.ndividually metered for wate~. In another area, tha appeal states tha~ the project wiolates McDonald's commitment to devalop a McDonald's playground on the site. Staff is aware of no such commitment. McDonald's on~y request ta the Ci~y for a pZayground was the one cited earlier, AA 90-072, for a 1,054 square-foot playland addition located salely on the McDonald's site, imm~diateiy abutting the south side af the restaurant structure. A building permit recent].y has been issued for the play~and. Final~y, the appellants state that the appeal is based in part on failure to disclose details o~ the purchase agreement between the concerned parties. Disclasure af these details zs neither standard nor necessary ~or the proce5sing of any deve~opment applicatian in terms of p~.anning, zoning and environmental issues which are the appropriate cans~.derations in this appeal. - 14 - . ~ ~ BUDGETf~'INANCIAL IMPACT The recommendation presented in this report does not have any budget or fiscal impact. CONCLUSIQN In staff's ~ansideratian, there are no grounds to ovarturn the Planning Commission's approval for the reasons discussed in detail above. The analysis presented in the Initia~ Study supports the PZanning Commission's certification of a Negati~e Declaration for the proposed project. The proposed project is an infil.l on a vacant property which will be compatible with the surrounding resideritial and commercial, neighborhood. The mixed-use nature af the commercial develapment will serve as an appropriate transitian between the C4 and R2 zoned properties and the residentiaZ development will be compatible with th~ surrounding residantial neighbarhond. The pravision of 45 affordable, residentiaZ, rental units to the City's housing st~ck addresses the Housing Element abjective of p~aviding a~fordataZe housing opportunities. RECOMMENDATION ~t i~ respectfully recommended that the City Counci~ deny ~he appeal, certify the Negative Declaration for Initial Study 90-005 and approve Development Review 90-003, Performance Standards Permit 90-Od5 and VarianCe 90-419, subject to the ~indings and conditions listed in the Planning Commission Statemant of - 11 - '~ - ~ ~ ~fficial Actian (Attachment B) and as madified below ta reflect the City Council's action. Negative Declaratian Findings The City Council hereby finds that the Final Initial Study and Negat~ve Decl.aration should be certified in that: l. The Cauncil has reviewed and considered the contents of the Final xnitial Study and Negative Declaration, consisting of the Draft Initia~. Study and Negative Declaration, public comments, and respanses. 2. The Final Initial Study and Negative Declaratian adequately review and analyze potential environmental effects of the proposed project. 3. The environmental review was conducted in accardance with applicab].e State and City CEQA guidelines incl.uding preparation, notification, and content ~equirements. 4. A Negative Declaratian is appropriate, in that the Initial Study provides sufficient data ta suppart a f~.nding that the project will not have a signi~'icant affect on the environment. Prepared by: D. Kenyon webster, Planning Manager Shari Laham, Senior Planner Planning Division Land Use and Transpflrtation Management Dapartment Attachments: A. Appeal Form and Petition, dated 3/13/97. B. Planning Commission Statement of ~fficial Action C. Planning Co~nmission Staff Report, dated 2/27/91 D. Final Initial Study E. Summary of Final ~nitial Study F. P1ot Plan, Flaor Plans, Elevations and Sections DKW: SL PC/CCSM Q4/10/91 - 12 - ~ ~ ~ ~~ ~ Aiarch 23, 1991 ~P~ ~ J ~~~~ RE: :Sppeal ~~.90-010 (Plannzng Commission approt-al on ~~bruary 27-28, 1991 of Com.~nunit}* Corporation Pro~}ect at 2807-09 L3ncoln Blvd.;" and 827-31 :~sYrland A~,~2nue) Honorable Cauncil r~lembers, T~e, the appellants have found intense oppos~tion to the Community Carporation Pro~ect at ~incoln Blvd. and Ashland :~ve. by the neighbors. Durin~ a very limited petition drive over 250 signatures were gathere~ from immediate area ne~ghbors who oppase the Pro~ect. rlost of the neighhors D~ l~ke the concept of the Pro~ect (a~~ordable housing iYith commercial), but felt that the Pro~ect ~,°as too b~g i,ith too many units in~olved (45 Units). ?. ma~ority of the nei~hbors felt that without the 25~ bonus density and with a restrictive neighborhood protectzon traffic plan e~acted that they would welcomP the Pro~ect to our neighbarhaod. S~nce r~~e feel that neighbarhoact invo~vement was sever~ly hampered during the tz~ro meetinos held zn Decemher, 199fl and Jan~ary, 199I, the neighborhood wo~l~ lzke a clarif~cation of the possibl~ity of fewer units being bu~lt an~ 12ss traffic generating commercial footage in the pro~ect. The neighbors also feel ver5 strongl~~ about a traffic ~nitiga~ion plan for the surrounding residential streets to the pra,7ect tha~ have alreadp been inundated by commuter and commercial traffic. A traffi~ mitigatio~, p~an is need~d for the area before the pro~ect is started. There ~s aiso no vzsible greenscape from tne street, and no water ~~tigat~on plans hai~e b~Qn men~ioned. It ~s not the nezghbors zntent to cample~ely stop the Communitti Corporatzon Pro~ect at Lincaln BIr•d. and ~.shland ~te. However, k=e ~o expect the ~~ty of Santa ~Ionica to address and act responszbl~~ to our concerns and hopefullti ha<<e our neighborhoo~ ga~n a Pro~ect that the neigl~bors and the City of Santa 'lonica ~an be proud of and show to other communitaes that Pro~ects such as this can be successfully comp~eted wz~hout negat~ve impacts. Srncerel~; , set Parc/Qcean Park Ne~ghborhoad Coalition ne Dempsek 820 j4tilson Place Santa ~lonica, C~. 90405 (213) 392-3366 ~~ Aaron rIc iernan 2912 llth 5treet #5 Sa~ta ~~anzea, CA. 9040~ (213) 396-83b0 cc:Commun~ty Corporation FA~{ (213) 395-433b OPCO & SP~,~ c/o Ne~ghborhood Support Center F~~ (213) 396-126Q Frxends of Sunset Park, 2259 22nd St., Santa 1`tonica, C9. 90405 c~- ~~.~' ~_~s~ .r~ ~~ ~~ ~ -. ia ~~~ ~ ~ 1 ~ APR h 3 ~~gl i e~ty of _ Santa ~anica Cr~mmun~ty and Econom~c Develc~nent Departnpent PEannir~ and Zanin~ Dtvt~lcn =213a45~-8341 ~~~ .lrr APPE~;. ~ORM ~' '. ~~~: s~oa.oo /~ ~ ~f ~`t ~ i ~lG~'1mE'~ '~ ~ ,4- ~ J '~ `G .J Daba F~ed March 13, 1991 Rece~ved by ,.. i~r ~ ~~EI~ ~Q. Name Sunseti_gaxk,_ / .__4~:~an:.Pa~1~:__E~~.lghbort,ood Coalition Addr2s5 820 Wilson Place / 2912 llth Street ~~anta Monica, ~;a. yU4U5 Con~actFerson Jane Dempsey / Aaron Mc K~ernan php~g (z13) 392-3366 or (213) 396-S36fl Pieasa descr~be Ihe pra~ect and decisa~ Ea be appealed 2807-09 Lincoln Blvd . and 827-31 Ashland Ave. Ap~lication for De~elopement Review Permit, Perfor~nance Standards Permit and Variance (DR 90-003, PSP 90-005, VAR 90--019, and I5 90-~~5) P~anning Commission appro~ed February 27, i99L meetxng on February 28, 1991. \. Case Humber ,q~~u 2807-09 Lincoln Blvd. and 827--31 Ashland Avenue Appiitant ~%ommunity Corparation of Santa Monica E3riginalhearingdate February 27/28, 1991 (Fermit streamlin~ng Exp, date 2/23/91-extensaon granted) Ong~nal act~an Pro~j ect approved Pi~~S~ S~~a ~a ~pac~t'~ r~~i3~bC ~e 3~ The i'Ianning Com»: ~;~ia~ nyy i c ~_ ~i ~~e Yro~ 4~ t praposal spi e e a wi~g iciencies ar.d ~rregularxt~.e~: i.Failure to comply with CEQA (Public R~s. Co~ie Sections 210Q0-21~70) ~nciudang appro~al oz a project passed on a airzicaent s~uay. 2. Unreasonabl~ assumptions as ta traffzc flow and neighborhood impact, ~ncludzng the Commissions f ailure to m~[zgate. 3. Faalure to prov~.de adequate safety for AshZand Ave. access and egress and traff~c revisYOns. 4. Denszty of pro~ec~ develapement ancompatxble with present resident3al nezghborhood. 5_ A hPari no anr~ nnt~ r° t'~P public due ta city nrnrPCC wh~ rh m1 ST aar~ .~ nti mi riatar] _ anr# rr. ~~~t~Pf~ invalvem~nt and support ~o the developer. 6. Unethical, improper, and ~11ega1 communicat ons between Pro~ect developer, ~l~y s~dLl ~er5~~ii~e1, aii~l Iiit~~~ejideii~ Ii~Iticl a~ucly l.U1LJUILd11LS ~luilii~ nranarafi~nn nf tha Tnita7 Fnv~rnmPntal ~t~tr~v_ ~ r~ n~isteading posting at the sate wi.th on~y one-sign in an enctosed area ,,.,, ~,,. ~i,. .,i i ., +t,-,,, t~,~ „r , ~+ r; n.» ,- ., o --o------~~--~ --------- ------ --' r-..~ __ ' (Continued on hack side} _ . ed ~~ badc 11or~- ~' ~~ ~I~IOfi~ '$~CA IS ~IAAd • kf.A 0 .a. r 1 Sgnahu@ ~ai9 ~ ' r~ `.' _ ~ '~~ ~~ ~ ~ - - ~ •, . ~ List of Aoneai Deadlines* Vaz~~nce decisions: 14 days (S~IC Secti~;'n 9~,13.8) Home ~ccupatian decisions: 7.4 days (SMMC Section 9110.bj Temporary Use Perm~_t decisions involving projects havinc~ span af 45 days or more: 1 days (SNII4iC Section 9111.7) Ferformance Standards Permit deci.sions: ~4 days (SN~+IC Section 93~2.6) Reduced Parking permit decisions: 14 day~ (SMMC Sect~on 9133.7) Adm~,nistrative Approva3s (revocation th~reof only}: 7 days (SMMC Section 9134.5) Ocean Park Yard Reduction Permits: I4 days (S2~+II-;[C Section 91~1.7} Architectura~ Review Board decisions: iQ days (SMMC Section 951A) Land.~narks Commission decisions: lfl days (SMMC Se~tion 9533) ConditionaZ IIse Permit decisions: 14 days (SMMC Section 9114.8) IIevelopment Review F~~it decisions: 14 da~s (Secti~r 9~?~-7) Tentative Nap d~cisions: 10 days (SHriC Section 936f) ~Appea~ peria~s bF~~n on next business day follow~ ncr t'~e decision, Appea~. ger~.ods ending an weekends ~r holidays are extended to t~e next busin~ss day. Appeals must b~ ~iled on forms available from Planning and ~oning offfce and be accompanied by appropriate filing fee. See Santa Man~ca Municipal Code for more informatian. k/agpeal DI(W:bz Contlnued from front side S. Failure o~ Commission members who have financial/business contact with ~he deve2oper and the expecratian of tuture busxness to disclosn ~hese relativns ar das-qu3lify themselves for the proceedings. 9. Inappropriate ap~roval of Iarge scale water usage where non~ ex~sts, and failure to consider wat~r usage and mztigation measures such as in~~v~duai apartnent water meters. r 10. Community Corpc~ration ~:ro~ect ~iolates comanittments made t~y Mc F.pllnld's to neighbors to develop~ a Mc Donald's playground on the same sxte. and~ 11. Failure to disc].ose parking and other details of purchase aginementEor eve~opement) between Conununity Coiporation, Mc Donald's, the Czty of Santa Monica, the C..~orado Place Associates, and any other part~es. 24 pages Please note attached copies of petitaons (currently in progress} with apnru:-.imately 20D sagnatvres of concerned neYgh~ors gathered in the immedxate area during the first few days by a sma11 graup of r~szdents. Remaina. d pet~tions uncoliected from the neighborhood at this date wi.ll be forwar~ . . ~ SLTNSET PAR~ PETITIUN TD THE SANTA MONICA CITY COUIVCIL WE, TH~ RESID~NTS OF SU1ti~SET PARK, .QP~E THE PROPOSED COMMERCIAL AND HOUSING DEVELOPMENT AT THE NORTHEAST CORNER OF LINCOLN BOULEVARD A1VD ASHLAND AVENLIE BECAUSE IT WILL SIGNIFICANTLY INCREASE TRA~'FIC pN OUR R~SIDENTIAL STREET~ WHICH ARE ALREAi]Y iNUNDATED WITH COiVSMUTER AND COMMERCIAL TRAFFIC WE SLTPPQRT_ A RESTRICTIV~ NETGHBORHOOD pROTECTION TRAFFIC PLAN FOR ALL OF SUNSET PAAK AND THE INSTAI,~.ATION ~F PERMANENT TRAFFIC COI~~TR~L MEASURES TQ SUBSTANTIALLY REDUC~ OUT OF AREA TRAFFIC ON OUR RESIDENTIAL STR~ETS ~ SIGNED ON THE WEEKEND OF MARCH 8 THROUGH MARCH 10, 1991 ~ ~~1~-~~.t~ ~- - a9a1 ~ ~t ~ si -~ od3 ~~S ~1 - 3 ~~ //~ ~~ ~~~ ~~~ ~ 3 9a - I s.s~ _~,,~~- ~,~,~ ~ 3~d ~ ~ r ~ 5`r~-r z~~ 9 l ~ st~ ~29~ //~Sl` ~ -u~~ ~'- c~ ~d'~ ~ ~~~r. ~- 9 ~~'~?~ 1J ~ .~ _ -~--~ ~ ~~ ~ ~~ ~ ~z`J .~~~, . _ ~~ Z ~~ ~_ ~~ ?~ .s~ ~_~~ _ _ ~~1~ ~~-~ S~- ~- ~`'~''~- ~9'd/- J/~f ~ ~ ~!~/~~~ ~~ ;~ ~ ~~~~ ~;.~, y~t. _ ~ . ~, .,`~ , 3~ 6 --o~~ (~ ~ ~9~ -~>> ~~ ~~ _3~a~~~.73_ .~~z - ~~-' ~,~ ~ ~~, ~~`~S=G -~i~~-~~7 3~~' ~~~~ ~y~~~~~7 ~ ~~ ~9~~ ~~~~~ .3 ~6 ~~6 t~z5 3~~- ~j~~ ~ ~ '~ ~ i SUNSET PAR~ PETITION T[7 THE SANTA MOIVICA C~TY COUNCIL WE, THE RESIDENTS O~ SUI~TSET PARK, .QPP05F THE PRO~'OSED COMMERCIAL AND H~USII~7G DEVEI.OFMENT AT THE NORTH~AST CDRI~TER OF LII~~COLN SOULEVARD AND ASHL.AI~TD AVENt)E SECAUSE IT WILI. SIGNIFFCANTLY ~NCREAS~ TRAF~'IC ~N OUR I~ESIDENTIAL STREETS WI-iICH ARE ALREADY INUNDATED WITH COMMUTER ANI3 COMMERCIAL TR~FFIC. WE SUPPORT A ftESTRICTIVE NEIGHB~RHO~D PR~TECTIaN TRAFFIC PLAN FOR ALL OF SUIvSET PARK AND THE INSTAL~.ATION OF PERfUiAN~NT TRAFFIC COI~TTROL MEASURES TO SUBSTANTIALLY REDUCE OUT OF AREA TRAFFiC ON OUR RESIDENTIAL STREETS SIGN~D ON TH~ ~VEEKEND OF ~viARCH 8 THRDUGH MARCH 10, 1991 NA1V~~ ~f~~~~ ~~ ~ ~ ~ ~CZ,ti~r, t s~.~~t~~• ~ ~, y ~~~ ~, -~~~; ~ ,~f ~~ ~~~~ - cs~,~~{~.~. G~ ~4C~.-0 ~ l 1 1 ~ ADI7RES5 YHQ?\ E .~ "`~ ~ ~ = ~ -~' ~ ~l ~ C/~tC c~.. ;~~' ~ -~ 7 ~~ r~,z ~ ~~.~,~~ ~~ ~~~ - C~~o j ~~ ~ ~ ~'~ ~~ ~ ~ V \ ~ ~ ~ ~ ~ ~ ~ r'~Z! ~`f~L~~~ _ _ ~.~~~~~~~ 1 G ~ ~ ~ c,~ ~` ~ ~" __ ~ .~ ~1-S Z - (~ ( 3 ~ ~~; r~ /~ ~ ~r~ ~--~r~~ '~ ; ! ~: ; /' ~ ~' - ~~~ ~ __~ ~ , ~ ~ t~~ s~~ s~ ~ , 7 s~- ~~ r~<< r , i ; LL ~ ~~ ~ ~ ~ ~ L/. ~ + _ 1 ^. ~ ~. f ~J` Cl` - ~ ~L [ [ /[ ~ ~ 1 , , ._ -^~ ~ ~t7~` ]' ~~~ ~~ ~ ~ t-~ , ~ ~ ~, i ~ -~; C~ ~ + ~~-- ~` ~- t ~ I ~~ Y ~~ lrSfi ~-~- ys ~ -~Ga~'7 ~~3 ~U~ox~'~e. 3~~-~S~$ 1 r i 5~ G~.,~i~~~.~'.G~-~,c ~/s ;Z-~ v`~ ~ ~ ~~I ~~V1 ~f ' _ ~°~~ ~?5O ~,., 7 ~ ~~ ~ I ~~l~r~ 1~ . . _ ~~f . ~ SUNSET PAR~C PETITION T~ THE SANTA MOIVICA CITY C~UNCIL WE, THE RESFD~NTS OF SUNSET PARK, .~PPOS~ THE PROP~SED CQMMERCIAL AND HOUSING DEVELQP?v1EIVT AT THE NORTH~AST CORNER O~ LTNCQLN BOULEVARD AND ASHLAND AVENUE BECAUSE IT WILL SIGNIFICANTLY INCREASE TRAFFIC QN OUR RESIDENTiAL STREETS WHiCH ARE ALREADY INUNDATED WiTH CaMMUTER AND C~MM~RCiAL TRAFFIC WE ~UFPORT A RESTRICTN~ IL~EIGHBORHOOD PROTECTION TRAFFFC ~'LAN FUR ALL OF SUhrSET PARK AND THE INSTALLATION OF PERMAIVTENT TRAFFIC CUI~TROL MEASLTRES TO SUBSTAVTIALLY R~DUCE ~UT O~ AREA TRAFFIC ON OUR RESIDENTIAL STREETS ~ SIGNED ON THE WEEKEND O~ MARCH 8 THRaLGH MARCH 10, 1991 ~ ~ r~~` ~~ ~ ~~L'JC~1`.~~\11 w E ,- ~~ 5 ~~ ~51~c~`;~"a~Yl.e.~ ~ ~~ 1 ~/ ~`1t_ `~ ~ ~,f~1~ ~'._'~'_ ~~ ~ (]~r.[~S ~-'~-~~+v ~ ~ ~ L L~ ~ czrt~.- C }'/hP~ ~0~~ ~~~ ~~J ~~~ ~~ ~t~ -~ ~' ''/ / r"'. / ~ c, i ~ i ~- ~~ ~~~ ~-v ~ '~i ~ ~i L~~ r~ ,~- ~~b" y~`~~ t ~ `?~r~ -~r~~ ~{ 1 ~~ , ~ ~~ ~ ~ ( 1- ] ~~_. ~'fJ~.~ 1""'~' ~~! ! i ~/` ~CJ ~~ ~ ~ ~ .~-~ ~~ . ~ ~ » ~~ ~ Q~3j ~~. ~ , ~ ~~r 1"~~'r c~uD.~v~ - , ~ _ ~'.~~ ~~g.~-- ~ ~~. ~ ~~,~ ~ ~r ~ .c .~, I.~~"~-~' r~~ ~ v 1~ ~ ~c ~~ 3`~~ ~~~1 _~~ C- ~~~'.~ ~ ' ~~ ~sr~ ~ ~ ~ ~~' 3~~~r-~~~3 i ~c~~~~z; i~~~ r~ ~ ~'~ ~ ~ ~a~s 5~.~ ~~1~~~~,~ ~~~ ) ~~l r -~ 7~~ ~~)~., - Cr~~~ ?5:..3 ;)-~-~ 5-~ ~y~,-GS3~ Z~ ~~ 1/ ~~. 1~- ~~~-~53~ ~ ~ ~~~ ~ ~ ~ SUIVSET PARK PETITI~N TQ THE SANTA MaNICA CITY C~UNCIL WE, THE R~SIDENTS OF SU1\SET PARK, OPP~7SE THE PR0~05ED COMMERCIAL AND HDUSiNG DEVELOPME~TT AT THE NORTHEAST CDRNER OF LTNCOLN BOUL~VARD AND ASHLAND AVENU~ BECAUSE IT WILL SIGNIF~CANTLY INCREASE TRAFFIC Q:V OUA RESIDENTIAL STREETS WH~CH ARE ALREADY INUNDATED WITH C~MMUTER AlvD COMMERCIAL TRAFFIC. WE .~JP~'ORT A RESTRICTIVE N~IGHBORHOOD PROTECTIQN TRAFFIC PLAIV FOR ALL OF SUIVSET PARK AND THE INSTALLATION OF PERMANENT TRAFFIC COi~TTR~L MEASURES TO SUBSTANTIALLY REDUCE OUT ~F AR~A TRAFFIC QN OUR RESIDENTIAL STREETS SIGNED ~N THE WEEK~ND CJF MARCH S THRaUGH MARCH 1Q, 1991 T`~r_2~v~~ ~1e~(S~Sr. ~ ~`~/ ~ ~- , r~:,... ~'~..:.~ , ~~~ - - -~~~~ ~ -. _ ~ ~,D D RE~ ~ _1~ _ ~~ ~ / v 2 ~ ~~, ~/ /Dl $ IS~~ 1~,57~ /~~~ I 4 f~ IJt.GC .~ lo ~a ~~r ll ~ IaC~S 1t.L~ ~/ /~ c~ / ~, /l~y: ~y~ s s~ .~`l6 z ~ ~~ `fS~ ` z7~s-- --_ ~s'~ - ~ ~~~ _~ ~ ~-.--- ~ ~ ~ ~~~1~b7~~ ~z~- ~ss.s ~ ~~ ~-~ ~- s t - ~ ~` ~ ~~ .~~ ~ _ , ~~~ l~.~-~l s~- ~ _ ysv~~9~/ ~ ~. ~ ~~:Cf ~-~. ~ ~-v - ~ ~ ~~ ~~ ~+ ~, ~t ~~~ 1~~ ~~~4~~~~~ y~~~ .~ SIA.ME UII ~l~•r. ~/~p~.r.~ '~~.