SR-8B (35)~
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PCD SF f lplar~lsharelco~nc~llstrptlta95~04 w~d
Council Mtg April 8, 1997
TO Mayor and City Counc~l
FRQM City Staff
San#a Mor~rca, Calrforn~a
APR 0 $ 1~.97
SUBJECT Recommendation to Introduce for First Reading an Qrdinance Amend~r~g
Part 9 04 08 18 of Ar#icle fX af the Santa Manica Mun~cEpal Cade to Allow
Rooftap Parking in the C3 D~strict with t~e Approval o# a Condit~anal Use
Permit
Applicant 100 W~Eshire Assaciates - 120 W~lshrre Pro~ect Developers
INTRODU~TION
Th~s repo~t recommer~ds that t~e C+ty Cour~c~J fr~troduce for f~rst readmg ar~ ord~nance
amending Par~ 9 04 08 ~ 8 (C3 - Downtown Commercial Distr~ct} of Art~cle IX of tF~e
Santa Monica Munic~~al Code to allow rooftop park~ng with appro~al of a Cond~tional
Use Permit On March 5, ~997, the Plannmg Camm~ss~on voted 7 to 0 to recommend
that the City Council adopt the propased Zan~ng Ordinance Text Amendment The
proposed ord~nance is cantained ~n Attachment A
BACKGROUND
The proposed Text Amendment would permit rgoftap parkmg anywhere in tY~e C3
District sub~ect to the approval of a Conditional Use Permit (CUP) The C3 standards
currently allow roaftop parking with a Developme~t Re~iew permrt on propert~es thak
are not ad~acent to res~den#~ally zoned parcels, and prohib~ts rooftop parking an parcels
#hat abut or are separated by an alley fram a res~dential d~str~ct
~
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-- 1 -
APR 0 8 1991
The proposed Text Amendment was filed in can~unct~on with an appficat~on #or a 39,529
square foat, multa-levef parking structure with roaftop parking, ground floor
retaillrestauraht space ar~d parking for 387 cars Because the proposed pro~ect ~s
lacated across an alley from the RVC D~strict (which is considered a resadential dis#r~ct),
rooftop parkir~g is currently prohibited
At tf~e PEanning Commission heartng on Niarc~ 5, 1997, tF~e Planning Commission
approved a CUP and Development R~view (DR} p~rmit to allow #he pro~ect, sub~ect to
the City CouncE! appro~al of a Text Amendment to allow rooftop park~ng At the same
meeting the Commiss~on recommended that the Crty Council adopt the proposed Text
Amendment
ENVIRQNMENTAL ANALYSIS
The Environmental Impact Repart on the 120 W~Ishire prolect, w~ich was cert~fied by
the P{anning Camm~ssion an March 5, 1997. cantamed a sect~on wh~ch examined the
impacts of the proposed Text Am~ndmer~t The E!R concluded that since a CUP wauld
be required to permit rooftop parking. the Plannmg Commissaon, or C~ty Council on
appeal, waul~ be required ta mske fmd~ngs that the use wauld not impair tY~e mtegr~ty
and character of tt~e distnct it is loeated in, that the parcel is sUitable for the use, that
the use is campatible wEth other uses ~n tf~e surrounding area within the distr~ct, and
that the use will not result m ar~ over concentration of these uses in the immediate
vicinity For these reasons no significar~t impacts to ad~acent properties are anticipated
as a result of th~s proposed Text Amendment
_ 2_
ANALYSIS
Rooftop park~ng is currently allowed m the C3 District wEth appro~al of a Oevelopment
Re~~ew Permit, but prohibited on parcels wh~ch abut ar ar~ separated by an alEey from
a resident,al dEStrict The text amendment to allaw roaftop parking with a CUP on
parcels which abut or are separated by an atley from a residential distr~ct would afFect a
limited area af the C-3 Drstrrct The rmpacted locat~ons are on the rrortt~ srde of
Wilshire Boulevard ~etween Qcean Avenue and Seventh Street which ~s ad~acent ta
the NWR2 and NWR3 Districts and on one block af Ocean A~en~e between Broadway
and Colorado Avenue which is across an ~Iley from the RVC D~strict
As proposed, rooftop parking would be allowed only with approval of a CUP The CUP
process allows for the review of the location of the proposed use, design, configuratian
Qf improvements, and ~otentra! ~mpact on the s~arrounding area Th~s d~scret~onary
permit would g~ve tF~e Planrnng Commission, and the City CauncFf on appeal, the
authority to approve, deny or madify an applicant's request Staff believes fhat a CUP
~s the apprapriate permit for th~s use rather than a Deve[opmen# Re~+~w permit because
allowing rooftop parking is a use related issue All of the CUP fmdings would need to
be made, ~nc[udin~ one which states that the physical location af the use on the
property ~s compatible and relates ~armoniousiy to the s~arrounding ne~ghborhood
The proposed text amendment ta the C3 D~strict ~s as follows
1 Under Conditianally permitted uses, amend Section 9 04 ~8 18 040 to add
(q) Roaftop Parking
- 3-
2 Under Prohibited uses, Section 9 04 OS 18 050, deCete
(c} Rooftap Park~ng or~ ~arcels directly abutt~ng. ar separated by an
alley from, a resident~al distnct
3 Under Property de~elopment standards, Section 9 04 08 18 060 amend ta
read
(g) A development re~Eew permit is ~-equired for any devefopment of
more than thirty thousand square feet of floor area.
~c'v civNi i ici ~i 'vr ii1 i i iJirrivN f.+ai i~ii i~.`J. , ~XC2pt ~~at fOr applicatians
involvEng the demolition and replacement af an existing single-
purpose grocery store on a parceE which is nQt ad~acent to a
residentially zoned cfistr~ct. with a stare which has a minimum of
twenty-five thousand square fee# of floor area, only a net new floor
area addition of more than #hirty thousand square feet shal~ }~e
sub~ect to Development Re~iew
This discretionary process requires a case-by-case ~valuation of rooftop parkmg which
will ensure that this use is loca#ed m an area where ~t w~ll nat adversely impact ad~acent
res~dentiaE properk~es
PUBLIC NOTIFICATIQN
Pursuant to Mun~c~pal Code Sect~ons 9 04 20 22 050. ar~d Go~ernmen# Code Sections
65090 and 6~091. natECe of the public hear~ng was mailed to all owners of p~operty
located wrthin the C3 District and wi#hm a 300 foat radius of the district, and all owners
and residential and commercial tenants of ~raperty located within a 500 foot rad~us of
the pro~ect s~te. at least ten consecuti~e calendar days pnor to fhe hearmg A copy of
the not~ce is contaEned in Attachment B
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BtJQGET/FINANC~A~ IMPACT
The recommendattfln presented ~n this repo~t does not ha~e any budget or fiscal
~mpact
REGQMMENDATIQN
lt is recommended that the City Council introduce for first reading the attached
ordmance w~ich will allow rooftap park~ng in the G3 District with the approval of a
Conditional Use Permit
Prepared by S~zanne Frick, Direcfor
Karen Ginsberg. Plannmg Manager
David Martin, Acting S~nior Planner
Gina Szifak, Assistant Planner
Planning and Community Development Department
Attachments A Prop~sed Ordma~ce
B Public Notic~
C Rad~us Map
D Planning Commission Staff Report. March 5. 1997
E Draft Pfannmg Commission Minutes, March 5. ~997
F Opposit~on Letter
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ATTACHMENT A
~A:f:~atty\muni~laws~mhs~root
City Counc~l Meeting• 4-5-97 Santa Monica, California
ORDINANCE NUMBER
(Ci~y Cfluncil Series)
AN ORDINANC~ OF THE CITY COUNCIL OF THE
CITY 4F SANTA MONICA AMENDING ZONTNG ORDINANCE
SECTIONS 9 04.08.18.040, 9 04.08.18.050, AND 9.04,08.18.060
TO ALLOW ROOFTOP PARKING ON PARCELS DIRECTLY
ABUTTING OR SEPARATED BY AN ALLEY FROM
A RESIDENTIAL ZONE TN THE C-3 ZONING DISTRICT
WHEREAS, an April 1, 1995, an application was filed for an
amendment to Zoning Ordinance Par~ 9.~4.08.18 to all.ow, under
specif~ed circumstances, the construction of x'ooftop parking in the
C3 Zon~ng District; and
WHEREAS, on March 5, 1997 the Planning Commission held a
public hearing on the proposed Amendment, and recommended City
Council adop~ion; and
WHEREAS, the City Council held a public hearing on the
proposed Amendment; and
WHEREAS, the City Counc~l finds and declares that the proposed
amendmen~. is consistent in principle w~.th the goals, objectives,
policies. land uses, and programs specified in the adopted Genera~
Plan in that the allowance of rooftop parking on cammerczal parcels
is cansistent with the purpose of the C3 (Downtown Commercial
Distric~) which is to provide adequate parking facilities to
suppart impartant commercial corridors and neighborhood commercial
areas of the City, while at the same time ensuring that each
parking facility will not adversely affeet the environment,
residential proper~ies that abut or are separated by an alley from
the subject site, or diminish the integrity ot the commercial
district in which it is located; and
WHEREAS, the City Cauncil finds and declares that the public
health, safety, and genera~ welfare require the adoption o~ the
proposed amendment in that any proposed roaftap parking which meets
the required criteria will require approval of a Cond~tional Use
Permit thus ensuring the integrity and the character of the
district will not be impaired, and ensuring that the propased use
~s compatible with existing and propased land uses on the site, and
within the distr~ct's general area, that there are adequa~e
utilities, services and access, and that the proposed use will not
resul~ in an averconcentratian of such uses in the immediate area;
and
WHEREAS, the public health, satety and general we~fare requzre
the adoptian of th~ proposed amendment in order to pravide more
f~exibi~ity for si~e development within ~h~ downtown commerczal
district thereby pr~s~rving the quality of life in the adjacent and
surrounding areas,
2
NOW, THEREFORE THE CITY COUNCIL OF THE CITY OF SANTA MONICA
DOES HEREBY ORDAIN AS FOLLOWS:
SECTION 1. Sec~ion 9.04.08.18.040 of the Santa Monica
Municipal Code is amended to read as follows:
9.04.08.18.040 Condi~ionally
permitted usee.
The
in the C3 Distr
Conditianal Use
(a)
(b}
(~}
(d)
(e?
(f)
(g}
fac~li~ies.
follawing uses may be permitted
ict subject to the approval of a
Permit:
Automobile parking structures.
Bed and breakfast facilities.
Billiard parlors.
Bow~ing alleys.
Cinemas.
Clubs and lodges.
Canventian and conference
(h} Expansion or intensification of
automobile repair facilities existing as of Ju~y
ii, 1995.
(i) Funeral parlo~~ and mortuaries.
(j) Home~ess shelters with ~ifty-five
beds or more.
3
{k) Liquor stores.
(1} Nightclubs.
(m} Open-air farmers markets.
(n} Service s~at~ons.
(o) Skating rinks.
tp) Take-aut restaurants.
(q) Roof top parking .
Section 2. Sec~ion 9.04.08.18.450 of the Santa Monica
Munic~.pa1 Cade is amended to read as fol.lows:
9.a4.08.18.Q50 Prohibited uses.
(a) Drive-in, drive-through and
fast-food restaurants.
(b) Firearms dealerships.
~C~ i~vvii.vN yd}'kiiiy ~ii ~ciii:ci~
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uiicL~iy auu~~.iii.~ f ut ~c~a~.ai.cu a~y c~ii aiicy il.vu~~
,~
d LC.71UClll_1Cll ui~~.ii~-~--
iui Any use not specifically
authorized.
Section 3. Sec~ion 9.04.08.18.a60 of the Santa Monica
Municipal Code is amended to read as follows:
4
9.04.08.18.060 Property development
standards.
All praperty in ~he C3 District shall
be developed in accordance with the following
standards:
(a) Maximum Building Height. Three
stories, not to exceed forty-~ive feet, except
for the ~ollawing:
fz? For parceZs in ~he area bau~ded
by 5th Court, 6th Court. Colorada Avenue and
Wilshire Baul~vard, the maximum height shall be
five stories, six~y feet provid~d there is no
retail above the first floor and only resident~al
us~s above the secand f2aor.
(2} For parcels in the area bounded
by 6th Court, 7th Court, Colorado Avenue and
Wilshire Boulevard and the north side af Wilshire -
Boulevard be~ween 2nd Street and 7th Street, the
maximum height shall be faur staries, fifty feet
provided there is no retai~ above the first floor
and only residential uses above the second floor.
There shall be no limi~ation on the number af
stories of any hotel, detached parking structure,
or structure containing a~ least one f3oor of
5
residential use, sa long as the height does not
exceed the maximum number of feet permitted in
this Section.
(b) Maximum Finor Area Ratio. 2.0,
except that in the area bounded by 5th Court, 7th
Court, Colorado Avenue and Wi~shire Boulevard,
and the area an the north side of Wilshire
Soulevard between 2nd Street and 7th Street, the
FAR tor commercial sq~are footage shall not
exceed 1.5. Floor area devoted to resident~al
uses shall be counted at f~fty percent.
(c) Minimum Lot Size. Seven thousand
five hundred squar~ feet Each parcel shall
contain a minimum depth of one hundred £ifty feet
and a minimum width of fi~ty feet, excep~ that
parcels existing on the effective date of this
Chapter shall not be subject to this requirement.
(d) F~ont Yard Setback. Landscaping
as required pursuant to the provisions of Part
9 04.10.04.
(e) Rear Yard Setback. Nane, excep~.:
(1) Where rear parcel line abuts a
residEntial district, a rear yard equal to:
5' +(s~ories x lot width?
50'
6
The required rear yard may be used
for parking or loading to within five fe~t of
thE rear parcel ~ine provided ~he parking or
loading does not extend abov~ the first tloor
level and pxovided that a wall not less than
five feet or more than six feet in height is
erected and maintazned along the rear
commercial parcal line. Access driv~ways shall
be permitted to pexpendicu~arly cross the
required rear yard provided the driveway does
not exceed the min~mum width permitted for the
parking area. A required rear yard shal~ not bE
used for commercial purposes.
(2} Tha~ needed ~o accommodate
landscaping and screening for a rear yard
buffer required pursuant to the pravisions of
Part 9.04.~Q.04.
(f~ Side Yard Setback. None,
except:
(1} Wh~re the interior side parcel
line abuts a resid~ntial district, an interior
side yard equal to:
5' +(stories x ~~t width)
50'
7
The interior side yard may be used
for parking or loading no closer than five feet
ta the interior side praperty line pravided the
parking or loading does nat extend above the
first tloor leve~ and provided a wall not less
than five feet or mare than six feet in height
is erected and maintained along the side
commercial parcel 1ine. A required interior
side yard shall not be used for access or for
commercial purposes.
(2) That needed to accommodate
landscaping required for a street side yard,
landscape buffer and screening pursuant to the
provisions of Part 9.04 10.04.
(3) A ten-foat setback from an
interior property line shall be required for
portions of buildings that contain windaws,
doors, or ather openings into the interior of
the building. An interior side yard less than
ten feet shall be permitted if provisions af
the Unifor~ Building Cade reZated to fire-rated
openings in side yards are satisfied.
(g) Develapment Review A
development review perrn~t is required fa~ any
deveZapment of more than thirty thousand square
feet Q~ floor area caiiu iv~: aiiy ucvc.LV~~~ici~~ rii~ii
$
, except that for applications
involving the demolitian and replacement of an
existing single-purpose grocery store on a
parceZ which is not adjacent ta a residentially
zoned district, with a store which has a
minimum of twenty-five thousand square fee~ of
floor area~ only a net new floor araa addit~on
of more than ~hirty thousand square feet shall
be subject to Development Review.
{h) Maximum Uninterruptad Building
Faaade. Every one hundred feet of building
facade at the street frontage shall conta~n at
least one public entrance or other pub~icly
accessible pedestrian oriented use.
(i) Ground floar street frontage of
each structure shall be of a pedestrian
oriented design.
SECTION 4_ Any provision of the Santa Monica Municipal
Code or appendices thereto inconsistent with the provisions af
this Ordinance, to the extent o~ such inconsistencies and no
further, is hereby repealed or modified to that extent necessary
to a~fect the provisions of ~his Ordinance.
9
SECTION 5. If any section~ subsection, sentence, clause,
or phrase of this Ordinance is for any reason held to be invalid
or unconstitutional by a decision of any court of competent
~urisdiction, such decisian shall not affect the validity of the
remaining porti~ns of this Ordinance. The City Council hereby
declares that it would have passed this Ordinance and each and
~very section, subsectian, sentence, clause, or phras~ no~
declared invalid or unconstitut~onal without regard ~o whether
any partion of the ordinance would be subsequently declared
invalid or uncanstitutional.
SECTION 6. The Mayor shall sign and the City Clerk shail
attest to the passage of this Ordinance. The City Clerk shall
cause the same to be published once in the official newspaper
within 15 days after its adoption. This Ordinance shall become
effective 30 days fram its adoption.
