SR-7B (3)
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Planning Commission Meeting: August 17, 1994
Santa Monica, California
TO: The Honorable Planmng Commission
FROM. Policy and Planning Analysis Division Staff
SUBJECT: Vestmg Tentative Tract Map 51893
Address: 1700 Mam Street
ApplIcant: The Rand CorporatIon
INTRODUCTION
Action: ApplIcatIon for a Vestmg Tentative Tract Map to create a six parcel subdiVISIOn on 15.8
acres of land located wlthm the CIVIC Center Specific Plan area.
Recommendation: Approval of Vesting Tentative Tract Map with the attached finding and
conditIons of approval.
Permit Streamhmng ExpiratIon Date: September 16, 1994
SITE WCA TION AND DESCRIPTION
The subject property IS a 15.8 acre parcel located between Ocean Avenue and Mam Street, south
of Interstate 10 and north of PICO Boulevard. Surroundmg 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 Auditonum across Main Street to the east, and a
combmation of reSidential, commercial and hotel uses across Ocean Avenue to the west.
Zomng Dlstnct: CiVIC Center
Land Use DistrIct: Ocean Front Dlstnct
Parcel Area: 15.8 acres
PROJECT DESCRIPfION
The apphcant is requesting approval of a Vesting Tentative Tract Map to create a six parcel
subdiVISion on 15.8 acres of land located withm 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
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SpecIfic Plan.
CEOA STATUS
The subdivisIon of the subject parcel was assessed in the CIVIC Center Specific Plan
Environmental Impact Report, which was certified by the CIty Council on November 23, 1993.
As stated above, approval of this Vesting Tentanve Tract Map does not grant any development
rights. Subsequent applications for development will be subject to environmental review, as
required by CEQA.
pUBLIC NOTIFICATION
Pursuant to MUnICIpal Code Section 9.04.20.22.050, notice of the public heanng 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 nonce
is contained in Attachment A.
ANALYSIS
Backe:round
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 ofland owned by the Rand Corporation. The proposed Vesting Tentative Tract Map
is the first step toward implementatlon of the plan
The SpecIfic Plan calls for a subdIVIsion mappmg process for the Rand property pnor to actual
development, and states that the map should Identify land to be offered for de{bcation in
conformance WIth the SpecIfic Plan, subdIVIde the SIte to allow for ownership and development
of Individual parcels, and establish pubhc right-of-way alignments and condItIons to link pnvate
development and pubhc improvements. The proposed subdIVIsion WIll create the separate legal
lots necessary so that the publIc amenines, reSIdential, 1Ostitutional, office, and commerCIal
components of the project can be deSIgned, financed, and developed 10 accordance WIth the
SpecIfic Plan.
The approval of the map does not grant any development nghts to the applicant. As required
by the Specific Plan, the applicant WIll be reqUIred to obtam approval of any new development
through a separate approval process, such as a Development Review Permit or Development
Agreement. Approval of the Vesti,!g TentatIve Tract Map locks into place codes and standards
related to land use regulat:J.ons in effect at the tIme the appbcatlon for the TentatIve Tract Map
is deemed complete. CondItIon #95 IS deSIgned to reqUIre comphance with admmistranve and
techmcal codes m effect at the time a bmldmg permIt IS issued.
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Conclusion
The proposed VestIng TentatIve Tract Map is consistent wIth the provisIOns of the ClVic Center
Specific Plan and Subchapter 9.20.06 (Tentative SubdIvIsIon Maps) of the Zoning Ordinance.
RECOMMENDATION
It is recommended that the Planning Commission approve Vestmg TentatIve Tract Map 51893
wIth the following findmg and conditions:
FINDING-
1. The proposed subdivision, together with Its provISIons for desIgn and
improvements, IS consistent WIth applicable general or specific plans adopted by
the CIty of Santa Momca, m that as condItioned, the map IS consIstent with the
provlSlons of the Civic Center SpecIfic Plan and Section 9.20.06 of the Zonmg
Ordmance.
CONDITIONS
MaD SubmIssion Reauirements
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1. Pnor to recordation of Fmal Map, the subdivIder shall supply the City Engineer
with a copy of the computer files for all drawing submIttal in the Autocad
"DWG"or "DXF" me format
2. The Fmal Map shall note all offers of dedicahon by certificate on the face of the
map.
3. The boundanes of the Fmal Map shall be designed to the satisfactIon of the City
Engineer and the Planmng and Commumty Development DIrector.
4. The Fmal Map shall extend lot/parcel lines to the center of pnvate and future
streets.
5. Signatures of record title interests shall appear on the Fmal Map.
6. Prior to subrmttal of Final Map, the subdivider shall secure, at the subdivider's
expense, sufficIent title or interest in land to permit any off-Site Improvements to
be made.
7. Prior to submittal of Final Map, the subdivIder shall submit and obtain approval
of the City Engmeer of a grading plan based on a geotechnical report prepared
by a soils engmeer and showing their recommendatIons. The grading plan must
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conform wIth all other conditions of the Tentative Map.
8. Pnor to submittal of Final Map, the subdIvider shall submit and obtain approval
of draInage plans and necessary support documents, to the satIsfaction of the CIty
Engineer.
9. The Fmal Map shall dehneate the Clty's/County Flood Control's right-of-way for
the Pico-Kenter Dram. A permIt WIll be required for any constructIon affecting
the right-of-way or faCIlItIes.
10. Prior to recordatIon of Fmal Map, the subdIVIder shall submIt computenzed data
of the Fmal Map following Los Angeles County GUIdelmes
11. The Fmal Map shall delineate all survey monumentation.
12. The Fmal Map shall delIneate all survey references for eXIsting land rights and
include survey calculations, to the satIsfaction of the CIty Engmeer.
13. MultIple final maps relating to the approved Tentative Map may be filed prior to
the expnanon of the Tentative Map. Prior to recordatIon of the first fmal map,
the SubdIVIder shall reach an agreement WIth the CIty allocatIng the
implementation of the dedications and improvements required by these CondItIons
to the recordatIon of one or more final maps, and shall obtam Planmng
CommissIOn approval of the sequence for final map approvals.
14. Any subsequent subdIVISIon of a parcel created by thIS subdIVISIon shall be subject
to all COndItIOnS, fees and exactIons in effect at the time the subsequent
subdiviSIOn applicatIOn IS deemed complete or approved.
UtIlitv ReaUIrements
15. Prior to submittal of Fmal Map, the subdIvider shall execute an agreement with
the City to relocate utilities to the public right-of-way to the satisfaction of City
EngIneer. For any utIlities that are not relocated to publIc right-of-way, the
applicant shall offer easements to the satisfaction of the CIty EngIneer.
16. Prior to submittal of Final Map, the subdivider shall execute an agreement WIth
the CIty to dedIcate branch sewer mams to serve each lot/parcel WIthm the
subdiVISIon to the satIsfactIon of the UtIlIty Manager and CIty EngIneer.
17. Prior to submittal of Final Map, the subdIVIder shall execute an agreement with
the CIty to locate all eXIStIng overhead and proposed utIlIty and Cable T. V.
dIstribution lInes underground, mcluchng those currently located along First
Court, to the satisfactIon of the CIty Engineer.
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18. Prior to submittal of Final Map, the subdivider shall submit and obtain approval
of a plan to provide fibre-optIc cabling, to the satisfactIon of the City Engineer.
19. Prior to subrmttal of FlOal Map, the subdivider shall submit and obtam approval
of a plan indlcatmg adequate street widths and tunung radu for emergency fire
veluc1es, to the satisfaction of the Fire Chief.
20. Pnor to the submittal of Final Map, the subdivider shall submit and obtam
approval of a plan indicatmg that any new water, sewer or storm dram facilitIes
shall be located under public rights-of-way, to the satisfaction of the City
Engineer.
On-site ~d Off-site Improvements
21. Pnor to submittal of FInal Map, the subdiVider shall submit and obtain approval
of a plan indicatIng the design of intersections With a tangent sectIon from
"beginmng of curb return" (BCR) to BCR to the satIsfactIon of the City Engmeer
and Parking and Traffic Engmeer.
22. Prior to submittal of Fmal Map, the subdivider shall submit and obtain approval
of a plan to place above-ground unhties and street trees outside sidewalk areas,
and provide a mInimum of eight feet clear path of travel along sidewalks on all
streets the subdiVIder IS responsible for, as reqUIred by the Civic Center Specific
Plan, to the satisfaction of the City Engmeer.
23. Pnor to submittal of FInal Map, the subdivider shall submIt and obtam approval
of a plan for street tree location, species, and method of InstallatIon and rrrigation
to the satIsfaction of the DlIector of Commumty and Cultural Services.
24. Prior to submittal of Final Map, the subdiVider shall submit and obtain approval
of a plan indicating Width, horizontal and vertical alignment for streets to the
satisfaction of the City Engineer and the Parking and Traffic Engineer. The plan
shall mclude the design plan for OlympiC Dnve from Ocean Avenue to Fourth
Street.
25. Prior to submittal of FInal Map, the subdiVider shall submIt and obtalO approval
of a plan mdicatmg Sight distance along extreme slopes or curves to the
satisfaction of the ParklOg and Traffic Engmeer and the CIty Engineer.