~~w~ ~ _ ~ ~ SUNSET PARIG PE'I'~TIQN Ta T'HE SANTA IVlOIVICA CITY C~UNCIL WE, THE RESIDENTS OF SUI~SET PAKK, OFPOSE THE PROPQSED C~MMERCIAL AND HOUSII~G DEVE~.QPMENT AT THE IhORTH~AST CDRNER ~F LINCOLN BOULEVARD AND ASHLAND AVENUE B~CAUSE TT WILL SIGIVIFICANTLY ~NCREASE TRAFFIC ~N OUR RESIDENTIAL STREETS WHICH ARE ALREADY iNUNDATED WITH COMMUTER AND COMMERCIAL TRAFFIC. WE SUPPORT A~ESTRICTiV~ NEIGHBORHOOD PROTECTiON TRAFFiC PLAN FOR ALL O~ SUNSET PARK AItiTD THE I1`rSTALLATION OF PERMANENT TRAFFIC CONTRC7L MEASURES TO S~IBSTANTIALLY REDUCE OUT OF AREA TRAFFIC ~N DI3R RESIDENTIAL STREETS SIGNED ON THE i~'VEEKEI~'D OF M~RCH 8 THROUGH MARCH 1Q, i991 ~.A.ME A1~i~RESS PHONE ' JJI~ C;,.~ ~j~ ~'~ f`I r_ /_~,.'i.'1 / / ~/.' _ _ '~"/ 7f ,~,(l~~ ~~1.~~_ ~rf ~ f /~'1 ~ ~ ~ /~~'~ ~ ~ J ~ ~ ~ ' ~ ~ ~ ~ _.~ ~ . - /,%1~~:,~ ~ ~ . / ,~/ ~~i 3~ S ; .~~ f~~~.-~ .,~.~_o ~ ~ r ~ - ~ ~ g ~ ~ ~`5' ~. - :~... ., .- - - . - 7-. ~ ~ "~ _ ~i~ ~'~~ ~1~ ~~ c- r,~.~'r~~.~l .;~,-~.. ~ ~ ? ~ 9.~ ~~s~~;. ~ ~ ~- r ~ r ' ~ j J ~~S'Itt ~'~ /~v~T '~~ T ~.~~ ` ~~~ E' 7 _ r . I~ ~ ~~ ` /G ~" L~L_.~/'~ - J7~r~ ~~+~ ~~~iCGGk~ % `~ i+~~~ ~~ ~T`-~ ~ s / ~ ~ (.. ` ~~/1 ,~n .,~r~/ln ~ 3 S ~S~~~l,/.U ~~~ . I 3 ~i 2~~ 33 ~ v~ ,',~,~ ~l /_/~ .~f~ ~ ~~~ ~. ~ ~ l~ ~ ~ ~~ ~~~ - ~ y .~ ~ ~ , y . - p ~ ,~. ~ • - , - It11 ~ ~., r~ '~ 1-~ c.~;,•~.~~ _ ~3/ ~ /~~~~c-..-~ .,/ ~ ~ 3 9l - ~ ~ ~ 7 _ . `' ' ,~ aw~rr a ~ S3~ r95k~~i' ~~~vp. M~r~~, ~_~.. ~~_~n n n A_~,,~.~ ~=~~ a~l Gt r~n~'ru E~ 7t ~i/i ~. ~'! $) 3y~- ~S~ ~ XA.~ V l.~U~l ~ ~ L~ L~' M a: !'~~~~~~_~~ ~~9q ~ ~~~ , i~ ~ + ~ ~~~~ ~ • • SUIVSET PARK PET~TION Ta THE SANTA MONICA CITY C~UNCIL WE, THE ftESIDENTS OF SUNSET PARK, Q~~ THE PROP05EI] COMMERCIAL AND HOUSTNG DEVEi.OPMENT AT THE iti'ORTHEAST CORNER ~F LINCOLN BQU~.~VARD AND ASHI.AND AV~NUE BECAi.~SE IT W~LL SIGNIFICA~~TLY INCREASE TRAFFIC QIV QUR IZESIDENTiAL STR~ETS WHiCH ARE ALREADY INUIvTDATED WITH CC~MMUTER AIv'D COMMERCIAL TRAFFiC. WE SUPPOAT A RESTRICTIVE NEIGHBORHOOD PROTECTION TRAFFFC PLAN FOR Ai.L OF SUNSET PARK AI~TD THE INSTALLATION OF PERMANENT TRAFFIC CONTROL MEASLT~ES 70 SUBSTP-iVTIAI.LY REDUCE QUT OF AREA TRAFFIC ON OUR RESIDENTIAL STREETS SIGNED ON THE WE~KEND OF MARCH 8 THR~UGH M~RCH 10, 1993 ~ ~E ADDRESS i -~- P~iQ~1E //~y c ~ ~~ , ~ ~r~2~1 ~ ~ i~/~ F' P+/f/i~l/f r~Y i~+ V~~J Gff, g~t riv,/~~~~ n% ~i r~f~f ~` .-~~.J ! ~1 ~~ ~ (i fl~ ~ _ _ / ~3 s ~'~_ _O~ tss3 -- ~r ~~ ;"1. _~~~f-~-~ • y~~.~~ ~ , _ ~ 3 S ~5~~1~~I~ j~ Ue~~ _ 3 `~' 2 -- O 3 ~ ~ ~~ Y v ~ /'~ ~ i SUNSET PARK PE'I'~TIUN T~ THE SANTA MOiVICA CITY COUNCIL WE, THE RESIDENTS OF SL'NSET PARK, OP~, SE THE PRO~'~SED C~MMERCIAL AND HOUSiNG DEVELOPMENT AT THE NORTHEAST Ct~R1VER OF I.IItiCOLN $OULEVARD AND ASHLAND AVENUE BECAUSE IT WILL SIGN'IFICANTLY INCREASE TRAF~'IC ON OUR RESIDENTIAL STR~ET~ WHICH ARE ALREADY INUNDATED WITH COMMUTER AND COMMERCIAL TRAFFIC ~i~E j~UPPORT A RESTRICTIVE N~IGHBQRHOOD PROTECTION TRAFFIC PLAN FOR A~.I. OF SUNSET PARK AND THE INSTALLATION OF PERMANENT TRAFFIC COIv'TRQL MEASUK~S TO SUBSTANT~ALLY R~DUCE QUT OF AREA TRAFFIC ON QUR RESIDENTIAL STR~ETS SIGNED ON THE WEEKEND OF MARCH 8 THROUGH MARCH 10, 1991 ~~ ~1' ~ww, ~ ~ ~ ~~1 ~ ~I''L~- -- ~ ~ ~~ ~~ ~l ~ i • ~ ~ 2~ yt ~~-~r~~~.~ `~ ~ -1~~8 ~ ~ Z ~ (r;. _ ~ ~'l..r( _ ~ ~ T~t a -I~ 3 ~ ~ /.~. I d cd.,... t~- ~~, `'~ ~~~~ ~ ~~..p~ ,~D.~r :~% I ~j w-~ /i '• I ~irn ~ y32- 7yz? y~'~ - 7~~ 1~ 7~~~ ~ ~ ~ SLJNSET PARK PETIT'ION TO THE SANTA MONICA CITY COUNCIL WE, THE RESIDENTS OF SUNSET PARK, OPpOSE THE PRD1'OSED COMMERCIAL AND H~USING DEVELOPMEiVT AT THE N~RTHEAST C~RNER OF LINC~LN BOULEVARD AND ASHLAND AVENUE BECAUSE IT WILL SIGNIFICANTLY INCREASE TRAFFIC ON OUR RESIDENTIAL STREETS WHICH ARE ALREADY INUNDATED WiTH C~MMUTEA AND C~MMERCIAL TRAFFTG WE SUPFORT A RESTRICTIV~ NEIGHBORHDOD PROTECTI~N PLAN F~R ALL OF SUNSET PARK AND THE INSTALLATiQN OF (1} A PERMANENT DIV~RTER ON 11TH STREET AT HILL STftEET, (2) A PERMANENT DI1lERT~R QN HILL STREET, (3) A PERMANEIVT DIVERTER ON ASHLAND AVENUE, {4) A PERMANENT DNERT~R ~N ~VILSON PLACE, AND {5) PERMIT PARKING FOR ALL STREETS WHaSE NEIGHBORS DESIRE IT SIGNED QN THE WEEKEND OF MARCH 8 THR~UGH MARCH 1~, 1991 ~ ~ !~~- ~. ~~~ _ ~~. . , ~~.x. ~ ~~ ~~ ,~.~~~~s. r~~ _ ~~~ ~ss~ ~~r~_ ~~~ ~ ~ ~ .~~~ -~'~~ 8 ~~~ ~ ~ i • O~EAN PA~RK PETITIDN T~ THE S~LNTA MC3NIGA CITY C~UNCIL WE, THE RESIDENTS ~F OCEAN PARK ~E THE I'ROP~SED HDUSING AND C~MMERCiAL DEVELDPMENT AT THE NC7RTHEAST C~RNER OF LINCOLN BQULEVARD AND A5HLAND AVEI~UE BECAUSE IT WILL SIGNIFiCANTLY INCKEASE TRAFFIC ON ~UR RESIDENTIA~. STR~ETS WHICH ARE ALREADY iNUNDATED WITH C~IVSMUT~R AND COMMERCIAL TRA~~IC. SIGNED QN THE WEEICEND OF MARCH 8 THROUGH MARCH 1D, 1991 .LiA.ME ~ ~~~~ ~~ . ~~~. ~ :1~~ X ~i f1~~ ~ ~ I ~~31dr !~~ ~7~~ ` U i~ ~~i ~- ~'~Q ~„~ _ ~~ ~~~ ~~, ~ C~ A~I?RESS pHONE ~ _----.-~ _~-~~-- 7~y ~z -~c. ~ ~~ on.~; ~c ti ~ ~v< ~~f ~ I~~ `__ r~ ~~'"'~~~ 7D~ ~'~~>~-ra~ ~~~/~~~ t '~9~ 1L~n~ ~3~>~~~~ ~ 707 ~l~~to~~ ~~~~~ 7 -82 .~~ ~iy~ ~ ~ ~ ~'~~- ~C ~~ ~, - - ~ ~-c? ~ ~ YM,a .n~~n I~ ~. ~ ,~ `~ 4 - ~ ~S ~ '-t- - ~ ~-`'.--~,~- Y ~`L°~~'¢r~~ ~ ~ ~i - 7 ~ 05~ ~~ c~ ~i.4y,e,.,~,t,~~1-,~'~--~ 3 ~ g -~~-1~ _ ~ ~-~ ~~~C `:.'~~;~ ~~~r ~~ ~1~ ~1~', ~~ ~-~~ %7 ~ ~ ~. , ~~~~~'~ ~~z . ~3 ~~ ~5.~~ r `~~ - ;y~~~~-~~~ ~?r~ - 1~~2-- ?~ ~,~ ~ 3~ c~ - ~ ~~ 2 ~~ ~~--~~~~~ ~~ ~ ? ~~ u ,. 7~ o ~ k~F~G~"~ ~~r~~ . ~ ~ `~ ~"' L'~- ~~ ~~1~ ~~~~ ~ _~ ~~ ~~~~~ _ ~ ~/-~ ~ ` ~ Page 2 ~ ~~~ ~~°~~ ~~ -~ ~~ ~j ~n., ~. ~-{-- ~-? 3 ~G~-n~. ~~2~ S~ ~G ~'~ ~ ~ ~ ~~'~ ~ ~u ~. ~ ~c.~ ~ Ir-y,,~~~_~ ~ 1 c_ L,~ ~ ~ ~ ~.~~~~ ~ ~~ s~ ~ ~~ ~~~ ~~}; ?~~ _ ~~~ c u~ ~~~ ~~~ ~~ J ~ ~~~~~ / _ ~ --~~ ~ ' . ~~~~ ~ ~ - - -,~-~- ~ j,~ _ ~L~ ~~ /~`~~r~K , ~,r/'` ~i~lc_ / .~/~ ~ v~-h.- 14 ~ ~'~'I,~~'1~~ . - - ~,, L~ z~ r -r'~ ~ - ~~~'I~.~d ~~"~, ~~~ +~--~ . '~ e 1 ADDRESS T~y~>~A ~ 1~`A- ~! ~'YI /, J~.1 d ~ ~ ~~ ar3 -¢~~-01~3~ .~i3-- 3 ~ ~~F ~~3 a,~--~~'7-~s~( 3~~ ~~~ 3i I~~,~~~.~ ~ f~~ R ~, ~, ,n~,~ ~ ~r,,r ' ~ ~~ - ~°l~ - ~ ~~- ~ ~? l ~ ~~,I t,~,a ~~~ AJ~~s- 3~t ~r - ! ~~ c _ ~ , ~ }~~~ ~ ~~ r~o'~'-~''~- ~ ~ C~ ' S"7 5 ~ E ~ ~{ ~~.vv~,~-~v~ ~ ~ 4 ~- 6~ 7 ~ c~ ~~~ ? ~~r~ ~,~ ~s6 ~~5~.~ ~-3 ~ ~~~°~ o ~ ~ 3 ~~- 5~- 3 ~ Y y,~ ~[ ll cr/~1a-~ ~ L`!~-C~J,~~',~- 7 9~ ~ . ~'s/5.~~~~~~~n ~ ;~c~~z -~yz 7 y~ ~~ ~y,~ ~~~t~~v~ ;,y ~~ e~~ ~~ ~ ~ ~ Gn'~~ ~ }~ ~~; ~~ l`l ~ / ~ y ~ C^ ~ ~ ~GY'~1.t~%~r?,P,~ (~ ~ ~ tz.~.j ,u.s-~~ ~ ~ ~ 7 ~~r ~~~~ ~~~ ~~~ ~~ ~ ~ ~t- ~l~ 1._ 3 ~~ -3 7~/~' ~~~-~~1 U~ _7_ -~7~/~ ~ ~~,~ ,~- ~~~ ~ ~3~~' t3~ ~S r `~._ (~ fc ~ ~~ ~ ~ • • ~CE~LN PARK ~~1'ITIOIV '~`O TH E S,f~N'TA MONICA C~TY C~UNCIL WE, THE RESIDENTS OF OCEAN PARK OI'POSE THE PROPOSED HOUSING AND COMMERCiAL D~VELQPMENT AT THE N~RTHEAST CORNER OF LINCO~,N BDULEVARD AND ASHLAND AVENUE BECAUSE IT WILL SIGNIFICANTLY INCREASE TRAFFIC ~N ~UR RESIDENTIAL STREETS WHICH ARE ALREADY INUNDATED WITH CaMMUTER AND CQMMERCIAL TRAFFIC. SIGNED ON THE WEEKEND DF iv1ARCH 8 THROUGH MARCH 10, 1991 ~AME ~~c_l~R~~ ~ ~'ti`-t-.c~ v ~ ~ ~s ~ ~.y r~..n.f,.,r ~~ ~ ~;:l~1~ ~./ ,r ; v t ~.~ ~ ~~ ~~~~~p~ ; ~.~. ~~ Y / VV - - - ~~ ~ . ~r , Cr,s-~~n~ 1~~~,~,~ ~~ ~ ~ ~ ~ ~~~~~ ~~~:~ ,~ ~~~. ~ ~~ ~`~'~iI/~f L~l/J ~'~i ..~ ~ ~./`~i~ , ~ _~~~ ADDRESS ~~ C'~,.Ydyas- -73f ~?'S 1~1~ ~~v .~~f ~ h'S`~ 9'.5~~ ~3~ ~sG~r~n~~lii~.~~ ,39g-zvS.S~ ~~~ ~e .~ 3 ~l l -~~, 7~-7 c~/J lA,~~~J~~SI~I~ - . ,. _ . , ~3~~ ~t~ ~~ O ~ r~~~.~ ~-t-- s~-~. 3~-~~~ '? f~ ; Q~.r,.~ r~ :=~`~l"~ `: y,~ CG - , i; r;~ i r !i ~J'? /,r'jl~~~..'1.~~ `~ ~;G~~- ~~~ - ; ~~'~~_ r ~ ~ ~D~ ~~-~-~~ ~r~'~- ~~v2~1~ ~d 3 ~~~i. ~~,~ r~~.- d-~~-~~~ ~~~ ~5~,\.~~._~ ~,~e 3 i ~ - 'z~'I~ ~ ~ 5 ~:~,~ .~.~~ ~ -3 ~ ~ - ~ ~ ~ ~- _ ~I~~ ,_ _ ~~~~ ~'~9~~~ ~D61~~~~N~I~~e ,~i~ 35a~93 ~ ~ ~ ~5~~ .~ ~ ~ ~~-7~~~ - 6~ 7 ~ ! -~ ~ !'f ~,/,~1J1/.~* ~ ~ , ~ :,,~ ,. ~ ~-~ ~-~ ~'~~ ~- ~ ~ !~ y~7~D 3 ~ ~ - Y~~ ~ ~~~~`~ . ` ;~ ~ ~ Page 2 NAME A,.~- ~'wJ P ~ ~7a.~- -~~~.. ~ . ~ ~a.`~ I~ftt>]~~_ ~~2..~~ ~[l~l~k ~t~~ ~~~~~( ~l ~ t~(~S ~-- C' c,~---c~,.J , J ~ ~~G~,a ~i~~Y ~~~~. .~ `~.-.,~ ~ ~ ~ Q ~, ~ L 1 [. , i ~~~~~ ~~ ~~ ~~~~ ~~ ~ ~~ ~ ~ \ . PH O?` E ~a~ ~ ~ ~n ~-~ ~c~ ~ - ~ ~ ~7 . ~iSg 1~Sf~ ~~,w~ ~~~- ~ ?3 ln~~ ~! 1 L!/t /~~j~, ~~..] ~ ~,5~~ (o ~ Z ~11~~,~ f~1/~ 4~J~ '3~3 ~ ~ ~~C~ I~,I~~D 39(~ 59~7 ~ _ roo~ ~t~,~2._. ~ c ~°~b' o`~~~ ~- ~- 3 ~~ -~a~~ ~o L 1~1e.,~ ~„~ _.~ 91 ~ .77 ~ .~~.~1~+ ~ac~ ~v. ~~f~'~S"1 ~I ~~ ~~r~- ~- ~~~ q~ F 6 ~ ~ P,~.:- ~ _ _~9~ -l ~ 9 ~ ~ ~ y ~ c~ ,~„ . ~~- l~~ ~ ~ ~-~ ~ ~~- ~v.e~ .-~~ -~ _r y`~ ~~~-u'e• ~ ~~~_~dds _G~4 ~t~ ~In~,-#A- .~~tz-~r~,~ ~~~ ~~-~ ~ ~ ~ ~.~~ ~~ ~c~ ~ ~~ ~7~ 5a T3~ ~ , ~~'Yf~-{ Z 3k ~ l ~. ~- cr - _._ . _ , G ~~ ~ `. 4` ~ rra G~ 7- j _~.~ ~~~ ~~~ =~~ ~2 .~ 7~~ ~, ~~ ~~--~~ _ ~~~ -~~ ~ ~ s~~ ~~ ~~~,~ ~.~ r 5-~ ~~ , ~~' ~~f ~.~~o `~~ b- ~2q3 _~"~~ ~-~~~~d ~ ~q~- ~~r~ _ ~~. r~/~~ ~~ } .. . ~ Page 3 ~I.AD~E (~; ~ ~~C~ ~~`~~ ,~ K,~~' ~r _' ~',~~~~~~~ ~,r~~c.~ - .- ~(~,~.~0,~ ~ ~~ ~ ~ ~~ ~~ - - ~. Q.~ . ~, ~s~~~ C ~,~r. ~.1 ~~J~ ' c D A ~l /~ ~ ~ ~f l - - -~~~~ i ! ADDRE~S pHONE ,~ F~h~ ~ ~ ~a,~i -a31r . ~5b ~ ~ ~~! `~3,c~~ ~ .~ ,~ y~ v~' ~r~ ~ . . -. ...5"a~ ~, .~' ~ G ,~ d,s ~' ~~ (' ~ .~ _ ~{~-~~56 ~~ . ~~ ~ ~~~ , ~~~~ ~~~ ~~ ~~~'~~as~~ +a~ A~~~p~~ 3~~ - 1~~~~ ~az ~s~n~~,~,~ ~Sa - q~ ~~ ~07 'P; ~ ~e • ~ s.~ , ~ z- ~51~ ~`lD/ ~i~' ~°~ ~ ~rf~l • ~~f.~D ~ ~-/99 7o J~.~,L. ~. s~ y.~~ - z! 9~ ~ .~.~, _~. ~' ~~~ --~c~ ~~ ~-~r~i~5~ 3~~~~1~~'_ ~ ~~5~~~ ~.~~.~ 3~~ ~ ~C~ ~~~ ~ce.~~ ~ ~ _ 3~ ZG~Z_ ~- -`~"~ ` ~ ~=~~~: ~~ ~~-~r ~~ ~ ~~v ~~ '~~~~ ~,~i~ ~ ~~C~ ~P~,.,~ ?~ P~--~~~~~CI 3a7~`~~ . _____ ~ " ~ ~ i ~ t~ , 3 ~'~ ~ ~~ ~~`f~ ~'r~ ~ ~-~ ~~~ s~L r _~~~ 1~~~~ ~U'f=~ _ ~ sl p `~r ,~•~ ~~7~~ ~3q~ I ~ ~ ~ l1 /~ _7.~~ ~~ ~--~- ~ ~~ -/ ~.~ s ~-~~ ~~~~~ ~ ~s ~g~~~~ ~~~~ ~ ~~,~.~ ~ K~~~ • • OCEAN PARK P~1'ITIOIV TO THE SANTA MONICA CiTY C~]UNCIL WE, THE RE5IDENT5 OF OCEAIV PARK ~QSE THE PRDPOS~D HOUSING AND CO~NiERCiAL DEVEL4PMENT AT THE NORTHEAST CORNER ~F LINCOLN Bt?ULEVARD AIVD ASHLAND AVENU~ BECAUSE IT WiLL SIGi~1IFICANTLY INCREASE TRAFFIC ON OUR RESIDENTIAL STREETS WHICH ARE ALREADY iNUNDATED WiTH COMMUTER AND COMMERCIAL TRAFFIC SIGIVED ON THE ~rVEEKEND QF MARCH 8 THR~U~H MARCH 1D, ~991 ~~ ~~ 73/ ~l~c,q~~~ A~c-T _~sv'q-~~ _ 70~ u,~,~~t,~~ ~ S~9- 97zz _[v ~ ~ ~~-~..~ _ ~`~6 ~~'~'t _~ 3 7 C~~-,~ ~',G~c1 .~l ~ S ~"s.~- ~~~0 ~~-~-~': 3~~~~~~ ~~ ~. L ~ C 1~~ L CZ i ~( ~C, C tL .1 /~ •~ ~ il L~ ~ ~¢1~w~i ~~~.Y~_ '-xl.~%:~..{~E/'~- j /~" `/ _.~l/ ` 55.~~ ?'~ ~ _p `~.~ 3~6 ~`~~~' ~6~ ~~~ ~ _ 3 ~~~~~~ ~ 0.6 ~j~'!'C /-~V ~ ~ ~o (~~ G~i~''i~3~~-~~~~ C`1.~/1 ~~ ~~Z ~(~ ~s ;~ ~ 1~~~ - ~07~~s~.~kr~~( ~ ~~~ -576~1 5 ~1 ~~. ,~_~~ ~ ~~ ~ ~~l ,~S ~~~ ~~-~~ 3 ~ ~ `~ ~2.~ .~ y6 -0 9~s '~ ~ ~ ~L~~ 6 ~ ~~ ~~ ~ ~ ~-}~Gh me~ r~~~~ ~~ PROJECT STATEMENT OF OFFICIAL ACTIDN NUMBER: DR 90-OU3, PSP 90-005, VAR 90-d19, IS 90-005 LOCATION: 2807-09 Lincaln Boulevard~ 827-31 Ashland Avenue APPLICANT: Community Corporation of Santa Monica CASE PLANNER: 5hari Laham, Senior Planner REQUEST: Certificatian a~ a Negative Declaration for Final Initial Study, TS 90-005, and applica- tion for a Deve~.opment Review Perrait, Perfar- mance Standards Permit and Variance to allaw construction of 18~040 square feet of commer- cial space, consi~ting of 8~80D square feet of retail, 4,400 square feet of affice and 4,800 square feet of infant daycare space, and 45 units of affardable, residential, rental units. A 25~ State density bonus is inco~po- rated in the propasal for the 45 affordable, residential units. PLANNING COMMZSSIQN ACTION 2~27~91 Date. X Appraved based on the following findings and subject to the conditions below. Denied. other. EFFECTIVE DATE OF ACTION IF NOT APPEALED: 3 f 13/91 EXPIRATION DATE OF ANY PERMITS GRANTED: 3~13~92 LENGTH ~~' ANY POSSIBLE EXTENSI~N OF EXPIRATIQN DATE 3 months - I - i • NEGATIVE DECLARATION FINDINGS The PZanning ~ommission hereby finds that the Final Initial Study and Negative Declaration should be certified in that: l. The Commission has reviewed and considered the eontents of the Final Initial Study and Negative Declaration, consisting of the Draft Initial Study and Negative Declaration, public camments, and responses. 2. The Final Initial Study and Negative Declaration adequately review and analyze potential environmental effects of the proposed projeat. 3. The environmental review was conducted in accordance with applicable State and City CEQA guidelines including preparatiQn, notificatiQn, and content requiremen~s. 4. A Negative Declaration is appropriate, in that the Initial Study pravides sufficient data to support a finding that the project will not have a signi~'icant effect on the environment. VARIANCE FINDINGS 1. There are special circumstances or Exceptional charac- teri~tics applicable ta the property involved, including size, shape, topagraphy, lacation, or surroundings, or to the intended use nr development of th~ property that da not apply to othez properties in the vicinity under an identical zoning c~assification, in that the property has a la~'ge grade difference from the frant to rear; has mas- sive existing retaining walls; and overlaps two separate zoning districts. 2. The granting of such variance wiil not be detrimenta3 or injurious to the property or improvements in the general vicinity and district in which the property is located, in that the excavated side yard is within a cantinuous sub- terranean parking garage; the reduced setbacks are pro- posed for a limited distance in area which is at a sub- stantially ~ower grade than the adjacent properti~s; and adequate access to the commercial site will be provided via one 25' driveway on Lincoln Boulevard. 3. The strict application of the provisians ~f this Chapter would result in practica~ difficul~ies or unnecessary hardships, nat including economic difficulties or economic hardships, in that the provision of an unexcavated side yard would make it infeasible to provide adequate parking and circulation for the site by bisecting the proposed subterranean garage; the provision of a secand cammercial driveway wou~d most likely be required on Ashland Avenue to the detriment of the residential neighborhood; and the provision of the required 19.73' rear and side setbaok an the far northeast corner of the commercial site wauld -- 2 - ~ . result in a relocation of the commons and laundry room into an area which would disrupt the common open space for the residential development, whereas the retention af thesa rooms as propased would not disrupt the adjacent properties due to tha project's significant~y lower grade. 4. The granting of a variance wil~ not be contrary to or in conflict with the general purposes and intent of this Chapter, or to the goals, obj ectives and policies of the General Plan, in that the project will comply with Land Use and Circulation EZement Objective 1.10 to "expand the opportunity for residential land use while protecting the scale and character af existing neighbarhoods." 5. The variance would not impair the integri~y and character of the di~trict in which it is to be located, in that the project as an infill on vacant Zand which averall meets development standards for the C4 and R2 zonas will enhance the neighborhood and will be compatib].e with it~ context. 6. The subject site is physically suitable for the proposed variance, in that it is of adequate sixe and dimension to support the proposed density and type of development. 7. There are adequate provisions €or water, sanitation, and public utilities and services ta ensure that the proposed variance would not be detrimental to public health and safety, iri that the property is an infill in a neighbar- hood which has access ta a].1 necessary utilities and improvements. 8. There will be adequate provisians for public access to serve tha sub~ect variance proposal, in that Lincoln Boulevard and Ashland Avenue are fulZy improved streets which will serve the project. 