APPROVED AS TO FORM:
' ^ J I,C..Ei
~~ ,~C ~S ~ ~ "'~`~-~r
MARSHA JONES MOUTRIE
City Attorne~r~
10
ATTACHIV~NT B
NOTICE OF DEVELOP~fENT PRQPOSAL
To: Concerned Persons
From; T~e City of Santa l~Zonica
Subject of Hearing: Text Amendment 95-004
S~b~ect Property C3 District (Downtown Commercial District)
Applicant 100 «'ilshire Associates
A Publ,c Heanng will be hetd by the City Counc~l on the follow~ng request
Recommendation of a text amendment to Part 9 Q4 08 I8 of Article IX of the Santa Momca
~~sunicipai Code to Allow Rooftop Parl:mg in the C3 Distnct (Downtown Cammercial District)
with the approval of a Conditional Use Perm~t The proposed te~rt amendment is requested to
allow a pending prajeet at 120 ~~'iIshire Baulevard to be constructed with rooftop parking
E~ust~ng Property De~elopment Standards would not aiIow the proposed rooftop parkmg
6ecause the site is separated by ar~ alley from a residential district
The proposed te~rt amendment to the C3 District is as follows
1 Under Condittonallv permitted uses, amend Section 9 04 08 1 S 040 to add
(q} Rooftop Parking
2 Under Prohibited uses, Section 9 04 08 18 050, delete
ry-. n- - "- ' --- -- --- ~- ~~---~'- L ~-" ~~-- r -
~Ci} ilUU1LUkJ F d31i111Ya Ull ~J0.1 LG1J LLll G~.LJ~' QUE.iLLlll~~ Vl JGi„J0.i 0.LGlL V~' 411 G1iGy 11 Vill~ (~
3 Under Property devejopment staridards, Section 9 04 48 18 060 amend to read
{g) A develapment re~iew permit is required for any development of more than
th~rty thousand square feet of flavr area, aiiu 1v- as-y UGVGlV~111iG31L wiiii
1~,~°~N };n~iu;i~, except that for applicat~ons involvmg the demolition and
repIacement of an exisnn~ single-purpose grocery store on a parce~ which is
not ad~acent to a resrdent~ally zoned distnct, w~th a store which has a
m~rumum of twenty-fi~e thousand square feet of floor area, only a net new
floor area addrtion of m6re than thirty thousand square feet sha~l be subject
to De~elopment Review -
TIl1ZE: TUESDAY, APRIL S, 199T AT 6:30 P.M.
LOCATTON COiJNCIL CHAMBER, RO~M 213, CITY HALL
1685 MAIN STREET, SANTA MONICA
- 1 -
HO~V Td CO:~~•~ENT
The C~ty af Santa Mon~ca encourages publrc comment on this and other projects You or your
representative, or any other persans may comment at the City Council's publ~c hear~ng, or by
wrrtin~ a letter
Letters should be addressed to
City Council, Ci~y Clerk's Office
co/ TA 95-005
~ 685 Main Street, Roam 102
Santa 1~Tanica, California 9Q401
h~ORE I\'FflR~11ATIQ~
If desired, turther infor~nation on any applicatiore may be obtained from the City Flanning
Di~ision at the addre~s above or by calling (310) 458-8341 piease ask to speak with the
praject planner, Gina Sxilak.
Ttte meeting facltity is access~ble If you need any disability-related accommoaations, please
contac:t staff at (~ 10)~~~-8701
Purs~ant to California Ga~ernment Cocle Sect~on b5009(b), if this matter is se~bsequently
challenged in Court, the challenge may be limrted to onty those ~ssues raised at the Public Hearing
described ~n t}us notice, or ~n wntten correspondence del~vered to ~he City of Santa Moruca at, ar
pr~ar to, the Puh~ic Heanng
Esto es un aviso sobre una audencia publica para revisar applicacianes proponiendo desarra~Io en
Santa Mon~ca Esto puedo ser de interes a ustea Si deseas mas infarmac~on, favflr de dtamar a
Linnea Hernandez en la Division de Planti~cacion al numero (310) 458-8341
APPROVED AS TO FOR1~~1
KAREN GII~zSB~
Plann~ng lllanager
F`•PLAN~SI-~r1RE'•,CQUNCII.'~O~GES~'1'A950W l~pD
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Reference
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ATTACHMENT D
P&Z KG.RES f':plan`'~share~pc~.strpt`idr94004,i~~pd
Plann~n6 Commission 1-1tg I~~arch S. 1997
TO The Honorable Plar3nin~ Gommission
FRQnI Plannm~ Staff
Santa tilon~ca. Cal~forma
SUBJECT Certifica#ion of F~nal En~~ironmental Impact Report_ Adoption of Statement of
O~~err~dmg Consideration, Development Revie~~° (DR 94-004). Conditional L se Permit
(CLP 94-01b}, and Te~t ~mendment (TA 9~-004}
:~ddress
Applicant
INTR~DUCTIO\
120 ~Ti'ilshire Boule~-ard
1 ~0 ~'L7ilshire Associates
~pplication to permrt the construction of a 39_?29 square foot, multi-le~-el parking structure «~ith
rooftop parking, graund floor retail:~restaurant space, and parkmg for 387 cars
~ction Cerufication of the FEIR (Final Environmental Impact Report) is requixed due to the size
az~a scope of the pro1ect and Aaoption of a Statement of Oi-errld~n~ Cons~c~eration ts necessar~~ for
pro~ect appro~al due to the cumulatiti~e air qualitt~ impacts The environmental unpacts of the
proposed pro~ect az'e conta~ned m the FEIR «=hich also includes responses to comments on the
Draft Environmental Impact Report
Discretionar}- appro~~als requested by the applicants ~nclude the followmQ. Developrrient Revi~~~,~
Per~it (DR 9~-00~}) to construct a 39.~29 square foot, multi-le~-e1 parkxn~ structure in the C~
District. Text ~rriendment (TA 95-00~) to allo«- rooftop paz~kin6 in the C3 (Do~;nto«m Gommercial
Distnct} ~~zth approval of a eondttional use permit. Condrtional Lse Perniit (CUP 94-044) to perinit
a park~ng structure «-~thin the C3 District and to allo«~ roaftop parkine. and Certification of the FE~R
and ~doption of Statement of OE~err~ding Gonsideranon
Recommendation
Gertzfication of the Final En~~ironmental Impact Report and Adoptlon of a Statement
of O~~erriding Gonsideration, ~pproi-al of De~-elopment Re~~ie~~~ Permit (DR 9-~-004)
and Conditzanal Use Permit (CUP 94-00~3} sub~ect to Findin~s and Gonditians
Recomtnendatian to City~ Council ta appro~~e Text Amendment 95-004
i
SIT'E L4C~TI0\ ~ND DESCRIPTION
The sub~ect prapert~- is a 2~.~ 13 square foot parcel located on the sauth~;-est corner of «'ilshire
Boule~~ard and Second Street The parcel has 1~0 1 G' of fronta~e along ~~'ilshire Boulevard and
1~6 61' of frantage along Second Street Surrounding uses consist of the Sheratan ~~liramar liotel
across ~'~"ilshire Boule~~ard ta the north (R~'C}, the First Presb~~terian Church of Santa 1~Tonica on
the ad~acent parcel to the south (BSC-4)_ a one-storv restaurant and surface le~~el parkmg lat across
Second Street to the east (BSC-3). a tu~enn~-one stor~- of~ice b~uldmg acrass First Court Al~e~~ to the
«~est {RVC) E~isting uses on the pro~ect site mclude a temporar~ ~rat-el surface parl~ng lot used
b~~ tenants and ~~isitors of the 100 ~~'ilshire buildmg
Zomng District BSC-~ (Ba~~side Commercial District? zone
Application filed and re~~ ie~~~ed pursuant to the C~ (Do~jnto~i~n Cammercial
De~~elopment} District standards
Land Use Distriet General Commerc~al
Parcel Area 1~0 16 ft x 136 51 ft = 2a,~ I; sq ft
PROJEGT DESGRIPTION
The propased pro~ect cansists of a 387-space. multi-level garkmg structure ~~rith ground floor
restaurant and retail space The structure «~~11 contain four levels of subterranean parkin~, ground
floor cammercial space, one le~~el of enclosed parku~~ abo~le the commercial space. and one level
of roaftop park~ng The buildmg is 34 25' abowe average natural grade and includes coiumn and
parapet elements rhat extend to 37 5' abo~Ie ANG The str~cture has a 1 93 Floor Area Rat~o
(FAR)
The pro~ect ~ci~ill provide supplementar~~ parking for the 100 Wilshire office complex located on
the southeast carner of Ocean A~-enue and Wilshire Boule~-ard ~n add~tion to providing on-site
parkmg for the proposed restaurant and retazl uses LTpon completion of t~'ie pro~ect, the applicant
~~~11 relmquish to the Cin , 237 of the 380 parkin~ spaces in Parkm~ Structure #2 which the
applicant controls under a long-term lease This ~~ill result in the a~railability of 237 additional
public parkmg spaces w~thui Parking Struc~ure #2 in the Bayside D~stract
I~1ti~TICIFAL CODE :~VD GENER.aI, PL~'~ COI~FORI~IANCE~
The proposed pro~ect is inconsistent t~7th the nlurucipal Code, but consistent 1j-~th the General Plan
as sho«n m Attachment A The pro~ect «~ill req~ire a Text Amendment to the Municipal Code to
amend the C3 Do~~~nto«~n Gommercial District to allo~;~ rooftap parking zn the C3 District «~ith
approval of a Condrtional Use Permit
2
C~EOA STATUS
In accardance ti~~th CEQA. an Imtial Stud~~ «~as prepared for this pro~ect ta determine the most
appropriate en~-iraaunental re~~ie«~ necessar~~ As indicated in the EIR Determination (.Attachment
B), the Cit~~ determmed that an En~~ironmental Impact Repan ti~as the appropr~ate en~~ironmental
reti~7e~j~- The 4~-dav comment period for the EIR ended on December 2. 1996. b~• «~hich time a total
of 6 comn~ent letters «~ere recen~ed The responses to these comments are included m the FEIR
The FEIR concluded that the pro~ect ~~~ould result in sianificant una~~oidable ad~~-erse cumulati~~e lon~
term a~r po~lutant emiss~ons upon air qualit~- «~hich cannot be znatz~ated and therefore. m addition
to certificat~on of the FEIR, a Statement of 0~-erriding Considerations is necessar~~ to appro~-e the
pro~ect {attachment D}
REI~T CO~TTR~L STATL?S
The commercial site is eaempt from Rent Control
FEES
The pro~ect is not sub~ect to an~~ special Planning and Zomng related fees
PUBLIC NOTIFICATION
Pursuant to I~~Iunicipal Code SectFOn 9 04 ?D 20 Q80, «~tthin 30 da}`s after the sub~ect apphcation ~;~as
deemed complete, the applicant posted a sign on the propem° stating the ~ollot~-in~ informauon
Proaect case number, br~ef pro~ect description, name and telephone number of applicant, site address.
date, time and tocation of public hearin~. and ~he Plannin~ and Zonmg Dn~isian phone number It
is the appiicant's responsibilrt~- ta update the hearing date if it is changed after pasting
In addrtion, pursuant to ~~lunicipal Code 5ection 9 0~ 20 2? 0~0, notice of the public hearing «as
mailed to all o«~ners and residential and commercial tenants of propert~-located ~.i~ithin a}00 foot
radius of the pro~ect at Ieast ten consecutF~-e calendar da~-s pnor to the hearmg In add~tion. a cop~-
of the notice mcluding the proposed TeYt ~mendment «,~as mailed ta all prapert~- o~~.ners «~thin a
3D0' radius of the C~ (Da~into~~n Commercial District) ~ cop~~ of the notice is cantained in
Attachment E
The applicant contracted ~~ith S«~eene~~ & Assoczates to conduct a neighborhood outreach prograni
In December, 1994. a 300 household {renters and o~~~ers) phone sur~~e~~ ~~~as conducted in the
adjacent resident~al neiahborhood ~ust north of ~~"ilshire The sur~~e~~ part~cipants «~ere selected b~-
usm~ S«~eene~~ & Associates proprietar~~ lists, names ~athered from pre~•-~ous meetmg sign-m sheets.
and re~~erse-director~ telephone listings The issues ~dentitied bv die sur~~e~~ are discussed ~.~~ithin
this report"s neighborhood campatibilrt~• section
~
The ar~hrtect and applicant presented the pro~ect and solicited public input at commu~utr~
mformational meetmgs held at #he Lincoln Park, on first and second I~~londavs m June 199~ The
meetings ~~~ere noticed to the ~?~'ilshire-I~~lontana I~?eighborhood Coalrtion membership lzst (See
Attachment F )
:~ccord~ng tfl information from the applicant, three presentations ~~~ere made before the Bati~side
District Corporation Board, the last held on September ?6. 199b The Board adopted a motion
supportfng the pro~ect and the plan to relinquish parking in Parking Structure =2 (see :~ttachment
G}
ANaI.YSIS
Back~round
The 100 ~['ilshire building {" 100 ti'~~ ilshire") is a? 1-stor~~, 245,40~ square foot office to~;~er
Immediatel~~ to the south is Champagne To«~ers, a 16-stor~~ bwldin~ ~.~~ith approYimatel~- 120
apartments These propert~es ti~~ere ~omtl~~ de~~eloped in the earl~~ 1970's as an ~ntegrated of~ice aiid
apartment comple~ Subterranean parking ser~-in~ both buildmgs proi~ides ~4~ parkzn~ spaces in
three le~~els located predominatel~- under Ghampagne T'o«~ers. ~ti~rth an1~- 37 parking spaces located
directly beneath and 12 spaces located partiall;~ beneath the 100 ~t-'ilshire office buildin~ ~ccess
to the garage is pro~-ided b~- t~~~o dri~-e«-a~-s located at mid-block on Ocean a~c~enue, beneath
Ghampagne To«-ers, and from First Gourt alle}' beneath Ghampagne To~i~ers Access to parking
located underneath the 1 aQ 1Z~ ilshire building is also pro~-ided from Ocean A~=enue No other
~-ehicular entrance ser~-es the 100 ~~'ilshire btuldmg
In the mid-1980s, o«nersh~p of these t1~°o properties changed. and no~.z- is held b~~ t«.°o unrelated
companies as a result, the allotment of parking far each buildmg is addressed in a perpetual
easement a~reement The agreement allocates 277 spaces to the 100 ~?~'ilshire buzlding Ho«~e~-er.
~~ of these spaces can be reallocated to Ghampagne To«.°ers under limited circumstances, lea~~in~
222 ~uaranteed spaces for 100 ~~'ilshire The 3anuar~~ i 994 Ir~Torthridge earthquake se~-ere1~~ damaged
Champagne To~~~ers, making the parkin~ uria~~ailala~e
Since the ~oint de~~elopment. additional parking far 100 ~Z'~Ish~re has been pro~~~ded throu~h a long-
term lease ~;~rth the Cin- for 38D spaces ~n Parlun~ Structure ,~2, «-hxch is located in the 12Q0 block
of Second Street In 1986, the agreement ~~-as amended and remams in effect until the year ?041
These are permit park~n~ spaces set aside exclus~~~eh~ for the tenants of 100 ~~~Tilshire Ho~~-e~-er. as
after hours spaces became a~~ailal~le. the~~ can be used by the general pub~ic The appljcant has
agreed to a pro~ect condition to reE-ert 237 parkina spaces ~rrthin Parking Structure ~2 back to the
Cin• upan completion of the proposed parkmg structure and Ghampa~ne To~~°er's earthquake repairs
The pro~ect site ~i~as formexl~- impro~-ed ~.~ith a one-stor~- restaurant [Biff's) In 1494, the appl~cants
purchased the srte, demolished the elistinc structure and subsequently~ applied for a Temporar~~ Use
4
Permit (TL"P 9~-009 and TUP 95-020, :~t~achment H) to use the ~~acant lot for temparar~ surfacz
parking The TLTP terms and conditians remain in effect until ?1•larch 18, 1997, prol~idinQ the
appl~cant "diligeiltlG~ pursue tlie necessar~~ (DR and GL P} per~iiits for a pernianent parkm~ structlu-e '"
In order to perrnit the tempora~~• parking lot to remain until construction begzns, condrtion ~41
perm~ts the temporar~- surface parking lot to rema~n for no more than 18 months after the effectit-e
date of~ this appro~~ aI
Proiect Design
The proposed pro~ect consists ofttij~o components a~round floor retail ! restaurant area and a ~$7
space ~arking structure The pro~ect has a praposed floor area ratio (F ~R} of 1 9~ _ the allo«~ab1e
FAR under the C3 de~~elopment standards is 2 Q The building's highest parking le~~el is 34 2~'
abo~~e average natural ~rade and mcludes column and parapet elements that extend to 37 5' abo~~e
ANG T'he pro~ect is in compliance «~ith Gode requirements for additional buildmg stepbacks
beh~~een 31' - 4~' in he~~ht
Subterranean parl;~n~ IeE-els B throu~h E encroach be~~ond the propert~~ ~ine boundaries beneath the
~~~ilsh~re Boule~-ard public right-of-«-a~~ (side~~~alk) Tlus encroachment facilitates 24 additional
tandem parking stalls «~h3ch ti~.°ould nat other«~ise be feasible The applicant «-~11 negotiate an
easemem!lease «7th the Citr sub1ect to terms and conditions approti~ed b~- the Gity's En~~u-onmental
and Public ~,~'orks R-ianagement Department If the easement'lease is not e~ecuted. the parking
pro~-ided ~~~ould be reduced to ~63 parkin~ spaces, and the applicant «~ould relinquish to the Cit~-
fe«~er parking spaces from Parking Structure ~? The proposed structute~ s desi=n ~s contm~ent upon
this agreement Staff has added condiuon ~ 36 requiring that. prior to issuance of bu~Iding permits.