26. Prior to submittal of Fma! Map, the subdivider shall submit and obtain approval
of a plan to provide a new centerline whenever the centerhne of the eXistIng
pavement does not coinCide wIth the record centerlme, to the satisfactIon of the
City Engmeer.
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27 Prior to submittal of Final Map, the subdivider shall submit and obtain approval
of a hydrology study of affected public and pnvate property and submit and
obtain approval of a plan to construct drainage improvements as needed, to the
satisfaction of the City Engineer.
28. Prior to submittal of Final Map, the subdivider shall submit and obtain approval
of a pIan to replace dnveways to be abandoned with standard curb, gutter, and
sidewalk to the satisfacnon of the City Engmeer.
29. Pnor to submittal of Fmal Map, the subdivider shall submit and obtain approval
of a plan to replace any broken or damaged curb, gutter, Sidewalk and pavement
on streets withm or abuttmg the subdiVision, to the satisfactlon of the Director of
EnVironmental and Public Works Management.
30. Pnor to submittal of Final Map, the subdiVIder shall submIt and obtam approval
of a plan to construct curb cut ramps at all mtersectlons the subdIVIder is
responSIble for, as reqmred by the CIVIC Center Specific Plan, to the satisfacllon
of the CIty Engineer.
31 Prior to submittal of Fmal Map, the subdiVider shall submIt and obtam approval
of a plan to provide landscaping and computenzed Imgation control systems for
all affected public streets, parks and other public areas to the satIsfaction of the
Director of Community and Cultural Services.
32 Prior to submittal of FlOal Map, the subdivider shall submit and obtain approval
of a plan to construct sewer, reclaJ.med and/or domestic and fire protectlon water
systems, to the sansfactlOn of the Utility Manager and Fire ChIef.
33 Prior to submittal of Final Map, the subdIvider shall submit and obtain approval
of a plan to construct new street and pathway lIghtlng facll1ties to the satisfaction
of the CIty Engmeer.
34. Prior to subnuttal of FlOaI Map, the applicant shall submit and obtain approval
of a plan to ensure that each fire hydrant shall have an acceptable Flow Test, to
the satisfaction of the FIre ChIef.
35. Prior to subnuttal of Final Map, the subdivider shall execute an agreement WIth
the City statIng that all park, plaza, open spaces and green areas shall be planted
and mamtamed to the satIsfactIon of the Director of Community and Cultural
Services, Director of Planning and Community Development, and the CIty
Engineer.
36. Poor to submittal of Fmal Map, the subdivider shall submit and obtain approval
of a plan to Install street name SIgns, to the satisfacnon of the City Park-mg and
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Traffic Engineer.
37. Prior to submIttal of FInal Map, the subdivider shall submIt and obtain approval
of a plan to construct on-sIte draInage facilities to the satisfactIOn of the BuildlOg
Official and CIty EnglOeer.
Environmental Compliance
38. Pnor to submIttal of Final Map, the subdlVlder shall demonstrate to the
sansfaction of the DIrector of Envlfonmental and Public Works Management that
the dIscharge of sewage from this land subdIviSIOn mto CIty pubhc sewer system
shall not VIolate the reqUIrements of the California Regional Water Quality
Control Board pursuant to DiVISIOn 7 (commencing With Section 13000) of the
Water Code.
39. Pnor to submittal of Final Map, the subdiVider shall obtam N.P.D.E.S. perrmts
as applicable.
40. Pnor to submittal of Final Map, the subdIVIder shall submit and obtain approval
of a Water QualIty Management Plan (WQMP), to the satIsfactIon of the DIrector
or Envlfonmental and PublIc Works Management. The WQMP shall identIfy the
applIcatIon and incorporanon of those rounne structural and non structural BMP's
as outlIned in the Countywide NPDES Dratnage Area Management Plan
AppendiX.
41. Prior to the issuance of preliminary or precise gradmg permIts, the subdivider
shall provide the City Engmeer With eVidence that a Notice of Intent (NOI) has
been filed with the State Water Resources Control Board. Such evidence shall
consist of a copy of the NOT stamped by the State Water Resources Control
Board or the RegIonal Water Quality Control Board, or a letter from either
agency stating that the NOI has been filed.
42. Pnor to submittal of Final Map, the subdivider shall submIt pollunon preventIon
plans for the site and for grading acnvities to the satIsfaction of the City
Engineer. The plans must conform to the procedures and rules m effect at the
tIme of the buIlding penmt ISSuance
43. Pnor to submittal of Final Map, the subdiVider shall execute an agreement WIth
the City to comply WIth energy conservation reqUIrements (mcluding reducing
reflectmg solar effects of paved surfaces) m effect at the tIme of bU11dlOg permit
Issuance.
44. Pnor to submittal of Final Map, the subdivider shall submit and obtam approval
of a plan stating that all new development shall be consistent with the mtent,
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goalst and programs of the Clty's Sustamable City Program.
Dedications/Easements
45. Prior to subnuttal of Final Map, the subdivider shall submit and obtam approval
of a plan to incorporate opportuml1es for recourse conservanon and recycling, to
the satisfaction of the City Engineer. This may include transporting grey water
across the site from other City Properties.
46. Prior to submittal of Final Map, the subdivider shall submit and obtain approval
of a plan to proVIde access and easements as required for use by the City and Los
Angeles County for the rncuntenance and improvement of the Plco-Kenter Storm
Draint to the satIsfaction of the City Engineer.
47. Prior to submittal of Fmal Mapt the subdivider shall apply for and actively
part:tclpate in the approval of the vacation of First Court.
48. Prior to submlttal of FlOal Map, the subdivider shall execute an agreement with
the City to qUltc1alffi unneeded pnvately owned easements under the subdivider's
control. The subdiVider shall arrange for relocating or obtammg new easements
as necessitated by any proposed development (e.g., those currently running
through proposed structures).
49. The FlOal Map shall delmeate full cul-de-sacst with easements, at the ternunus
of all streets wlthm the subdivision to the sansfacnon of the City EnglOeer.
50. The subdiVIder shall not grant or record private easements wlthm areas proposed
to be granted, dedlcatedt or offered for dedication for pubhc streets or Jughways,
access nghts, budding restriction rights, or other easements unnl after the final
map IS filed With the County Recorder unless such easements are subordinated to
the proposed grant or dedicatiOn. If easements are granted after the date of
tentatlve approval, a subordinanon must be executed by the easement holder prior
to the filing of Final Map.
51. Pnor to submittal of Final Map, the subdivider shall provide letters of offSlte
slope easements and drainage acceptancet to the satisfactlOn of the City Engmeer.
52 Prior to submittal of Fmal Map, the subdivider shall submit and execute all
necessary documents for the dedlcatron of vehicular access nghts along frontages
of the development on MaIn Street and Ocean Avenuet to the satisfactIOn of the
City Engmeer and the Duector of Planning and Commumty Development.
53. Prior to submtttal of Final Mapt the subdivider shall submit and execute all
necessary documents for granting easements to the City, appropriate agency or
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Housl.ng ProJect, so long as the helght does
not exceed 45 feet.
(b) Maximum unit Density. One (1)
dwelling unlt for each 900 square feet of
parcel area. No oore than one ( 1) dwe lll.ng
unit shall be permitted on a parcel of less
than 4,000 square feet lf a single famlly
dwelllng eXlsted on the parcel on September 8,
1988.
(c) Maximum Parcel coverage. Fifty
Percent (50%) of the parcel area.
(d) Minimum parcel Size. 5,000 square
feet. Each parcel shall contaln a minimum
depth of 100 feet and a mlnlmum wldth of 50
feet, except that parcels existing on
September 8, 1988 are not subJect to this
requlrement.
(e) Front Yard Setback. The minimum
requlred front yard setback shall be elther
twenty (20) feet, or shall comply wlth the
minlmum requlred front yard setback for the
district as set forth in the Official
Districting Map, whichever area is greater.
(f) Rear Yard Setback. Fifteen (15)
feet.
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Mam Street Circle
60. Prior to submIttal of FInal Map, the subdivIder shall reach an agreement WIth the
CIty regarding designation of an area to accommodate the design of Main Street
CIrcle, including dedication of private land, or creatIon of public easements, as
necessary, in accordance with the Civic Center Specific Plan, and the Final Map
submitted shall reflect such designation and reference such agreement.
The Arroyo
61 Prior to submIttal of Fmal Map, the subdivider shall reach an agreement WIth the
City prohIbIting bUlldmgs from encroachmg north of a lme between the main
entrance of CIty Hall and the northernmost point of the "Z" building wlthm the
Rand complex In order to main tam views and proVIde for publIc access and open
space.
62. Prior to submittal of Final Map, the subdIvider shall reach an agreement with the
CIty regardIng designatIOn of an area to create the Arroyo as a 2 1 acre publicly
accessible open space, including dedication of private land, or creatIon of public
easements, as necessary, in accordance With the CIvic Center SpecIfic Plan, and
the Fmal Map submitted shall reflect such designatIon and reference such
agreement.
The VIllage Green
63. Pnor to submIttal of Final Map, the subdivider shall reach an agreement with the
City regarding deSIgnatIon of 0.7 acres (not mcludmg roads) for the creatIon of
an 80-foot wide VIllage Green, mcluding dedicatIon of private land, or creation
of public easements, as necessary, in accordance WIth the Civic Center Specific
Plan, and the Final Map submItted shall reflect such deSIgnatIon and reference
such agreement.