9. The strict application of the provisions of Chapter 10 of the City af Santa Monica Camprehensive Land Use and Zaning Ordinance would result in unreasonable deprivation of the use ar enjayment of the property, in that the provision of an unexcavated side yard would make it infeasible to pra- vide adequate parking and circuiation far the si~~ by bisecting the proposed su3~terranean garage; the pravisian af a second commercial driveway would most likely be re- quired on Ashland Aventze ta the detriment of the residen- tial neighborhoad, thereby making the project unaccept- able; and the provision af the required 19.73' rear and side setlaack on the far nartheast corner of the comxnercia~ site would result in a relocation of the commons and ].aundry room into an area which would disrupt the common op~n space far the residential development, whareas the retention of these rooms as praposed wauld nat disrupt the adjacent praperties due to the project~s significantly lower grade. _ ~ .. • ~ PERFORMANCE STANDARDS PERMIT FINDING l. The pravision of residential units on the C4 parcel meets all the required performance standards far residential uses in commercial districts per Code, Section 9050.11 and with approval of the Variance, the project fully complies with alI ather applicable develapment standards required by code. DEVELOPMENT REVIEW FINDINGS 1. The physical lacation, size, massing, and placament of proposed structures on th~ site and the location of pro- posed uses within the project are campatible with and re- late harmoniously to surrounding sites and neighborhoods, in that the project complies with all F.A.R. and density standards for the C4 and R2 zones; m~ets the height stan- dard for the C4 zane and is ane story and 8.9 feet l~wer than permitted in the R2 zone; and is of a campatible scale and design with the surrounding neighborhoad. 2. The riqhts-of-way can accammodate autas and pedestrians, including parking and access, in that the property has adequate street frontage to gain access from Lincoln Boulevard and Ashland Avenue, which are fully impraved streets capable of serving the property as determined by the traffic and circulatian analysis provided in the Ini- tial 5tudy. 3. The health and sa~ety services (palice, fire, etc.) and public infrastructure (e.g. utiliti~s) are sufficient to accommodate the new d~velopment, in that the proposed project is an infill in an established neighborhood which will nat significantly increase the demand for these ser- vic~s and utilities. 4. Any on-site provision of housing or parks and public op~n space, which are part of the required project mitigation measures required i.n Subchapter 5G of the City of Santa Monica Comprehensive Land Use and Zoninq Ordinance, satis- factorily meet the goals of the mitigation program, in that this project is not required to pravide these mitiga- tion measures per Code, Section 9046.1, due to the praject having less than 3.5,000 square feet of new office construction. 5. The project is generally consistent with the Mt~nicipaZ Cad~ and General Plan, in that the construction of 45 af- fordable residential units with th~ State density bonus provisian and is,aao square feet of commarcial development complies with the code and General Plan. 6. Reasonable mitigation measures ha~e been included far all adverse impacts identified in the Initial study, even - 4 - ~ ~ though those impacts are insignificant, in that the com- plete list of propos~d mitigation measures is incorporated in the follawing list of conditions. CONDITIdNS Plans 1. This approval is for those plans dated 9/Z/90, a copy of whicri shall be maintained in the files o~ the City Plan- ning Divi.sion. Project develapment shall be consistent with such plans, except as otherwise specified in these conditions of approval. 2. The Plans shall comply with all other provisions of Chap- ter 1, Article IX af the Municipal Cade, (Zoning Or- dinance} and all ather pertinent ordinances and General Plan policies vf the City of Santa Monica. 3. Fina1 parking lot layout and specifications shall be sub- ject to the review and approval of the Parkinq and Traffic Engineer. 4. Minor amendments to the plans shalZ be subject to approval by the Director of Planning. A significant change in the appraved concept sha~l be subject to Planning Cammission Review. Construction shall be in conformance with the plans submitted or as modified by the Planning Commission, Architectural Rev~ew Board or Director of P].anning. Archi.tectural Review Board 5. Prior to consideration of the project by the Architectural Re~riew Board, the app~.icant shall review disabled access requiremen~s with the Building and Safety Division and make any necessary changes in the project design to achieve compliance with such requirements. The Architec- tural Review Board, in its rev~ew, shall pay particular attention to the aesthetic, landscaping, and setback im- pacts of any ramps or other features necessitated by ac- cessibility requirements, 6. Constructian period signage shall be subject to the approval of the Architectural Review BQard. 7. Plans for final design, I.andscaping, screening, trash en- clasures, and signage shall be subject to review and ap-- praval by the Architectural Review Board. 8. Tha Architectural Review Board, in its review, shall pay particular attention ta the project~s ped~stzian orienta- tian and amenities; scale and articulation of design ele- ments; exteriar colvrs, textures and materials; window treatment; glazing; and landscaping. - 5 - ~ ~ 9. Landscaping plans sha11 camply with Subchapter 5B (Landscaping Standards) of the zoning ordinance including use of water-conserving landscaping materials, landscape maintenance and other standards contained in the Subchapter. 10. Refuse areas, storage areas and anechanical eqezipment shall screened in accordance with SMMC Section 9040.13--9040.15. Refuse areas shall be of a siza adaquate to ~neet an-site need, including reeycling. The Architectural. Re~iew Board in its revzew shall pay particular attentioh to the screening of such areas and equipment. Fees 11. The City is cantemplating the adoption af a Transportation Management Plan which is intended to mitigate traffic and air quality impacts resulting from both new and existing development. The Plan will likely include an ardinance establishing mitigatian requirements, including ane-time paym~nt of fees on certain types of new development, and annual fees to be paid by certain types of employers in the City. This ordinance may require that the owner of the proposed project pay such naw deve~opment fees, and that employers within the project pay such new annual em- ployer fees related ta the City's Transportation Manage- ment Plan. 12. A Park and Recreation Facilities Tax of $200.00 per residential unit shall be due and payable at the time of issuance of a building permit far the construction or placement of the residential unit(s) on the subject Iot, per and subject to tha provisiona of Section 667q et seq. of the Santa Monica Municipal Code. Construction 13. UnZess otherwise appraved by the Department af General Services, all sidewalks shali be kept clear and passable during the grading and construction phase of the project. 14. Sidawalks, curbs, gutters, paving and drivaways which need replacing or remova~ as a result of the project as deter- mined by the Department of General Services sha11 ]ae re- constructed to the satisfaction of the Department af General Services, Approval for this work shall be ob- tained from the Depar~ment of General Services prior ta issuance of the building permits. 15. Vehicles hauling dirt or other construction d~bris from the sita shall cover any apen ~oad with a tarpaulin or other secure co~ering to minimize dust emissions. 16. Street trees shall be maintained, relacated ar provided as required in a manner consistent with the City's Tree Code {Ord. 1242 CCS), per the specifications of the Department - 6 - • ! of Recreation and Parks and the Department of General Ser- vices. No street tree shall be removed without the ap- proval ot the Oepartment of Recreation and Parks. 17. A construction period mitigation plan shall be prepared by the applicant for approval. by the Department af General Services prior to issuance of a building permit. The ap- proved mitigatian plan shall be posted on the construction sit~ far the duration of the project construction and shal~. be praduced upon request. As applicable, this plan shall 1) Specify the names, addresses, telephone numbers and business license numbers of all contractors and sub- contractars as well as the developer 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/construction; 4) Describe how much af the public street, alleyway, or sidewalk is praposed ta be used in canjunctian with constructian; 5} Set forth the extent and nature af any pile--driving operatians; 6} Descri.be the length and num}~er of any tiebacks which must extend under the property af other persons; 7) Specify the nature and extent of any dewatering and its effect on any adjacent buildings; 8) Describe anticipated contruc- tion-related truck routes, number of truck trips, hours of hauling and parking locatian; 9} Specify the nature and ~xtent of any helicopter hauling; 10} State whether any construction activity beyond normally permitted hours is propased; 11) Describe any proposed canstruction noa.se mitigation meas~xres; 12) Describe cons~ruction-period security measures including any fencing, lighting, and security personnel; ~3) Provide a drainage p~an; 14) Pravide a construction-period parking plan which shall minimize use of public stree~s far parking; 15) List a designated an-site construction manager. 18. A sign shall.lae posted on the property in a manner consis- tent with the public hearing sign requirements which shall identify the address and phQna number of the awner and/or applicant far tha purposes of responding ta questions and complaints during the construction period. Said sign sha].1 also indicate the hours of permissible construction work. 19. A capy of thesa conditians shall be posted in an easily visib~e and accessible lacation at all times during con- struction at the project site. The pages shall be lami- nated ar o~herwise protected to ensure d~xrabi.lity of the copy. Environmantal Mitigation 20. Ultra-low f~aw plumbing ~ixtures are required on a~l new develQp~ant and r~modeling where plumbing is to be added. (Maximum 1.6 gallon toilets and I.0 gallon urinals and law flow shower head.) - 7 - i • 21. Prior to issuance of a Certificate of Occupancy, project owner shall present documentation to the General Services Department certifying that existing Santa Monica occupan- cies with toilets installed prior t~ 1978 have been retro- fitted with ultra low-flow toilets (1.6 gallons per flush or less) such that deva~opment of the new project will not result in a net increase in wastewater flows. Flaw from existing occupancies wha.ch will be removed as part of the new development may be deducted from flow attributable to the new development if such occupancies Yiave been occupied within one year prior ta issuance of a Building Permit for the proposed pro~ect. Alternativelyr pr'OjeCt ~wner may provide a payment to the General Services Department in an amount specified by Genezal Services in lieu af the in- stallation requirement, which funds shall be used by the City for the exclusive purpose of achieving compliance with this condition by retrofitting existing occupancies. Flow calculations for new development and existing oc- cupancies shall be consistent with guidelines developed by the General Services Department. Pro~ects subject ta this condition shall nat be eligible far the "Baysaver'~ rebate progra~. 22. To mitigate solid waste impacts, priar to issuance af a Certificate of Occupancy, project Qwner shall submit a recycling plan to the Department of Genera~ Services for its approval. The recycling plan shall include 1= list of materials such as whi~e paper, compe~ter paper, m~tal cans, and glass to be recycled; 2) location of recyling bins; 3) designated recycling coordinator; 4) nature and extent of internal and external pick-up service; 5} pick-up schedule; 6) plan to info~m tenants/occupants af servica. 23. To mitigate circulati~n impacts, prior ta issuance of a Certificate of Occupancy, project owner shall submit a tran~portation demand managment plan to the Division of Parking and Traffic Engineering for its appraval. This plan sha11 include: 1) Name, address and telephone number of designated person(s) responsible for caordinating transpartation demand managment measures at the develop- ment. 2) Demand management measures to be employed at the site to reduce circulation impacts which would otherwise accur, Such measures may include, but are not limited to programs addressing: A. ~ducation and Marketing to alert employees and visitars to the site ta demand reduction programs and incenti~es; B. Parking Management such as parking charges for single-occupant vehicles, reduced rates for car and vanpools; e. Ridesharing programs such as a rideshare matching program, incentives, and car and vanpnol subsidies; D. Transit programs such as pravision of bus schedules to employees and visitars, subsidized b~s tokens and passes ~o employees and visitors; E. BicycZing programs such as prdvision of secure bicyc],e storage facilities, provisian of showers and ~ockers; F. AZterna- tive Wark Schedules for building employaes ta avoid peak AM and PM traffic hours and reduce overaZl trips; G. Trip - S - ~ ~ Length Reduction by programs ta increase proportion of employaes residing within three miles of the project site. The goal of the Transportation Demand Management Plan shall be to reduce vehicle trips which would otherwise occur by twenty percent. 24. When applicable, grading designs specified in the City engineering standards shall be reflected on the project ~rading plans submitted for building permit. 25. All grading and earthwork, if any, shall be per~ormed under the observation of a geotechnical engineer to ensure praper subgrade prepara~ion, selection of satisfactory materials, and placement and campaction of all structureal fills. Any unanticipated adverse conditions eneountered should be e~aluated by the geotechnical engineer and ~he sai~s engineer and the appropriate recommendations made and followed to the satisfact~.on of the Building and Safe- ty Division. 26. To the extent possible, areas to be graded should ba cleared of existing vegetation and debris and utilities should be remaved or relocated imrnediately prior to actual grading activities. 27. Adequate drainage should be confined behind the existing retaining walls and subdrains placed above and adjacent to the heal of the retaining wall foatings to the satisfac- tian of the Engin~ering and Building and Safety Divisions. 28. Al1 soils disturbed during excavation shall be compacted to at least 90 percent of the maximum density as deter- mined by ATSM D-1557-78 standard. 29. Surface runoff will be directed away from foundations and towards suitable drainage facilities. The existing City drainage swale located along Lincoln Bou].evard shall be connected to a design drain system to the satisfaction of the Engineerinq Division. 30. The proposed elevation of the project immediately adjacen~ to the McDOnald's site to the northern site boundary shall meet the grade of ths MoDana3d's site. 31. Project construction shall camply with any additional mea- sure~ required by the City Engineer. 