an easement.`lease contract shall be e~ecuted
T'he pro~ect~s ground flflor contains appro~mately~ 9,$50 square fezt of commercial floor area This
use is consistent «~ith the ob~ecti~Tes of the Gi~~~s Land Ls~ and Circulat~on Element. Ba~•-side
Specitic Plan and the Zoning Ordinance's stated goals "to pro~~ide a sense of human scale and
pedestrian-orxent~d character at the street le~~el among a variet~~ of commercial and residential mixed
uses ~' In addition, the Code reqwres pedestrian oriented design and materials These guidelines
include. interior space ~Tisibilit~~ {e g clear glass). limiting the use of reflecti~~e, hi~h1~- polished
matenal surfaces, continuit~~ of buildin~ facades along the street franta~e. articulated street facades
using materials, colors and architecturai deta~lin~, pedestrian scale landscapin~. sicnage and street
furnrture. and street le~-el amenities such as a«°mngs, paseos and arcades
The pro~ect's des~gn meets the abo~-e objecti~~e through a combination of matenals. textures, and
design considerations E~terior m.aterials used include transIucent green ~lass, stainless steel_
porcelain metal panels and tron~eled plaster The facade utilizes the columns-theme repetrtion. a
dist~ngu~shing feature of th~ Gesar Pelh designed 100 ~~•'ilslure buildzn~ Landscape pockets alon~
the «rilsh~re Boule~~ard ele<<ation. an outdoor dinin~ area, and landscape planters along 2nd Street
pro~~ide a pedestrian scale The proposed deti-elopment meets the minimum required street frontage
landscaprnq In add~tion. a 1.0~6 sc~uare foot landscaped area li~~Il be proi~ided in th~ so~ith~;•est
corner of the parcel, ad~acent to the First Pr~sb~-ter~an Ghurch
The pro~ect site is «~ithin the Coastal Zone. and therefore subject to a separate appro~-al process b~~
the Galzforma Coastal Gommission The applicant ~i~ll be required to demonstrate Coastal
Commission appro~~al pnar to the Gity~'s issuance ot bwldin~ permrts
Pronosed Te~t Amendment
The C3 zoning designation currently does not permrt rooftop parl;~n6 on parcels ~~~hich d~rectl~~ abut
ar are separated b~~ an alle~- from a residential zone The pro~ect applicant has requested a te~;t
amendment (9~-00~} to the Mumcipal Code to allo~~~ rooftop parkin~ in the C3 zone u~ith the
appro<<al of a condrt~onal use permit
The proposed te~t amendment to the C3 District is as follo~~~s
1 LTnder Condrttonall~~ permitted uses, amend Sect~on 9 04 08 18 0~0 to add
(q) Rooftop Parkzng
2 Under Prohibrted uses, Sectian 9 04 08 18 050. delete
{c) Rooftop Parkin~ an parcels dtreet~~~ abutt2ng, or separatec~ b~- an alle~~ from, a
residential district
3 L?nder Propert~~ de~~elopment standards Section 9 ~4 08 18 060 amend to read
(g) A de~~elopment re~~ie«~ permrt is req~ured for an~~ de~~elapment of more than thlrt~.~
~,7 F _ .,_.~. ,.1~_~~1~~W.._,.+...iL _~.~A~~ ~,._.1-,~_,_
thousand square feet of floor area, ~~~ ~..~ ~1 ~' ~y41 41Vr1111L11L .~,.u~ ~.,,,~~„N r~•n•,~~..
except that for appl~cations in~-olti~ing the demolition and replacement of an
e~istin~ single-purpose ~rocen- store on a parcel «°hich is not ad~acent to a
residentiall~- zoned district, 1~-ith a store ~;~hich has a mimmum of n~~ent~--fi~~e
thousand square feet of floor area, onl~~ a net ne1~° floor area addition of more than
thirtF~ thousand square feet shall be sub~ect to De~~elopment Rev~e~~~
The proposed text amendment «~auld affect a lirn~ted ar~a of G-3 zonmg located on the north srde
of `~'ilshire Boulerard bet~~~een Ocean a~~enue and Se~'enth 5treet and on one block of Ocean
~~~enue ben~~een Broad~~~a~• and Colorado A~-enue ~s proposed, a condinonal use permit «~ould be
requ~red to permit rooftop parkmg This discret~onan process ensures a case-b~~-case e~~aluation of
roof-top parl:ing, therefore, no significant impacts are anticipated from thrs telt amendment
Parking and Circulation
The appl~cant proposes to pro~~ide ~87 parlang spaces includmg 171 standard, 21=~ compact (includes
S? tanaem) and 2 handieappea stalls ~~t~ZOUgh 86 parkzn~ spaces ar~ prc~~•7ded for the ~round floor
5
uses. because the pro~ect is located «~thm the Do«-nto«~ parl:ui~ assessment distr~ct, no parkin~ is
reqtured to be provided for an-site uses Vehicle access for the pro~ect ~~•711 be pra~~ided through the
First Court Alle~~ The 82 compact tandem stalls «~ll be required to be parked by ~~alet Staff has
included condition ~>j requlrin~ a parking management plan In addrtion. tlie applicant proposes
to proti-ide t«~o at-grade handicap parl:ing stalls, and one ~-ehicle laadinQ stall accessed from First
Cour[ Alle~~ Based upon the appro~unate eround floar square footage. the parking structure «711 be
required to prov~de four b~c~~cle stalls and one electric car recharge outlet
The applicant has mdicated that a full time ~~alet ser~~ice ~~~ill park and retr~e~°e ~-ehicles for the
tenants. customers and ~~isitors to the area ~~ho use the proposed parking structure The ~~alet drop
of~area is accessed from First Court Alle~- Durin~ the peak drop-off and p~ck up per~ods. ~~ehicle
queu~ng may- con~est or block alle~~ access Staff is recommendmg that the ~~alet service use an
orgaruzed operational s~~stem to address this potential problem Gonditian ~37 req~ires the applicant
to obtain appro~~al from the C~t~-'s Par~ing and Traffic Engineer for the structure~s internal
c~rculation. passen~er loadin~ and unloadin~ ~~~tlun the ~~alet area, and pedes~rian safet~~ plans pr~or
to issuance of a Certificate of Occupancy~
1`ez~hborhood Compatibilit~~
The pro~ect is being e~~aluated under the C3 (Do«°nto~in ComFnercial} Distnct standards because the
application «~as filed and deemed complete prior to the effectn-e date of the BSC-4 (Ba~~side
Cammercial) D~strict zonit~.g
The pro~ect's design is compatible ~c-ith the surroundm~ buildmgs and uses Se~•eral eiements ha~~e
~een incorporated into the pro~ect to ensure design compatibility ~~-ith ad~acent uses, including an
addrtional landscaped area at the rear half of the buildm~'s south ele~-ation to buffer the ad~acent
church from the parking structure, and relocation of the outdoar dimng area to the 2nd Street
ele~-auon Addiuonall~~. staff has added condition ,-~~=~ requiring a lightin~ plan «~hich «~ill help
inrtigate potential glare and ru~httime nuisances from the parkin~ structure
EN`%IRONI~ZENTAL REVIE~'~T
After preparation of an Init~al Study~, the Cit~~'s En~~zronmental Re~~ie~l~ Committee determined tliat
the proposed pra~ect «~ould reqture the preparahon of an En~~ironmental Impact Report (~ttachment
B) On September 6, i99~. the l~Totice of Preparation {I~OP} of ~he EIR «°as published in the
ne«~spaper T1~°fl responses to the l~TOP «-ere receit~ed during the i0-day camment period Thz
I~otice af Completion for the Draft EIR «~as published on October 1$. 1996 The ~~-da~- comment
periad for the Draft EIR ended on December 2. 1996, ar~.d a total of 6 comment letters «-ere recen-ed
The responses to comments are mcluded in the final dxaft of the EIR, «~hich ~r-as made a~~ailable ta
the respondents on Februar~~ ~, 1996
7
The FEIR (_~ttachment J) dete~nmed that, ~.~-ithout mit~gation. the proposed pro~ect could hat-e a
potentiall~- si~mficant en~~ironmental impacts on construction effects, air qualitF~ and noise The
FEIR has identified mrti~ation measures to be implemented ti~~h~ch «~ou~d reduce the potential
adti~erse impacts to less than si~mficant le~~els, «~rth the e?~ception of cumulat~t-e long-term air
pollutant emissrons
The FEIR found that the project «~ou]d result in sigmficant una~-oidable ad~~erse cumulatn-e long-
term a~r pollutant enzissions upon air qualrty Although the pro~ect ~~~ill anl~~ mimmall~~ increase
~-ehicular emissions, the cumulati~~e emissions from cit~° ti~~de deti-eiopment ~~~li exceed the So~th
Gost A~r Qualit~- :1lanagement Distnct's (SC~Q1-iD} dail~~ thresholds far all measured pollutants
and contrlbutes to t~e paor air qualrt~~ u-i the South Coast :~ir Baszn. rendering the praposed pro~ect's
incrementa~ emissions a sigmficant impact «~hich cannat be mrti~ated Therefore, a Statement of
4~-erridin~ Considerations is necessar~- to appra~.-e the pro~ect and is ~ncluded as Attachment D
Construction Effects
The FEIR states that the proJect ma~~ cause a substantial disruption or interference ~ti-rth surrounding
uses~ da~--to da~~ operations, specificall~- the First Presb~-terian Church and nursery school south of
the site The pro~ect's four le~-els of belo~t~ grade parking «~ill require the exca~~ation of
appro~imatel~~ 3$.770 cubic ~-ards of soil Exca~ation acti~~ities are expected to be complete m six
~;~eeks Potential impacts include noise. dust. and emissions fram hea~~° construcuon ~-ehicles and
trucks, these impacts are ~enerally associated t~7th an~~ large scale construction pro~ect Miti~at~on
measures ~nciude requinng rhe applicant to construct a solid ~i ooden }~enmeter fence, construct noise
and dust barriers, temporaril~- co~-er nursen- school ~~.7ndo«-s. clean, inspect and replace the school~s
air filters, use elecmc-poti~~ered rather than diesel-po«~ered tools «-here feasible, and lastl~~ ta compl~-
E~7th construction hour lim~ts and maintain prescribed ambient noise le~-els These mitigat~on
measures «.°ould reduce construction effects to a le~-el less than sigmficant
I~~oise
The Final EIR also determined that. ~~7thout mitigatian. the proposed pro~ect coutd har-e potent~all~-
sigmficant noise effects Stationary~ noise generating equipment and z~ehicle noise «°ere sited as tti~~o
impacts requiring ~itigation
The structure~s design «-~ll necessitate mechamcal exhaust ~-ents to circulate air an the parking le~~els
and the qround floor retail;~restaurant commexcial uses 4~i~1 require statzonart- mecharucal equipment
Unattended vehicles with fault~- auto theft alarms could produce nuisance noise for those properhes
«zth~n the proximit~~ of the structure e g the First Presbvterian Church nurser.~ school and the
Ghampagne To~vers apartment residences. once rehabiiitation and reoccupanc~~ of the to~~-ers ha~~e
occurred Specific rnitigat~on «~ill require sound attenuatian de~-ices on stationar~~ equipment. and
parking ramp surfaces des~~ned to mtnimize aeoustical re~-erberations. and a mon~torin~ s~~stem
designed to identif~- and pre~Tent repeat false alarm occurrences
8
Gi~c~en the proYimrt~- of noise-sens~t~~~e nurser~- school uses m the immediate }~ra~ect ~-icimt~~ and the
time constratnts on allo~~.°able hours of construct~on, construction noise impacts could be considered
to be temporarFl~~ si~nificant. ho«-e~-er the Fxnal EIR fouzi.d that the ad~°erse short-term noise ~in~acts
could be reduced to a less than sienificant Ie~~el ~~.°ith mitigation measures ~mplemented during the
construction phase ofthe pro~ect Construction equipment typically generates noise le~~els rangui~
from 8~ to 90 dB{~)'s at a distance of ~0 feet T'he implementation of the proposec~ mrtiQation
measures ~~-ould reduce to a le~~el less than si~nificant, the short-term noise irripacts durin~7 the
canstruction phase of the pro~ect
Noise generated b~~ the estimated 9~0 ne«- trips for the ground floor uses «~ill be "ti-irtuall~-
imperceptible" because a traftic ~-olume must increase b~~ more than 2~ percent ta increase the noise
le~~el b~~ one decibel (FederaI Hi~h«-a~- ~dmimstration. Hrghtiti~ay Tra~c l~orse Predretron •llodel
December, 1978) Thus ~-ehicular no~se is considered less than si~nificant
Air QuaIit~~
'L?I'ith regard to air qualit~~. the FEIR found the pro~ect 1~-auld crea#e short-term emissions caused b~~
sail exca~-ation and construction ~-ehicles generatin~ exhaust em~ssions Construct~on related
emissions and ne~;~ trips generated b~~ the ground floor uses «~ill not ~~ceed the South Coast ~ir
Qualit~- vianagement District's (SC~Qi1~iD) threshold for particulates «~hich degrade air qualrt`~
{including Carbon 11~1onoxide CO_ Reactn~e Or~anic Compounds ROG. O~ides of \ itrogen 1` Ox.
and F~ne Particulate ~~Iatter PI~~110) Proposed mitigation measures are consistent ti;~ith the City~'s
standard conditions of approti~al ~.~ith regard to construction Ho«~e1-er, the emissions of air
pollutants fram the proposed proiect together i•~~rth otlzer City~-tit~rde del~elopntents e g the eumulatire
effect, ~~-i11 e~ceed the SCAQI~iD's threshold for dail~~ emissions `i~'rth th~s finding, a Statement of
Overrid~ng Considerations is reqlured if the pro~ect is to be appra~~ed This statement. cantained in
Attachment D. identifies the una~~oidable pro3ect impacts and then lists speci~ic social, economic_
or other factors that ~ustifti appro~~in~ the pro~ect despite these impacts
:~lternatit~es
The FEIR identifies the proposed pro~ect as the en~~ironmentall~' superior pro~ect Compared «~th
other pro~ect alternat~z-es. rt generat~s less ~~ehicular trips. impacts air qualrt~-less, does nat increase
demand for Grt~~ ser~-ices ~~•hile it generates addit~onal re~~enue sources far the Cit~~~s General Fund
The alternati~°es studied in th~ FEIR inciude the "~Io Pro~ect~~E~isting Condrtions" alternati~-e
(considered infeasible because it does not meet an~~ of the stated pnmar~~ pro~ect ob~ectives. rnost
specificall~~, the alternatit-e ~.~-ould not pro~~ide additional conti'enient_ reliable parkzn~ for the 100
~,~~ilshire office cample~ ) The remaming alternatn-es do not meet the pro~ect ob~ectives, e~o not
release addrtianal public parkin~ «-ithin Parkmg Structure ~~, nor do the~~ proi~ide a pedestrian
oriented ground le~~el use Lastlv the "Retail ~;~rth Apartme~t and 100 ~~'ilshire Park3n~ ~ altzrnat~i-e
1~-hich prQ~~ides additionai housin~ is preferable m a regional deti~elopment pattern context, for fu11~-
de~~elop~d urban areas Ha~;~e~~er. this aiternati~.~e placES addrtional demands upon eY~sting Cit~-
9
ser~-ices and generates addrtional traffic Therefare, this alternati~~e is considered en~~ironmentall~-
mfenar to tlie pro~ect
Errata and Additzonal Information
The Final Environmental Impact Report (FEIR) contains four pa~es of text entitled `Errata and
Add~tional Infonnation" The errata prorides additional informatian retlectina changes to the
d~scz'euonar~- permit appro~-als required b~~ the Crt~~ of Santa 11~1omca for the proaect Since the C3
{Do~i~nto~~n C~mmercial} zoning desi~nation, «-hich applies to the 120 ~~'ilsh~re propert~-, currentl~
does not permrt rooftop parkin~ on parcels «~h~ch directl~~ abut or are separated b~~ an alley from a
residentzal zone, the pro~ect applicant has requested a text amendment to the I1.Tunicipal Code to
allo«~ rooi~op parking m~ie C3 zone ~~-ith the appro~-al o~ a condrtional use permit A not~ce af this
proposed Te~t Amendment has been rzlailed directl~~ to all C~ propert~- o~~ners. and propem- o«ners
ivithin a 300' radius of all effected C3 properties
The errata ~;-as distnbuted to all parties connment~ng on the Draft En~-ironmental Impact Report. and
«~as available for pub~ic re~~ie~;- on Februar~- 1$. 1997 The proposed te~t amendment «~hich the
errata pnmarili- applies to. dozs not in~-ol~~e an~~ ph~~sical change to the proposed pro~ect and «•~ll not
result m an~- ne~i- or additional en~~ironmental impacts No further enti~iron~x~entaI anal~°sis abo~~e or
be`~ond the anal~~sis contained in the FEIR is required for this pro~ect, anc~ the anal~~sis and
conclusions in the FEIR are not affected b~~ the proposed text amendment
Canclusion
Deti~elopment of the proposed parkin~ structure «7ll pro~-ide an mcrease in the ati-azlable parking tor
the 100 ~Ti~~lshire office bmlding Gonstruction of the parking garage ~~-i11 also address the need far
additianal ~~is~tor, customer and emplo~~ee parking created b~~ the loss of patk~ng beneath th~
Champagne To1~-ers resulting from the 199~ 1\ orthrid~e Eanhquake
1~'ith completion af the proposed parking structure and the completion of earthquake retrotit «-ork
to Champa~ne To~~~ers, the 1 DO ~[~'ilshire o«mers ~~~ill relmquish 237 parkmE spaces to the Crt~- of
Santa 'vlomca ~~~hich are currentl~~ held in a lon~-term lease in Crtti~ Parkm~ Structure 'Vumber 2
These spaces n-ould then be made a~~ailable for ~eneral public parkmg and «~ould prav~de additional
parking i~-~thin the Ba~~side Distnct and the Cin-'s do~~nta~~n core
The proposed pro~ect «~ll pro~~ide adequate, permanent, conl-ement, and safe parkin~ for tenants and
visrtors of the l OD ~~'ilshire office to«~er. «-i11 auament the suppl<< of a~~ailable public parking in the
area, and t~-~11 establish pedestnaii-oriented uses on the srte~s ground floor consistent ~~~ith the
requirements of the C3 zone district
10
REC O~~i1~~1ENDATI OIr
It is reec~mmended tnat the Plannin~ Gomrrus~ran certifr the Fina1 En~ ~roruilental Impact Report
pursuant to the resolution in Attachment C, adopt a Statement o£ Q~~erridin~ Cansideration pursuant
to the resolution in Attachineizt D. appra~~e De~~elopment Rel•ie~.i Permit {DR 9~-004)_ Conditional
Use Permrt (CLP 94-016) pursuant to tkae findmgs and conditions contained belo~;~, and recommend
tltat the Cit~- Council approz~e Text ~nendment {T'A 4~-00~)
DEVELOPVIE\T REVIEti[~` FI~IDINGS
1 The ph~~sical location. size. nnassing. and placement of proposed structures o~ the srte and
t1~e location of proposed uses «7thin the pro~ect are coinpatible «~th and relate
harmonious~~~ to surrounding sites and neighborhaods, in that the proposed pro~ect is not
designed to ma~:imurn height aiid floar area ratio under current de~-elopment standards,
pro~-ides a pedestrian oriented use (outdoor dimng), includes street le~~el landscape
amemties and meets the Ba~side District's obaecti~-es «~ith~n the Do~~-nta«~n District b~~
pro~-iding for ground floar commercial uses
The structures~ ground floor commercial use ~~~11 provide an in~~itmg pedestnan use and
identiti~ ~.~~rthin the do~~nto«n commercial district Lacated ad~acent to the 1Q0 ~'L'ilshire
buildir~g. the propased de~-elopment «-ill pro~~ ide an immediate, con~~ ement and long t~rm
parking solutian to a problem that has been e~acerbated b~~ the 1994 ~lorthridge
Earthqual:e
The proposed parking structure's 6round floor restaurant-`retail uses and proxirnit~~ to the
Promenade and Iacation at the carner of `~`ilshire Boule~~ard and Second Street funher
General Flan Objectn-e 1~ 1«~hich states "concentrate compar~san retail uses and other
connplementar~~ uses (such as hotels; affices. cultural facilrties. restaurants, social ser~-ices,
and housing} an or near the Third Street Mall as necessa~~ to provide a catal~~ st far its
revrtalization `~. and. General Plan Ob~ective 1 4 2~~°luch states to '`require that the ground