64. Pnor to subrmttal of Final Map, the subdiVIder shall reach an agreement with the
CIty regarding the designatIon of an area for a 20-foot WIde roadway, around the
Village Green, including dedIcatIOn of private land, or creatIon of publIc
easements, as necessary, in accordance with the CIVIC Center Specific Plan, and
the Fmal Map submItted shall reflect such designatIOn and reference such
agreement.
Public Use
65. Pnor to submIttal of Fmal Map, the subdIVIder shall reach an agreement with the
City regardmg designation and construction of a 3D-foot wide publicly acceSSIble
north-south easement through Lots 1 and 2 along the extended centerlme of the
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Village Green, connectIng the Olympic Dnve extension with the Arroyo open
space, in accordance WIth the Civic Center Specific Plan. At least 65 percent of
this easement shall be open to the sky. Pnor to submittal of the Final Map, the
subdivider shall execute an agreement with the City concemmg use of the
easement, inc1udmg proVisions that the easement shall be open to the pubhc
dunng business hours and other specified time penods, conSistent with the
operation and secunty of pnvate uses.
66. Prior to submittal of Final Map, the subdIVider shall reach an agreement WIth the
City regarding deSignatiOn and construction of a 3D-foot wide pubhc1y acceSSible
east-west easement along the northern edge of Lot 2, along the extended
centerhne of City Hall, connectmg the City Hall Square with the north-south
easement descnbed in CondItion #65, m accordance WIth the Civic Center
SpecIfic Plan. At least 6S percent of this easement shall be open to the sky.
Pnor to submittal of the Final Map, the subdivider shall execute an agreement
with the City concerning use of the easement, includmg provisions that the
easement shall be open to the pubhc during business hours and other specified
orne periods, consistent with the operation and security of pnvate uses.
67. If the "Z" bUIlding IS removed, prior to submittal of Fmal Map the subdivider
shall reach an agreement with the City regardmg designaoon and construction of
a 3D-foot WIde pubhcly acceSSIble east-west easement through Lot I along the
extended centerline of Seaside Terrace, connectmg Ocean Avenue with the north-
south easement descnbed m Condition #65, in accordance With the CiViC Center
Specific Plan. At least 6S percent of this easement shall be open to the sky.
Prior to submittal of the Fmal Map, the subdivider shall execute an agreement
With the CIty concernmg use of the easement, mcluding proviSions that the
easement shall be open to the publIc dunng business hours and other specIfied
time periods, consIstent with the operanon and security of private uses.
68. Prior to submittal of Fmal Map, the subdIVIder shall reach an agreement with the
CIty regarding deslgnal10n and construcoon of a 3D-foot wide at-grade pedestrian
way along the southern edge of Lot 5 to connect the Village Green wIth Ocean
Avenue, in accordance with the Civic Center Specific Plan. Pnor to submIttal
of the Fmal Map, the subdIVIder shall execute an agreement with the City
concernmg use of the easement, mcluding provisions that the easement shall be
open to the public dunng busmess hours and other speCIfied nme periods,
conSistent WIth the operanon and security of pnvate uses.
69. Pnor to submittal of Fmal Map, the subdiVider shall reach an agreement with the
CIty regarding desIgnanon and construcnon of a 3D-foot WIde at-grade pedestnan
way through Lot 3 connecting the VIllage Green with the Main Street Circle
generally along the same alIgnment as the twenty-eight-foot WIde pedestrian way
required along the southern edge of the Magmre- Thomas property m the Maguire-
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Thomas Development Agreement (Ordinance 1542 (CCS)), in accordance WIth
the CIvic Center Specific Plan. Pnor to submittal of the Final Map, the
subdivider shall execute an agreement WIth the City concerning use of the
easement, 1Oc1udmg proVISIons that the easement shall be open to the public
during busmess hours and other specified time periods, consistent WIth the
operatIOn and security of private uses.
70. Prior to submittal of FlOal Map, the subdIVIder shall reach an agreement WIth the
City regarding deSIgnatIon and construction of a 3D-foot WIde east-west pedestnan
linkage along the northern edge of Lot 3 and the southern edge of Lot 2 to
connect Main Street WIth the Vlllage Green, generally along the same alignment
as the easement as descnbed m Condition #68, m accordance with the Civic
Center SpecIfic Plan. Pnor to subnuttal of the Fmal Map, the subdIVIder shall
execute an agreement WIth the City concerning use of the easement, including
proVIsions that the easement shall be open to the public dunng business hours and
other specified time penods, consistent With the operation and security of private
uses.
71. Pnor to submIttal of Fmal Map, the final design, alignment and locatIon of
dedIcatIons, easements, and pubhc Improvements may be modIfied through
review of final project plans, subject to the approval of the DIrector of
Environmental and Public Works Management and the Director of Planning and
Community Development, pursuant to the project approval process, 10 accordance
with the CIVIC Center SpecIfic Plan.
Plan ImnlementatIon
72. Prior to submittal of Fmal Map, the subdIVIder shall reach an agreement WIth the
CIty regarding the design and construction of Main Street, Including the City Hall
Square, Mam Street CIrcle, and the Olympic Drive and VIcente Terrace
extenSIon. The deSIgn and construction of the street and assocIated landscaping,
lightmg and open space improvements shall be revIewed and approved by the
CIty, and shall be in accordance with the CIvic Center Specific Plan.
73. Prior to submittal of Fmal Map, the subdIvider shall reach an agreement with the
City regarding the design and construction of the Village Green and the Arroyo
Parkway according to the standards and guidelmes set forth in the SpecIfic Plan.
The VIllage Green and Arroyo Parkway shall be either dedIcated to the City or
owned and operated by the pnvate developer In a manner consistent WIth that of
a pubhc park.
74. Pnor to submIttal of Fmal Map, the subdivider shall reach an agreement With the
City regarding the design and constructIOn of the publ1c access easements withm
the development parcels according to the standards and gmdehnes establ1shed m
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the Specific Plan. The publIc access easements shall be open to the public dunng
business hours and other specified time periods consistent WIth the operation and
secunty of pnvate uses.
75. Prior to submIttal of Fmal Map, the subdivIder shall reach an agreement with the
City on synchronizanon of signals within the area bounded by Wilshrre
Boulevard, PIco Boulevard, Lmcoln Boulevard and Ocean Avenue. The
synchromzatIon shall be funded jointly by pnvate development and CIty
contnbutions though use of Proposition A and C discretionary funds.
76. Prior to submittal of Final Map, the subdiVIder shall submit and obtain approval
of a plan identIfymg parcels which will be offered to the City for dedication In
conformance with the Specific Plan, to the satIsfaction of the Planmng and
Community Development DIrector and the City Engineer.
77. Pnor to submittal of FInal Map, the subdiVIder shall submIt and obtain approval
of a plan which establishes the [mal grades, alignments and widths of streets,
UtIlIty corridors and publIc ways In conformance with the SpecIfic Plan, to the
satisfaction of the CIty Engmeer.
78. Prior to submIttal of Fmal Map, the subdIVIder shall reach an agreement WIth the
CIty regarding the mechanIsm and tImmg for fundmg of the publIc improvements
for MaID Street (mc1udmg realIgnment and MaIn Street CIrcle), CIVIC Center
Dnve, the Civic/Cultural Park, the VIcente Terrace ExtenSIOn, the Village Green,
CIty Hall Square, Arroyo Park and medIan and SIdewalk plantmgs on Ocean
Avenue, Pico Boulevard and Fourth Street.
General COndItI(;>n~/Fees
79. This approval is for a TentatIve Map only. No development or land use permits
have been applied for or are granted m conjunctIon WIth thIS TentatIve Map.
Appropnate land use approvals shall be reqUIred for any subsequent development
on this SIte and all development shall be m accordance WIth the CIvic Center
Specific Plan.
80. The approval of thIS TentatIve Map shall not prevent the CIty from imposmg
environmental mItIgatIOn measures and other condItIons of approval aSSOCIated
WIth any subsequent development or land use permIt on thIS SIte.
81. Any subsequent land use approval or permIt shall be subject to the conditions,
required fees and exactions authonzed by the polICIes, ordmances and standards
In effect at the time the applIcatIon for this TentatIve Map was deemed complete.
For those fees the amount of WhICh IS determmed and assessed upon issuance of
a buildmg permIt, the amount of any such fee shall be the amount In effect at the
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time the building permit IS ISSUed Approval of this TentatIve Map shall not be
construed in any manner as a waiver of these conditions, fees and extractions to
be assessed on subsequent development.
82. The CIty'S TransportatIon Management Plan Ordinance authonzes the imposition
of a traffic Impact fee on all new development to pay for infrastructure
improvements neceSSItated by the impact of new development. The amount of
such fee WIll be set by resolut:J.on of the CIty Council pendmg completion of a
nexus study. Notwithstanding condition #81, any subsequent development on thIS
SIte whIch has not obtamed a Certificate of Occupancy pnor to the resolution
establishmg thIS fee shall be subject to payment of this fee pnor to Issuance of the
Certificate of Occupancy on the same basis as other similar development witlun
the City, unless otherwise mutually agreed by the subdIVIder and CIty.
