SR-7B (2)
PCD:PPA:SF:PC:DM
f:\ppd\share\ccreport\randttm
Council Meeting: September 13, 1994
78
Santa Monica, California
SEP 1 3 t99~
TO:
Mayor and city Council
FROM:
city staff
SUBJECT: Appeal of Planning Commission Approval of Vesting
Tentative Tract Map 51893, 1700 Main street
Applicant: The Rand Corporation
INTRODUCTION
This report recommends the city Council deny the appeal of the
Planning Commission approval of a Vesting Tentative Tract Map to
create a six parcel subdivision on 15.8 acres of land located
within the civic Center Specific Plan area.
The action on the
appeal must occur at the September 13, 1994 city council Meeting
according to the subdivision requirements contained in the
Municipal code.
SITE LOCATION AND DESCRIPTION
The subject property is a 15.8 acre parcel located between Ocean
Avenue and Main street, south of Interstate 10 and north of pico
Boulevard.
Surrounding uses consist of the Holiday Inn across
Interstate 10 to the north, the Pacific Shores Hotel adjacent to
the property to the south, City Hall, the County Court House and
the Civic Auditorium across Main street to the east, and a
combination of residential, commercial and hotel uses across Ocean
Avenue to the west.
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S'18
PROJECT DESCRIPTION
The subdivider is requesting approval of a Vesting Tentative Tract
Map to create a six parcel subdivision on 15.8 acres of land
located within the civic Center Specific Plan area. In accordance
with the Specific Plan, no construction activity is proposed in
conjunction with this application. All plans for project
construction are subject to separate approval, by way of a
Development Agreement or other form of development approval, as
required by the Civic Center Specific Plan. The purpose of the
subdivision is to establish the lot configuration for future
development projects. As indicated in the Specific Plan, the
subdivision is the first step before any development may occur.
CEQA STATUS
The subdivision of the subject parcel was addressed in the civic
Center Specific Plan Environmental Impact Report (EIR), which was
certified by the City Council on November 23, 1993. The Final EIR
was a programmatic EIR for the Specific Plan. The mitigation
measures recommended by the Final EIR, required California
Environmental Quality Act (CEQA) findings, and a statement of
overriding considerations with respect to unavoidable adverse
impacts of the Specific Plan were adopted by the City Council as
part of its adoption of the Specific Plan.
Approval of the Tentative Map will have no significant effects on
the environment that were not identified in the Final EIR, and
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therefore no new or additional mitigation measures (other than
those identified by the Final ErR and already required by the City
Council as conditions of approval of the Specific Plan), findings
or overriding considerations are required at this time.
Approval of this Vesting Tentative Tract Map does not grant any
development rights. Subsequent applications for development will
be subject to environmental review, as required by the California
Environmental Quality Act.
PUBLIC NOTIFICATION
Pursuant to Municipal Code Section 9.04.20.22.050, notice of the
public hearing was mailed to all owners and residential and
commercial tenants of property located within a 300 foot radius of
the project at least ten consecutive calendar days prior to the
hearing. A copy of the notice is contained in Attachment A.
ANALYSIS
In November of 1993 the City Council approved the civic Center
Specific Plan, which provides development standards and an urban
design framework for the Civic Center area, including the 15.8
acres of land owned by the Rand Corporation. The proposed Vesting
Tentative Tract Map is the first step toward implementation of the
plan.
The Specific Plan calls for a subdivision mapping process for the
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Rand property prior to actual development, and states that the map
should identify land to be offered for dedication in conformance
with the Specific Plan, subdivide the site to allow for ownership
and development of individual parcels, and establish public right-
of-way alignments and conditions to link private development and
public improvements. The proposed subdivision will create the
separate legal lots necessary so that the public amenities,
residential, institutional, office, and commercial components of
the project can be designed, financed, and developed in accordance
with the Specific Plan.
Although the tentative map does not indicate precise road
alignments and methods for dedicating open space, the conditions
imposed by the Planning Commission require that all the details and
agreements be in place before the final map is approved by the
city. The approved tentative map is effective for 36 months unless
an extension is requested and obtained.
The approval of the map does not grant any development rights to
the applicant. As required by the Specific Plan, the applicant
will be required to obtain approval of any new development through
a separate approval process, such as a Development Review Permit or
Development Agreement. Approval of the Vesting Tentative Tract Map
locks into place codes and standards related to land use
regulations in effect at the time the application for the Tentative
Tract Map is deemed complete. However, condition #95 is designed
4
to require compliance with administrative and technical codes in
effect at the time a building permit is issued.
The proposed Vesting Tentative Tract Map is consistent with the
provisions of
the civic Center Specific Plan and Subchapter
9.20.06 (Tentative Subdivision Maps) of the Zoning Ordinance.