32. Construction activities sha11 be limited to tha hours of 7 a.m. to 6 p.m., Monday through Friday; 9 a.m. to 5 p.m. an Saturday; and prohibited on Sundays and holidays, 33. Praperly muffled equipment and trucks shall be used during construction. Noise speaificatior~s for canstr~ction equipment shall be written in campliance with City guide- line~ and shall inc~.ude a set of guidelines to enable con- tractors to bide accordingly, as required by law. - 9 - ~ ~ 34. Project operator shall investigate the possibility ~f usinq dumpsters made of plastic or ather materials to re- duce naise impacts during cor~struction. 35. Adequate ventilation sha~1 be provided for the infant day- care building per Chapter 12, Section 1205 af Uniform Building Code in order t~ assume the windaws are closed for these units to achieve the required attenuation ta xaeet 45 dB CNEL interior noise standard. Miscallaneous Conditians 36. The building address shall be painted on the raof of the buildings and shall measure four feet by eight feet (32 sq~are feet~ , 37. The aperatian shall at aIl times be conduc~ed in a manner not detrimental to surrounding properties or residents by reason of lights, noise, activities, parking ar other actions. 38. If any archaeological remains are uncovered during excavatian or construction, work in the affected area shall be suspended and a recognized specialist sha11 b~ contacted to conduct a survey of tha affected area at project's owner's expense. A detex-mination shall then be made by the Director of Planning to determine the siq- nificance o~ the survey findings and appropriate actions and requirements, if any, to address such findings. 39. Street and/or alley li.gh~ing shall be provid~d on public rights-of-way adjacent ta the projeCt if and as needed per the specifications and with the approval of the Department of General Services. Validity of Permits 4o. In the event permittee violates or fails to comply with any conditians of approval of this permit, no further per- mits, licenses, approvals or certificates of ~ccupancy shall be issued until such violation has been full.y remedied. 41. Within ten days of Planning Division transmittal of the Statement of ~fficial Action, project applicant shall sign and return a copy of the Statement of ~fficial Actian prepared by the Planning Division, agreeing ta the Condi- tions of approval and acknowledging that failure to comply with such conditions shall constitute graunds for poten- tia]. revocation of the permit approval. By signing same, applicant shaZl not thereby waive any legal rights appli- cant may possess regarding said c4nditions. The signed Statment shall be returned to the Planning Divisian. Failure tQ comply with this condition shall constitute grounds for potentiaZ per~ait revocation. - 10 - i ~ 42. This determination shall not become effective for a period of fourteen days from the date of determination or, it appealed, until a~inal determinatian is made on the ap- peal. Any appeal must be made in the form required by the Zoning Administrator. The approva~ of this permit shall expire one year from the permit's effective date, unlass the relevant building permit ar business license has been issued prior to the permit expirati~n date. One three- month extension of the ona year period may be permitt~d if appraved by the Directar of P~anning. Moni~oring of Conditions 43. Pursuant to the requirements of Public Resources Code Section 21D81.6, the City Planning Division wi21 coordi- nate a monitoring and reporting program regarding any re- quired changes to the project made in canjunctian with project appraval and any conditians af approval, incZuding those conditions intended to mitigate or avoid significant effects on the environment. Thi.s prograsr- sha1Z include, but is not limited to, ansuring that the Planning Division itself and other City divisions and departments such as the Building Division, the General Services Department, the Fire Department, the Police Department, the Community Development Department and the Firiance Department are aware of project requirements which must be satisfied priar to issuance of a Bui~ding Permit, Certificate of Occupancy, or other permit, and that other respansible agencies are also infarmed of canditions relating to their respansibilities. Project owner shall demonstrate com- pliance with conditions of approval in a written report submitted to the Planning Director and Buil.ding Officer priar to issuance of a Building Permit or Ce~tificata of Occupanc~r, and, as appiicable, provide periadic reports regarding compliance taith such conditions, Special Conditions 44. At the completion of build-out of Phase I, if a building permit ~or Phase II has not yet been issued, the property for the future Phase I~ shall be i~aproved with temporary landscaping and paving to the satisfaction of the Planning Division. Such temporary landscaping at a m~nimum shall include a ten-foat strip of landscap~ng along the project perimeter faczng Lincoln Boulevard and Ashland Avenue and shall require the review and approval oF the Archi~ectural Review Board ~ARB). The ARB approval sha~l be obtained prior to issuanca of a Certificate af Occupancy for Phase I and the landscaping and paving impravements shall be installed within ninety (90) days from issuance of a Cer- tificate of Occupancy for Phase I of the project. 4~. At the campletion of build-out of Phase Y, if a building permit for Phase 2I has not yet been issued, tha architec- tural treatment of the western~ost facade of the Phase I development shall be reviewed by the Architectural Review - li - i i Baard {ARB). The exterior treatment of this facade shall receive the approva~ of the ARB and the improvements shall be completed to this facade prior to the issuance of a Certificate of Occupancy for Phase I of tha pro~ect. 46. The right~ granted by this permit ~or both Phase I and II shall be exercised by the granting of the first building permit, with the requirement that the granting of subse- quent building permits must be obta~.ned within three years of the effective date af the first building permit approval. 47. Should gaQd faith efforts fail to pravide the infant day- care center in the project, the space shall be occupied with a housing-related use and shall fulfill alI ap- plicab~e code requirements; any other use sha~1 require Planning Cammission approval. 48. The City Parking and Traffic Engineer shall reevaiuate the neighborhood protection plan for Sunset Park in 1~ght of this new project; reevaluation shall not delay implementa- tion of the proj~cted plan from occurring wi.thzn six to eight months. Inclusianary Unit Condition 49. The developer sha11 covenant and agree wa.th the City of Santa Monica to the specific terms, conditions and restrictions upon the possessian, use and enjoyment of the subject property, which terms, conditions and restrictions shall be recorded with the Las Angeles County Recorder's Office as a part of the deed of the property to ensure that affordabZe unit(s) is (are) provided and maintained ovar time and through st~bsequant sales of the property. An inclusionary requirement af thirty percent af the units shall apply, of which at least twenty percent sha11 be affardable to hauseholds not exceed3ng sixty percent of the the (HU~) Los Angeles County median income, with the balance of the inclusianary units affardable ta househalds with incomes not exceeding 100~ of the (HUD) Los Angeles County median income, expending not over 30~ of monthiy income on housing costs, as specified by the Hausing Divi- s~on of the Department of Community and Economic Development. This agreement sha11 be executed and recarded prior ta approval of the Final Map. Such agreement shall specify ~) responsibilities of the dev~loper for making the unit{sj available to eligible tenants and 2) responsibili-- ties of the City of 5anta Monica to prepare application form~ for patential tenants, establish criteria for qualifications, and monitor compliance with the provisions of the agreement. - 1.2 - . ~ Owner shall provide the City Planning Divisian with a conformed capy of the recorded agreement prior ta appraval of the Final Map. This p~ovisian is intended to satisfy the inclusionary housing requirements of the Housing E~ement of the General Plan of the City of Santa Monica. Develaper may satisfy the obligations created by this Agreemsnt by demonstrating to the Director o~ Planning compliance with Ordinance 1519 (CCS), which provides implemer~tation standards ~o~ this program. PERFORMANCE STANDARDS PERMIT CONDiTIONS 1. This determination shall not become effective for a period of fourteen days from the determination date or, if ap- pealed, until a final de~ermirtation has been made on the appeal. The permit shall expire one year from its effec- tive date unless the relevant building permit or busine~s license has been issued for the praject prior to expira- tion ~f the permit. 2. The applicant shall comply with all other pravisions of Chapter 1, Article IX of the Municipal Code {Zoning Or- dinance) and all other pertinent ~rdinances and General P~an policies of the City of Santa Monica. 3. Residential units an the C4 zoned parcel shall ba con- structed so that interior naise levels do not exceed 55 decibels for more than 60 minutes in any 24 hour period and 45 decibels far more than 30 minutes between the haurs of Zl p.m. and 7 a.m. 4, All lighting shall camply with Code, Section 9044.27. 5. The floors devoted to residential units on the C4 parcel shall provide an exterior app~arance and character which deno~es them as housing and is visibly different from the commercial f].oors through use of patios, changes in fenestration, and apprapriate levels of detai~{ while maintaining a cohesive quality. 6. Landscaping shall be used tQ minimize traffic noise with the possibility of creating unique rooftop gardens over- laoking the stree~s. 7. The residential units shall maintazn separate refuse storage containers separate from those used by the cammer- cial businesses. They shall be clearly marked for residential use anly and use by commercial businesses shall be prohibited. - 13 - ~ ~ VOTE Ayas: Mech~xr, NelSOn, Polhemus, Pyne and Rosenstein Nays: Abstain: Absent: Kaufman and Moralas NDTICE If this is a fa.nal decisian not subject to furthar appeal under the City of 5anta 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 Civil Procedure Section 1094.6, which pravision has been adapted by the City pur~uant to Municipal Code Section 14U0. I hereby certify that this Statement of Of~icial Action acGUrate- ly refleats the final determination of the Planning Gommission of the City of Santa Monica. _939~ si nature dat R ph Mechur, Chairperson P~ease Print Name and Title I hereby agree to tha a}~ove conditiens af appraval and acknowledge that failure to comply with such conditions shall constitute grounds for potential revacatian of the permit approval. Applicant's signature Print Name and Title PC/DR900035 SL - 14 - ~ ~ ~~ach~e-~ CITY PLANNING DIVISION Land Use and Transportati.on Manaqement Department M E M O R A N D U M DATE: February 27, 1991 TO: The Honorable Planning Commi.ssian FROM: Planning Staff SUBJECT: DR 90-003, PSP 90-005, VAR 90-019, and IS 90-005 Address: 2807-09 Lincoln Boulevard and 8 2 7-31 Ash3.and Avanue Applicant: Community Gorporation of Santa Monica SUMMARY ~~ i1~~~ Action: Application for a Development Re~iew Permit, Performance Standards Permit and Variance ta aZlow construction of 18,000 square feet of commercial space, consisting of 8,800 squaxe feet of retai.l, 4,400 square feet of office and 4,800 square feet of infant daycare space, and ~5 units of affardabl~, residential rental units. A 25~ State density bonus is incorporated in the proposal far the 45 affordable, residentfal units. Cartification of a Negative Declaration far the Fina]. Initial Study, IS 90-005, will be considered. W~ith approval of the setback variance, the propasal will meet all app~icable development standards. Recammendation: Certificatian of Negative Declaration for Ini- tial Study 90--005 and Appraval af Development Reviaw 90-Q03, Per- formance Standards Permit 90-005 and Variance 90-019. Permit Str~amlining Expiratian Date: 2/23/91 (extension granted) SITE LACATION AND D~SCRIPTION The subjeet px~aperty is a 55,408 sq.ft. parcel lQCated on the northeast corner of Lincaln Boulevard and Ashland Avenue having a frontage of 189 feet on Lincoln Soulevard and 291 feet on Ashland Avenue. Surrounding uses consist of McDonalds restaurant and law-density, multi-family residential (C4 and R2) to the north; commercial and low-density, multi-family r~sidential (C4, R2A and R2) to the ~outh; law-density, multi-family resid~ntia~ (R2) to ~he east and cammercial (C4) to the west. The site is currently vacant with no significan~ impravements ar vegetatian. Zoning District: C4 and R2 Land Use bistrict: 5ervice Commercial and Low-Density, M~~.ti-Family Residential - 1 - ~ ~ Parcel Area: 189' X 291' = 65,408 sq. ft. (irregular} [R2: agprox. 175' X i05 = 18,415 sq. ft.] [C4: 189' X I86' = 46,993 sq. ft., irreg~tlar} PROJECT DESCRIPTION The project is proposed to be developed in twa phases with Phase I consisting of the residential portion and Phase II, the cornmercial por~ior~ of the pra~ect, The com~ercial portion of the project is proposed to front on Lincoln Boulevard and the residen~ial portion an Ashland Avenue. The praject is designed with two levels of subterranean parking. The propased project will appear as two stories above finished grade; although ~.echnically, the project will range between one and three staries above average natural grade, due to a~arge, existing grade difference. Maximum bui3ding height is proposed to be 30 feet above average natural grade. An Initial Study has been prepared to analyze the potentia~ environmental i~npacts ot this pra~ect and the Planning Commission will consider a Negative Declaration based on this document. The Deve].opment Review is required because the C4 deve~opment exce~ds 25,000 square feet. The Performance Standards Permit is required to permit residential uses in the C4 zone. MUNIGIPAL CODE AND GENER.AL PLAN CONFORMANCE With approval of the Variance described below, the proposed project is consistent with the Municipal Code and in conformity with the General Plan as shown in Attachment A. CEQA STATUS A Final Initial Study has been prepared fcr the prcposed develop- ment. The Initial Study examined patantiaZ impacts on earth, air quality, noise, transportation/circulation, construction effects, aesthetics and neighborhaod effects. Na significant impacts were ~ound in any of the study areas. Therefare, certification of a Negative neclaration is recommended. RENT CdNTROL STATUS The site is currently vacant is not subject tc Rent Control. FEES The praject ss subject to a Parks and Recreatfan Facilftfes Tax of $200 per unit for a tatal tax of $9,000. 