floor street fronta~e be de~~oted to pedestrian anented uses on Second Street ~~
2 The rights-af-«~a~~ can accomnzodate autos and pedestrians, includin~ parking and access.
in that the pro~ect i~~ll prol~de an additiona~ 387 parkin~ stalls ~~~thm the Ba~~side District
Specific Plari r~rea V~hicle access for tlie pro~ect ~;~ill be pra~~id~d through the First Court
,~lle~~. ~ti~hich ~s accessed from 2nd Street (a collector street) and l[~'iish~re Bouleti-ard {an
arteria~ street) Based upon peak parking demand calculations studied as paxt of the EIR.
the parkin~ demand for IOQ «-ilshire, Ghampa~ne To~.~-ers and the pro~ect site is estimat~d
ta be 802 spaces Upan pro~ect completion 387 spaces ~~711 be pro<<ided on-srte, 1~3 spaces
~l~iil be retained in Parkmg Structure ~2 under lease, and upon completian of earthquake
repairs ta Champagne Tol~~ers. 271 (?77 - 61ost to restriping} spaces ~~-ill be a~~ailable for
use resulting m a parking suppl~~ of SO1 parking stalls Therefare. ~~the pro~ect is proposmQ
adequate parkin~ based on the shared parking anal~-sis for peak demand ~{EIR sect~on ?~-
19) The future pra~ect forecast ~ndicates that the proJect «-i~1 not significantl~~ impact an~-
traftic intersection durin~ either the ~~1 ar P~11 peali hours
3 Tne health and safet~- sen~ices {pohce, fire, etc ) and public infrastructure (e ~ utilitaesj are
sufficient to accommodate the ne~.i~ det~elopment, in that the sub~ect site is located ~n an
urbamzed area adequatel~~ sen~ed b~- e?.isting infrastructure The pro~ect~s potential impact
on existin~ utilrties and mfrastructure. ei~aluated as part of the EIR. states. "The praposed
pro~ect ~~711 mirumall~- mcrease the demand for utilrties from the future deti~elopment ~~-ithm
the Crt~- Synce the exis#ing and planned s~~stems and capltal impro~~emznts are cons~dered
adequate to ser`~e the anticipated gro~i~th in the Cit~~, this impact is considered less than
sign~ficant '~ As required b~~ the condjEions of appro~~al. priar to issuance of bu~lding
permats. the pra~ect shall incorporate current safet~-, crime pre~-ention and fire-pre~-ention
features mandated b~~ the 5anta 1~1on~ca Fire and Cit~~ Police Departments I~o demand far
schools. or other go~~ernmental ser~•ices is generated b~~ the ~roposed pro~ect
~ Anv on-site pro~~ision of housin~ ar paxks and pub~ic open space, «°hich are part of the
required pro~ect mit~ganon measures required m Subchapter tiG af the City~ of Santa 1~~lomca
Comprehensit-e Land L?se and Zomng Ordinance, sat~sfactonl.• meet the goals of the
miti~ation program. in that #he pro~ect ~s exempt based on the fact the pro~ect ~;711 not result
~n the construction of ne«~ office area
5 The pro~ect is generall~~ consistent ~j~ith the l~~iunicipal Code (Do~~~nto~.~~n Cornmercial
District ) and General Plan (General Gommercial), in that the General Plan and ~:~Tumcipal
Code permit parkin~ structures ~~~ith the proposed pro~ect's floor area ratio, heiaht and
design standards in the da«nto~~n commercial distnct «-ith appro~~al of a Condational Use
Perrnit Ineonsistencies ~~~th the I~~unicipal Code rn regards to rooftop parking on parcels
abutting or separated b~~ an alle~~ from a res~dential district in the C3 (Do~~~nto«n
Commercial) District «°ill be remol~ed ~~-ith appro~-a1 of the requested text amend~nent
6 Reasonable mrti~ation measures ha~~e been included for a11 ad~~ezse impacts identified in
tlle Final En~~ ironmental Inipact Report (FEIR) finding that «-ithout mrtigation, the
proposed pro~ect could haG•e potentiall~~ significant construction-related impacts such as
such as dust. e~haust emissions, and noise Dust and exhaust emissions from hea~-~~
construction equzpnlent and trucks. and noisz generated b~~ construchon acti~~aties
(particularl~~ excaration acti~-rties) axe potential impacts associated «~th the construction
ofthe multi-Ie~~el parking structure «hich is proposed ad~acent to a church nurserr school
The implementation of the proposed mrtigation ineasures includin~ 1) restricting the hours
of construction, ?) re;ulatmg noise le~~els throu~h enforcement of the Crt~~'S 10k5Z
Ordmance. and 3) reducin~ noise ~eneratm~ equipment b~~ using equipment ~~-~th the la~~°est
generated sound ratina, ~) erecting temporar~~ «-alls ta contain dust, ~) erecting noise
curtains or acaust~c blanl:ets dunng e~ca~~at~on. 6) erecting temporar~- ~t~~ndo«~ co~~erings
for the nurser~~ schaol. and 7) cleatung_ momtorina and replacinQ the nurser~- schools's air
i~
filters. Thzse mitigat~on measur~s ~i~ll lessen but not el~mu~ate. the short-term si6nificant
noise and other construct~on related impacts during the construction phase of the pro~ect
In addrtzon. the EIR identified ti~ehzcular and stationan~ mechamcal equipment noise as a
potennall~~ long-term sigmficant effect of the pro~ect ~~ehicular noise generated b~ car
movement ~~~ ithm the structure, annoyances caused b~~ an automobile ~ s anti-theft de~~ice that
result zn false alarms and stationar~- mechamcal eq;upment ~r,-ith blo~~~ers or other noise
producin~ components «•ould ;enerate patentialli~ sigruticant noise le~-els uniess mitigated
bF- des~gn ar enforcement Implenientation of mrtigation measures ~~~ill a~-oid, substanuallt-
lessen or decrease the em~ironmental effect to a less than sigmficant le~~el Tliese measures
tnclude 1} sound attznuation de~~ices installed an stationar~- mechan~cal eqLUpment. 2)
using a te~tured parkmg ramp surface_ 3) post~ng ~iarmng notices ~;~ith re~ards inc~denc.es
of false auto theft alartns
CONDITI0IAL GSE PER.~~IT FII`D1NGS
1 `~Tith appro~~al of the proposed text amendment_ the proposed use is one conditionall~-
permrtted «~ithin the sub~ect district and complies t~~th all of the appl~cable pro~~isions of
the "`Git~- of Santa ~1~lonica Comprehensi~~ e Land li se and Zomng ~rdinance", in that a
parkmg structure is a permitted use m the C3 District «~ith appro~~al of a Condiuonal L~se
Perm~t {GL°P} E~-en thaugn tl~e praposed structure is confornlrng in terms of use, F:~R.
height and setbacks, a Text Amendn~ent is required ta allo«- rooftop parkin~ ~.~-xth a
Conditiqnal Use Permit «hen a parcel abuts or is separated b~- an allel~ from a residential
district The proposed site is across the alley from the Residential ~~'isrtor Commercial
(R`'C) DFStrict
2 The proposed use «•ould not impair the integri~F~ and character of the district in «°hich rt is
to be established or located, m that the pro~ect ~~-ould pro~-ide a con~-enient. reliable source
of addrtional parkin~ to meet the parking demand for the ad~acent 100 ~?I-ilshire buildm~.
the 387 space parking structure «ill enable 237 spaces located in Farking Structure T2 to
be reestablished as public parking Tt~e proposed rooftop parkin~ ~~°auld be compatible
~~~ith the adjoining 2 t-ston~ office buildin~ and church•~ nurser~~ sclzool in t1~at rt's scale ~nd
mass is belo~.~- allo~;-able district standards. and the ~c-isual impact is not considered
substantiall~~ different from those 1-isual impacts of other rooftop structures In addition,
the mclusian of ~round floor cammercial uses m the pro1ect msures compatibilitG~ «~zth the
do~;-nto~~°n's pedestrian oriented character
~ The sub~ect parcel is ph~~s;call~- suitable for the t~~pe of land use being proposed, in that it
is a relat~~~el~~ flat parcei large enou~h to accommodate the ground floor commercial use
alon~ «~ith the subterranean and abore Qrade parkan~
~3
4 The proposed use is compat~ble ~i7th any af the land uses presentl~;- on the sub~ect parcel if
the present tand uses are to remain. in that the existing temporary parking lot ~~~ill be
remo~~ed
~ The proposed use ~~~ould be compatible ~~7th existing and pernlissible land uses «~rtYun the
distnct and the general area in ~;~hich the proposed use is to be located, in that ~;~ith the
condrtions to mrtiaate potenual construction anc~ noise xnipacts. the rmpact of the pro~ect
on the nei~hborhood 1~•ill be reduced The proposed parkm~ structure and ground floor
commercial use ~s s~milar in rts proposed use, scale, and densrt~~ ti~~th ather uses and
buildings in the area and «711 be of benefit to the existin~ land uses «-ithin the district b~~
suppl~-in~ additionai parkan~ for the 100 ~~'ilshire office building and First Presb~rteriar~
Church
6 There are adequate pro~-isions for «-ater, sanitation. and public utilrties and ser~°ices to
ensure that the proposed use «~ould n~t be detr~mental to public health and safet~-. ~n that
the site is in a de~-eloped urban area «~here ser~~ices are provided
7 Public access to the proposed use «,~ill be adequate, m that there is public transpartation
«~hich diz-ectl~- sen~es the srte ~~ia ~,~'ilshire Boulet~ard (Santa I~~lomca I~~iumcipal Bus Line.
Lin.es }2 and }~ and 11~1etropolitan Transit ,~uthont~- {I~~iTA}. Linzs ~`4 and ~20 Vehicular
access is proti~ided from F~rst Court Alle~~ All parkin~ is pro~°ided on-site. and a restricted
parkmg~passenger load~n~ area is pra~~~ded internall~~ for passenger drop off and pick up
$ The physical location ar placement of the use on the site ~s compatible «~th and relates
harmomousl~- to the surround~ng nei~hborhood. in that ti~~ith appro~~al of the proposed TeYt
~mendment, the pro~ect complies z~7th all applicable del-elopment standards, and the
proposed rooftop parking t~~ll not ad~~erselj~ effect the commercial use located across the
alle~~ ~n the RVC District «~hich is de~~ eIop~d .~j~ith a t~;~ent~•-one stor~- ot~ce-buildin~. and
the inclusion of ~'ound ~~oor commercial uses i~,711 enhance pedestrian acti~-rt~- in the area
9 ~Che proposed use is consistent «~th The ~oals_ ob~ecti~-es, and policies of the General Plan,
in that the proposed parking structure's ~round floor restaurant'retail uses further General
P~an Objecti~~e 1~ 1`~concentrate comparison retail uses and ather complementar;~ uses
(such as hotels, offices. cultural facilaties. restaurants, social sen~ ices_ and housing) on or
near the Third Street 111a11 as necessar~~ to pro~-ide a catal~~ st for its re~°italization '~. and.
General Plan Objecti~~e 1 4 2 to "require that the ground floor street frontage be de~~oted
to pedestrian oriented uses on Second Street " The proposed parkmg structure ~r,-ill
provide the 'maximization of existing public parking available in the Do~vnto«°n and
det-elop ne«- publzc parkina if necessart~" per Gzneral Plan Ob~ectn-e 4 7 9 bv relinquishinQ
leased pari:~ng ta ~eneral public use and b~~ increasing the amaunt of parkin~ in the
dol~~nto~~-n
~4
10 The proposed use ~ti~ould not be detrimental to the public interest, health, safety°,
con~~enience, or Qzneral t~~elfare, in that the applicant must compl~° i~-ith the conditions of
the appro~~al «~hich are intended to mmxm~ze the affect of the use on ad~acent neighbors
to provide a sense of human scale and pedestnan-onented character at the street le~~el
amona a~~ariet~~ of commexcial and residential mixed uses " The pro~ect incarporates
pedestrzan oriented design and materials Specificall~~. an outdoor dinmg area. interior
space ~~lsibilit~-, addrtional setbacks ad~acent to sensiti~~e uses_ continuity of buildfng
facades along the street frontage. and pedestrzan scale landscapin~
11 The propased use conforms preciselF~ t~ the applicable performance standards contained in
Subchapter 9 04 12 and special candrtzons outlined in Subchapter 9 04 14 of the Cit~~ af
Santa ~~onica Comprehensi~~e Land Use and Zonin~ Ordmance. m that this use daes nat
require a performance standard permat, but is required to meet ihe condiuons of the
Condrtional Use Permit
1 Z The praposed ~se «~11 not result in an o~~erconcentration of such uses in the immediate
~~icrmty, in that public parkm~ garages are dispersed throughout the area to ser~-e the
parkmg needs of customers and ~~ isitors ta tlie area The pri~-ate de~~elapment pro~ect ~~~~11
provrde parkin~ ta reduce the parking shorta~e for the 100 ~~~ ilsh~re complea, thus allo«,7n~
a greater suppl~~ of public parking tij~ithin (public} Parkine Structure =~? and ttie proposed
parkuig structure during after-hours periods (.~eekends, and ai~er 6 p m ~~~eekda~~sj The
propased pro~ect is bemg deti~eloped «~ithin the dol~nto~i~ area. and this area allo~z-s for the
greatest concentrat~on of commercial acti~-rt~~ Therefore, the number of parkin~ struc.tures
«-ithin this area is appropriate_ ai~~er~ the demand
TEXT ~I~1EI`DI~IENT FII~~DINGS
The proposed text amendment is consistent in principle «7th the ~oals. objectives. pohcies.
land uses. and prograins specified in the adopted General Plan in that the allo~;ance of
roaftop parkin~ an commercial parcels is consistent z~zth the purpose of the C3 (Donnto«n
Gommercial District) ~.~-hich is to pro~~ide adequate parking facilrties to support importarit
cammercial corridors and neighborhood cammercial areas of thz Cit~~, ~.~-hile at the same
time ensuring that each parking facilit~~ ti~il1 not ad~~ersel~• af£ect the enl-iranment.