83. The CIty is currently studymg the Imposition of an Arts fee on all new
development to mItigate the aesthetic Impact of new development through fundmg
of on-site or public art. Such fee WIll be set as a cost per square foot of between
fifty-five cents and two dollars, or a percentage of constructlon cost between one
and five percent, the exact amount of WhICh shall be detenmned after completion
of a nexus study. NotwIthstandmg condItion #81, any subsequent development
on this SIte whIch has not obtamed a Certificate of Occupancy prior to the time
at whIch such fee has been set by ordinance or resolutlon shall be subject to
payment of thIS fee prior to Issuance of the CertIficate of Occupancy on the same
basIS as other SImIlar development wIthm the City, unless otherwIse mutually
agreed by the subdivider and City.
84. The CIty is currently studying the ImpoSItIon of a Storm Dram PollutIon
MitIgation Fee on all new development to mitlgate the Impact of new
development on storm drain infrastructure and faCIlItate the discharge reductIon
goals of the Clean Water Act and the NatIonal PollutIon Discharge Eliminator
System permIt with Los Angeles County. Notwithstandmg condItion #81, any
subsequent development on this SIte which has not obtamed a Certificate of
Occupancy prior to the tIme at WhICh such fee has been set by ordlllance or
resolutIon shall be subject to payment of this fee pnor to issuance of the
CertIficate of Occupancy on the same basis as other simIlar development within
the CIty, unless otherwise mutually agreed by the subdIvider and City.
85. If pnor to submittal of Final Map, any improvements reqmred by the approval
of this Tentative Tract Map have not been completed and accepted In accordance
WIth the conditIons of the Tentative Map, the subdIvider and the City shall
negotlate and execute a subdlvIsion Improvement agreement to either complete the
improvements at the subdivider's expense or to create a special assessment for the
financmg and completIon of such Improvements. The City shall require a
secunty guarantee for the completion of any such improvements, 1ll a form
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satisfactory to the City Attorney.
86. The Tentative Map shall expire 36 months after approval, except as provided In
the provIsIOns of California Government Code Section 66452.6 and Sechons
9.20.18.010 and 9.20.18.020 of the Santa Momca Mumclpal Code. Duong tins
hme penod the final map shall be presented to the City of Santa Monica for
approval. No buildmg permIt for the project will be granted until such tIme as
the Fmal Map is approved by the Santa Momca City Council.
87. In submlttmg required materials to the Santa Monica Engmeenng DIVISIon for a
final map, applIcant shall provide a copy of the approved Statement of Official
Action.
88. The form, contents, accompanying data, and filing of the FInal SubdIvIsIon Map
shall conform to the provisions of Sections 9.20.08.010 through 9.20.08.090
(SMMC) and the SubdIvIsion Map Act. The required Fmal Map filIng fee shall
be patd pnor to schedulIng of the FInal Map for City CouncIl approval.
89. One mylar and one blue-hne copy of the final map shall be provided to and
recorded WIth the Los Angeles County Recorder pnor to Issuance of any building
permIt for a condominIum project pursuant to Government Code Sechon
66.499.30. Applicant shall also proVIde the County wIth a copy of the Statement
of Official Action at the tIme the required copIes of the map are submitted.
90. A copy of the recorded map shall be provided to the PlannIng and CommunIty
Development Department prior to Issuance of a buildIng permit.
91. Pursuant to Section 9.20.14070 (SMMC), If the subdIVIder or any interested
person disagrees with any actIon by the Planning CommISSIon with respect to the
Tentative Map, an appeal or complaint may be filed In wntmg WIth the CIty
Clerk. No appeal or complaInt may be filed after a ten day period from the
Commission's decision on the Tentative Map.
92. Prior to submIttal of FInal Map, the subdiVIder shall execute an agreement with
the City to comply with all reqUIrements andlor condltlons that the DIrector of
EnVIronmental and Pubhc Works Management (EPWM) may require at the time
of submiSSIOn of BUIldmg PermIt Application, inc1udmg Improving on-site and
off-SIte public facllItIes and uhlItJes.
93. Prior to submittal ofFmal Map, the applicant shall execute an agreement WIth the
City to submIt plans to the satJsfactJon of the CIty Engmeer and Performance and
Labor and Matenal bonds for the construction of all offsae improvements and
enVlronmental mihgatIon measures reqUIred by the CIty to mitigate the effects of
the project to the satlsfaction of the DIrector of Planmng and CommunIty
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Development and the CIty EngIneer.
94. Prior to submittal afFinal Map, the applIcant shall execute an agreement with the
City stating that all reqUIred fees hereunder shall be paid in full accordmg to the
fee schedules in affect at the tIme of the Issuance of the bUlldmg permIt
95. Prior to submittal of Final Map, the applicant shall execute an agreement with the
City stating that, notwithstanding the vested nghts created hereunder, the
subdiVIder shall erect, construct, enlarge, alter, repaIr, move, remove, convert,
demolish, occupy, eqUIp, use or mamtam any structure or bUIlding, or fixture
attached there to, m accordance with all CIty admmistratIve and techmcal
construchon codes, in effect at the hme a bmldmg permit is ISSUed.
Prepared by: David MartIn, ASSOCiate Planner
Attachments: a Public NOhce
b. VestIng TentatIve Tract Map 51893
16
PP A' PC:DM:f\ppd\share\pcreport\randsup
Planning Commission Meeting: August 17, 1994
Santa Momca, California
TO: The Honorable Plannmg Commission
FROM: PolIcy and Plannmg AnalysIs DIvision Staff
SUBJECT: Supplemental Staff Report - Item 7B
Vesting Tentative Tract Map 51893
Address: 1700 Mam Street
Apphcant: The Rand CorporatIOn
INTRODVCTION
Staff IS recommending a few mmor changes to the findings and conditions contained m the
original Rand Tract Map staff report. In relatIon to the findmgs, staff IS recommending that in
order to link the approval of the TentatIve Map to the reqUIrements set fourth m the Specific
Plan, Findmg #1 be reworded to read as follows:
1. The proposed subdIVISion, together WIth Its proVISions for deSIgn and
Improvements, IS consistent With applicable general or specific plans adopted by
the City of Santa Momca, m that as conditIoned, the map IS consistent Wlth the
provisions of the CiVIC Center SpecIfic plan wluch requires a subdiVision mappmg
process for the Rand property poor to any development approvals.
In order to address the Issue of CEQA in relatIon to the approval of the map, staff recommends
that the following findmg be added.
2. The Fmal EIR for the Specific Plan was completed m compliance with the
CalIforma EnVIronmental QUalIty Act ("CEQA") and certIfied by the CIty Council
on November 23, 1993. The Final EIR was a ProgrammatIc EIR for the SpecIfic
Plan (prepared in accordance With CEQA Gmdehnes Section 15168). The
mItIgatIon measures recommended by the Fmal ErR, required CEQA findmgs,
and a statement of ovemdmg conSideratIons Wlth respect to unaVOidable adverse
Impacts of the SpeCific Plan were adopted by the City Counctl as part of its
adoption of the Specific Plan. A notice of Determination was posted with the
County Clerk In accordance with CEQA Section 21152 on December 3, 1993
(Flle #93029194). No action challenging the CIty'S certificatIon of the Final ErR
or the CIty'S CEQA complIance III connection wIth the Specific Plan was filed
wlthm the applIcable statute of l1mltatlons provided by CEQA Section 21167.
1
Approval of the Tentative Map will have no sIgmficant effects on the enVlfonment
that were not IdentIfied In the Fmal EIR, and therefore no new or addItIonal
mnigatIOn measures (other than those Idennfied by the F mal EIR and already
reqUIred by the City Councll as condItIons of approval of the Specific Plan),
findmgs or overriding considerations are reqUIred at thIS time
In accordance with the SpecIfic Plan, the Tentative Map designates the on and
off-site Improvements, dedicanons, easements required by the SpeCIfic plan, as
well as establishing utIlIty reqUIrements, conditions of general enVIronmental
compliance (in addItion to the mItigatIOn measures reqUIred by the Fmal ErR),
and condIllons to ensure plan ImplementatIon. These designations and
requirements merely reflect the reqUirements of the SpecIfic Plan and do not
constItute new informatIon.
The applIcant IS not proposmg any specIfic development project m connection
WIth the Tentative Map. Accordmgly, no addItional mformation regardmg
specific development proposals IS aVaIlable for further envlfonmental analysis at
this time However, In accordance with the Specific Plan, plans for a specific
development project WIll be subject to reVIew and approval (mcluding appropnate
enVlfonmental reVIew under CEQA) in connection with the Development ReVIew
Process, Conformance ReVIew Process, and/or the Development Agreement
Process descnbed 10 the SpecIfic Plan. For all of these reasons, and in
accordance with Section 15168(c) (2), the TentatIve Map IS wIthm the scope of
the project covered by the Final EIR, and no new environmental documentation
IS required m connection therewIth.
In addition, staff is recommendmg that Condition #14 be deleted. The conditIon reads as
follows:
14. Any subsequent subdIVISIons of a parcel created by this subdivision shall be
subject to all conditIons, fees and exactIons In effect at the time the subsequent
subdiVIsion application IS deemed complete or approved.
Staff feels that thIS condition IS not necessary In that it IS a statement of existing subdiviSIon
regulations and any subsequent subdIViSIOn will be subject to the development standards, fees
and exactions m effect at the time the new map IS processed, as reqUIred by the SubdiVIsIon Map
Act.