2n addition, the project is required to comply with Program 12 af the Housing Ele- ment of the General Plan as implemented by Ordinance No. 1519 (CCS), which will bs satisfied by prav~ding affordabls ~nclusion- ary housing on-site. Therefore, there will be no payment of an in-lieu fee required. The project is exempt fram the Ho~sing and Parks Praject Mitiga- tion fee established by Ordinance No. 1367 {CCS), based on the - 2 - ~ ~ fac~ that the project will not result in the new construction of 15,000 net rentable square feet ar the addition ta an existing project of 1D,a00 net rentable square feet ar more of office area. ANAT~YST~ Phase I-- Residential The residential component af the project consists of 45 apartment units affordable to ~.ow and very law income hausehalds. Thirty af these units are proposed to be constructed in the midd~e portion of the site an C4 zoned praperty. These units, I4 one-bedroom f~ats and 16 two-b~droom flats, ara designed around two courtyards. They will maintain a lo-fvot, landscaped setback from Ashland Avenue and will appear as two stories above finished grade with twa levels of parking beiaw grade. The project is actually three stories above average natural grade with the first story being the upper parking level. The lower parking level will serve the commercial uses and the uppar leval wi11 be reserved for residen~ial use. The C4 zone permits deve~opment to be two stories and 30 feet abova average natural grade with the allowance that there shall be no limit on the number of staries far any residential structure. Therefore, the top residential floor, which constitutes the third floar, complies with the C4 zoning since tha 30-faot maximum height is not exceed~d. The r~maining 15 units of the total 45 are propased ta be constructed on the R2 zoned property as two-story, townhause apartments. Fourteen of these will be 3-bedroom units and ane wiil be a Four-bedroom unit. These units are designed arvund two courtyards and will maintain a 20-faot, front setback from Ashland in confoz~nance with the residential distr~.ct. Although these 15 units will appear as two staries above Finished grade, they qualify as one story above average natural grade. Maximum building height for this poxtion af the development is 21.1 feet. The required ~ide yard setback of 7.I feet is provided. The units are designed above two levels of subterranean, residential parking. Phase II ~- Cammercial The second phase af the development is praposed on the western partion of the site, fronting on Lincaln Baulevard and Ashland Avenue. The first level is propas~d with S,S00 square feet of retail space. The second level is proposed with 4,~300 square feet of affice space, 2,400 square feet of intant daycare space and 2,400 square feet of autdoor, infant daycare p~aycourt. The commercial development is two stories, 25 feet ~.n height with no subterranean parking construc~ed below it. The required parking for the commercial development wi~l be provided on the lower west level af the subterranean parking garag~ which is proposed ta be constructed in Phase I, - 3 - ~ ~ Parking and Circulation Required parking for the project is 169 spaces and 174 spaces are pravided. Cade parking requirements are outlined in the chart belaw. 14, 1-bedroom units @ 2 spaces/unit = 28 spaces 16, 2-bedzoom units @ 2 spaces/unit = 32 spaces 14, 3-bed~oom units @ 2.5 spaces/unit = 35 spaces l, 4-bedroom unit @ 3 spaces/unit = 3 spaces 45 units @ 1 guast space /5 units = 9 spaces 13,200 sq. ft. office/retail @ 1 space/300 sq. ft. = 44 spaces 4,8E10 sq. ft. daycare @ 1 space/s taff inember, plus 1 space/5 children = 18 spacas* Total parking requirement = 169 spaces * assuming 12 staff inembers and 32 children Access to the cammercial parking spaces is pravided on Lincoin Boulevard via a 25-faot driveway. Access to the residential parking is provided through a control~ed access gate within the lower level of the ~ubterranean garage and through a c~ntrolled access, 20-foot driveway on Ashland Avenue, located approximately Z00 fee~. easti ot the carner. Density Bonus The project is entitled to a State density bonus of 25~, as it meets the requirement that 20~ of the units be set aside for thirty years for rental to househoZds with 1ow inca~nes, i.e. in- cames less than 80~ af inedian, adjusted for household size, at rents which are a€fordable to households earning 50$ of inedian income. The proj~ct exceeds this requirement and will deed restrict 140~ of the units ta be affordable to low and very low income househalds. The R2 portion of the praperty rece~ves a 25$ dens~ty bonus in ter~ns af the permitted number of un~.ts . Thirteen units woul.d be permitted by right on the R2 property. With a minimum 25~ densi- ty bonus, 17 units are permitted on-site. Fift~en units are praposed. The C4 portion o~ the property receives a 25$ bonus in terms of Floor Area Ratio (F.A.R.} far the residential portion, since the C4 zone does nat have a prescribed density fer nuinber o€ permit- ted units. The C4 parce~ is 45,993 square feet in area. The permitted F.A.R. o€ 1.0 permits 4b,993 square teet of development on the C4 parcel. The commercial development comprises 18,OOo square feet, leaving a remainder of 28,993 square ~eet for the residential develop~ent. With the 25~ factor for increased F.A.R., the residential portion is permitted 35,241 square feet (28,993 X 1.25}. Of this, 14,698 square feet is counted as first flaor parking area and 21,543 square feet is allowed far residen- tial unit development. Total F.A.R. for the C4 parcel will be 1.15. (Please note that the 1.9 F.A.R. called aut on page 2, bottom paragraph of the "Summary of the Initial Study for the - 4 - ~ ~ Lincoln-Ash3.and Mixed Use Development" and on page 6, paragraph 5 of the "Final Initial 3tudy" is in error.) Variance A Variance has been requested far three aspects of the pro~ect: 1) ta allaw less than twa, 2U-foot commercial driveways for the proj~ct as required by Code, Sectian 9a44.10(d}; 2) to eliminate the western, 4-foot unexcavated side yard for the R2 parcel as required by Code, Section 9040.~7; and 3) to allow a commons raom and elevator to encroach approximately 7 to 13.5 feet inta the required 19.73-foot rear yard setback and 6 to 13 feet into the required 19.73-foot side yard setback on the northeast corner af the C4 parcel. The Parking and Traffic Engineer has appro~ed the proposed park- ing and circulation plan with one 25' commercia3 driveway on Lin- coln Boulevard to serve the 63 commercial parking spaces. The use of on~y one drive ~n Lincoln Soulevard will require all com- merciaZ ingress and egress to the site to occur an Linco~n. A second commercial driveway wou~d most likely be located on Ash- land Avenue, which is inadvisable due to the residential charac- ter of that block. The elimination af one of the required 4-foot unexcavated side yards on the R2 parcel is required far practical reasons in order ta provide continuous subterranean parking levels between the C4 and R2 properties. The rear setback Variance is praposed at a portion of property which is S feet below the grade af the adjacent residantial prop- erty. The side satback variance is proposed only ad~acent to the rear yard of a 49' wide, R2 praperty. A 15' to 19' separation wil]. exist betweer~ the existir~g ad~acen~ and pragosed stx~ctures where the reduced side setback is proposed. There is no interior side setback requirement for the remainder of the C4 parcel. Neighborhood Compatibility Community Carporat~on of Santa Monica held two neighborhood meet- ings at the inception of the pro~ect in order ta infox~m the neighborhood about the praposed pro~ect and to obtain design in- put from the surrounding neighbors. The proposed retail, o€fice and infant daycare uses are cansis- tent with the intent of the Service Cammerc~.al Land Use District in which the C4 zone is located. They will bland with the sur- rounding us~s which includa general commercial, McDonald~s and various autamotive uses. The proposed commexcial develapment is an infill of an existing vacant parcel and with i~provements will revitalize the sa.te. The proposed residential development on the C~ and Rz parcels is an appropriate use which blends with the surrounding R2 residen- tial neighbarhoad. The tawnhome apartment complex proposed on the R2 lot is anly two ~nits above permitted R2 density and is - 5 - • ~ two units less than permitted by the State density bonus entitles it. The R2 development will be constructed on a lawer building pad than the adj acent property to the east and will serve as a compatible transition between the mixed use project to the west and the existing neighbarhood to the east. Furthermore, tha R2 apartment development is proposed at a technical height a~ one story and 21.1 feet; whereas, code permits the deveiopment to be constructed at a height of two stories and 30 feet. Initial S~udy The Initial study analyzed potenfiial prdject-related impacts in the areas af: earth movement, air quality, noise, transportation and circulation, canstruction effects, aesthetics, and neighbor- hood effects. The Initial Study concluded that there would be no significant impacts as a result of project canstructian in any of these focus areas. Although projected project impacts are con- sidered insignificant, the Initia3. 5tudy recommends a number of mitigatian measures in order to lessen any impacts. These mitigation measures are included in their entirety in the at- tached list of conditions. They are alsa outlined in the SuYnmary af the Initial Study, A Negative Declaration has been prepared for this praject and is included for the Planning Cammission's certification. Traffic and Circu~ation The City Parking and Traffic Engineer selected nine intersections in the project vicinity ~or analysis. These intersections are; - Lincoln Bouievard at Santa Manica Freeway off-ramp - Lincol.n Boulevard at Santa Monica Freeway on-ramp - Lincoln Baul~vard at Pica Soulevard - Lincoln Boulevard at Ocean Park Bculevard - Lincaln Boulevard at Ashland Avenue - Lincoln Boulevard at Marine Street - E3.eventh Street at Ocean Park eoulevard - Eleventh Street at Ashland Avenue - Eleventh Street at Marine Street The traffic study determined that there wou~d be no signif~cant project-related traffic impacts at any af the nine, study inter- sections. The City's traffic analysis guidelines define a sig- nificant impact as one wherei.n the intersectian is at Level o€ Service E of F and experiencas an increase in the intersection volume to capacity ratia af at least two percent. Conclusion The enviranmental analysis presented in the Initial 5tudy sup- por~s the recommendation that a Neqative Dec~aratian be certified for the prapased praject. The praposed pro~eot is an infill on a vacant property which will be compatible with the surrounding resi.dential and commercial neighborhaad. The mixed-use nature ot - 6 - ~ ~ the cammercial development wi11 serve as an appropriate ~ransi- tion betwe~n the C4 and R2 zoned praperties. With the request for the Variance which staft finds supportable, the project cam- plies with al). applicable development standards. RECOMMENDATION It is recommended that the Planning Commission certify the Nega- tive Declaration for Initial Study 90-005 and approve Development Revie 90-003, Performance Standards Permit 90-005 and Variance 90-019, subject ta the following findings and conditions. NEGATIVE DECLARATION FINDINGS The P~anning Commission hereby finds that the Final Initial S~udy and Negative Declaration should be certified in that: 1. The Commissian has reviewed and considered the contents of the Finai Initial Study and Negative Declaration, consisting af the Draft Ini~ial Study and Negative Declaration, pubiic comments, and responses. 2, The Final Initial Study and Negative Declaration adequately review and analyze patential environmental e~fects of th~ proposed praject. 3. The environmental review was conducted in accordance with applicable State and City CEQA guidelines including preparation, notification, and content requirements. 4. A Negative Declarata.on is appropriate, in that the Initial Study provides sufficient data to support a finding that the project will not have a significant effect on the environment. VARIANCE FINDINGS ~. There are special circumstances or exceptional charac-- teristics applicable to the property involved, including size, shape, topography, location, or surroundings, or to the intended use or development af the property that do not apply ts~ ather properties in the vicinity under an ident~cal zoning classification, in that the property has a large grade dif€erence from the front to r~ar; has mas- sive existing re~aining walls; and overlaps twa separats zoning districts. 2. The granting of such variance wi13. not be detrimental ar injurious to the property ar improvements in the general vicinity and district in which the property is located, in that the excavated side yard is within a continuous sub- terranean parking garage; the reduced setbacks are pro- posed for a limited distance in area which is at a sub- stantially lower grade than the adjacent propertias; and adequate access to the commercial site will be provided via one 25' driveway on Lincoln Baulevard. - 7 - ~ ~ 3. The strict application of the provisions of this Chapter would result in practical difficultiss or unnecessary hardships, not inc~uding economic difficulties or economic hardships, in that the provision af an unex~avated side yard would make it infeasible to provide adequate parking and circulation for the sita by bisecting the proposed subterranean garage; the pravision of a second commercial drivaway would most likely be required on Ashland Avenue to the datriment af the residential neighborhood; and the provision af the required 19.73' rear and side setback on the far northeast corner of the commercial site would resul,t in a relocation af the cammons and laundry roo~n into an area which wauld disrupt the cammon open space for the residential development~ whereas the retentian of thesa rooms as proposed would not disrupt the adjacent properties due to the pro~ect's significantly J.ower grade. 4. The granting of a variance will not be contrary to or in conflict with the general. purposes and intent of this Chapter, or to the goals, objectives and policies of the General P~an, in that the project will camply with Land Use and Circulation Element Objective 1.].0 to "expand the opportunity far residential land use while protecting the scale and character of existing neighborhoods.ll 5. The ~ariance would nat impair the integrity and character of the district in which it is to be located, in that the pra~ec~ as an infill on vacant land which averall meets development standards for the C4 and R2 zanes will enhance the neighborhood and will be compatible Wit~l its context. 6. The subject site is physica~ly suitable far the praposed variance, in that it is of adequate size and dimension to support the praposed density and type af developntent. 7. There are adequate provisions for wa~er, sanitation, and pub~.ic utilities and services to ensure that the proposed variance would not be detrimenta~. to public health and safety, in that the property is an infill in a neighbor- hood which has accsss to al~. necessary utilities and improvements. 8. Thers will be adequate provisions for public access to serve the subject variance proposal, in that Lincaln Boul.evard and Ash~.and Avenue are fully imprnved streets which will serve the project. 