residential properties that abut or are separated b~~ an alle~° from the sub~ect srte. or dimmish
the mtegnt~~ of the comrriercial district in ~~-h~ch it is located
2 The ~ublic health. safet~~, and ~eneral ti~~elfare require the adoption of the proposed
amendment zn that ar~y~ proposed rooftop parkin~ 1~•hich rr~eets the required criteria ~1~z11
require approt-al of a Conditional Use Permit thus ensuring the antegrit~~ and the character
of the district ~z~ill not be impaired. that the proposed use is compatible ~~~ith e~isting and
proposed land uses on tlie site, and ~.~~ithin the district's ~eneral area. that there are adequate
utilities, ser~-ices and access. that the proposed use is consistent «~ith goals_ ob~eeti~.~es and
l~
policies of the General Plan, and that the proposed use ~z~ill not result in an
a~-erconcen~at~on of such uses in the immediate area
GEI~ERAL COI`DITIO~S
Plans
1 This appro~~al is for those plans dated Februar~~ 23, 1997. a cop~.~ of ~~-h1ch shall be
maintamed in the files of the Plannmg and Zonin~ Di~~ision Pro~ect de~-elopment shall ~e
consistent t~~ith such plans, except as other~~~~se specified in these condrtions of appro~-a1
2 The Plans shall compl~- ti~7th all other pro~~is~ons of Chapter 1, _~rticle IX of the 1~lunicipal
Code, (Zomng Ordinance} and all other pert~nent ordinances and General Plan policies of
the Cit~- of Santa yiamca
3 Final parking lot layout and specifications shall be sub~ect to the re~7e~~~ and appro~-a1 of the
Parking and Traffic Engineer
4 I~linar amendments to the plans shall be sub~ect to approval b~~ the Director of Plamm~~ and
CommLUUtv De~~elopment A significant change in the appro~~ed concept shall be sub~ect
to Plamm~g Commission Revie«~ Construction shall be in conformance «~ith the plans
submitted or as rr~odif ed b~~ the Planning Commission, ~rchitectural Re~-ie~;- Board or
Director of Plamm~g and CommurutG~ De~~elopment
Validit~- of Pern3its
~ In the eti-ent pernuttee violates or fatls to compl~~ ~~~rth an~~ conditions of appro~~al of this
permit, no further permits. licenses, approi-als or certificates of occupanc~,- shall be issued
until such 1~ ialation has been full~~ remedied
6 ~~~ithin ten da~~s of Plannzng D~~~ision transmrttal of the Statement of Official Act~on.
pro~ect applicant shall s~gn and retum a co~~~ of the Statement of Official ~ction prepared
b~~ the Plamm~g Dit~ision, a~reem~ to the Conditions of appro~~al and ackno«°ledgin~ that
failur~ to compl~~ ~;~ith such conditions shall constitute grounds for patential re~~ocation of
the permit appro~•al The signed Statement shall be returned to the Planiun~ and Zoning
Di~~ ision Fa~lure to compl~~ «~ith tlus condition shall constrtute grounds for potential permit
re~~ocation
7 This determination shall not become effecti~~e for a period of fourteen da~~s from the date
of deternnination or_ if appealed. ur~til a final determination is made on the appeal Anti~
appeal must be made in the form req~ired by~ the Zonzng Admin~strator The appro~~ al of
-6
this permit shall e~p~re if the nghts granted are not exercised ~~.Ythm eighteen months frorn
the permit's effecti~~e date Exercise of ri~hts shall mean issuance of a building permit to
catninence constructian Ho~~~et-er, the permit sliall also etpire rf the btzildxn~ permrt
e~pires. ~f final inspectian is not completed or a Certificate of Occupanc~~ ls nat issued
ti~rthm three years. or if the rights granted are not exercised ~i~rthin one ~~ear fallol~~n6 the
earliest to occur of the follo«~~ng issuance of a Gertificate of Occupanc~- or. if no certificate
af Occupanc~~ is required. the last required final inspection far the ne~~~ construction One
six manth e~tension ma~- be permitted if appro~~ed b~~ the Coinmunit~- Det-elopment
Director The appiicant is no notice that time ea-tensions ma~~ not be ~ranted if development
standards rele~•a~it to the pro~ect ha~~e changed since the pra~ec~ appra~~al
DEVELOPI-IENT REVIE`[~T CONDITIOI`S
Arclutectural Re~~ie~.~; Board
1 Pnor to consideratron of the pro~ect b~° the :~rchitectural Re~~ze«~ Board, the applicant shall
re~-ie~~~ drsabled access requirements «~;th the Buildin~ and Safet~~ Di~~ision and make an~~
necessar~° changes m the pro~ect design to aclaie~~e compliance n~ith such requirements The
architectural Re<<ie«- Board, ~n its re~~ie«~, shall pa~~ particular attention to the aesthet~c_
landscaping. and setback impacts of any- rainps or other features necessitated b~-
accessibilit~~ requirements
2 Prior to submittal of Iandscape plans #or :~rchrtectural Revie~i~ Board appro~-al_ the
applicant shall contact the Enti=ironmental and Publ~c ~[~'orks l~lanagement regarding urban
runoff plans and calculations
~ Gonstructian period si~nage shall be sub~ect to the appro<<al of the Archrtectural Re~~ie~.~~
Board
4 Plans for ~nal desi~n. Iandscapm~, screenang. trash enclosures, and si~naee shall be sub~ect
to re~~ie~~~ and appro~~ al by the Architectural Re~-ie«~ Board
5 The architeeturai Re~~ie«~ Baard. in its re~~ie~~~_ sha~l pay~ particular attention to the pro~ect's
pedestrian orientanon and amenities. scale and articulation of design elements, e~terior
colors, te?~tures and materials, «~indo«~ treatment. glaz~ng, and Iandscapxn~
6 As appropriate. the _~rchitectural Re<<ie«° Board shaIl requzre tfle use of anti-~raffiti
materzals on s~rfaces likel~- to attract ~raffiti
7 Landscapmg plans shall compl~~ «~th Subchapter ~B (Landscapmg Standards) of the zoninc
ordinance includina use of n~ater-conser~~ ing landscap~n~ materials. landscape maintenance
and otl~er standards contained in #he Subchapter
,~
S Refuse areas, storage areas and mecharucal equipment shall be screened xn accordance «~th
S\~T'1~iC Section 9 0~ 10 0? 130-9 04 1Q 02 1~0 Refuse areas shatl be of a sxze ac~equate
to ntaeet on-site need. includmg rec~-cling The Architectural Re~~ieE~° Board m its re~.~ie«-
shall pa~~ particular attention to the screemng of such areas and equipment An~~ rooftop
mechamcal equipment shall be mimmized in height and area_ and shall be located in such
a~~~a~~ as to mimmize noise and ~~isual impacts to surroundzng properties Lnless other~~~ise
approti~ed b~- the :~rchrtectural Re~-ie«,~ Board. rooftop mechamcal equipment shall be
located at least fi~-e fezt from the edge of the roof EYCept for solar hot «~ater heaters. no
residential «~ater heaters shall be tocated on the raof
9 During construction, a securrtt~ fence, the hei~ht of «~hich shall be the maximum permitted
bE~ the Zoning Ordinance. shall be mainta~ned aro~nd the penmeter of t~ie lot The lot shall
be kept clear of all trash. ~~~eeds. etc
Fees
10 The Cit~- is contenaplatin~ the adoption of a Transportation il-lanagement Plan ~~°hich is
intended to mrti~ate traffic and air qualin- impacts resultma from both ne«- and existina
de~-elopment The Plan «,711 likel~~ include an ordinance establishing miti~ation
requirements. including one-time pa~ment of fees on certam t~-pes of ne«° de~~ elopment. and
annual fees to be pard h~~ certain ty~pes of emplo~•ers in the Git~- This ordinance ma~~
require that the o«ner af the proposed pro~ect pa~~ such ne«• de~~elopment fees, and that
empla~~ers. t~~here applicable, «~ithin the pro~ect pa~~ such ne~c- annual emplo~-er fees related
to the Cit~~'s Transportation R~lanagement Plan De~-elopment applications shall not be
sub~ect to the potential neE~~ de~~elopment fee ~f no ord~nance implementin~ such fees has
been adopted priar to issuance af a building permrt for the pro~ect
Construction
11 Unless other«~ise appro~~ed b<< the Department of En~-irontnental and Pul~lic ~~'orks
~•ianagement. all sideti;~alks shall be kept clear and passable during #he grading and con-
struct~on phase of the pro~ect
1? Sideti~-alks, curbs, ~utters, pa~~ ing and dr~~-e«a~-s E~-hich need rzplacmg or remol-al as a result
af the pra~ect as determined b~~ the Department of En~•ironmental and Public ~~'orks
l~~ianagement shall be reconstructed ta the satisfaction of the Department of En~~ironmental
and Public ~~'orks ~~iana~ement Appro~-al for tlus ~.~~ork shall bE abtamed from the
Department of En~-ironmental and Public tiZ'orks ~~ianagement priar ta issuance of the
building perniits
13 ~'ehicles hauiing dirt or other canstruction debns from the srte shall ca~~er an~~ open load
«-~th a tarpaul~n or other secure cot~ermg to mmimize dust emissions
~8
l~ Street trees shall be maintained. relocated or pro~-ided as required in a manner consistent
~;-rth the Cit~~'s Tree Gode (Ord 1242 CCS), p~r the specificataons of the Communit~- and
Cultural Ser~~ices Department and the Departnnent of En~~ironmental and Pub~zc ~~Torks
1~lanagement 1\o street tree shall be rema~~ed ~~.~thaut the appro~-a1 af the Commumt~~ and
Cultural Sen~ices Department
15 A construction period mitiaation plan shall be prepared br- the apphcant for approval b~~ the
Department of En~~irorunental and Fublic ~~'orks I~•Ianaaement prior to issuance of a
building pernut The approti-ed m~ti6ation plan shall be posted on the construction site for
the duration of the pro~ect construcnon and shalt be produced upon request As applicable.
this plan shall 1} Specif~- tlie names. addresses. ielephone numbers and busmess license
numbers of all contractars and subcontractars as ~~~ell as the de~~eloper and architect_ 2)
Describe ho~~~ demolrtion of an~~ existing structures is to be accomplished, 3 j Indicate
ti~-here an~~ cranes are to be lacated for erectian'construction. 4) Describe ho«- much of the
public street. alieij~-a~~, or side«~alk is proposed to be used in con~unctian ti~~th construction,
~} Set forth the e~tent and nature of an~- pile-dri~~zng operatrons. 6) Descnbe the length and
number of an~- taebacks ~.~~hich must e~tend under the propert~~ of other persons, 7) S}~ecif~~
the nature and extent of an~~ de«-aterm~ and its effect on am• ad~acent buildmgs, 8)
Describe anticipated construction-related truck routes. nutnber of trucktrips, hours of
hauling and parking location, 9} Specif~~ the nature and exteni of an~- helicopter hauling.
10} State «-hether an~~ construction acti~-rt~- be~-ond normall~- permitted hours is proposed_
11) Describe anti- praposed construction noise m~ti~ation measures. 12} Describe
construction-period securit~~ measures including an,4 fenczng. Iightzng, and securit~-
persannel. 1~)Pra~.~ide a drainage plan. 14} Pro~-~de a construction-penod parking plan
~i~hich shall minimize use of public streets for parkm~. 1~} List a designated on-srte
construction mana~er
~ 6 A sign shall be posted an the propert~~ in a manner cons~stent «~itY~ the public hearing si~n
requirements t~-h~ch shall identify~ the addres~ and phone nurnber of the o~~~ner and~`or
applicant for the purposes of r~sponding ta questions and compiaints during the
construction period Said sign shall also indicate the hours af permissible construction
i~~ork ~
17 The propert~' ot~~ner shall insure an~~ graffiti on the site is promptl~- remo~-ed through
compliance «~ith the Cit~•'s graffiti remo~~al pro~ram
18 A cop~•- of these eondinans shall ~e posted in an easili- ~-isible and accessible location at al1
times during construct~on at the pro~ect s~te The pages shall be lam~nated or other«~~se
protected to ensure durabil~tti~ of the cop~~
19
En~~iranmental ~•1iti~ation
19 L ltra-lo«- floti~~ plumbing ti~tures are required on all ne«~ de~~elopment and remodelma
ti;-here plumbing is to be added ('~-laximum 1 6 6allon toilets and 1 0~allon urinals and lo~~°
flo~~ sholt~er head )
20 To mrtigate solid ~~~aste impacts, pnor to ~ssuance of a Certificate of Occupanc}~, pro~ect
o«~er shall submrt a rec}~cling plan to the Department of En~~ironmental and Public ~~~orks
1~~ianagement for ~ts appro~~ai The rec~-cling plan shali include 1) Iist of material5 such as
«~hrte paper. computer paper. rnetal cans, and ~lass to be rec~-cled. 2) location of rec~~cim~
bzns: 3) desi6nated rec~•chng coordinator, ~) nature and extent of mternal and e~ternal pick-
up ser~~ice_ ~) pick-up schedule. 6) plan to inform tenants' occupants of ser~~ice
21 To mrti~ate circuiation impacts. prior to issuance of a Certificate of Occupanc~-, pro~ect
a~~~ner shall submit a transportatian demand mana~ement plan to the Di~-ision of Parking
and T'raffic En~ineerin~ for its appro~~al This plan shall ~nciude 1 j Name, address and
telephone number of designated person(s} responsible for cflordinating transportatzon
demand managernent measures at the de~~elopment ?} Demand management measures to
be empIo~°ed at the site to reduce circulatxon impacts «-h~ch «~ould other«~ise occur Such
measures ma~~ include, but are not limited to proerams addressing ~ Education and
~iarketin~ to alert emplo~-ees and ~~isitars to the srte to demand reduction programs and
~ncenu~~es, B Parking ~•Tanagement such as parl~ng char~es for single-occupant ~~ehicles.
reduced rates far car and i-anpoals_ C Ridesharing pro~rams such as a rrdeshare matching
program. ~ncent~~~es, and car and ti-anpool subsidies, D Transit programs such as prot-iszon
of bus schedules to emplo~~ees and ~~isrtars_ suhsidized bus tokens and passes to emplo~-ees
and ~~isrtors, E Btc~'cling pro~rams such as pro~~isian of secure bic~~c~e starage facilities.
pro~-~s~on of sno~~~ers and lockers, F Alternati~~e ~~'ork Schedules for build~ng emp~o~'ees
to a~~oid peak ~n•1 and P11~i traffic haurs and reduce o~-era11 trips. G Tz~p Length Reduction
b~~ programs to mcrease proportion of emplo~~ees residmg ~;~ithin three miles of the pro~ect
site The goal of the Transportation Demand A~iana~ement Plan shall b~ to reduce ti~ehicle
trips ~~~hich ~~-ouI~ other~~~ise occur b~' t«~ent~~ percent
22 To mitigate storm «~ater and surface runoff from the pro~ect site. an Urban Runoff
~:1iti~ation Plan ma~~ be reqt~ired b~~ the Department of En~~iranmental and Public
`i~'orks _l.ianagement (EP~i~~I~~i} pursuant ta ~~iunicipal Code Chapter 7 14 Applicant
shall contact EP~~'M to determme applicable requirements. «~hich ~nclude the
follo~~~mg
o Non-storm«~ater runoff, sediment and construction «aste frotn the construction
srte and parking areas is proliibited from lea~~in~ the site.
o ~n seditnents or materials ~~~h~ch are tracked off-szte must be remol-ed the
same dav the~- are tracked off-s~te.
o Exca1~ ated so~l must be lacated an the site and soil piles should be co~-ered
2G
and othen~~ise protected so that sediments do not ~a into the street or ad~oining
properties,
o ~~'ashing of construction or other ~~ehicles shall he allo«-ed ad~acent to a
construction srte No runoff from ~~~ashing rehicles on a construction site shall be
allotii~ed to Iea~~e the srte,
o Dramage controls ma~- be requzred dependin~ on the extent of ~rading and
topograph~° of the site
o Ne~~~ development ~s required to reduce pro~ected runaff pollution b~- at least
t~~-enty percent through incorparation of desi6n elements or principles. such as
increas~ng permeable surfaces. d~~~ertin~ or catclung runoff ~~ia sti~°ales. berms, and the
l~ke, orientation af drain ffutters to«ards permeable areas, modification of grades, use
of retention structures and other methods
Vliscellaneous Conditions
2~ The buildin~ address shall be paxnted on the roof of the building and shall measure four feet
~}~ eight feet (32 square feet)
24 The operation shall at all times be conducted in a manner not detrimental to surrou~ding
properhes or residents b~- reason of lights. noise. act~~-ities_ parking or other actions
?~ ~f an~~ archaeolo~ical remains are unco~-ered dunng e~ca~-ation or construction_ ~vork m the
affected area shall be suspended and a recagruzed specialist shall be contacted to coi~duct
a sur~~ey of the affected area at pro~ect's o~~~ner's eYpense A determinauon shall then be
made bF~ the Director of Flannin~ to determme ihe signr~icance of the surt~e~~ findin~s and
appropriate actions and requirements. if an~-. to address such findin~s .