2
RECOMMENDA nON
It is recommended that the Planning ComnusslOn approve Vestmg Tentative Tract Map 51893
with the finding and condItIon contamed in the ongmal staff report,the recommended change to
Fmdmg #1, the addition of Fmding #2, and the deletion of Condloon #14.
Prepared by: David Martm, Associate Planner
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PLANNING COMMISSION
STATEMENT OF OFFICIAL ACTION
PROJECT
CASE NUMBER: VestIng Tentative Tract Map 51893
LOCATION: 1700 MaIn Street
APPLICANT: The Rand Corporation
CASE PLANNER' DavId Martm, Associate Planner
REQUEST: Approval of a Vestmg Tentative Tract Map to allow a five lot
subdIvision.
CEQA STATUS: The subdIvIsion of the subject parcel was assessed In the CIVIC
Center SpecIfic Plan EIR, which was certIfied by the CIty Council
on November 23, 1993.
PLANNING COMMISSION ACTION
08/17/94
Date.
xx
Approved based on fmdmgs and subject to conditions below.
DellIed .
Other,
EFFECTIVE DATE OF ACTION IF NOT APPEALED.
08/31/94
EXPIRATION DATE OF ANY PERMIT GRANTED:
08/31/97
LENGTH OF ANY POSSIBLE EXTENSION OF EXPIRATION DATE'
3 y ear~
Any request for an extension of the expiratIon date must be receIved m the Planning and Zonmg
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FINDINGS
1. The proposed subdlvislOn, together wIth Its provIsIons for desIgn and
improvements, IS consistent WIth applicable general or specIfic plans adopted by
the CIty of Santa MOnIca, In that as condItIoned, the map 15 consistent WIth the
provIsions of the CIVIC Center Specific Plan and Section 9.20.06 of the Zoning
Ordinance.
2. The Fmal EIR for the Specific Plan was completed m complIance WIth the
California Environmental QUalIty Act ("CEQA If) and certIfied by the CIty CounCIl
on November 23, 1993. The Fmal EIR was a ProgrammatIc EIR for the SpecIfic
Plan (prepared in accordance WIth CEQA GUIdelines SectIon 15168). The
mitIgatIon measures recommended by the Fmal ErR, required CEQA findmgs,
and a statement of ovemdmg 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. A notIce of DetermmatIon was posted WIth the
County Clerk in accordance WIth CEQA SectIon 21152 on December 3, 1993
(FIle #93029194). No action challengmg the CIty'S certIficatIon of the Final EIR
or the CIty'S CEQA complIance In connectIOn with the SpecIfic Plan was fIled
WIthm the apphcable statute of lImItatIons proVIded by CEQA Section 21167.
Approval of the Tentative Map WIll have no sIgmficant effects on the enVIronment
that were not IdentIfied In the Fmal EIR, and therefore no new or additIonal
mitIgatIon measures (other than those identIfied by the Fmal EIR and already
reqUired by the CIty Council as condItions of approval of the SpecIfic Plan),
findings or overridmg conSIderatIons are required at thIS time.
In accordance WIth the SpecIfic Plan, the Tentative Map deSIgnates the on and
off-site improvements, dedIcatIons, easements reqUIred by the Specific plan, as
well as estabhshIng utility reqmrements, condItions of general environmental
compliance (in addition to the mItIgatIon measures reqmred by the FInal EIR),
and condItions to ensure plan Implementation. These designations and
reqUlrements merely reflect the reqmrements of the SpecIfic Plan and do not
constitute new information.
The applicant is not propoSIng any speCIfic development project in connectIon
WIth the Tentative Map. Accordingly, no additIonal informatIon regardmg
specific development proposals is aVaIlable for further enVironmental analYSIS at
thIS tIme. However, In accordance WIth the SpecIfic Plan, plans for a specIfic
development project WIll be subject to reVIew and approval (mcluding appropnate
environmental review under CEQA) III connectIon WIth the Development ReVIew
Process, Conformance ReVIew Process, and/or the Development Agreement
Process descnbed In the SpecIfic Plan. For all of these reasons, and in
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accordance wIth Section 15168(c) (2), the Tentative Map IS within the scope of
the project covered by the Final ErR, and no new environmental documentation
is required 10 connection thereWIth.
CO~'DITIONS
Man SubmIssion Reouirements
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I. Pnor to recordation of FInal Map, the subdIVIder shall supply the City Engineer
with a copy of the computer files for all drawmg submittal 10 the Autocad
"DWG"or "DXF" file format.
2. The F10al Map shall note all offers of dedIcatIon by certIficate on the face of the
map.
3. The boundanes of the Fmal Map shall be desIgned to the satJsfactIon of the CIty
Engineer and the Planrung and Commumty Development DIrector.
4. The Fmal Map shall extend lot/parcel hnes to the center of pnvate and future
streets.
5. Signatures of record title interests shall appear on the Fmal Map.
6. Prior to submIttal of Final Map, the subdIVIder shall secure, at the subdIvider's
expense, sufficient tItle or Interest in land to permIt any off-site Improvements to
be made.
7. Prior to submittal of Fmal Map, the subdiVIder shall submIt and obtain approval
of the CIty Engineer of a gradIng plan based on a geotechmcal report prepared
by a SOlIs engIneer and showmg theu recommendatIons. The grading plan must
conform with all other condItions of the Tentative Map.
8 Pnor to submittal of Final Map, the subdiVIder shall submIt and obtam approval
of draInage plans and necessary support documents, to the satisfaction of the CIty
Engmeer.
9 The Final Map shall delineate the CIty's/County Flood Control's nght-of-way for
the Ptco-Kenter Dram A permIt wIll be reqUIred for any constructIon affecting
the right-of-way or facIlIties.
10. Prior to recordatIon of Final Map, the SubdIVIder shall submIt computerized data
of the Pmal Map following Los Angeles County GUldehnes.
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11. The FlOal Map shall delineate all survey monumentatlon.
12. The Final Map shall delineate all survey references for existlOg land rights and
include survey calculatIons, to the satIsfacllon of the Cay Engmeer.
13. Multiple final maps relating to the approved TentatIve Map may be filed prior to
the expiratIon of the TentatIve Map. Pnor to recordatIon of the first final map,
the subdivider shall reach an agreement WIth the City allocatmg the
ImplementatIon of the dedICatIons and Improvements reqUIred by these conditions
to the recordation of one or more final maps, and shall obtalO Planmng
Commission approval of the sequence for final map approvals.
VtIlity Requirements
14 Poor to submittal of Final Map, the subdivIder shall execute an agreement WIth
the CIty to relocate utIhtIes to the publIc nght-of-way to the satisfactIon of CIty
Engineer. For any utilitIes that are not relocated to publIc right-of-way, the
applIcant shall offer easements to the satIsfactIon of the CIty Engmeer.
15 Pnor to submittal of Fmal Map, the subdIVIder shall execute an agreement WIth
the CIty to dedicate branch sewer mams to serve each lot/parcel WIthin the
subdIVISIon to the satIsfaction of the Utility Manager and CIty Engmeer.
16. Pnor to submittal of FlOal Map, the subdIvider shall execute an agreement with
the City to locate all existIng overhead and proposed utIhty and Cable T.V.
distnbution lines underground, mcludmg those currently located along First
Court, to the satisfactIon of the CIty Engineer.
17. Pnor to submIttal of Fmal Map, the subdIVIder shall submIt and obtam approval
of a plan to proVIde fibre-optic cablIng, to the satIsfactIon of the CIty Engmeer
18. Pnor to submIttal of Final Map, the subdIVIder shall submIt and obtain approval
of a plan indIcating adequate street WIdths and turnmg radIi for emergency fire
vehiclest to the satIsfaction of the Fue Chief
19. Poor to the submittal of Fmal Map, the subdIVIder shall submit and obtain
approval of a plan mdIcating that any new water, sewer or storm drain faCUltIes
shall be located under pubhc nghts-of-way, to the satIsfactlOn of the CIty
Engmeer.
On-SIte and Off-SIte Imorovements
20. Prior to submittal of Fmal Map, the subdiVIder shall submIt and obtain approval
of a plan indIcatIng the design of intersections WIth a tangent section from
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"beginning of curb return" (BCR) to BCR to the satisfaction of the City Engineer
and Parkmg and Traffic EngIneer.
21. Pnor to submittal of Fmal Map, the subdiVider shall submit and obtain approval
of a plan to place above-ground utilItIes and street trees outsIde sidewalk areas,
and provIde a mimmum of eight feet clear path of travel along sIdewalks on all
streets the subdivider IS responsible for, as reqUIred by the Civic Center Specific
Plan, to the satisfactIOn of the City Engmeer.
22. Prior to submittal of Final Map, the subdiVIder shall submit and obtain approval
of a plan for street tree location, Species, and method of installatIon and ImgatIon
to the satIsfaction of the Director of Community and Cultural Services.
23. Pnor to submittal of Fmal Map, the subdiVIder shall submIt and obtain approval
of a plan indlcatmg Width, horizontal and vertIcal alignment for streets to the
satIsfactIon of the CIty Engmeer and the ParkIng and Traffic Engmeer. The plan
shall include the deSign plan for Olympic Dnve from Ocean Avenue to Fourth
Street.