PLANNING COMMISSION ACTION
On August 17, 1994, the Planning Commission held a public hearing
on the approval of the Vesting Tentative Tract Map. After a public
hearing, at which one member of the public spoke, the Planning
Commission unanimously approved the Vesting Tentative Tract Map
with recommended findings and conditions.
Attachments Band C
provide copies of the Planning commission staff report and
supplemental report without attachments, while Attachment D
provides a copy of the Statement of Official Action, outlining the
approved findings and conditions.
APPEAL
On August 26, 1994, an appeal was filed by Mike Feinstein on behalf
of Citizens for a Better civic Center contesting the approval of
the Tentative Tract Map by the Planning commission. The reasons
for the appeal include the following:
1) The individual parcels do not appear to be in congruence
with the structure locations shown in the Civic Center
Specific Plan.
2) The road locations are not consistent with the civic
5
Center Specific Plan.
3) The areas to be dedicated to the City are not identified.
4) The Tract Map itself was not included with the Staff
Report and was not made public until immediately before
the Planning Commission meeting.
STAFF RESPONSE TO APPEAL
Staff has analyzed the reasons for the appeal, and has prepared
responses. In general, it should be emphasized that the purpose
for a tentative tract map is to identify elements for general
purposes of the proposed bui ldings , street conf igura tions , and
other components of the proposed development (See Attachment E for
a copy of the Tentative Tract Map). Prior to finalizing the map,
details and specifications must be provided consistent with the
findings and conditions approved by the Planning Commission for the
Tentative Map which includes conditions from the Civic Center
Specific Plan. The Final Map would then include the detailed and
specific
arrangements
of
proposed
buildings
and
street
configurations.
other responses to the issues raised by the appeal include:
o In response to comment 1) of the appeal regarding the
location of proposed structures in relation to the parcel
configurations, staff believes that the tentative tract
map identifies parcels consistent with the civic Center
Specific Plan. However, the building locations in the
Specific Plan were identified for illustrative purposes
only. Any development proposed will be subject to
standards and conditions as adopted by the Planning
Commission and city council through this and previous
actions, but are not restricted to exact footprints that
were conceptually identified in the Specific Plan. The
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set-back requirements and right-of-way locations in the
Specific Plan will help determine the ultimate building
footprint and location.
o In response to comments 2) and 3) of the appeal regarding
the road locations and areas to be dedicated to the City,
staff believes that they are inaccurate. Road locations
and areas to be dedicated to the city are consistent with
the Specific Plan, with precise alignments and locations
to be identified and approved by the city prior to
recording of the Final Tract Map. Conditions 71, 72 and
75 approved by the Planning Commission and in Attachment
D of this staff report (Statement of Official Action)
require City approval of design and construction of
streets and landscaping, the design, construction and
operations of the Village Green and Arroyo Parkway, and
the identification of parcels offered to the City for
dedication in conformance with the Specific Plan.
o In response to comment 4) of the appeal regarding the
availability of the tentative tract map, the tentative
tract map has been available for public review at the
Planning and Zoning Division, Room 212 at city Hall since
the first day of filing, June 6, 1994. Tract maps and
building plans are not distributed to the public with
staff reports, but are available for review by request at
any time during normal city business hours in Room 212.
BUDGET AND FINANCIAL IMPACT
The recommendation presented in this report to deny the appeal will
not have a budget or financial impact to the city.
RECOMMENDATION
It is recommended that the city Council deny the appeal of the
Planning commission approval of the Vesting Tentative Tract Map
51893 based upon the discussion included in this report.
Prepared By:
Suzanne Frick, Director
Paul casey, Acting Senior Planner
David Martin, Associate Planner
Planning and Community Development Department
Policy and Planning Analysis Division
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Attachment:
A.
B.
C.
Public Notice
August 17, 1994 Planning Commission staff
Report (without attachments)
August 17, 1994 Supplemental Planning
Commission staff Report (without attachments)
statement of Official Action
Appeal Form
vesting Tentative Tract Map 51893
D.
E.
F.