26 Street and:~ or alle~~ li~htin~ shall be provided on public nghts-of-~t~a~~ ad~acent to the pro~ect
if and as needed per the specifications and «~ith the appro~~ai af the Department af
En~~ironmental and Public V4'arks ~:1ana~ement
`?7 ?~uto~noti~-e repair facilities and dealerships. parking areas and structures. autamoti~~e paint
shops. gas stations. equ~pnient degreas~ng areas. and other facilrties generat~ng ~~~asteliatzr
«~ith s~gnfficant ail and grease content are required to pretreat these ~.ti~astes before dis-
char~ina to the Cit~~ se«-er or storm drain s~~stem Pretreatment «~ill requzre that a clarifier
or ail<«~ater separator be ~nstalled and ma~ntainec~ on site In cases ~l-here settleable sol~ds
are present {or e~pected} in greater amaunts than floatable oil and grease. a clarifier umt
«~Il be required In cases ~;~here the opposite t~aste characteristics are present_ an oil:`«~ater
separatar «-rth automatic oil dra1~--off ~~~ill be required instead The En~~ironmental and
Public ~~~arks l~ianagement Department ~~•ill set specific requ~rements Buildmg permrt
plans shali sho«~ thz required installation
21
28 ~iechanical equ;ptnent shall not be located on the s~de of anv buildmg «~h~ch is ad~acent to
a residential buildmg on the ad~omma lat Roof locatians ma~~ be used ~;~hen the
mechan~ca~ equipment is installed «.~rthzn a soundrated parapet enclos~re
29 Final approt-al of an~- mechamcal equ~pment mstallation 1~-~11 require a noxse test in
compliance «-~th SI~~1A~1C sechon 4 12 ~~0 Equipment for the test shall be pro~Tided b~- the
o~~ner or contractor and the test shall be conducted b~- the o«mer ar contractor ~ cop~~ of
the nozse test results on mechanical equipment shall be submrtted to the Commumt~- Iroise
off'icer for re~-i~~~~ to ensure that naise le~-els do not exceed ma~imum alloti~-able lel•els for
the applicable noise zone
~ 4 Final buildmg plans subn~itted for appro~~al of a building permit shall znclude on the plans
a list of a~l perrrianent rnechanical eqi.upment to be placed outdoors and all perman~nt
mechamcal equipment to be placed indoors ~j~hich ma.• be heard outdoars
31 Approval af De~~elopment Re~-ie«~ 9~-004 is sub~ect to Citt- Counci] approral of Te~t
~mendment 9~-00~
I~~~anitann~ of Conditions
;2 Pursuant to the requirements of Public Resources Code Section ? 1081 6, the Crty° Plannin4~
Dzt-ision «-~11 coord~nate a monitorin~ and reporting pro~ram re~arding an~- required
changes to the pro~ect made in can~unction ~~~ith pro~ect approi~al and an~~ conditions of
appro~-al. includin~ thase cond~tions mtended to rnitigate or ai~oid s~aniticant effects on th~
enviranxnent T~is program shall mclude. but is not limited to. ensunng that the Planrnng
Di~~ision rtself and other City divisions and departments such as the Building Di~-ision, the
Enti-ironmental and Public ~~'orks I~~lanagement Department. the F~re Departrnent, the Police
Department, the Resource 11-1ana~ement Department and the Finance Department are a~~~are
of pro~ect requirements «~hich must be sat~sfied prior to issuance of a Building Permrt.
Gertificate of Occupanc~-, or other permit, and that other responsible agencies are also
informed of conditions relatin~ to their responsibilities Pra~ect o«ner shall demonstrate
compliance ti~7th conditions of appro~-al in a i~-ritten repart submrtted to the Plannmg Dz-
rector and Building Officer priar to ~ssuance of a Buildm~ Permit or Cernficate of
Occupane~-, and. as applicahl~. pro~~ide periadic reports regarding coinpliance «-~th such
condrtians
Special Canditians
Conditional Use P~rm~t
~ 3 Prior to issuance of a building permit. the appl~cant shall be~in renegotiahng a parking lease
agreement for parking stalls «~ithin Parlane Stn~cture ~? in order to reiinquish al1 rights to
a mim~um of 201 spaces and a nlaxirnum of 2~6 spaces This agr~ement shall be drafted
22
to the sati;faction of t~ie Planning and Communrt~- Development Director, the Cit~°
:~ttorney~. and the Cit~~~s Finance Dire~tor The agreement shall include the follo~;~ing
components 1) length of the agreement, 2) total per month and annual cost of the contract
includ~ng all taxes. 3} the amount of parking stalls k~eld for use b~~ the 100 ~~-ilshire
Associates, 4} and contingenczes if an~~ This agreement ~~~i~l be subject to the appro~-a1 of
the Gm~ Council acting as the Parkm~ Authorit~~ and must be e~ecuted priar to Certificate
of Occupanc~~ on the proposed parking structure
34 The Archrtectural Re~~ieti~~ Board shal~ approre a li~hting design plan prior to the issuance
of building penn~ts The pro~ect shall be designed so that e~terior and interior building
lighting ~~~ill not ad~~ersel~~ effect the ad~acent church ~~ n~ser~- school or residential uses
The plan shall tndicate the le~-el of foot candles at the propert~~ lme boundaries and shall
clearl~- state «~hat effect if an~~ the lrghung desi~n ~~~11 hat~e on the ~ollo«~ing properties the
First PresUyterian Church. the Champa~ne To«-ers and the ~00 ~~'ilshtre of~ce building
An~~ modifications to the li~htin~ plan shall be subject to approval by the Architectural
Re~-ie«~ Baard and the Director of Planning and Gommunit~- De~~elopmen#
35 Tlle pro~ect applicant shall utilize an organized operationa~ s~~stem for ~-alet pick-up and
drop-off. and contmue to emphasize carpoolln~ as much as possible Prior to issuance of
a Certificate of Occupanc~~. the applicant shall obtain approl-al of th~ 51t~~5 mternal
circulation, «-rth respect to ~~alet auto ser~~ice and a pedestrian safetl- plans These plans
shall be appro~~ed bF~ the Cit~~'s Parking and Traffic Engineer This plan is mtended to
pre~-ent congestion. quening problems, and double parking in the First Court Alle~~ b~~
tenants and clients of tl~e 100 ~~'ilshire building at peak operation
;6 Prior to issuance of a building permit. the applicant shall negotiate and secure an
easementilease ~~~th the Crt~~ sub~ect to the Terms and condrtions appro~~ed b~~ The C~n° s
En<<ironmental and Publac ~~'arks I~Zanagement Department to construct 36 parking spaces
beneath the public nght-of-~i-a~- adjacent to the pro~ect site These ne~at~atians shall be
campleted prior to finalization of a parkmg agreement for Parking Structure µ2 (condition
T33) If an easemen~~lease zs not secured for 36 parking spaces, modifications of the pro~ect
shall be re~~ie«ed by~ the Director of P~anning and CommunrtrT Deti~elopment as a minor
amendment to the pro~ect
37 Prior to zssuar~ce of Buildzne Permits, the applicant shall pro~-ide ~.~ntten guidelines for auto
access to the 1?Q ~~-ilshire Boule~-ard parking structure to all empla~°ees and occupants of
the 100 ~~'ilshire office buildin~ These guidelines shall include a parking daagram
directmg dri~-ers to access the parlcing structure throuch the First Court ~,lle~~ and shall be
sub~ect to the re~-ie1~• and appro~~al of the Citv's 1'arking and Traffic Enaineer
~ S The applicant shall reser~~e parkin~ for graund floor uses on the parking le~~el belot3~ (L.e~-z1
A} or the parkzng lel~el abol-e {leti'e121. these spaces shall be clearh- marked as resen~ed far
~~ isitors usm~ ~raund floor commercial restaurant ~' retail uses Prior ta issuance af
23
Cert~hcate of Occupanc~~ _ the applicant s~all subrnit a parkin~ legend ~~~hxch states the
number o£ required parking spaces for the commercial ground floar uses and a parkinc
rnanagement pian for tlie use of the tandem parkin~ spaces This Iegend shall be updated
as necessar~~. «~th capies for~z~arded to the Director of Plannmg and Gommunrt~~
De~-elopment Thzs list shall be ~~~-en to the ~~alet ser~~ice so that these spaces ~~~ill not bz
used for general parkin~ at the 100 tiZ'ilshire office buildang
39 After 7 p m on l~eekda~~s and during all hours of operation on the ~;-eekends. the applicant
shalI make at ~east 17~ parking spaces ~~~thin the pro~ect a~~ailable for use b<< the general
public {includmg an~~ spaces c~~hich the applicant ma~- offer to nonprofit or~anizations
located «°ith~n i~0 feet af the pro~ect s~te) until at least 10 p m At a n~mimum the structure
shall be open b~~ 9 a m on Saturda~~s and Sunda~-s The appljcant is not resmcted from
c~~ar~ing fees for such parkin~
4Q Prior to issuance of building permrts. the pro~ect shall ~ncorporate current safet~-_ crime
pre~-ention and fire-preti~ention features mandated bl~ the Santa l~lamca Fire and Cit~~ Police
Departments, _ full autornatic fire sprinkler system The applicant shall prol~ide
a statement in «Titrng detailing the pro~ect's safet~~ measures
~ 1 The existm~ temporar~~ s~.u~face parkin~ ma~~ cont~nue operation as permitted under TL~ 9>-
020 for no more than 18 months after the effecti~-e date of this appro~•al ?.n~- further
e~tension shall require appro~~al of the Djrector of Planning and Communiri~ Derelopment
42 ~ppro~-al of Gonditional Use Permrt 94-016 is sub~ect to appro~-a1 af Te~t -~nendment 9~-
0~4
En~~ironmental N1iti~ation \-leasures
~3 :~11 e~cavation and construction acti~~it~es shall be limrted to the hours beti~•een 8 OQ AA~i
and 6 00 PN1. A~Tonday throu~h Fr~da~-, and bet~~~een the hours of 9 00 ?.1~1 and 5 00 P1~1 on
Saturda~-. «~ith no eYCa~~ation or construction acti~~ities pernlitted on Sunda~~
44 The noise le~~els created b~~ e~ca~~atian or construction ae#i~~it4~ shall not exceed the
alloti-able exterzor noise equi~~alent le~-e1 specified in Sect~on 4 12 O50(a) of the Santa
Montca ~-Zunicipal Code for Naise Zane II
4~ During exca~~ation and canstruction acti~~ities. the pro~ect contractors shall muffle and
slueld intakes and exhaust, shroud and shieid impact tools. and use electric-pou~ered rather
than diesel-po~~~ered construction equipment to reduce a1r pollutant emfssions and noise
24
46 The pro~ect contractor sl~all erect temporar~- ti~°alls to contau~ di~st. and no~se barriers ti~-hich
shall be placed around the perimeter of the site or around locations of no~s~- acti~c~rties to
block and~'ar deflect noise a«~a~~ from adjacent properties
~7 Durin~ the excai-ation phase of the pra~ect. the pro}ect contractar shall use portable no~se
curtains or acoust~c blankets to contain naise generated b~- excavation equipment and
ti•ehicles
48 To reduce construction-related noise impacts on the ad~acent nurser~- school~s interior
spaces, the applicant shall pro~-ide temporar~~ plexi~lass ti;~indo~~~ co~-er~ngs or similar
insuiation. ~f requested b~- the nurserF~ sehool The co~-ermgs shall be placed at a distance
of about one foot from the nurser~~ school ~~-mdo«~s to allot~- air to circulate
49 The applicat~t shall inspzct and clean or replace air filters at the nurser~~ school Inspections
shall be made at least i~~zekh~ but mare often if necessar~~. and filters shall be replaced or
cleaned as indicated
~0 Sound attenuation de~~ices shail be mstalled on z~haust fans azid ~~ents to pre~°ent ~~iolatioi~s
of the Cit~~'s noise standards at adjacent properti- lines Penthouse mechamcal equipment
shall be enclosed. and saund absarbmg and shielding pro~~is~ons shall be incorporated ulto
tne aesign of the pro1ect
~ 1 Parkin~ structure floars and ramps shall be constructed of textured surfaces (not steel} to
mimmize noise and tire squeal
~2 In compliance ~;-ith the Cit<<'s 1-lunicipal Code. each parking let-el shall be posted ~vith
~~-arning signs that cars «~rth fauit~~ alarms «~ill be denied the use of the parkina structure
after t«~o recorded false alarm incidences The parkmg attendant shall record cars' license
plate numbers and the mana~ement shail keep fault~~ alarm records on file
Prepared bj- Gma Szilak_ Assistant Planner
~~manda Schachter. Senior Planner
Da~~ id ~Tartm, Actin~ Semor Planner
Attachments
A Municipal Code and General Plan Conformance
B EIR Determination
C Res4lut~on Certifi~ing the EIR
2~
D Resolution Adoptm~ Statement of O~~emding Consideration
E Notice of Public Heanng
F Letter from S«~eenev R: Associates dated June 2, ~ 996
G Letter from Says~de District Corporation dated June 27. 1996
H Temporary L se Permrt (TLP 9ti-020) &: an Admmistratn~e E~tension Letter dated ~:'21 ~`97
I Rad~us and Location Vlap
J Final En~~ironmental Impact Report (EIR}
K Photo~raphs of Srte and Surrounding Properties
L Plans & Elevations
F ••PL~l\'~SH~RE'~PC~STRPTDR9~U0~ ~~`PD
2~
ATTA~Hl1-IE1"T A
1IUNICIPAL CODE A_1-D GENERAL PLAN CONFORNIA\~CE
DR 94-004
CL"P 94-Olfi
Cate~orv Land Lse Element l~•iunicinal Cade Proiect
C3 District
Text Amendment Amend C3 District Rooftop parlcing in
Sections the C3 District
9 04 O8 Q40 with appro~~al of a
9 04 08 a5Q CUP permit
9 04 08 ObD
Permitted Use Development 34,249 sq ft of
• DR pro~ects exceeding floar area abo~~e
30,0[1Q sf arade. mclus~ve af
roaftop parking
Permitted Use Parking structures Cansiruction of a
wath a Candrtional mult~-level parlcin~
Use Permit, rooftop structure v~~ith
• CUP parkmg ~;~zth a roaftop parkmg
Conditional Use
Permit
Downtown Pedestrian-orrented Restaurant / retail
Commercial District ground floor uses pedestrian-oriented
{C3}
Buildmg 4~' /Parking 34 2~' roof parkmg
Hei~ht~Number of structures no stor}~ fimshed slab,
Stories limit 36 58' top of
calumn facades
3 staries wrth
rooftop parkmg
- i -
Setbacksi
• front~~ard
J • none • outdoor
requlred aining area.
front entry
• side5~ard • none • 1,656
required additional
setback
sauth
ele~~ation
• rearyard • none • pedestr~an
requ~red access ramp
Landscaping
• frontyard N/A • landscape • 213 sq ft
(1 ~ x 136 6' landscape
bldg gro~~ided.
frontage} = 2nd Street
205 sq ft ele~~ation
2nd Street
ele~ ation
• sidey~ard • landscape • 234 sq. ft
(1 5 x 1~D' landscape
bld~ pravided.
frontage) = Wilslure
225 sq ft Street
Wilshire elevation
elevation
• rearyard • none • 1.056 sq ft
required provided
- 2 -
II Stepbacks
9' a~~erage setback
for portions of the
building between
31' - 45'
Floor Area Rat~o
{FAR)
150 16 x 9
= 1.3~1
sq ft
Wilshire
eleaation
13658x9
= 1.229
sq ft
Wilshire
ele~~ation
2 D Vlaximwn
partions of the 3rd
le~el and rooftop
parkmg are wrthin
th~s stepback area
• 1,G42
additional
setback
Wilshire
ele~~ation
• 1.9Q1
additional
setback 2nd
Street
ele~~ation
1.93 FAR
Vehicular Access N!A Aller~~ access Access to abo~~e.
encouraged, belo~~~ and at grade
cQrnmercial pro~ects parking via First
«~ith 10+ required Court AlieF~
spaces ma~~ ha~~e
street access
Parkmg Space NIA No Parking required 171 standarc~
Number «~~thin the 214 compact
Do~vntown Parkmg {includes 82
Assessment District tandem}
2 hand~capped
387 spaces
- 3 -
Parking for grpund
floor uses
lspace 300 sq ft
restaurant
~upport
sen~ ices and
retail
1 space 7~ sq ft
restaurant
dinntng
1 space 5~ sq ft
bar
based upan
anticipated build
out
b0 spaces
~,SOQ dmmg area=
60 spaces
~OQ sq ft bar~ 1Q
spaces
4,8~0 kitchen
suppart and
retail area=
16 spaces
Tota1= 8fi spaces
Loading Spaces
N/A Betti;-een 3,000-
15,000 commercial
sq ft . one loadmg
space requxred
allocated to
d~run~ area
10 spaces bar
16 spaces
supportl
retail
86 spacesfor
ground floot
use
ane loading space
grovided for a
11,240 5 sq ft
restaurant/retail
use, the remaming
floor area abo~~e
~rade are parkmg
stalls
- 4 -
Unmterrupted • every 100' • Wilsh~re
Buildmg Facade/ build~ng elevation
Ground flaor facade, one two ele~~atar
pedestrian ariented public entries one
de5ign entrance ar pedestrian
pedestrian entry to the
oriented use ground
floar_
outdoor
din~ng area
alona 2nd
Street
• street le~Tel • bu~ldmg
building pro~~ides
visibility, landscaping,
landscapmg. interior
continuity of visibilitv.
building building
facades along material
street vanatian
frontage.
mater~als.
colors
architectural
detailinQ,
etc
Reflecti~~e materials 2~`~ facade ARB shall re~riew
maximum reflective proposed porcelain
rnaterial panels far reflective
properties
SQ ~ primary street 73 linear ft
facade shall provide provlded along 2nd
intenor ~~isib~lrtt Street. green tmted
{clear glass giazing) glass to be
_&8 lmear ft at re~~iewed b}- ARB
2nd Street elevation
Refuse and Z 10.00~ sq ft 248 square foot
Rec~~clin~ Areas ag~re~ate floar area refuse area
248 sq ft refusel provided
rec~~cling area. 8'
high
- 5 -
B~cycle spaces/ 4 mmXmum or 5~ 4 bike spaces to be
E~ectric outlet requzred park2ng, providec~, one
build-out assumed electrical vehicles
86 spaces, one recharge outlet ta
electrical recharge he provided
outlet
MechaniCal Mechamcal vlechamcal room
Equipment equipment extendinq
y on level 2, no
Screemn~ more 12" abo~-e equipment shown
roof parapet shall be on roof, shall
fully screened from comply
a harxzontal plan.e
Exceptlons ta Elevator and Complies. top of
buildmg hei~ht stair~vells shafts (14' eleti~ator shaft
above 45' District shown at 43 2~'
he~ght) 59' above ANG
F'sPPD'~SHaRE':EIRTE4IPS~.R`]LS120`.HE~IRIN('~~ST~.FFRPT'•-ATT4CHA «Pn
- ~ -
CITY OF SANTA M~N~CA =S ~o
P.i~A~'~~TI1~Iv AND COMN;UNITY DEVELOP~+TE~T DEPARTMEi1;i
City Hall, 15$5 Ma~~ S~reet, Roct-i 212, Santa
9~40~-3295
DETERMINATION
Project Tit1e:120 W~lshixe Fro~ect
Projeet Address:120-'30 Wilshir2 Boul~vard
On the basis of ~h~s initial eva~aaticr:
E~R No.