24. Pnor to submIttal of Final Map, the subdiVider shall subnut and obtaIn approval
of a plan mdIcating SIght dIstance along extreme slopes or curves to the
satisfaction of the ParkIng and Traffic Engmeer and the CIty Engmeer
25. Pnor to submittal of Fmal Map, the subdivider shall submit and obtain approval
of a plan to provide a new centerline whenever the centerline of the existing
pavement does not comcIde WIth the record centerlIne, to the satisfaction of the
CIty Engineer.
26. Pnor to submIttal of Fmal Map, the subdiVIder shall submIt and obtam approval
of a hydrology study of affected publIc and private property and submit and
obtaIn approval of a plan to construct dramage improvements as needed, to the
satisfactIon of the CIty Engmeer.
27. Pnor to submittal of Fmal Map, the subdivider shall submit and obtam approval
of a plan to replace driveways to be abandoned WIth standard curb, gutter, and
sidewalk to the satIsfaction of the City Engmeer.
28. Pnor to submIttal of FlOal Map, the subdiVIder shall submit and obtaIn approval
of a plan to replace any broken or damaged curb, gutter, sidewalk and pavement
on streets wIthm or abuttmg the subdIVIsion, to the satisfactIOn of the DIrector of
Envlfonmental and PublIc Works Management.
29. Pnor to submlttal of FlOal Map, the subdivlder shall submit and obtain approval
of a plan to construct curb cut ramps at all lOtersectIons the subdIVIder IS
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responsIble fOf, as required by the CIVIC Center SpecIfic Plan, to the satIsfactlon
of the CIty Engmeer.
30. Prior to submittal of Fmal Map, the subdivIder shall submIt and obtam approval
of a plan to provIde landscaplOg and computerized irrigation control systems for
all affected pubhc streets, parks and other publIc areas to the satisfacuon of the
Director of Commumty and Cultural Sep/lces.
31. Pnor to submIttal of Fmal Map, the subdiVIder shall subnut and obtain approval
of a plan to construct sewer, reclaImed and/or domestIc and fire protection water
systems, to the satIsfactIon of the UtIhty Manager and FIre ChIef.
32. Prior to submlttal of Fmal Map, the subdIvider shall submit and obtain approval
of a plan to construct new street and pathway lighting faCIlities to the satIsfaction
of the CIty Engineer.
33. Prior to submittal of Fmal Map, the applicant shall submIt and obtam approval
of a plan to ensure that each fire hydrant shall have an acceptable Flow Test, to
the satIsfaction of the FIre Chief.
34 Pnor to submittal of FlOal Map, the subdIVIder shall execute an agreement WIth
the City stating that all park, plaza, open spaces and green areas shall be planted
and mamtalOed to the satisfactIOn of the DIrector of Community and Cultural
Services, Director of Planmng and Commumty Development, and the City
Engineer.
35. Prior to submIttal of Final Map, the subdivider shall submIt and obtain approval
of a plan to install street name SIgns, to the satIsfactIon of the City Parking and
Traffic Engmeer.
36. Pnor to submIttal of Fmal Map, the subdIVIder shall submit and obtam approval
of a plan to construct on-site draInage facilities to the satIsfactIon of the BUIlding
OffiCIal and City Engineer.
EnvuonmentaI ·
37. Pnor to submittal of Fmal Map, the subdIVIder shall demonstrate to the
satisfactIon of the DIrector of Environmental and PublIc Works Management that
the discharge of sewage from thIS land subdIVIsion into City publIc sewer system
shall not VIOlate the requirements of the CalIfornIa Regional Water QualIty
Control Board pursuant to DIvision 7 (commencing WIth SectIOn 13000) of the
Water Code.
38 Pnor to submittal of FInal Map, the subdIvider shall obtam N P.D.E.S. permits
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as applIcable.
39. Prior to submittal of FInal Map, the subdIvider shall submIt and obtam approval
ofa Water QUalIty Management Plan (WQMP), to the satIsfactIon of the DIrector
or EnvIronmental and PublIc Works Management. The WQMP shall identify the
applIcation and Incorporation of those routme structural and non structural BMP's
as outlIned in the CountYWIde NPDES DraInage Area Management Plan
Appendix.
40. Pnor to the Issuance of prehmmary or precise grading permIts, the subdIvider
shall provide the CIty Engineer with eVIdence that a Notice of Intent (NOI) has
been filed With the State Water Resources Control Board. Such evidence shall
conSIst of a copy of the NOI stamped by the State Water Resources Control
Board or the RegIonal Water Quality Control Board, or a letter from either
agency stating that the NOI has been filed.
41 Pnor to submittal of Fmal Map, the subdIvider shall submit pollutIon preventIon
plans for the SIte and for gradmg actIvitIes to the satIsfactIon of the City
Engineer. The plans must conform to the procedures and rules in effect at the
tIme of the bmldmg permIt Issuance.
42. Prior to submittal of Fmal Map, the SubdIVIder shall execute an agreement with
the CIty to comply with energy conservatIon reqUirements (mcluding reducing
reflectIng solar effects of paved surfaces) In effect at the time of buIldIng permIt
ISSuance.
43. Prior to submIttal of FInal Map, the subdivider shall subffilt and obt:aJ.n approval
of a plan stating that all new development shall be consistent WIth the mtent,
goals, and programs of the CIty'S Sustamable City Program.
DedIcations/Easements
44. Pnor to submIttal of FlOal Map, the SubdIVIder shall submIt and obtain approval
of a plan to mcorporate opportunItIes for resource conservation and recycling, to
the satisfactIon of the CIty EngIneer. This may mclude transportIng grey water
across the SIte from other City Properties.
45. Prior to submittal of Final Map, the subdIVIder shall submit and obtam approval
of a plan to provide access and easements as reqUired for use by the CIty and Los
Angeles County for the maintenance and Improvement of the Pico-Kenter Storm
Drain, to the sausfactlOn of the CIty EnglOeer.
46. Prior to submittal of Fmal Map, the subdIVIder shall apply for and actIvely
partICipate m the approval of the vacatIon of First Court.
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47. Prior to submIttal of Fmal Map, the subdIvider shall execute an agreement with
the CIty to qUltclaIm unneeded pnvately owned easements under the subdIvIder's
control. The subdIvIder shall arrange for relocatmg or obtaining new easements
as necessitated by any proposed development (e.g., those currently running
through proposed structures).
48. The Final Map shall delmeate full cul-de-sacs, WIth easements, at the terminus
of all streets wlthm the subdivlSlon to the satIsfactIon of the CIty Engineer.
49. The subdivIder shall not grant or record pnvate easements withm areas proposed
to be granted, dedIcated, or offered for dedication for public streets or hIghways,
access rights, building restnctIon rights, or other easements until after the final
map is filed WIth the County Recorder unless such easements are subordinated to
the proposed grant or dedicatIon. If easements are granted after the date of
tentatIve approval, a subordInatIOn must be executed by the easement holder pnor
to the filing of Fmal Map.
50 Prior to submittal of Final Map, the subdIVIder shall proVIde letters of offsite
slope easements and drainage acceptance, to the satisfactIon of the City Engmeer.
51. Prior to submittal of Fmal Map, the subdIvider shall submit and execute all
necessary documents for the dedIcatIOn of vehIcular access rights along frontages
of the development on Mam Street and Ocean Avenue, to the satisfacuon of the
CIty Engineer and the Director of Planmng and Community Development.
52. Prior to submittal of Final Map, the subdIVIder shall submIt and execute all
necessary documents for granting easements to the City, appropriate agency or
entIty, for the purpose of mgress, egress, constructIon and maintenance of all
mfrastructure constructed for thIS land subdiviSIOn, to the satisfaction of the City
Engineer and the Director of Planmng and Commumty Development.
53 Prior to submIttal of Final Map, the subdiVider shall submit and execute all
necessary documents for provIdmg necessary fire protectIon access easements to
be dedIcated to the City, to the satlsfaCL10n of Fue Chief.
54. Prior to submIttal of Final Map, the subdIVider shall submit and execute all
necessary documents for recordmg of pubhc traIls and/or pubhc parks, in
accordance with the CIvic Center SpecIfic Plan.
55. Prior to submittal of FInal Map, the subdiVIder shall submit and obtain approval
of a plan mdIcatmg that any easement that hes wlthm or crosses rights-of-way
proposed to be deeded or dedicated to the City, shall be subordmated to the CIty
pnor to CIty acceptance of the nght-of-way, unless othefWlse exempted by the
City Engmeer.
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City Hall Square
56. Pnor to submIttal of Fmal Map, the subdiVIder shall reach an agreement WIth the
CIty regardmg designation of an area for the creation of CIty Hall Square,
Includmg dedicatIon of private land, or creatIon of publIc easements, as
necessary, in accordance WIth the CIVIC Center Specific Plan, and the Final Map
submitted shall reflect such designatIOn and reference such agreement.
57. Prior to submittal of FInal Map, the subdIvider shall reach an agreement WIth the
City regardIng deSignation of an area for a one-way loop road, that IS 20 feet In
WIdth, around City Hall Square, IncludIng dedication of pnvate land, or creation
of public easements, as necessary, in accordance WIth the CiVIC Center SpecIfic
Plan, and the FInal Map submitted shall reflect such designatIon and reference
such agreement.