9. The strict application of the provisians of Chapter 10 of the City of Santa Monica Comprehensive Land Use and Zoninq Ordinance wauld result in unreasonable deprivati.on of the use or enjoyment of the property, in that the provision of an unexcavated side yard wouid make it infeasible to pra- vide adequate parking and circulatian for the site by bisecting the proposed subterranean garage; tha provision - 8 - ~ i of a second cvm~ercial driveway wou~d most Iikely be re- quired on Ashland Avenue to tha detriment of the residen- tial neighbarhood, thereby making the praject unaccept- able; and the pravisian of the required 19.73' rear and side setback on the far northeas~ corner of the commercial site would result in a relacation of the commons and laundry room into an area which would disrupt the common open space for the residentia~ development, whereas the retention af these rooms as praposed would not disrupt the adjacent properties due to the project's significantly lower grade. PERFORMANCE STANDARDS PERMIT FINDING l. The provision of residential units an the C4 parcel meets all the required performance standards far residential uses in c~mmercial districts per Code, Section 9050.11 and with appraval of the variance, the project fully complies with all ather appli.cable develapment standards required by code. DEVELOPMENT REVIEW FINDINGS 1. The physical locatian, size, massing, and placement of proposed structures on the site and the location of pro- posed uses withfn ~he project are compatible with and re- late harmoniausly to surrounding sites and neighbarhoods, in that the project complies with all F.A.R. and density standards for the C4 and R2 zones; meets the height stan- dard for the C4 zone and is one story and 8.9 feet lower than permitted in the R2 zone; and is oE a compatible scaie and design with the surrounding neighbarhood. 2. The rights~af-way can accommodate autos and pedestrians, including parking and access, in that the property has adequate street frantage to gain access from Lincoln Boulevard and Ashland Avenue, which are fully improved stre~ts capable of serv~.ng the property as determined by the traffic and circulation analysis pravided in the Ini- tial Study. 3. The health and safety services (police, f~re, etc.) and public infrastructure (e.g. uti~ities) are sufficient to accomznodate the new development, in that the prapased pro~ect is an infill in an established neighbvrhood which will not signiticantly xncrease the demand far th~se ser- vices and utilities. 4. Any an-site provision of hausing ar parks and public open space, which are part of the requ~red project mitigatian measures required in Sulachapter 5G of the City of Santa Monica Comprehensive Land Use and Zoning ~rdinance, satis- factorily meet the goals of the ~itigation program, in that this project is not required ta provide these mitiga- tion measures per Code, Sectian 9046.7., due to the pro~ect - 9 - i ~ having less than 15,~04 square feet of new office construction, 5. The pra~ect is generally consistent with the Municipal Code and General Plan, in that the canstruct~on af 45 af- fordable residential units with the State density bonus provisian and 1s,000 square feet af commercial development campl~es with the code and General Plan. 6. Reasanable mitigation measures have been included for all adverse impacts identified in the Initia~ Study, even thaugh those impacts are insignificant, in that the com- plete list of proposed mitigation measures is incorporated in the fallowing list of conditians. CONDITI~NS Plans l. This approval is for those plans dated 9/1/90, a copy of which shali be maintained in the files of the City Plan- ning Divisian. Pro~ect development shall be consistent with such plans, except as otherwisa specified i.n these conditions of approval. 2. The Plans shall compZy with all other provisians of Chap- ter 1, Articla Ix of the Municipal Code, (Zoning or- dinance) and all ather pertinent ordinances and General Plan policies of the City of Santa Monica. 3. Final parking lot layout and specifications shall be sub- ject to the review and approval of the Parking and Traffic Engineer. 4. Minor amendments to ~he plans shall be suhject to approval by the Director of Planning. A significant change in the approved concept sha~l be subject to Planning Commission Review. Construction shall be in conforznance with the p].ans submitted ar as ~nodified by the Planning Cammission, Arehitectural Review Board or Director af Pianning. Architectural Revie~a Board 5. Prior to consideration of the project by the Architectural Review Board, the applicant shal~. review disabled access requirements with the Huilding and Safety Diviaion and make any necessary changes in the project design to achieve compliance with such requirements. The Architec- tural Review Board, ~n its review, shall pay particular attention ta the aesthetic, ~andscaping, and setback im- pacts of any ramps or other features necessitatEd by ac-- cessibility requirements. 6. Construction period signage shall be sub~ect to the approval of the Architectural Review Saard, - 1Q - ~ ~ 7. Plans for finai design, }.andscapir~g, screena.ng, trash en- closures, and signage shall be subject ta review and ap- proval by the Architectural Review Board. 8. The Architectural Review Board, in its review, shall pay particular atten'tion to the project's pedestrian orienta- tian and amenities; scale and articulation of design ele- ments; exterior colors, textures and materials; window treatment; glazing; and landscaping. 9. Landscaping plans shall comply W3t~'1 3u}~chapter 5H (Landscaping Standards) of the zoning ordinance including use of water-conserving landscaping materials, landscape maintenance and other standards contained in the Sub~hapter. 10. Refuse areas, storage areas and mechanica~. equipment shall scr~~ned in accordance with SP+II~iC Sect~on 9044.~3-904a.Z5. Refuse areas shall be of a size adequate to meet on-site need, including recycling. The Architectura~ Review Haard in its review shall pay particular attention to the screening of such areas and equipment. Fees 11. The City is cohtemplating the adoption of a Transportation Management Pian which is intended ta mitigate traffic and air quality impacts resulting from }aoth new and existing developm~nt. The PZan will likely include an ord~nance establishing mitigation requirements, including one-time payment af fees on certain types af new development, and annual feas to be paid by certain types of emplayers in the City. This ardinance may r~quire that the owner of the proposed pro~ect pay such new development fees, and that employers with3n the project pay such new annual em- ployer fees related to the City~s Transportation ManagB- ment Plan. 12. A Park and Recreation Facilities Tax of $2D0.0~ per re- sidential unit shall be due and payable at the time of issuance cf a buil.ding permit for the canstructian or placement aE the residential ur~it(s) on the sub~ect lot, per and sub~ect to the provisions of Section 667o et seq. of the Santa Manica Municipal Code, Constructfon 13. Unless otherwise approved by the Department of General Services, all 5ZC1@W~~kS sha~.l be kept clear and passable during the grading and construction phase o€ the pro~ect, 14. Sidewalks, curbs, gutters, paving and dri~eways which need replacing or remaval as a result of the project as deter- mined by the Depar~ment of General Services shall be re- constructed to the satisfaction of the Department of - 11 - ~ ~ General Services. Approval far this work shall be ob- tained from the Depart~uent of Generai Services prior to issuance of the building permits. 15. Vehicles hau~ing dirt ar other construction debris from the site shall cover any open ~oad with a tarpaulin or other secure covering to minimize dust emissions. 16. Street trees shall be maintained, relocated or provided as required in a manner consis~ent with the City's Tree Code (ord. 1242 CCS), per the sp~cifications af the Department of Recreation and Parks and the Department af General Ser- vices. No street ~ree shall be removed without the ap- proval of the Department of Recreation and Parks. 17. A constructian periad mitigation plan shall be prepared by the applicant for approval by the Department of General Services prior to issuance of a bui~.ding pern~i.t. The ap- proved mitigation plan shall be pasted on the construction site for the duration of the project construction and shall be praduced upon request. As applicable, this plan shall 1) Specify the names, addresses, telephone numbers and business license numbers of alI contractars and sub- contractors as welJ. as the devel~per and architect; 2} Describe how demolition of any existing structures is to be accamplished; 3) Indicate where any cranes are to be located for erection/construction; 4) Describe how much of the public street, alZeyway, or sidewalk is proposed ta be used in conjunction with construction; 5) Set farth the extent and nature af any pile-driv~ng oparations; 6) Describe the iength and n~xmber of any tiebacks which must ex~end u~der the praperty of ather persans; 7} Specify the nature and extent of any dewaterinq and its effect on any adjacent buildings; 8) Describe anticipated contruc- tion-re3.ated truck routes, number of truck trips, hours of hauling and parking location; 9) Specify the nature and extent of any ha~icopter hauling; lOj State whether any canstruction activity beycnd normally per~nitted hours is praposed; 31) Describe any prapased construction noise mitigation measures; 12) Describe construction-period security measures 3ncluding any ~encing, lighting, and security per-sannel; 13) Provide a drainage plan; 14) Provide a constructian-periad parking plan which shall minimi2e use of pulalic street~ for parking; ~5) List a designated on-site construction manager. 3.8. A sign shall be posted on the praperty in a manner consis- tent with the public hearing sign requirements wh~ch shall identify the address and phone number of the owner and/or appZicant for the purpases of responding to questi.ons and complaints during the construction period. Said sign sha~l also indicate the hours af permissible construction work. - 12 - ~ ~ 19. A copy of these conditions sha1Z be posted in an easily visible and accessible location at all times during con- struction at the project site. The pagas shall be lami- nated or otherwise protected ta ensure durability of the copy. Environmental Mitigation 20. Ultra-low ~low plumbi.ng fixtures are required on all new development and rexnode~ing where plumbing is ta be added. (Maximum 1.6 gal~on toilets and 1.0 ga~lon urinals and Zaw flow shower head.) 21. Prior to issuance af a Certificate of Occupancy, project owner shall present documentation to the Genera~ Services Department certifying that existing Santa Manica occupan- cies with toilets installed prior to 1978 have been retro- fitted with ultra ~ow-flow toilets (1.6 galions per flush or less) such that development of the new project will not resu~t in a net increase in wastewater flows. Flow from existing occupancies which will be removed as part of the new development may be deducted from flow attributable ta the new development if such occupancies have been accupied within one year prior to issuance of a Building Permit for the proposed pralect. Alternatively, pra~ect owner may provide a payment to the Genaral Services Department in an amount specified by General Services in lieu af the in- stallation requirement, which funds shail be used by the City for the excltzsive purpose af achieving co~npliance with this condition by retrofitting existing accupancies. F~aw ca~.culatians far new deve].opment and existinq oc- cupancies shall be cansistent with guidelines develaped by the Genaral Services Department. Projects sub~ect to th~s condition shall nat be eligible for the "Baysaver" rebate pragram. 22. To mit~gate solid waste in~pacts, prior to issuanae of a Certificate af Occupancy, project awner shall submit a recycling plan ta the Department af General Services for its approval. The recyaling plan shall include 1) list of materials such as white paper, computer paper, metal cans, and glass to:be recycled; 2) lacation of recyling bins; 37 designated recycling coordinator; 4) nature and extent af inteznal and external pick-up service; 5) pick-up schedule; 6) p].an to inforn~ tanants/occupants of service. 23. Ta mitigate circulation impacts, priar to issuance of a Certif~cate of Occupancy, pro~ect owner shall submit a transp~rtation demand ~nanagment plan to the Division of Parking and Traffic Engineering for its apprava~. This plan shall include: 1) Name, address and telephane number of designated person(s) responsible for coardinating transportation demand managment measures at the develop- ~nent, 2) Demand management measures to be employed at the site to reduce circulation impacts which would otherwise occur. Such measures may incl~de, but are not ~imited to _ ~,3 _ ~ ~ pragrams addressing: A. Education and Marketing to alert e~ployees and visitors to the site to demand reduction programs and incentives; B. Parking Manaqement such as parking charges far single-occupant vehicles, reduced rates for car and vanpoo~s; C. Ridesharing programs such as a rideshare matching program, incentives, and car and vanpool subsidies; D. Transit programs such as pra~ision of bus schedules to employees and visitors, subsidized bus tokens and passes ta employaes and visitors; E. Bicycling programs such as provision af secure bicycle storage facilities, provision of shawers and lockers; F. Alterna- tive Work Schedules for building employeeQ to avoid peak AM and PM traffic hours and reduce overall trips; G. Trip Length Reduction by pragrams to increase proportion of employees res~ding within three miles of the project site. The goal of the Transportation Demand Management Plan shall be to reduce vehicle trips which would otherwise occur by twenty percer-t . 24. When applicable~ grading designs speaified in the City engineering standards shall be reflected on the project grading plans submitted for bui~ding permit. 25. A11 grading and earthwark, if any, shall be performed under the observatian of a geotechni.cal engineer to ensure proper subgrade preparation, selectian of satisfactory materfals, and placement and compaction of al]. structureal fills. Any unanticipated adverse conditions encauntered should be eva~.uated by the geotechnical engineer and the soils angineer and the appropriate recommendations made and followed to the satisfaction of the Building and Safe- ty Division. 26. To ~.he extent possible, areas to be gradad should be cleared af existing vegetation and debris and utilities should be remaved or relocated immediately prior to actual grad~ng acti~ities. 27. Adequate drainage should be confined behind the existing retaining walls and subdrains placed above and adjacent ta the heel af the retaining wal~ footings to the satis~ac- tion of the £ng~nee~ing and Building and Safety Divisions. 28. All soils disturbed during excavation shall be compacted to at ieast 9o percent of the maximum density as deter- mined by ATSM D-i557--78 standard. 29. Surface runoff will be directed away from found~tions and tawards suitable drainage facilities. The existing City drainage swale located a~ong Lincoln Boulevard sha~l be connected to a design drain system to the satisfaction af th~ Engineering Division. 30. The proposed elevation af the project immediatel.y ad~acent to the McDonald's site to the northern site boundary shall meet the grade of the McDonald's site. - I4 - ! ~ 31. Project constructian sha].~ compl.y with any additional mea- sures required by the City Engineer. 32. Construction activities sha~l be limited to the hours of 7 a.m. tc 6 p.m:, Monday ~hra~gh Friday; 9 a.m. to 5 p.m. on Saturday; and prahibited on Sundays and holidays. 33. Properly muftl~d equipment and trucks shaZl be used during construction. Naise specifications for construction equipment shall be written in comp].iance with City guide- lines and sha~l include a set of guidelines to enable con- tractors to bide accordingly, as required by law. 34. Project operator shall investigate the passibility of using dumpsters made af plastic or other materials to re- duce noise impacts during construction. 