Monica, Califcrnia
I find that ~he proposed prc~ect COULD NOT have a
significan~ effec~ on the enviYonrrent, an~ a
NEGATIVE ~ECLARATIOti wiii be preFared.
I find that a~though the proposed pro~ect could
have a s~gnificant effecv on the environment,
there will nat b~ a s~gr~~fica~:~ e-~fect i.n this
C382 }J~CallB~ ~~'1~ TT'1~1Cfa~10I1 rleasures described 0:1
an attached sneet :~ave~beer: adde~ ~c tY:~ pro,e~* .
A NEGATIVE DECLAR.F~TION wil~ be pr~pared
I f~nd tre ~ropose~ pr~~ec~ MAY hav~ a s~gnif~cant
effect on the environ-ner~v, and a~ HNVIRONMENTAL
~Mr~ACT REP~RT is re~uir~d.
I f~n~. that the propose~ pro;~ct N1AY have a
s~ gni~i~ant effec~ (s' o~: tre e: vironment, bat at
least one ef~eet 1; ~as bee~ adequatel•~ an«Iyzed
ir an ear=zer ~ocurlent parsuant 4o appl.i~able
lzgal standards, ar~ 2i has ~een a~dressed by
Titigatior_ rneasur?s p~s~d oz ~'^~ earliPr ar_alys_s
as descrzbec on attacred s}~eets, i~ the e~~ec~ is
a "'~~aw~ s~.g~-~f__ca.~~ impac~", "u*~know~ poten}~a' ~y
sig:~i~~cant impact", or "pctentza?ly sigr_i~-cant
u~less rz~tiga~ea " An ENVI~cCN:~IE~~A~ T_`~IFACT ~EPCRT
~s recruired, bu~ it mast analyz~ on~y the effects
t~aL rpmain tc b~ addi~SSPd.
_ L'' /.
~` ~~ ~ `~ `
~ate
xx
~ ~ '~
~ ~ ~
Sazann~ rrick, Direc~or of
P? ar~ri~:g and Co~nmunzty
~evelop;ne:~t ~epartr,lznt
p=f4
CITY OF SANTA MQN~CA IS ~o.
FLANNING AND CONIM`:NIT'Y D~.VE~O?MENT DEPARTMENT~
Ci~y ~all~ 1685 Main Stre~t, Room 212, Sa:~a
9~~Q1-3295
~ /ppd/share/eirte:r,ps/wilsl2C;intlstdy/dtme~f4
~384 4oa~=.S~.~ ^, r'QG
ETR ~To
Monica, Cali~crnia
?_ _'~
RESOLLTIOl~ 1~0
A RESOLUTION OF THE PL:~~=VII~G COMMISSIO'v
OF THE CITY OF S~~TA MO~TICA
GERTiFYI~1G THE FI'~~~L ENti`IRONN1EIrTAL I1~~PAGT REPORT
O~i THE 1?0 l~-~ ILSHIRE PR03ECT AT
i?O ~~~'ILSHIRE BOULE~~ aRD_ S~~T~ I~•TOriIC~, CALIFORl~IA
~[~'HEREAS, a I`otice of Preparanon of an ~nti~ir~nmental Impact Repart ~~-as issued on
Septemher. 6 I99~. and
~~~HERE~S. a~otice af Completion of a Draft Enl~~ronmental Impact Report ~~~as
published on October 18. 1996. ~n compliance «~rth the California En~~ironmental Qualit~~ Act
and the CitG- of Santa ~~lonica CEQ:~ Guidelines. and
~~'HEREAS_ the Draft En~•ironmental Impact Repor[ ~~-as circulated far a=~~-da~~ period.
and
~~'HERE~S_ on Januan~ 3~. 1997. a tinal En~~ironmental Impact Report 1~°as published.
and
~~'HERE aS, on Februar~- 19, 1997, an Errata conta~nln~ add~tianal information «as
prepared for and incorporated ~nto the Final En~~ironmental Impaet Report (hereinafter
collecti~~e1~-_ the ` F~nal EIR")_ and
~~~HERE:~.S. on 1~~larch ~_ 1497. the Plannin~ Commission as Lead Cit~- A~enc~,
re~~ie«~ed the Final EIR and proposed I~•1iti6at~on :I~7onitoring Pian.
NO~z~_ THEREFORE. THE PL ~~"1~I~1G CO1~~i1~sISSIQ~1 OF THE CITY OF SANTa
~•10NIC~ DQES HEREBY RESOLVE ~S FOLLO~~'S
~ e f `44
SEGTIO?~ 1 The P~annrn~ Cornmission has re~°jei;~ed and considerea the Final EIR on
the 120 ~~L~ ilshire Pro~ect located at 120 ~~`ilshire Boule~~ard. Santa '~-lonica. California prior to
acting on the pro~ect
SECTION ? The P1annEn~ Gammissian cenifies that the en~-~ronmental re~~ze~i• for the
pro~ect «as conducted m full compliance «'ith State and Cit~- CEQ:~ Gu~de~mes. that there «~as
adec~uate p~blic re~~ie1~• of the Draft En~~iranmental Impact Report, that it has considered ail
commznts on the Draft Enrira~menta? Inipact Re~art and responses ro camments_ Ffiat the Final
EIR adequatel~~ disc~sses all sigruficant em-ironmental issues. that the Final EIR reflects
the independent ~udgernent of the Cit~-, and that the Planning Commission has considered the
contents of ihe Final EIR in ~ts decision-inakinR process
SECTIO~ ~ The Plannin~ Commission shall certifti- to the adoption of #his Resolut~on_
and thencefarth and thereaher the same shall be rn full force and effect
~PPROVED ?~S TO FOR~~~
.} ` ,,
~'`f,r F "i.- (,V L~_' J~-~. 'V~.t.'.. ~ . '/. /
11:~RSH?~ J I~IQLTRIE
C~t~- ~ttorne~~
f'ppd~~~share'e~rtemps~~•«i1s120`;heann~`•reso's~~~certeir ~~~pd
2 eff4~
RESOLLTION 1~0
A RESOLL~TIOI~ OF THE ~LA'~NI:~G GO'_1~1~~iISSIO~;
OF THE CITY OF S~NT_~ I~~IOVIC~~ ~~i~KING FI\DI~GS
~1ECESS~~RY TO :~PPRO`'E THE 1?0 ~[~ZLSHIRE PROJECT. :~DOPTI~G _a VTITIG~TION
1~10VITORII~G PLAI~ AVD
<aDOPTI?~~G ?~ STATE~~~EIvTT OF OVERRIDING COI~SIDER~TIONS
«`HEREAS. a\atice of Preparation o~ an En~-ironmental Impact Report for the 1?0
«~lshire Pro~ect f'`ProJect ') .~~~as issued September 6. 1996_ and
~~'HEREAS, a~lotice c~f Complet~on ot a Dra~t En~~ironmenta] Impact Report ~~-as
published October I 8, 1996, and
~~'HEREAS. the Draft En~-iranmental Impact Report j~as circulated for a 4~-da~~ penod,
and
`~'HERE~S. on Januar~~ 30. 1997_ a final En~~~ronmental Itnpact Report z~.-as pub~ish~d.
and
~t~'HERE.~S, an Februar~~ 19. 1997, an Errata containin~ additianal information «-as
prepared for and ~ncarporat~d into thz final En~°ironmentai Impact iZepart (here~nafter
collectivel~- tI~e ` FinaI EIR"). and
~~4'HERE~S. t~n 1•Iarch ~. 1997. the Plannin~ Gommission. as the Lead Cit~- AQen~~-.
re~•ie~~•ed and considered the contents af the Final EIR and a~Irti~ation ~Tomtoring Pian in its
dec~sion-rnakinQ process.
~f=~~
I~O~~-. THEREFORE. THE PLAN?~1I\G CO~iI~~IISSIO\ 4F THE CITY OF S.~~ITa
~1-10\IC?. DOES HEREBY RESOL~'E :~S FOLLO~~'S
SECTIO\ 1 The Crt~ hereb~- appro~-es the Prolect based upon the follo~~~in~ iindings
Consistent «~~th :~rt~clz VI, Section 1? of the Citt~ of Santa I~~Ionica CEQ:~ Guidelines ai~d
Sections 1~091 and 1~092 of the State of Calzfornia CEQ~ Guidelyues, the Plannin~
C~mmisslan tinds that most impacts resulting from the Pro~~ct ca~i ~ie rzduced to an acceptable
le~.~el ~iost significant en~~ironr~~ental eftects as idenhfied belo«~ can feasib~~~ bz a~~o~ded and
ha~-e been eliminated or substar~tra~1~- ]essened The rematning una~~oic~abl~ signiticant effzct
cannot be full~~ mitigated b~t is ne~•ertheless found ta be acceptahle due to o~~errtdin{~
considerations, as discussed in Sectian ~
{a) The Final EIR det~rmmed that ~~-ithout mit~~ation. the proposed Pra~ect could ha~-e
patentiall~- signifcant construet~on-related trnpacts such as ~uch as dust, e~haust zmissions. and
noise Dust and erhaust emissions from hea~ ~ construction equipnlent and truck~. and i~oisr
~enerated b~• canstrucuon acti~ it~es (parncularl~- e~ca~-at~on acti~ rties} are ~otential impact~
associated «~ith the construction of the multi-le~~el parkznQ structurz r,.~l~tcll is praposed adjaceilt
to a church nursery~ school The implementati~n of the proposed miu~ation measures ~~-ould
red~ce. but not ~liminate, the short-term signiti~ant noise and odler construction related impacts
dunnQ the canstruct~on phase of the pro~zct Consistent ti~-ith :~r€icle ~'I Section 1? of the Cit~
CEQA Guidelznes and Section 1~091 af the State af Calzfornia CEQ?~ Guide~ines. the Plannin~
Commission finds that the follo«-in~ mit~gation measures ha~~e hzen r~quired in the Pro~zcr
2 eff =S
~r~~hich. ti~°ill avoid or substantiallti~ lessen the potential si~mficant en~ ironmental effects idzntified
~~-ith respect to constructian effects
(~}:~lI e~ca~-ation and construction acti~~rt~es shall be Iimited to the haurs bet~~-een 8 00
A'~1 and b QO P~~1, 1~londa~- thro~~h Fridati~. and bet~~~een the hours of 9 00 ~~1~1 and ~ 00
P~~1 an Saturday,l~;•ith no e~.ca~-at~on or construcuon acti~•iti~s perrnitted on Sunday
{2) The noise le~-els creat~d b~~ exca~~ation or construct~on acti~•rt~• sh~ll nat e~ceed th~
a~~oi~~ab~z ekterior notse equi~~a~ent ~e~-e1 specifzed in Szetaon ~ 1? ~?0(a} of the Santa
1~~ionica ~~lunicipaI Code for ~Io~se Zone II
(3) During e~ca~~ation and construction acti~rties. the pro~~ct contractors shalI mufflz and
shield intakes and exhaust_ shroud and shteld impact toals_ and use electric-po~j~ered
rather than diesel-poti~•ered construction equipment to reduce air pollut~nt emission5 and
naise
{=~} The pro~ec# cantractor shall erect temporan• «-alls to contain dust. and noise barners
~;~hich shall be plac~d around the perimeter of the site or around locations ot nois~
acti~-ities to block and~or deflect noisz al~-a<< from ad~acent propertie~
(~) Durin~ the e~ca~~anon phase of tl~e pro~~ct. the pro~ect cantractar sl~all use portable
no~se curtains or acoustic blankets to contain noise generated bti~ exca~-ation equipment
i ~ t _ 7 ~
and ~~ehicles
(6) To reduce canstructian-retated noise ianpacts on the ad~acent nurser~- school's intenor
~paces. the applicant shall pro~~ide temporar~~ ple~zQiass ~.~indo«~ co~~erings or similar
insulation, if requested b~- the nurser~~ schoal The co~-erin~s shall ~e placed at a d~stancz
of about Qne foot from the nurszr~~ school ~;-indo~~-s to allot~~ air ta circulate
(7j The applicant shall tnspeci and clean ar replace afr filters at tl~ nurser~ school
Inspections shall t~e ~iade at least l~.°zei~i~- ~ut niore aften if necessar~~. and filters shall t~e
replaced or clean~d as ~ndicated
{bj Tl1e Final EiR determined that «~~thout mitiQation. the proposed Pro~ect could ha~z a
potentiall~- long-term s~gnificant eftect on noi5e Veh~cular noise ~enerated b~~ car mo~~ ement
~;~~th~n the structure. aiu~o~•ar~ces caused b~• an automo~~le's anti-theft de~~ice that result in false
alarms and stationar~~ mechanical equipment «~ith blo~~ers or other no~se producm~ component~
«-auld generatz pot~ntlal[~' si~n~~cant noise Iz~ eis unless mrtigated b~ des~~n or enforcement
Consistent ~i~ith article ~'1, Section 1? of the ~it~- CEQA Guid~lin~s and Sect~on 1~091 of the
State of California CEQ_a Guidelines the Plannin~ Cammis~ion finds that the folloi~.~n~
mitigation measures ha~-z been required ln th~ Prc~~ect ~;~hich ~~ill a~-o~d or substantiall~- lzssen
the potential loi~g-term sigmticant en~~tronmental effects identiti~d ~;~rth resp~ct to noise
{ 1) Sound attenuat~on deti ~ces shall be installed on eshaust fans and ~~ents to pre~•ent
G ef~ _5
~~iolations of the Git~~'s noise standar~is at ad~acent propert~- lines Pznthouse mechanical
equipment shall be enclosed, and sound absorbin~ and shielding pro~~isians shali t~e
~ncorporated into the desi~n of the pro~ect
(2) Parking structure floors and ramps sha~l be constructed of t~~tured surfaces (not steel} to
minml~ze noise and tire squeal
(3} In complzance ~~~rth the Gxt~° s~~iunicipal Code. each par~in~ le~~el sh~ll be posted «•ith
~~~arn~na st~r~s that cars ~~7tn fault~~ alarr~s it-111 be aentea the use of tY~e parking structur~
after t~~~o rzcoz-ded kalse alarm incidences Th~ parking attei~dant shall reeord cars-
lieense plate nurnbers and the n3an~6ement shall keep fault~ alarm records on tile
SECTIOI~ 2 The F~nal EIR found that the Pro~ect ~~~ould rzsult zz~ si~mficant
una~~ordable ad~~erse long-term impacts upon cuinulat~~e air qualit~ duz to rzgton-~~-ide enlission~
~~hich excezd dail~~ South Coast ;~zr Qualit~- I~~Iana~~ement D~strict (SC~~C~1~iD) threslaold~
Consistent ~}~it~~ articl~ ~'I. Szctian 1~ ot the Cit~~ CEQ:~ Guidelinzs and Secuon 1~0)~ of the
5tate of California CEQA Guidelines, the Plannin~~ Commission hereb~• mal:es a Statement ot
~~~erridin~ Considerahons and i~inds that the benefits of the Pro_~zct out~~-~igh ~ts una~-oidable
cumulati~~e afr qualrt~~ environinental in~pacts based on the folloil~m~ reasons
(a} De~~elopment of the proposed parkin~ structure ~eill pra~~tde an incrzase ~i~ the
a~~ailable parkintr for the 100 ~[~`ilshire office bu~ldin~ and this increase «ill compare nlore
fa~~orabl~- ~;~th the ratio of parkinU to `quare foota~e the Cit~ currentl~ rzquires to meet parkin~T
5 e=fa~
demand Constructian of th~ parkin6 ~arage .~~~ill alsa address the need for additional ~ is~tor.