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NUllO: 1}Jl .... l'Ulll.IC llF.AIUNG
BEt'ORE TIlE SANTA MONICA CITY COUNCIL
SUBJECT: AppoaJ of PI.mulle COIIIm'....... Approva1 of a
Vd... TCf\QUYC Tract hbp SI89J
AddlUS. 1100 Iotll. 511=
AppllQIIl Rand COf1IOr1I''''"'
WilEN' Tuaday. SqKember 13, 1994 Il6'JO p",
"'IIERE. Co_II Ownbers
Room 211
168S MaUl S_
Sadta Mana, CalIfornia
PROJECT DESCRIPTION
The Ci!)' Counc:aI wdl l;Oftduct . publIC hearlllC ... an IppeaI of IIlI PlarulUIe Conmuwon
IIIJIRIYIl lor . Vestlne TcalaUVC Tract Map to ~ . JlI parceJ stIbchision on IS 8 acres 01
land Iocared "",hi~ IlIe CIVIC Ccnlel' 5pa,1f;c PIm uta In 1lXOtd:anae ..... IIIe SpoCIllc Plan.
no COI1SInI/:IioIl ~vll)' IS jii;:,;;u>al III OOllJunaaon ....1II tile VariJlc ~VIl T.- M""
approval Final proJCll:1 p/aIls ""II bo revoawed IS rrqull1lll bJ tbo SpecIfic Plan (e-e
Devdopmenl RevIew Ptoceu, COIIforl1WlCC RevIew Pemut Process. 1IIdI0l' die Devdopmenl
1.1"_.... ~ desl:nbed in tile 5(ll:dlic Plan)
The subdiv;s>On of Il1e SlIbJIlCI J1'If"eI __ .....v.t III die CIVIC Center SpecifIC Plan
I:Dvuoruncalal Imp:l RqMln (ElR), wluch was califtcd by tile Cll)' CoundI on November 23,
1993 The r..w ElR wu. prlIIralnlllal1l: ElR fOl' IlIe SJll'Clflc Plan. Th: ~ IIIIla!Im:S
m:amnadalby dleFinal EIR, rrqwred Ca1lforma.EnvifOlllllClllal QuaJity Aa(CEQA) fmdinp.
and . a_I of avemdJnc C4RSldemuxrs "/Illl respect la Iala1'OIdabIc: a:lverx .l1fJlKU of 1M
Spa:if1e Pbn wen: adopted by the Cll)' CouIlClI as pari of ilS adoption or tile Specific PI...
Appl'lMll oflbe Tentluvc Map wtll have no S1lmflClRl effCClS OIl Ihc _11'llft1llCllt dl:ll were llOI
Idcnufied III die Final ElR. ancI tIIcrdore no new or add.!IonaI nullpUon measures (odIer than
Ihosc M1cabflCd 11)' lbe FIn>.! EIR ami already rrqwred by die CIlY Couaal IS a;JDd,uonS of
qprovaI of Ihc SpcClRc Plan), filldu'ls or ovcmcIml COIlSIdenUonlI an: rcqumd acllns UIIIe
Approval of tIIis YCSlUII Tetllauve Tract Map does _ InIll ""y cIet<eIopmenl riplS
Subs.equent appI1C1llOllS for de>e1opmenl \lI11l be subJcd to caYlIOM\CllW ~, as rrqulled by
llIe CallrOl'ftla En'luoomcnlal Qual,!)' ACL
flOW TO COMMENT
The aly of Sanla MOf1lCl encourages public c:omlltCftl OIIUt'S and Olher proposals. You may
llOI\1menlll.lhc Plan.'lIe CommlWOll public heanns. or by ""'lme a letlei' Wnllm mfor....UOll
I'eCCIYCd before J 00 P no on lite Wcdne.day borore the ilIeannl will bo 11_10 the CIty Counc,l
in lIIe1r pacta. In(onnauon teo:aYCd ~ tfW bllle ,.,11 be p\la 10 llIe ell)' COUItCII pro' to
the _I
~,
Lcucn should be addres51ld 10
Cdy elm
168S MIIII Street, ROOI1l 102
Sanll MOIl...., CA 90401
MORE INFORMATION
If desired. further ,oformalJOll on lIIe prOject may be obwnod by calhne DawI Mamn. ASSOCII.lc
PlaJIner II (JIG) 458-1IS11S The _01 (mill)' IS lwtdtcapped __Ie. If you have lilY
spec:1aJ needs such as Slln tancuacc 'lIletpretUle. p1o:ue alIIl8Ct the Off'1cz of Ibe DtsabIed II
(JIG) 4,..8101
Put_ 10 ~lfOnt.. GoIremmeoll Code Sc!clJon MOD9(b). If lItls _ IS subsequenlly
challcnpd In COIIr1. lbe chalIcnle may be hm,tal to only !hose _ rused at llIe PullIIC
Hcannl dcscnbcd In !hIS not'<c. or In wnllell ~ cleJivered to lbe CilJ or Santa
MOIIICIlII. or pnor 10. llIe PublIC: Heannl
ESPANOL
E.ste C$ ... IV'('" . 011& .udelTcti palrJo:a sob... ol mapa de ttedra. /700 Malu Site<< ~
mu .nf.rnal;u,... n..,"" . Li....... He~ .>I numero (J 10) 4S8-lISlI:l