58. Prior to submittal of FInal Map, the subdivider shall reach an agreement WIth the
City regardmg deSignatIon of an area to establIsh a SIdewalk and landscaped area
30 feet in WIdth beyond the one-way loop road around City Hall Square as a
tranSItIon to adjacent bUIldIngs, including dedication of private land, or creatIon
of publIc easements, as necessary, In accordance With the CIVIC Center SpecIfic
Plan, and the Fmal Map submItted shall reflect such deSIgnation and reference
such agreement.
Main Street CIrcle
59. Prior to submIttal of Final Map, the subdiVIder shall reach an agreement WIth the
CIty regardIng designatIon of an area to accommodate the deSIgn of Mam Street
ClIcle, IncludIng dedIcatIon of private land, or creation of public easements, as
necessary, In accordance with the Civic Center SpecIfic Plan, and the Final Map
submitted shall reflect such designation and reference such agreement.
The Arroyo
60 Prior to submIttal of Fmal Map, the subdiVIder shall reach an agreement with the
City prohibiting bUIld10gs from encroaching north of a line between the mam
entrance of CIty Hall and the northernmost pomt of the "Z" bUIlding WIthin the
Rand complex 10 order to maintaIn views and proVIde for publIc access and open
space.
61. Prior to submittal of F10al Map, the subdIvider shall reach an agreement WIth the
CIty regardIng designation of an area to create the Arroyo as a 2.1 acre publicly
acceSSIble open space, IncludIng dedIcatIon of pnvate land, or creation of public
easements, as necessary, 10 accordance With the CIVIC Center Specific Plan, and
the Fmal Map submitted shall reflect such deSIgnatIOn and reference such
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agreement.
The Village Green
62. Pnor to submIttal of Fmal Map, the subdIvider shall reach an agreement with the
City regardmg deSIgnation of 0.7 acres (not mcluding roads) for the creatIOn of
an 80-foot wide Village Green, mcludmg dedication of pnvate land, or creation
of public easements, as necessary, in accordance With the CIVIC Center SpecIfic
Plan, and the Final Map submitted shall reflect such deSIgnatIOn and reference
such agreement.
63. Pnor to submittal of FlOal Map, the subdIvIder shall reach an agreement WIth the
City regardmg the deSignation of an area for a 20-foot WIde roadway, around the
Village Green, mcludmg dedication of private land, or creation of public
easements, as necessary, In accordance With the CiViC Center SpecIfic Plan, and
the Fmal Map submitted shall reflect such designation and reference such
agreement
Public Use
64. Prior to submittal of FlOal Map, the subdiVIder shall reach an agreement With the
City regardlOg designation and construcbon of a 3D-foot WIde pubhcly accessIble
north-south easement through Lots I and 2 along the extended centerlme of the
Village Green, connecting the OlympIC Drive extension WIth the Arroyo open
space, m accordance With the Civic Center Specific Plan. At least 65 percent of
this easement shall be open to the sky. Pnor to submittal of the FlOal Map, the
subdivider shall execute an agreement WIth the City concernmg use of the
easement, includmg provIsions that the easement shall be open to the public
dunng business hours and other specIfied time periodSJ conSIstent wIth the
operatiOn and secunty of pnvate uses.
65. Prior to submittal of Final Map, the subdivider shall reach an agreement with the
City regardlOg designatiOn and construction of a 3D-foot WIde pubhcly accessible
east-west easement along the northern edge of Lot 2, along the extended
centerlIne of City Hall, connectmg the City Hall Square WIth the north-south
easement described in CondItion #65, 10 accordance With the Civic Center
SpecIfic Plan. At least 65 percent of thIS easement shall be open to the sky
Prior to submittal of the Fmal Map, the subdIVIder shall execute an agreement
WIth the City concernmg use of the easement, mcludmg proviSIOns that the
easement shall be open to the public dunng busmess hours and other specIfied
brne penods, conSIstent with the operation and secunty of pnvate uses.
66. If the "Z" building IS removed, prior to submIttal of Fmal Map the subdIvider
shall reach an agreement WIth the City regarding designation and construcbon of
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a 30-foot wIde publicly accessIble east-west easement through Lot 1 along the
extended centerline of SeasIde Terrace, connectlOg Ocean Avenue wIth the north-
south easement descnbed 10 CondItion #65, 10 accordance WIth the Civic Center
SpecIfic Plan. At least 65 percent of thiS easement shall be open to the sky.
Pnor to submittal of the Fmal Map, the subdIvIder shall execute an agreement
with the City concerning use of the easement, mcluding proviSIOns that the
easement shall be open to the pubhc dunng business hours and other specified
time periods, conSIstent wIth the operatIon and secunty of pnvate uses.
67. Pnor to submIttal of Final Map, the subdivider shall reach an agreement wIth the
City regardlOg designatIOn and construction of a 30-foot WIde at-grade pedestrian
way along the southern edge of Lot 5 to connect the VIllage Green with Ocean
Avenue, in accordance wIth the CIVIC Center SpecIfic Plan Prior to submittal
of the FlOat Map, the subdiVIder shall execute an agreement with the City
concernmg use of the easement, lllc1uding proviSIons that the easement shall be
open to the pubhc dunng business hours and other specIfied time penods,
conSIstent WIth the operatIon and security of pnvate uses.
68 Pnor to submIttal of FlOat Map, the subdivIder shall reach an agreement with the
CIty regarding designatIOn and constructIon of a 30-foot WIde at-grade pedestnan
way through Lot 3 connecting the Village Green wIth the MalO Street Circle
generally along the same alignment as the twenty-eight-foot WIde pedestnan way
reqmred along the southern edge of the Magmre- Thomas property in the MagUlre-
Thomas Development Agreement (OrdlOance 1542 (CCS)), in accordance WIth
the Civic Center SpecIfic Plan. Pnor to submIttal of the FlOal Map, the
subdIvider shall execute an agreement WIth the CIty concemlOg use of the
easement, including provlSlons that the easement shall be open to the pubhc
dunng business hours and other specIfied hme pen ods, conSIstent WIth the
operation and secunty of pnvate uses.
69. Pnor to submIttal of FInal Map, the subdIVIder shall reach an agreement WIth the
CIty regarding deSIgnatIOn and constructIOn of a 30-foot WIde east-west pedestrian
lInkage along the northern edge of Lot 3 and the southern edge of Lot 2 to
connect Main Street with the VIllage Green, generally along the same alIgnment
as the easement as descnbed m ConditIOn #68, III accordance WIth the Civic
Center SpecIfic Plan. Prior to submIttal of the Final Map, the subdiVIder shall
execute an agreement WIth the CIty concernmg use of the easement, mcluding
proVISIOns that the easement shall be open to the public during busmess hours and
other specIfied time penods, conSIstent WIth the operatIOn and security of private
uses.
70. Prior to submittal of FIllal Map, the final deSIgn, alignment and locatIon of
dedIcatIons, easements, and publIc improvements may be modIfied through
review of final project plans, subject to the approval of the DIrector of
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EnVIronmental and Pubhc Works Management and the DIrector of Planning and
Commumty Development, pursuant to the project approval process, in accordance
with the CIvic Center SpecIfic Plan
Plan Implementation
71. Prior to submIttal of Fmal Map, the subdIVIder shall reach an agreement with the
City regardmg the design and constructIOn ofMam Street, mdudmg the CIty Hall
Square. Main Street Circle, and the OlympIC Drive and Vicente Terrace
extension. The deSIgn and constructIon of the street and associated landscaping,
lightmg and open space improvements shall be reVIewed and approved by the
Cay. and shall be m accordance WIth the CIVIC Center SpecIfic Plan.
72. Prior to submittal of Fmal Map, the subdIVIder shall reach an agreement with the
CIty regardmg the design and constructIOn of the VIllage Green and the Arroyo
Parkwayaccordmg to the standards and gmdehnes set forth m the SpecIfic Plan.
The Village Green and Arroyo Parkway shall be eIther dedIcated to the City or
owned and operated by the private developer m a manner conSIstent with that of
a public park.
73 Prior to submIttal of Fmal Map, the subdIvider shall reach an agreement WIth the
CIty regardlflg the design and constructlon of the pubhc access easements WIthin
the development parcels accordmg to the standards and guidel1nes established in
the SpecIfic Plan. The public access easements shall be open to the pubhc duong
busmess hours and other specIfied tIme penods consIstent with the operation and
secunty of pnvate uses.
74. Poor to submIttal of Fmal Map, the subdIVIder shall reach an agreement WIth the
City on synchromzatIon of SIgnals wIthm the area bounded by WllshIre
Boulevard, PICO Boulevard, Lmcoln Boulevard and Ocean A venue. The
synchromzatlOn shall be funded jomtly by pnvate development and CIty
contnbutIons though use of Proposition A and C dIscretionary funds.
75. Poor to submIttal of Final Map, the subdIVIder shall submit and obtain approval
of a plan IdentIfymg parcels WhICh WIll be offered to the CIty for dedication In
conformance with the SpecIfic Plan, to the satisfaction of the Planning and
Commuruty Development Duector and the CIty Engineer.
76. Pnor to submIttal of Fmal Map, the subdIVIder shall submIt and obtain approval
of a plan whIch establishes the final grades, alIgnments and WIdths of streets,
utIlIty comdors and public ways in conformance with the SpecIfic Plan, to the
satIsfaction of the City Engineer.