35. Adequate ventilation shall be pravided for the infant day- care building per Chapter 12, Sectian 1205 of Unifarm Building Cade in order ta assume the windows are closad for these units to achieve th~ required attenuation to meat 45 dB CNEL interiar noise standard. Miscellaneous Conditions 36. The building address shall be painted on the roof of the buildir~gs and shall measure faur feet by eight feet (32 square feet). 37. The operation sha12 at all. times be conducted in a manner not detrimental ta surrounding properties or residents by reason of lights~ noise, acti~ities, parking or ather actions. 38. I€ any archaeol.ogical remains are uncovered during excavation or canstructian, wark in the affected area shall be susp~nded and a recQgnized speca.alist sha],3, be contacted to conduct a survey of the affacted area at project's owner's expense. A detern-inat~on shall then be made by the Director of Planning to determine the sig- nificance of the survey findings and apprapriate actions and requiren~~nts, if any, to address such findings. 39. Street and/or alley lighting shaZl be provided on pub~ic rights-of-way ad~acent ta the pro~ect if and as needed per the specificat~ons and with the approval of the Department of General Services, Validity af Permits 40. In the event permittee vialat~s or fails to comply with any conditions of appraval of this permit, na further per- mits, licanses, approvals ar certificates of accupancy shall be issued until. such violation has been fully remedied. - 15 - ~ ~ 41. Within ten days of Planning Division trans~nittal of the Statement of Official Action, praject applicant sha~l sign and return a capy of the Statement of ~fficial Action prepared by the Planhing Division, agreeing to the Candi- tions of approval and acknowledging that failure ta comply with such conditivns shall constitute grounds for poten- tial revocation of the permit approvaZ. By signinq same, applicant shall no~ thereby waive any legal rights appli- cant may possess regarding said conditions. The sign~d Statment shalZ be returned to the Planning Division. ~'ailure to compl~r with this candztion shall constitute graunds for potential permit revocation. 42. This determinatian shall nat bacQme effective for a period of fourteen days from the date of determination or, if appealed, until a final deter~-inatiar~ is made on the ap- peal. Any appeal must be made in the fQrm required by the Zoning Administrator. The approval of this permit shal~ expire one year from the permit's effective date, unless the relevant building permit or business license has been issued prior to the permit expi.ration date. ~ne thxee- month extension of the one year period may be permitted if appraved by the Director of Planning. Monitoring of Cond~tians 43. Pursuant to the requirements af Public Resources Code Section 2Z081.6, the City Planning Division will coordi- nate a manitoring and reporting program regarding any re- quired changes ta the project made in conjunction with prQject approval and any conditions of approval, including those conditions intended to mitigate or avoid significant effects vn the environment. Thia progra~ shaZi include, but is not limited to, ensuring that the Planning Division itself and ather City divisions and departmants such as the Building Division, the General Services Department, the Fire Department, the Palice Department, the Cammunity Development Department and the Finance Department are aware of project requirements which must be satisfied prior to issuance of a SuiZding Permit, Certificate of Occupancy, or other permit, and that other respansible agencies are also infor~ned of conditions re~ating to their responsibil~ties. Project owner shall demonstrate com- pliance with conditions of approval in a written report submi.tted to the Planning Director and Building Officer prior to issuance af a Building Permit or Certificate of occupancy, and, as applicable, provide periodic reports regarding compliance with such conditions. Special Conditians 44. At the completion of build-out of Phase I, if a building permit ~or Phase II has not yet been issued, the property for the future Phase 2I shall be impraved with temporary ~andscaping and pavinq to the satisfaction of the Planning ~ivision. Such temporary landscaping at a minimum shall - 16 -- ~ ~ include a tsn-foot strip of landsaaping along the project perimeter facing Lincoln Bouievard and Ashland Avenue and shall require the review and approvaZ of the Architectural Review Board (ARBy. The ARB apprava3. shall be abtained priar ta issuance of a Certiticate of Occupancy far Phase I and the landscaping and paving improve~ents shall be installed within ninety (90) days from issuance of a Cer- tificate of Occupancy for Phase I of the project. 45. At the completion of build-ou~ of Phase I, if a building permit for Phase II has nat yet been issued, the architec- tural treatment af the wasternmost facade of the Phase I development shall be reviewed by the Architectura7. Review Board (ARB). The exterior treatment of this facade shall receive the appraval of the ARB and the improvements shall be compZeted to th~s facade prior to the 3.ssuance of a Certificate af Occupancy for Phase I of the proj~ct. 46. The rights qranted by this permit for bath Phase I and II shall 1oe exercised by the granting of the first building permit, with the requirement that the granting af subsa- quent building permits must be obtained wi.thin three years aP the effective date of the first building permit approval. Inclusionary Unit Condition 47. The developer shall covenant and agree with the City of Santa Monica to the specific terms, conditions ar~d restrictians upan the possession, use and enjoyment of the subject property, which terms, conditions and restrictions shall be recorded with the Los Angeles Caunty Recorder's Office as a part of the deed of tha property to ensure that affordable unit(s) is (are) provided and maintained aver time and through subsequent sales of tha property. An inclusionary requirement af thirty p~rcent of the units shai3. apply, of which at least twenty percent shall be affordable to households not exceeding sixty percent of the the (HUD) Los Angeles Caunty median income, with the balance of the inclus~onary units af~ordable to househalds with incomes not exceeding 100~ of the (HUD) Las Angel.es County median incame, expending not over 30~ of monthly income on housing costs, as specified by the Housing Divi- si,on of the Department of Ccmmunity and Ecenamic Development. This agreement shall be executed and recorded prior to approval of the Final Map. Such agre~ment shall specify 1) responsibilities of tha developer for making the unit(s) available t~ eligible tenants and 2) responsibili- ties of the City of Santa Monica to prepare application forms for potential tenants, establish criteria far qualifications, and monitor compliance with the provisions af the agreement, -- 17 - ~ ~ Owner shall provide the City Planning Division with a conformed copy of the recorded agreement prior to appraval of the Final Map. This provisi~n is intended to satisfy the inclusionary housing requiremen~s of tha Housing Element of the General Plan of the City of Santa Monica. Developer may satisfy the obl~gations created by this Agreement by demonstrating to the Director of Planning compliance with Ordinance 1519 (CCS), which pravides implementation standards far this program. PERFORMANCE STANDARDS PERMIT CONDITI4NS 1. This determination shall nat become effectiva for a period of fourteen days fram the determination date or, if ap- pealed, until a final determination has been made on the appeal~ The permit shall expire ane year from its effec- tive date unZess the relevant building permit ar business Zicense has been issued for the pra~ect pr~or to expira- tion of the permit. 2. The applicant shall comply with all other provisions of Chapter 1, Article IX of the Munic~.pal Code (Zoning Or- dinance) and all ather pertinent ordinances and General Plan policies of the City of Santa Monica. 3. Residential units on the C4 zoned parcel sha31 be con- structed so that interior noise levels do not exceed 55 decibels for more than 60 minutes in any 24 hour period and 45 decibels for more than 30 minutes between the hours of ~1 p.m. and 7 a.m. 4. All lighting shall camply with Code, 5ection 9040.27. 5. The floors devoted to residential units on the C4 parcel shall provide an exterior appearance and character which denotes the~ as housing and is visib~y different from the commerciaZ floors through use of patios, changes in fenestration, and appropriate levels of detail, while maintaining a aohesive quality. 6. Land~caping shall be used ta m~nimize traffic noise with the passibi~ity of creating uniqtie raaftop gardens over- looking the streets. 7. The residential units shali n~aintain separate re€use storage containers separate fram those used by the commar- cial businessea. They shail be clearly marked for residential use only and use by commercial businesses shall be prohibited. Prepared by: Shari Laham, Senior Planner Attachments: - is - • ~ Attachments: A. B. C. D. E. F. G. H. T. Municipal Code and General Plan Canformance Radius and Location Map Photographs of Site and Surrounding Phatograph of Project Model Letter regarding project Mitigation Monitaring Plan Summary of Final Initial Study Final Initial Study 90-005 Plot Plan, Floor Plans, Elevations SL PC/DR90003 02/20f 91 Properties and S~ctions - 19 - • ~ ATTACHMENT A MUNIC~PAL CODE AND GENER,AL PLAN CONFORMANCE L~end Use Category Element Municipal Code Project Permitted Use Mixed- Mixed-Use Develap- l++iixed-Use Use (C4) ment (C4) Development (C4) Low-Density, Low-Density, Low-Density, Multi-Family Multi--Family Multi-Family Res'1 (R2) Res'1 (R2) Res'1 {R2) Moratorium Status N/A F?~relling units Same as 1 unit/1.5oQ sq,ft, 15 units (R2) Cad~ of lat area = ?3 una.ts, plus 4 State density banus units = 17 units (R2) Same as No limit on number 3o units (includes Cade of units in C4 zone;25~ F.A.R. far Iimit is on F.A.R. State density bonus Height of Building R2: 30' 3Q' 21.1' C4: N/A 30' 3Q' Number of Stories R2: 2 2 1 C4: N/A 2 sto~ies; 1-3 stories; no la.mit an 3rd story is number stories residential ~f residential C4 Setbacks Frontyard N/A average 1.5' l0' averags landscaped landscaped satback setback Sideyard N/A average 1.5' average 10+ landscaped landscaped setback on setback on exterior side; exterior side; 0' setback on 19 - 44' setback interior s~de on interiar side next to C4; next to C4; _ ~Q _ ~ ~ C4 Sideyard 19.73' setback ~n 6.5 - 13.5~ Setback (eont'd.) interior side setback on next to R2 interior side next to R2; with Varianc~ Rearyard N/A 19.73' setback 6.2 - 50' setback, with Variance R2 Setbacks Frontyard N/A 20' 20' Sideyard N/A 7.1' 7.I' east side, 8' west side Rearyard N/A I.5' lfi' Projections In to Yards N/A Per Code, None shawn Section 9040.18 Lat Coverage N/A R2: 50$ R2: 50~ C4: N/A C4: N/A F.A.R. N/A R2: N/A R2: N/A C4: 1.0 plus 25$ C4: 1.15 bonus for residen- tia~ porti.on only = 1.15 Parking Alley Alley access is Access provided to Access access is required when C4 Iot on Lincoln encauraged a11.ey axists, with B1. and Ashland when alley exceptions per Ave. where no exists. Sections 9044.8-9. al~ey exists. No street access taken to R2 lot. Parking Space Number N/A I.69 spaces 174 spaces Compact Parkin g ~_ N/A Commercial: 40$ Commercial: 37~ Residential: Q$ Residential: 0$ Res'1 Guest: 40~ Res'1 Guest: 4~ Loading Spaces N/A 2 2 Trash Area N/A Trash enclosure Separate residen- with minimum 5-8' tia~ and commer- solid walls and cial trash and gate ~s required. recycling areas ~.ocated w~thin Iawer, west park~ng level. - 21 - ~ Mechanical Equip. Screening Frantyard Landscaping Sideyard Landscaping Unexcavated Sideyard N/A Mechanical equip- ment extending more than 12" above roof parapet shall be fu~ly screenad from a horizontal plane. N/A R2: 50~ af front yard ~ Mechanical equip ment shall be fully sczaened to comply with Code. 100~ of front yard landscaped N/A 50~ af unexcava~ed Not shown; will sideyard landscaped meet code N/A 4' on bath sides a€ R2 parcel 4' on east side; 0' on west side of R2 parcel with Variance Will exceed Program ~2 requirements per Ordinance ~519 (ccs~ Inclusionary Hot~sing Must provide 11 Units/Fee Element deed-restricted, requires affordable units Program 12 com- pliance _ 22 _ i ~ ,` _` i~ ~ ~F.ti~~. -=~,` ;'a) - ~~ , _ k7r ~~ ~~ ~ f :, ~ ` _ . b~ - _ ' y ` ~ ~ _ ' ' y~ ~`' ` ; ~1 _ ~ v ~ , ~, ~ f! a ~] ~ ~' ~ '~Br .~ 'b ~ ~ - _~ ~ b _ F~, ;f~ ,J ~ ~ r~~ ~ -,~ _? ~~ ~~ J" ' ~ y~ 4~ ~ :' ~ N . ~*~ ~~ /`' ~ ~ ~~ 5~`~CT t - ~ .~ - `~ ~ = '~z_I' ~ . ~rr _ 1 ~ ~ 4 ~ n f ~; . ~~ .~ ~ti/LY~'7 iw J~ ~~~L ~~ ~ fr ~~ ~~~ c rl ~z _ •13~"_r ~~~r ~ ~O' __ ` '' / V-Q~~~'~~l ~~_-_ -~Ir - ~~~L.` `'~ •~ ,C.~;M1 -I _ '~ ~ r 1 _ r ` ~ N ~ - ~t y~ ~ ~ ~ '~ ~ ~'` ~~ ~Nj~; ~° '4.a +~ i ' ' Jjl ~ ~~ ~~ ` • 2 J ~ J - -^ '~1 ~ ' ~ ~ ) ;~ % -- - ~. _ _ `V - ~ _~<S r :t ~ '~ ~~ _ i ' y~Q - _ _ - a `1A , j' r`~r - !f . ~'~'.~ ~ '31 `~~ ~ ~~ :' ~ ~ - ' ~' e - - _ ~ i .~ 1 ~ ~ . ~' '~` ~ .`-- ~5 ~ :~ r : l~ "1 ~~ -~, . 1 a ~ ' ='''` ~ x ._ `` ' C '~ ~~ ~ y _ _ ,',~ ~~ 7!' y s ~ .c~ ti e~ ^ u ~~ '~ o~f - ; _~j ~ ,__ ~`~ ~~_J ~ lf~ ' ~ ~o:~,;, N '_~-r Ir a C ~ s~ ~- ~ " , ~~; _;~ f~f ~ '~,': ,~ r ~T- ... - ~ ~ / ` "~°°'~. ~ K if'i i 67 I 6i ~ _ . ur w~ ~~ ~ ~ ~1 $ f ~ ~ .. i .7'y 59 ~ ' r•3 ~;~, ir Li ~' w~~IXMf = S 1$~ ~ S'Tn ~~~ Z A ',p Y ~ 4 ~ f~ MX `~ h 1/i .r. » '~ cu ~ • ,a, ' y ~ m z ~•,, ! • ~ a ~ ~ ~ .~ e ~ ~ ''~~- fp~~- '~ w.,~ ~'~3) ~ A. 95 ~ 4ri ~ o~ , - W ~~ '~' ~7 ~ 1; 3 y > a15T e ? ~s ~C ~ q A '!sc ~'~ ~ r)S gl a ~ .~ ~ x " 4 a !5 i ~ ° ~ ^" w p1C o ~ ~,. P A p° s~ n , i,~,. u~ x~~ 'SS ~~~ ~ 8 r33 x 97 A:~ p~L i~lt -~ f:d ~F~irr } . 91 f1'. 5 •tf _ . t~ ~ ' r"~ s R7 ,~ -z F. _ ~""' Y C r a ' ~ t ~?3 ~ r sf ., ~~ ' ~ ::'~ ~ ~ „~ '~ ,53 O.Hn '3P F - y Sp a .6 g' 3.~ x s ~ 2 .. i~ ~~ A' av °' ; 6~ R~ 9 _ wr e ~ ) << ~~ ,~ +'°°~ ~ ~. •Z~ ~ g/ _ '~ ~ ~g '~`i3•~z . ~ ~ r" ~ ,S1 s n rj~ o :~ - ~ S y ~~ r ~ 9 `'. s ; S & e5 ~ .o ` ~ -- b . d3 3 ~ 's m „ ~ ' 'za ~~ !S 3 /I y~" ° ~. 9 ~ ; a ~ ~ ~ 'Z ~ 81 , $ `I ~ Q, ~~ `~ K ! 3 ' ~~V R~l'f'7 ~ Y ;, 'Y~9 '^l! _ t ~49 . ~ ~ , ~ 1~ ~( ~ ~ f ~?~ ~ M O ~ 4~ f ?f . ~ ? ~ ~ xr ~ ~ ~ / ` -- "' ^ e ~r _ _ x ~ q . `h ! ,. ! ~ ^~^H r~' -~pRpac ~-cc~3 LEGAL DESCRIPTIQN Lots ~, 2, 1 38~1 4 bi nck ~~ q -~ nf CASE NO VAR 4i^,~n~zl T East Santa Monica and lots 1&2 of tract no. , 292Z ZQNE c`4 /R-2 ~ f • STREETAI]QRESS z807 Lzncoln Blvd, DATE ~f~~~4~i 827&83T Ashiand Ave. ' APPL1CAi~TCommunitY Corporation of S_*"., PuBLIC _ HEAFiiN6 , .: -7 ; ; ~ DATE -- - ~ Refere^+ee Atlas A:iap 7 4& 1 7 Sheel No Required ~adius 5n0 Feet ~ ~ r, ~~ ~~~ :s I { ~ 11 ~~ • ir1 ., ~ ~c1 , ~ ~. ~ , ~r1 ~~ , i ~ c' } ~r~ , 1 ,r i~ , i ~ ~~ ~ •, " ~ ~„ ,.,, c~ a i ~~ ai ~n ro f ~J F: 0 ~, ~a.~ Qy ~.,~ ~ rn ay u~ ~~ d~ c~ i~ ~<< ii1 ~~ ~I n ~ • _~ _ _ ~-- --~ =~-~ ~~,--= -_-_ _ ~~- 's =_~ ~ ~a 4 ...~ ~:~ S~ ~e LY :r-~ `~ort = 5~~~ __~~~ ~ou~ : ~ ~ - -- - - - - - - - - ~~- f -- ... . .,..~. _ _, ' ~ '• , .~ Y_~y~ ~ w' ' . . ~ ~-0 ' .. . ~ ~' _ Jr -- - s ~ *,«,~~ ~~' ~ ~t 1~ . ~ ~~ ~~ , fi . ' ', r '~ ~I ~ ~' ~ ~ ~ . ~ r~ • - ~~ ~f~ !1 r ~~ a 1: ~ ~~~~! ~I r: ~` I ~ x, ~ ~j ! ` .~,. ~ ~ l r ~~ ~I ,i - -- I! ~, ~ r ~ r'" ' .~~ '~ ' ~ ~,,,,~~„'~''~ ~~ ~ I ~} ~ ~ I~ `~ t . ~ ~~ ~ 1 ~'w . ~! ~ ~ ~ gr~~* ~ , I~ I~ ~~ ~ ~ r~'~ ' r ~ r ~' ~~ ~ ~~ r1 ~~ ~ ` ~r ~ ~ ~~ !f ~~ `I f~ '' #~ II p ~~~~r M~ ~, Y~~. N ' ~i ir ~ ~ ~ ~ ~,, ~ ~ ~k ~ r~r ~~ ~ ~ ~~, ~~ ~ ~ , r~ ~' -~ ~. ~ .~ ,. ~:~~, ~ ~~~ ' ~ a; f~ ,,, ~~:.Y. ~ i~~, s ~ ~ y~ .,.u,~ , '~'~"~ kl " .. ,i .,,,~~ ~' ~ ~~ ~'~~ i • 1~ .