77. Prior to submIttal of Final Map, the subdIVIder shall reach an agreement with the
12
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CIty regarding the mechamsm and tImmg for funding of the publIc improvements
for MalO Street (mcluding realIgnment and MalO Street CIrcle), CIVIC Center
Dnve, the CIVIC/Cultural Park, the VICente Terrace ExtensIon, the Village Green,
Clty Hall Square, Arroyo Park and medIan and SIdewalk plantmgs on Ocean
Avenue, Pico Boulevard and Fourth Street.
General Conditions/Fees
78. This approval is for a TentatIve Map only. No development or land use permIts
have been applied for or are granted In conjunction WIth this Tentative Map.
Appropriate land use approvals shall be reqUIred for any subsequent development
on thlS site and all development shall be in accordance Wlth the Civic Center
SpecIfic Plan.
79 The approval of thIS TentatIve Map shall not prevent the CIty from Impos1Og
environmental mIl:1gatIOn measures and other condItIons of approval associated
WIth any subsequent development or land use permIt on thIS SIte.
80. Any subsequent land use approval or penmt shall be subject to the condItIons,
requIred fees and exactIOns authorized by the poliCIeS, ordmances and standards
in effect at the time the applicatIon for tlus TentatIve Map was deemed complete.
For those fees the amount of whIch IS determmed and assessed upon issuance of
a budding permIt, the amount of any such fee shall be the amount m effect at the
tIme the buIldmg permit IS ISSUed. Approval of thIS TentatIve Map shall not be
construed 10 any manner as a WaIver of these condItions, fees and extractIOns to
be assessed on subsequent development
81. The CIty'S TransportatIon Management Plan Ordinance authonzes the imposIuon
of a traffic impact fee on all new development to pay for mfrastructure
Improvements neceSSItated by the impact of new development. The amount of
such fee wIll be set by resolution of the Cay CouncIl pendIng completIOn of a
nexus study. NotwIthstandmg condItion #81, any subsequent development on thIS
site which has not obtamed a CertIficate of Occupancy prior to the resolUl:1on
establIshing this fee shall be subject to payment of this fee pnor to Issuance of the
CertIficate of Occupancy on the same basis as other SImIlar development wIthm
the CIty, unless otherwise mutually agreed by the subdIvider and CIty.
82. The City is currently studymg the impoSItion of an Arts fee on all new
development to mlugate the aesthetic impact of new development through fundmg
of on-site or publIc art. Such fee WIll be set as a cost per square foot of between
fifty-five cents and two dollars, or a percentage of constructIon cost between one
and five percent, the exact amount of which shall be determined after completIOn
of a nexus study. Notwlthstand1Og condition #81, any subsequent development
on thIS SIte which has not obtamed a CertIficate of Occupancy prior to the time
13
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at which such fee has been set by ordmance or resolutIon shall be subject to
payment of thiS fee pnor to Issuance of the CertIficate of Occupancy on the same
basis as other simIlar development withm the CIty, unless otherwise mutually
agreed by the subdIVIder and CIty
83. The City is currently studying the impoSition of a Storm Drain PollutIon
MitIgation Fee on all new development to mitIgate the Impact of new
development on storm dram mfrastructure and faCIlitate the discharge reduction
goals of the Clean Water Act and the NatIonal Pollution Discharge Elimmator
System permit with Los Angeles County. Notwithstandmg condition #81, any
subsequent development on thiS SIte which has not obtained a CertIficate of
Occupancy prior to the time at which such fee has been set by ordinance or
resolution shall be subject to payment of this fee prior to issuance of the
CertIficate of Occupancy on the same basIs as other simIlar development within
the City, unless otherwise mutually agreed by the subdivider and City.
84. If pnor to submIttal of FlOal Map, any improvements reqUIred by the approval
of thIS TentatIve Tract Map have not been completed and accepted m accordance
With the conditions of the Tentative Map, the subdiVIder and the City shall
negotiate and execute a subdiviSIon Improvement agreement to eIther complete the
improvements at the subdIVIder's expense or to create a special assessment for the
financmg and completIon of such Improvements. The City shall require a
secunty guarantee for the completIon of any such improvements, in a form
satIsfactory to the CIty Attorney.
85. The TentatIve Map shall explIe 36 months after approval, except as proVIded In
the prOVISIOns of CalIfornia Government Code Section 664-52.6 and Sections
9.20.18.010 and 9.20.18 020 of the Santa Momca MUnICIpal Code. During thIS
time penact the final map shall be presented to the City of Santa Momca for
approval. No bUIldmg permIt for the project WIll be granted untIl such time as
the FIllal Map is approved by the Santa Monica CIty CounCIl.
86. In submitting reqUIred matenals to the Santa Monica Engmeenng DiVISIOn for a
final map, applicant shall proVIde a copy of the approved Statement of Official
Action.
87. The form, contents, accompanying data, and filIng of the Final SubdIVISion Map
shall conform to the proVISIons of SectIOns 9 20 08 010 through 9 20.08.090
(SMMC) and the Subdivision Map Act. The reqUired Final Map filmg fee shall
be paId pnor to schedulIng of the Fmal Map for City CouncIl approval.
88. One mylar and one blue-line copy of the final map shall be provided to and
recorded with the Los Angeles County Recorder pnor to ISSuance of any bUilding
permIt for a condommium project pursuant to Government Cooe SectIon
14
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66.499.30. Applicant shall also provIde the County wIth a copy of the Statement
of Official Action at the tIme the reqUIred copies of the map are submitted.
89. A copy of the recorded map shall be provided to the Planmng and Community
Development Department prior to Issuance of a buIlding permIt.
90. Pursuant to Sechan 9.20.14070 (SMMC), If the subdivider or any interested
person dIsagrees wIth any actIOn by the Planning Commission WIth respect to the
Tentative Map, an appeal or complamt may be filed m wntmg wIth the CIty
Clerk. No appeal or complaint may be filed after a ten day period from the
CommIssIOn's decIsion on the Tentative Map.
91 Prior to submittal of Final Map, the subdivider shall execute an agreement WIth
the City to comply WIth all reqUIrements and/or conditions that the Director of
Environmental and Public Works Management (EPWM) may require at the time
of submission of BUIldmg PermIt ApplIcatIon, mcludmg Improvmg on-SIte and
off-SIte public facIlities and utIlIties.
92. Pnor to submIttal of Fmal Map, the apphcant shall execute an agreement WIth the
CIty to submIt plans to the satIsfaction of the City EnglOeer and Performance and
Labor and Matenal bonds for the construction of all offsite Improvements and
environmental mitIgatIon measures reqUIred by the CIty to mitIgate the effects of
the project to the satisfacnon of the DIrector of Planning and Community
Development and the City Engmeer.
93. Prior to submittal of Final Map, the apphcant shall execute an agreement WIth the
City stating that an re{(Ulred fees hereunder shall be paId In full accordmg to the
fee schedules In affect at the bme of the Issuance of the building permIt.
94. Prior to submittal of Fmal Map, the applIcant shall execute an agreement with the
CIty stating that, notwlthstandmg the vested nghts created hereunder, the
subdIvider shall erect, construct, enlarge, alter, repaIr, move, remove, convert,
demolish, occuPY. equip, use or mamtam any structure or building, or fixture
attached there to, in accordance WIth all City admmistrative and technical
constructIon codes, In effect at the tIme a bUIlding permIt IS issued.
VOTE
Ayes: BreIsch, Mechur, O'Connor, Parlee. Pyne, Weremmk, Zmner
Nays'
Abstam:
Absent:
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NOTICE
If thIS IS a final decIsion not subject to further appeal under the CIty of Santa Monica
Comprehensive Land Use and Zomng Ordmance, the tIme within WhICh judaIcal reVIew of thIS
declSlon must be sought IS governed by Code of CIvil Procedure Section 1094 6, WhlCh
provislOn has been adopted by the City pursuant to Municipal Code Section 1400.
I hereby certify that this Statement of Official Action accurately reflects the final
detennination of the Planning Commission of the City of Santa Monica.
Thomas Pyne, ChaIrperson
Date
Pnnt Name and TItle
I hereby agree to the above conditions of approval and acknowledge that failure to comply
with such conditions shall constitute grounds for potential revocation of the pennit
approval.
Applicant's SIgnature
Date
Pnnt Name and TItle
f: \ppd\share\pcreport\randstoa
16
City of
Santa Monica
Department of Planmng and Commumty Development
Plannmg and Zomng DIvIsion
(31m 458-8341
APPEAL FORM
FEE' $100.00
Date ~ed
Recelved.By
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Date
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Citizens for a Better Civic Center
2601 33rd St., Santa Mon~ca, CA 90405
~
c.17c.ci."" t:./," d .,
Friday, August 26th, 1994
We contest the vesting Tentative Tract Map for the RAND
property ~n the Civic Center distrlct that was considered and
passed at the Santa MonCla Planning Commlssion meeting of
August 17th, 1994, for the four following reasons:
1) The indlvidual parcels do not appear to be in congruence
wlth the structure locations shown in the clvic Center
specif~c Plan.
2) The road locations are not consistent wlth the Civic
Center Speclfic Plan.
3) The areas to be dedlcated to the City are not identified.
4) The Tract Map itself was not included with the Staff
Report and was not made public unt~l lmmediately before the
Plannlng Commlssion meeting.
Mlke F lnstein,
on behalf of Citlzens for a Better C1V1C Center
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