~~r~,~ ~°~~~~~t,~T ~ ~' , ~ ~ ~~ ~ L ~; ~~ ~~ . . J~` k F +~~ ~ 3 ~ ~~ r{ ~,~~~~., ~~~»~ xA~: ~ ~+ ; . ~,,~` ~','' ~ ~ ,~~. ~ ~ C~ty Planning Commisstan `,Ne are writ~r~g ta express our strang oppos~t~on to tt~e dewelopment af the Lincoln/Ashland c~rner proposed by the "Community Carporatfon of Santa Mor~~ca ° We bei ieve that this develvpment would have disastraus effeCts upOn tne t~e COmmunity 1n ~ts vlcinlty It ~s a well-~nown fact that L~ncoln Blvd i~ already a hig~~y conges~ed street at even non rush-hour perlods throughout the day, However, at ~eak ~raffic hours, 1t 15 nearly impasslble for residents on etther H111 St or Raymond Ave. ta make a slm~le rlght turn on to Lincoln, as 1t 1s We s~udder to th~nk what wili hap~en it' retail vutlets, offices, and 45 new a~artment units jo~n th~s horrendous messi S~nta Manlcar~s clearly expressed the desire ~or slow growt~ policles in maint~in~ng aur community, ~n the iast eleetlon This current develapmer~t p~`~posal is in d~rect cor~flict with those go~ls, and i~ incvns~stent w~th the deslres of our Ocean Rark commur~#ty for conservati~n ~nd ecologl~al lmprovemer~t. Our community would be much be~ter served by the cQn~tructlor~ of a new park ar recr~e~tian center, or at the very le~$t a vast]y scaled dawn p~an o~` constr~ction fior the area, of say i~st the infant daycare space ~roposed. We emphatically hope that the dewelpemer~t plan yau aceep~ will ~at dramatically increase an already desper~ate traff~c sttuat~on 1n the b~ocks ~ietween Ocean Park and Navy, on ~~ncotn B9vd ~ven the most cursory of ~n~est~gat(ons of the area wo~i~ reve~l a community beset with a ma~or tr~ffic pr-oblem as it is n~w. Thank you sa much to~ your ttme, at~enttor~, and conc~rn tar the welfare af yoUr community S~~cerely, ~ ~ r. I ,/ J_ ~ ~~ ~!"y"' ~ ! l , '~ °~J ~~ Gat 1 i Schoer~ Michael Monagan 714 Raymond Ave. SBnta Mor~1Ca ~0405 ;~~t3~ ~I-~$~ s ~ ~~~~ ~ MTTIGATIQN MONITORING PLAN The California Environmental Qualary Act was arr~ended, effecc~ve January 1, 1989, ta add Sect~on 210816 to the Public Resources Code, implemcating Auembiy Biil (AB) 3180. As part of state- mandated CEQA enviranmental rcview provodures, AB 3180 requires a pub~ic agenry to adopt a monitoring and reporting pmgram £or asseasing and ensuring thc impiementation of any required m~tigation measures applied to pro~OSed deve~opments. As stated in Scct~on 21081.6, "...thc public agency shs1I adopt a reporting or monitaring pragram for the changes to the prolect which it has adoptcd, or made a condition of proJect approval, ~n order to mitigase or avoid significant effetts on the environment." ' AB 3180 provides gencral guidclines for implcmenting ~onitonng and reporting programs. ~ Spec~fic reporting andlor monitoring rcquirerr-eats, to be enforced d~nng pro~ect impFementation, shal! he defined pr~or ta fina~ approval af the praject proposa! by the respoasible decis~on maker{s). ~ The following mitigation monitoring progcam indicates potential enviror~mental impacts of the Lincoln-AshIand Mixed Use Development, the mitigation measures recommeaded to reduce or ehminate these impacts, any net unavoidable adverse impacts, the -agency responsible for = impiccn~ncatian, the timeframe for imgltme~taaon, and the agency responsible for manitonng ~- compliance. Impacts and mitigation measures are l~sted by iuue area. ~ EAr~tTH - Potential Impacts: Becatise the pro~ect site u easentiaAy flat, aImost no grading wi11 be requirea ,_ for pro~ect developme~t. Na signi5cant impacts are anticipated. --- Mitigation Messures: Ttie fotlowing meaaures are recommended to min~rnize potential pro~cct _ impacts. - The fallowing measures are recommenc3ed to minimize potential project impacts. ' ~ When ~pplicable, grading designs specified in Saata Mor~ica C~ty - _cngiatcring standards shall bc rct~ectcd on pmjtct grading pEar~s. - ~ • ~t grading and earthworlc (if any} shali be performed under the obaervation of a geotechnical ~ngineer retained by thc applicant to ensure pmper subecade pr~paracia~, selaction of satisfactory materials, and - plar.tment and compaction af all strnctural fills. Any ~nanticipated adversc ___ , conditions encauntered shall be eva[uated by the geotechnical cngineer, and the apprapriate reoommendations made and fullawed. _ • Arcas ta be graded shall bc cleared of existing vegetatian and debns, and utilities, if any, shalf be removed or relocated immediately priar to actual - grading activities. toBroz2soa2o ci • i : ~ + Adequate dra~nage shall be confine~ behind tbe existing retaimng wal~s and subdrains placed above and ad~acent to the heet of the retaining waq ~ foocings. • All sails disturbed during excavation shall be cosnpacted :o at ieast 90 ~ percent of she maximum density as desermmed by ATSM D-1557-78 standard. • Surface runo€f s~al! be directed away from faur~dations and soward s~sitable ~ drainage facilities. The e~sting city drainage swale locaced along Laacoln Bvulevard shall be connected to a des~gn dram system. • The pmpased elevacian of tbe praject shall me~t t~e gcade of the ~ McDonald's aite adjacent W the nurthem site Uoundary. • Project constructioa shail comp~y with aay additiana~ measura required by ~ the ciry engineer. Net Unavoidable Adverse impacts: None. ~ Responsibie Implementatios Party: Applican~ ~ Implement~tionlMo~tarfn; Pbasa Prc-constnicUOn, Cor~atructioa. Manftoring Agenry: ~it; of Santa Montca De~artment flf Bu~iding and Safery. ~ AIR QUALI'C'Y ~ Potential Impects: Short-term coostruction ex~aust emissiona are e~cpected ta occur during the ~ construccion phese, a~though chese wou~d noc measurably inercaae aristirrg ambient air quality levels and wauid not have a sign~f'icaat impact Short-fCiII! fi1g1[1VC dl]SE C1A155IOi15 WtA &LSO OCCLL! dur~ng construction, but are Qot cxpected to ~ave a aigni~cant air q~ality impact. Long-term potentiaE impacts include emissions fm~ utilitiea and pmjcet-generated ve~icie tri~aa. Project- ~ reiated utiliry and vehic~e emiss~ons wauld aot meaaurab[y iacreasc e~ating ambient air quality standard ex~~aaces, and would, therefore, not cause a sigmficant impacss. Mit#~tion Me~snre~ The SCAQMD requirea that fugitive dust be coatro[~ed to che actent that ~ there sre no d~~ impacts su~aent to create a~uiaanx offsite. The folIawing mitigatian measw~ea are re~*+~±±±~adod to comply with slus requirement, and to reduce mobile eauss~oas ~ caused by project-generatod ~ehicle tnpa. ~ The appticant ahall campty with dast suppreasi~n measura during conatructian, ~ incl~ding twice daily watecing during grading and e~avation activ~ties and the suspens~on of gradmg activities dur~ng periods of high winda {ov~r 20 miles per haur}. 'The appl~cant shatl comply with arry oti~er dt~st suppt~ession tneasuces requirod by the City af Santa Monica ~ JQB1~02280020 G2 ~ ~ - • • ~ • R~dest~aring a~d public transyt inEormation shal~ be pcov~ded by tt~e buy4dmg ~ managemcnt to pro~ect residents ~n the commons room and to commercial tenants in a central locat~an. ~ _ Net Unavflidable Adverse Impacts: None. ~ Responsible Implemeetation Party: Applicant. Imp~ementation/Manitoring Pbase: Construct~an, Occupancy. _ Monitoring Agency: C1ty of Santa Monica Department of BuiSding and Safety; Gt}F Qf Santa Monica Parking and Traffic Engineenng Divisaon. i NUiSE ' Patential Inipscts: Sftart-terrr~ noise impacts arc expccted to occur during canstruction The -~ neare5t ncsse-sensitive receptor (at ~0 feet from the site, with retaiaing wails blocking t~e l~ne af site from the receptor to the coastruction equipnzcnt) would ~~nence a ma~timum noise ]e~el ~ of $3 dBA. Although the impact wou~d be adverse, because of the temporary nature of ~ constr~ction acf~~ities, ii would be cansidered less than significant. Noise impacts on other senstt~ve receptors would be less thaa $3 dBA Loag-term project-related noise impacts wauld ~- noc be signi~cant. Ho~er, cumulatsve traffic noise fram Lincoln Boulevard would exceed the C~ty's ~riterion a€ 65 dBA Ldn axteriar noise level for the proJect's cammerciat land uses. 7 Mitigation Measures: The following measurea arc reromnaended t~ reduce noisc imgacts during prolect ~onst~.~ctian and operatian. ~ Construction activities sha~3 6e 1~mited to the honrs oF 7 a.m. to 5 p.m. Monday through Friday; and 9 a.m. to S p.m. an Saturday, and prohibited on 5undays and holidays. • Praper~}r muftled ~quipment and trucks shall be. used during canstruct~on. Natisc speci~cations for constructiort equipment shall be written in compliance with city guiddinea aad shali inclnde a sct af guidelines ta enable contractor~ to bide accordingly, as roquired by law. • Project operatoc sl~all investigate thc possbility af usiag dumpstcrs made of "~ plastiE or other materials to reduce noise impacts. If such dumpsters ase available ~ at pricea oomparahle to mctat dumpsters, plastic dumpsters shall be used - • Adoq~ate ventilation shall be provided for the in€ant day-carc buciding per ~ C'~,agter 12, Section 1205 of Uaiform Building Cade (UBC) in ardGr to assume the windows are c~osed for these units to achievc the roquired attenuation to ~ meet 45 dB CNEL intetior noise standard 7 • No mitigstion measures would be required for t3~e residential development and - the infant care playcourt provided the retsining wai! along As~iland Avenue ~ remains in ptaoe. 7 30B10~280420 C-3 i ~ I Net Unavdidabla Adverse Impscts: None after ~.~gatioa. ~ Responsible Imglementatiaa Psrry: AppGcan~ I ImplcmentationlMonlto~ing Phase: Construction. Mortitoring Ageacy: City of Samta Mon~ca Department of Buiidiag and Safcty. ~ TRANSPORTAT'IQNICIRCULATiON Potentiai Impacts: Project-generated traffic ia not e~cpected to s~gn'sficantly impact any of the study area interscetioas. How~ver, cumusative traffc in the city ~s anticipated w reduce level of service in the arca. Mitigatioa Measures: No mitigation measvres are requuod. Net L'narofdable Adverse Impscts: IYana Respansible Implementatfoa Party: None requered ImplementationlMonjtoe~Ing Ph~ Noae required. Monitaring Ageacy: Nvne roquirod. CQNSTRU~~~iON r:r~r~~:~.'i'S Potential Impacts: Cansiructioa of the proposed pro;xt aould iaduce impacts on air quality, no~se levels, and traffic congestion co occur simultaneously. Tha higt~cst level of dust and noise impacts wauld bE eaptr~e~ced by the ddsting McDonald's restavrant ad~aocnt to tht aorth oE the pro~ect sitc. Ot~er aeasim~e land ases would be ahieldcd by the grade of the ~~1~; reducing the ~mpaccs. All canatruction impacta would be temporary and are aot oaasidered significanc Mitigstion Me~.sare~ Mitigation mcaaura rax+f++*r+ended in thc -Air Quality. Noise, aad Transpottation sectiam would reduoe or e>;~;ri$u constnution period impacts. Net Uewvoid~ble Adverse i~a~cts: Noae aftcr miagaaon. Respansibk im~kmesution Party: App~caa~ ImpkmentttbAlMonitorln~ P~ Conatcuctia~. MoAftarin~ A,gen~y. Gty of Santa Monica Depsrtmeat of Building and Safety and Traffic Enginecri.ng Division. IOB1'0228()02U G4 ~ A~S'I'HL•TICS ~ Potential I~npacts: Development af the proposed pro~cct would result in an intensification of land use on thc sitc and replace thc existing vacant lat rvith a atructur~ two storics ta13 an che L~ncaln Bautevard side aad faur stories ta~l (two ~e~+ets parking and two Ievef~ townhouses} on the east side af the site. The project would -nclude landscaping on site and an che Ash~and Avenue parkway_ Thc townhQUSes could block wtsterly views from the ~rst floor af the apartmen~s ad~acent to the east of the sitc, although no scenic resources have been identi~ed in t~ese views Potent~al impacts are nat considered sign~cant Mitigation Measares: N~ mitigation measures are required or recommended beyond the landscaping already incorporated into the pro~ect design. Net Unavoidable Adverse Impacts: None. Res~onsibZe Implemeatation Part~. None rCqtured. ImplementationlManitoring Phase: Nonc requirtd Monitoring Agency: None required. h`EIGHIIORH04D EFFECTS Pote~tisl Impacts: Impacts £rom pro~ect de~refogu:~nt that could irnpact the local neighborhood includc traf~ic, nvise, aesthetics, kghc and glace, and shaduws. Traf~ic impacts ..... . ~perat~on of the pto~ect would n~t noticeably incrcasc noi~e lcvels in the sunounding ne~ghbor~oad, a~though cur~nuiat~ve traf~c inereases could generate minor nosse ~mpacts. Proj~ct cos~.struction would cause temparary naise impacts nn sensitive land uses ia the immediatc vicieity of the site. No signi~cant aesthetic, ~~ght ar~d glare, or shadrnv irr~pacu arc anticipated w~th pro~ect implementat~on Mitigat~on Messuses: Mitigation measures contained in thc Noise and Transportatian sections would reduce any neighborhood impacts to less than sigrzifcant Ievels. Net U~avoidable Adverse Impacts: None aftcr mitigation. Responslble Impleu~eatation Part~: Applicant. ImplementatlodMonjtoring PhAS~ Construction. Monltarin~ A~e~cy: City of Santa Monica Department of Build~ng and Safety and Traffic Engineering Division. ~iaB/42280QZ0 GS ~ April 22, 1991 K1 in.e Fam~ly ( Jay , Sandy ~ Tara , L~ana } I023 Ashland Avenue Santa vIonica, CA. 9040~ C~ty Cou~.cil, C~-~y Cl~~'s Office 16$5 Ma~n -S~~eet, Roa~~102 Santa iylonyca, CA. 90401 ~ ~~,: Ed 4-163, ~evelopment Proposal, 2807-09 :~incaln Blvd. 827-3Z Ashland Avenu~, Communi~y Corporation of Santa Monica Dear Counc~l '_vlembers, As a resident and renter of 1023 Ashland Aven•?.a d } house, for N the past 14 years, I am quzte concerned anr `~'v~~ ~~+D~'l~~f~consequences s ~ ~~~~'~~~~°~ that ~ail~. occur ~f you allow/apprave th~ ~~~.~~~~ ~~ ~~ ~~ ^t that gives access to the pro3ect from ASHL? ~~ I~~,os~ ~~~ ~°~~o$~ be~ween 9 ~ ~ 3 ~o Lincoln and l~th is aur block± It a.•qC'~fyf'i•~~ao~.~•~ ~oo~'OJ,Ipl~~~1a .~e -~rees f~tp~o,L, ~ `~eo r~aa b ~od L ~j . ~#k;,_ and a quiet residen~~al neighborh ~f,,f~fr o~~l Q''o~ g~~f~~`~~$,~~ js `cnildren tA~,~ ~t~~3o~~q,,,,46F f~j~~ y ~ ~,~ are ou~s~de en~oying the neighk~sl8~r~~r~yF~o~r,d~~~ ~,o o~~~a ~ increase of ~raffic an our ~ittle block r~- ~~~~~'~~~0 a`~~,p~`~~~~,"1'~`o~~a~~ ~ negatively. ~OO' a E~eventh wou.ld be~ome a thc c~6~a~~~~t~~8 ~ o~~ e~~'~~~~` cars into our b ~~~d '''to~v~,88~ cb~c~~ ~t~~ neighborhood, thus ~dzstur ~`'a'~~f ~4~` ~`~r'~f ~b ~o' ~`!~ ah~ tQ~1~Q p~1 ss o~f~AUa~e~,~of w~o s s e s s e s. The ,~, ~0' 8~ ~ro ~~i~ °1`o fi~, f safety factor zs our g~el~~~~°~ ~fod ~t'~~ ~~~~r .~e zncrease of traffic, ~~ ~,~0~'oR 9°~p ~ $r °1b' and problem~ of saf~ ~~~.~ ~S~ r~ ~~,qa~~f~~ , the HILL on Ashland is ~~°oa~~ o'~~ ~~~ f~'~'$~'4s~~ d~b ~ ~ a~LIND spot! As =~ o fQ?~~ f~~ ~~~ ~incoln or Wes-~ On Ashland E~p~A~~~~ A~ ~ ~ ~ ~p~ . fram 11~h. , the r~~i,~a~~°f~~~~'~~~`6A~y~ ~ ~resents an obst~uctive v~ew. ~~ ~e ~~~~.,~~~A~, b ~s~_ al~~`~! You would nat ~~~~ea~f~~ °e'~'r~~~`~f~l~o~l ~ to turn into the ne~a pro~ect ?~- b r~~l~ ~~b ~i~~ a`~fjd~~e °~'~ ~Q ~ap'~r ~~ ; until yau ~, ~,$ ~'~~~t ~ F~,~r~~~r~~~ .~y, ane must proceed very slowZy 4°a e~e~oa~~~l~r~`~~`~'E ~~~~ and caut~ ~ ~'or ~~~~oA ,~A1 f~~e s~rl~ ;,tn order to avoid a collision. Dnly r 7~ o~TO .~ile~~`~ ~~ ~~Oae D f~~ ' one ve A~p4bC~~ ~~O~~o~ ~,~~ 1~j ~ dzrec~ion do to the nar~'owness af ~~~,.~~,~~c ~ ~o~ `~r~y ; the ~~ea~ o p~~ ~? ~~ ,-~he obs~`uc~ive view. In creas.~ng traff~.c ~~' ~~ ~°~o ~o Q°~ ~~ ~ ar l~~~o ~~ ~~~~~~ ~ diat~`~ signals DANG~R of ~ncreased probabzlty `~ ~~p ~'it ~'o ~s~ `~o' l a~~oQ s~~~ ~ ~~a,~~~~ ~ ~~ ~~ ~ ~~~~ ~_ _ _f - --- - - ~ ' Page 2 E-O 4-3.53 ~ of accidents. I hope that an aiternative can be found and tha~ Ashiand does not succumb`urban fallout. Ve~y Tr~ly Yours, - _ ~ ~.-~ --t- '~-- 3ay, Sandy, Dana, & Tara KL~NE