custamer and emplo~~ee parkinQ created b~~ the loss of parking beneath the Champagne To«-ers
resulting from the 199~F ~iorthridge Earihquake The Citz-'s office~'comm~rcia~ parking standards
require ~~ spac~s p~r 1.00~ square f~zt the current ratio of a~~ailable parkin~ stalIs to office is
~ 6 per 1.000 square feet and. upon completion of tl~z structure and earthc~uake retrofit repairs to
the Champagne To«~ers. the 100 ~~'~lshrre bui~din~ iF-i11 pro~-idz at least 3 0 spaczs per 1.flOQ
square feet
{b} ~E'zth completion of the proposed parking structure and the cQmplet~on of earthqual~e
retraiit ~{ark to Ghampa~i~e To~~~ers_ the 100 «'ilshir~ o5ti~ners w~~11 r~linquish 2~7 parkin~ spaces
~ack to the Cit~~ of Santa ~~~omca ~.~~hich are currenth~ held in a lon~-term lease in Cit~ ~'ar~in~
Structure ~lumber ? These spaces ~i-ilt then ~e made a~-ailable for general pu~+lac parking and
«~ill fulfill the Cit~~-s ob~ecti~~e to pro~-~de addrtional public parkina «lthin the Sa~~sidz Specific
Plan area and ~.;lthin the Cit~-~s do«~nto~~~n cor~
(c~ -The praposed Pro~ect «-i11 rec~-cie and derelop an tznderutiltzed parcel to
accommodate h~~her and better ~canomic uses can~istent ~~-~th the Cit~ s General ~lan aizd
7_,anin~~ Ordinance and thereb~ contr~bute to the impro~-einent o~' tlie iinatlci~tl ~iabilit~- of th~
commun~t~ as a «hole
(d} The proposed Pro~ect «~ill pro~ide adequate, permanent, con~~nient. and sa~e parkin~
for tenants and ~ isitors of the 100 ~~Trlchtre office to~~~er_ ~~~ill au~m~nt the suppl~ of a~~ailable
publ~c park~na m the area. and ~till establish pede5tnan-or~ented uses on the proper~} con~istent
ti~~rth the rzquirements of tl~e C~ zone district
{e) The proposed parkzn~ structure's ~round floor restaurant~reta~l uses turther General
b ~f~z5
Plan OL~aecti~-e 1 4 1 concentrate comparison retail uses and other camplementar~- uses (such as
hotels, offices. culturaI faci~ities, restaurants. ~ocial ser~,~ices. and housing} on or near the Third
5treet ~~iall as nccessar~~ to proti~ide a catal.~st for its re~-italization ", and. General Plan Ob~ecti~~e
1~ 2 to '`require that the ~~round floor street frontage be de~°oted to pedestrian oriented uses on
Secand Strezt
(t~ The proposed Pro~ect ys expecied to generate incr~ased propert~~ ta~~_ sales ta~ a~ld
parkin~ facilrt~~ ta.~ (PFT) re~'enues ~~h~ch ~~ill ha~-e a positi~~e impact on the G~t~~'s General Fut~d
b`~ ~ncreas~ii~ re~~enues needed b~ the Cit~~ to pro~~ide essential public ser~~~ces •
SECTIO\ ~ Consistznt «~ith Sect~on 1~126 of the California En~~ironmentai Qualit~~
~ct. the "1\o Pro~ect~~E~istin~ Cond~tions" Alternati~~z is the em-ironnientall~• super~or alternati~e
to tl~e praposed Pro~ect Amon~ remain~n~ alterr~ati~~es, the proposed Pro~ect is superior to all
other5 The Pm~ect ~r~-~Il Qenerate feti~-er and lesser en~~ironmental impacts than other pro~ects
anal~•zed as alternau~~es in the EIR and dz~~eloped on the site in accardance t~~ith the de~~elopment
standards of e~ist~n~ SSC-~ zonzng or prior C~ zonin~ desi~nation The `I~o Pro~ect~ExistulR
Condition5~~ Alternau~-e and other altemati~-es studied in #he EIR (includm~ the alternate location
alternatz~~e) do not me~t an~~ of tliz stated pr~nian• ob~ecti~•es af the 1'ro~ect These specitic
ab~ ecti~~es are to pro~ ide adequate_ p~rmanent, conti enient_ and ~afe parking for tenants and
~isitars of the 1~0 ~~'ilshsre of#ice to~~~er, and to au~ment the suppl~ of a~-ailable public parkin~~
in the area, and to zstablish ~~round tloor pedestrian-oriented uses consistent ~tith the
rzq~iirefnents ot the C3 zone district
? ef~~..
SECTIOI` ~ Cc~nsistent n~~th Public Resources Code Section ?10$1 6, the Planntn~
Commissaon adopts the 11~1itt~ation '~~Ion~torin~ Plan. .~~hicn is included as ?~ttachment _~_ to
mitigate or a~~oid significarrt effects of the Pro~ect on the en<<ironment and to ensure eornpl~ance
durin~ pro~ect implementation
SECTI4I~~ b Consistent ~~-ith Section 21081 6(d) of the Califarnia En~-ironmental
Qualit~ Act. the documents ~z~l~ich constitute the record of proceedin~s far approti~ing this pro~ect
are located in the Plannulg and Cotnmunit~~ Det•elopment Department 1685 I~am Street. Raom
? 1?, Santa 1blanica. Californ~a The custodian of these doeuments is the D~rectar of PlanninU
SECTIOV 7 The Piannine Commission shall certif~~ to the adoption of this Resolution_
and thenceforth and thereafter the same 5ha11 be ~n full force and effect
.~PPRO~,'ED AS TO FORI~-1
ff li ~
r 1i
~t R ` ~~ ~ r f ~~[,~l_~ ~
~: ~_ l.(_ ~e ~ _ a._ t
R~1_aRSHA JQi~ES ~~IOL~TRIE
C~t~~ _~ttorne~~
F ~PP~~~SHaKE~~G-IR[LATPS~«I]_S12C~ HE~.It[~G~RESO'S ~'R1TCl~S «PD
Tcmplate e[1 -1~ -m~diti~d to includ~ cm~mn supzr:~~r iltzrnatne st3t.ment and adopt~on o* i^iU~ati~~n r;unrt~.?r~no plan
8 2if4s
l20 WIL4HII~iE PFtO~l~~l.~rl,
Ml1'1GATION MONl'1"C)RlN[~ ANfI NH:POKTINC: C~~FC'Ki,IS'1'
vH,i~iNicn•i u~~ oi~ cc~n~i~i,~nTMC~i~
MITICOND N IFi '
MI)Nfl 1)ItINQ, I,NHURC N MN N
I IVitlNflOR[N(:
N~l Rk.H~.lZw,N( N. M13lCA'IIUn MLASURL PI[ASL AGCN['Y A(.NNi Y IN11 IAI,ti IfATE ItF,MAIiKti
r ~UI1S(fU(.~iU^ AII CALF14iiti(ifi ilrti~ i.i7R5~f[IG~IfI~ }iGIi41Lil.S ~(ii'iti~f11(,tl(ifi ( it,y i~f ,S~nl~~ ~~7~y Ul ~Siliitl
I Ilc~iti, 2$-3 Shall h~ limde.d to lhc, huun bc,lwc,c,n R flll Mnnicr~ Fiuild»ig Munw~i Ruildu~g
AM and G OQ I'M, Ma~ndiiy lhruu~;h tmd ti,tE~ly 17ivitiiun aud Suf~ty Uivision
I ndt~y, and h+.twccn thc hourti ot 9 Ull
AM and 5 UU PM on 5~turday, wijl~ no
cxcavatiun or construction aclivilics
pcrm~tted i~u 5unday
~
I ilfl.5~[[i~tlUfi
Z~]C fl01SC tl:4LtS 61tiE~Ll1 ~)5` Ck: .°. ".'..... lVf
t~UIIn~fLL~(filll
~[ly IVf.Si111~A --
C"~iy ~~t ,San#a --... -__.
I-f7~ctti, 2 8-3 ~unslru~lism a~l~vdy tihull nu1 ex~cecl Ihe Murnc,a Iluilihn~, Msm~~u Lluilding
ulEuwable ext6nurna~s~ ~qwv~ll~n1 Icvc.l und Stil~ly 17rvivnn ~tnd Sul~ly f.)kv~sii+n
~pe~tfie.d in ti~~l~un ~ 12 q5f1(a) ol Iht,
Sanl~i Muni~a Muni~~p,d ( ndc inr NrnSt,
IlVT1L II
3 C~I1[iti(li1611i1[i ~)[!fi[T~; (,r~,^'^"•^•1 ilfli~ CI•••"'•••"'.'.. ( UII3CfllCrfilll ...- ~'fry~0~ ~SiilHS t IIy iVt ti'llll~f
Clfu,l~, 2 R-:f ~°'° •10~,5, thc pr~~cc.t contractois shall Munica Csuildmg Mnnu:~ liuildink
mufilc ~nd tihicld ~ntakes and c~liausl, and Sul~ty L)sviswu and ti~icry I)rvitiinn
shrnud anai sh~cld impact tooEs, ~nd usc
clc~n ~C-powctCd [athc[ tha» di4ti~]-
puwu~d cunstructian, wl7crc f~asiblc to
~~ducc air pollutant cmissii~~is and nuisc
•4 ( nrttilrt~Cir~li Th~ pru~etit ~un[r~c:Lur sl~t~ll ~n;~f ('untifruc,(wn ( ~ty ut ,titiqts ('~ty i~t ,Stanla - - - _
]-tt~c,ts, 2 8-4 lcmpur~ry w:i~la ln c,untxm ciusl, tmd Momc,:i FSuil<lin~! Ma~~uti IiuildinF~
nu„e harrEU~ wniwi ~nail hc placcd and Satcty Ca~v~s~on ~nd S~tcty Ihviuon
arnund thc pc,nmctc~ ot tltc srtc or around
jULi11lIVTly pl RIII.Sy E1~IIV111C.~5 10 ~7~OGk
andlnr dcflc.~t no3:,c ~way from ad}accnl
pro~crtics
5 ( isnsrru~f3un f.luring f,he ex~~rvalion phstic. iil the, (. onstructinn C iry oi Sarlta C ity oi Santa
Ll7c~t, 2 R-4 pru~wt, ths, pru~cct coiztr~ctor shall usc N[uuc~a i3uddin~, Mcnu~u fSuilding
pnrtahle nrnsc curtflins oi 2COUSt~c ~nd Safcty 1.)rvia~ifn and Saftty Uivis~on
hlsmke.ty t~i conta~n tmisc gcnc~,itcd by
C%C3V811011 LL~LII~IS1011L ~1[lll VC~lIL~Cti
l2U W1L~~1~KL 1'~20,~rx~T
M1T1t~AT1UN MONITORING ANll 1ZEPnRT1N(:: CHECKLISI'
(continucd)
VLRLi~ICA I If1N (~?M CnMP1.lANC N,
Ml'I/(
AND ~IR f
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' '
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)NI
1 OItINl: 1~ NFORC
1
EME.N M()NI
I l1KIN{.
N(] RFFFRFNtF. A41'l1CA71()R~A1HAti~1[i~; }'H~15h A(;~~NCY ~1t,b,N(1` 11V1'Il.ZLS UA'lh ~2TM.41ihS
!~ Comtruc,l~on iu r~ducc ~untitru~ti~~n-r~jalc.d nn~tic, ('onwtruc,ri~m (. ily nl Sanla C'~ly n1 Santa
Flt~4tti, 2 8-4 unptwts tm thc nurscry school'S mtcnoi Monw~ liuddin}; Muni~u Ii~uldiug
spaccs, the ~ppl~ca~~t sl~all providc a~id Salcty I)kvisinn mid tiufcty I)~vi,wn
tcmparary plcxig]:ISS Wl1i(IUW LUVUI[IgS,
or s~i~uf~~r insulalicm, ~l rcc~u~slc:d hy lhe
uutscry schiiof Th~, wvcri~~~;s tihall kre
p~accd at a dtsiancc ut ~buut c:~u~ Fuut
`""""`'" tluraCry s~htiul w~uJuwti [u
alliiw .~ir tsi c.irculate
7 C nntitru~linn 'I1~e ~ppl~t,anl shrdl t~~tipt,~l and c,1~Hn nr ( nn~truc,tinn ( ~ry nl titmisi C rty u! SarHa
r"!'fcc,ts, 2 R-4 repla~e mr filturti al 1h~ nurticrv .r~hrn~l Mami+,a }iuddmg Munua fiuildiug
EnspeCliunti Shtill h~ m~3d~ at Ic21tit wc,ckly t~nci tial~ty fhvitiiun and Saf~iy [)ivisii~n
bul tntirc ollen ifne~ess~try, und ~11en
Sf1i.C~~ hC fC~7~i1GCLZ ilf 4~LrlRGI~ F!S !fi(~fG£l~i.C~
S Nrnti~, 2 5-2 5nund t~ttuiu~iiis~ii dcviccs shall Uc Pnor tu an~ i ~ty i+1 S~nta ( dV ~~f tiu~~ia~
in~iaiwu ;tti !]1.~L4tiAry 011 CRh3rlst t1115 311d dlltlll~. UpCC.tti0tl MUtlIC~i 13Ui1[i~n€ Mnnl[,tt lipildin};
vuits Eo prcvent violatwns ot tlic C'tty's ,uid Sal~ly I)ivision ;~nd Satcly I)ivninn
nn~sc standlrAs ~t ad~acc~tit pronCrty I~ncs
I'~nthntnc. mc~hanic~l cqmpn~c»t shall bc
~ncloscd, and sound ab~orburg and
5hlcldllig pN4[sluns sl'in~11~c rnc,urpuru(ecl
into thc dcsign i~1 lht prsi.~~c.l
9 Nuis~, 2 5-2 Parkmg yt.ru<lur~ Ilunr~ flnd rxmpti Sh~ill C onsin~ction C ity ot ~ant:j C ity iif ht~~ua
h~ ~unstructed uf lextur4~l surliic.e.5 {nul Mstmc:i }3uildiny, Moni~a~ fiuddm~
~leel} tn rnmimvt, i~ui4~ and l~r~ squcal ;~nd 5atcry I)rvitiiniti r~nd 5at~ty I)iv~tiiam
l0 Nuin~, 2 5-2 ln tiompliancc with tl~c C,rty's T3u~s~ (~per.~t~~m ( ~ty ui S~nl;~ C rty uE Sa~ua
!.)rdrn~ittCC eec.~t p:'t~k~ttg ~evrl .tidi;.~lt be f4lomc,a liudi~m~; Mlimr~e fieulrlrn~;
piislCCl with warmng th~t c,tirs w~lh litulty ;md SHlc,ty IliviSion :incl .S~if~ry U~viswn
alattns will hc demed lhe use nt the
p.vl,ntg tilru~luru altu twn ru.nrd~d tals~
alami mGid~n~[,y '1 ktC p~T6ing 3ttend111t
shtill r~~ord c~rs' I~cc»sc pl~tc nu~t~bcrs
~~tid 1hc m2oagcrncnl tihull k~c,n f~jully c.ur
allrrn r~c.nrd~ un file
OFFICIAL NOTICE OF PUBLIC HEARING
Sub~ect of Hearin~ Development Re~iev~ Permit 940[}4; Text Amendtt~ent 9~-004;
Conditivnal Use Permit 94-016; Cer#aficatian of Final EIR, and
Adoption of Statement o~ O<<erric~ing Coasiderations.
Address 12Q W~lshfre Boulevard, C3
(Dawntown Commercial District}
~1lpphcant 100 W~1sh~re Assaciates
A Public Hearing will be held b~~ the Planning Commiss~on on the following request
Request to a11ow the constt~ction of a 37- foot h~gh, r~u~tt-~eve~. 387-space parktng structure with
~round floor restaurant and retarl uses, located at the south«~est corner of W~.sh~r'e Boulevard and
Second Street (1Z0 Wilsh~re Baulevard) The proposed gro~ect will contam four, and a half levels
of subterranean parkuig, two and a haif levels of above ~rade parku~g (uicluding rooftop parking}
and a 9,850 ground floor resta~rantlretai] space The ground floor com~nerc~aI space along u»th
ihe above grade parking canstitute 39,; ~~ ~quare feet af flaor area, resulting in a floar area rat~o
(FAR) of 1 94
Dtscret~onary appravals requested b~r the applicant include the following De~~elopment Re~~ew
Permit (DR 94-004} to pernut the construction of a pro~ect in excess of 30,Q(?~ square feet of floor
area ~n the C3 D~strrct, Text Amendment (TA 95-0(?4) to amend the C3 (Dow~ntown Comrnerciai)
Distr~ct standards to alla«~ rooftop parkmg v~~ith approval of conditional use perm~t, and
Cond~tianal Use Permit (CUP 94-0].6} to perm~t the constructxon of a parking structure v~~ith
rooftop parking m the C3 District Certificauon of a Final Environmental Impact Repart.
including responses to comments on the Draft Environmental Impact Report, wh~ch e~~aluates the
environmental unpacts of the praposed pro~ect is alsa required because of the size and scope af
the pro~ect, alon~ with Adoption of a Statement af Overriding Considerat~on finding that the
bene#its of the pro~ect out~i~e~gh its ancrementai contribution to an a~r quality ` cumulati~~e effect"
Appro~:al of Conditional Use Permit 94-016 to permit rooftap parkmg m the C3 District ~s sub~ect
to Cit;~ Council appro~~al of the praposed Text Amendment (95-00~} (Planner G Szilak)
TI11IE: ~i'EDNESDAY, l~I~iRCH 5. 1.997 AT 7:00 P.lt~i.
LQCATION: COUICIL CHAI~IBER, R001~i 213, CITY HALL
168~ I~iAIN STREET
SANTA ~l~QNIC~I, CALIFQI7NIA
The C~ry of Santa Moruca encourages public comments Interested persons may comment at the
hearinQ, ar by submitting a letter prior to the hearin~
Letters should be addressed to
Plamm~a Di~~ision. Raom 212
1685 Main Street
Santa Monica, Califorrua 90401
Attn Gina Szilak, Assistant P~anner
Addi~ional information may be ~btained from the Planning and Zoning Divis~on. To make
an appaintment, request revieti~: of a project file and/or for more information, please ca~l
(310) 45$-$341.
The meeting facality is accessible If }~ou need any~ disability-related accarnmodations, piease
contact staff at (310) 45$-87Q1 TDD ~Vumber (314) 458-8696
The Santa Mon~ca Blue Bus Lznes #2, #3 and #$ serve urty Hall
Pursuant ta California Government Cade Section 65009{b), if th~s matter is subsequently
chailenged zn Court. the cl~allenge rnay be lurutec~ to onl~~ those issues raised at the Public Hearzng
described in this not~ce, or m wntten correspondence delivered ta the City of Santa Mon~ca at, or
prror to, the Publ~c Hearing
Esto es una noticia de una audencia publica gara revisar applicaciones proponzendo desarrollo en
Santa Mon~ca Si deseas mas ~formacion. favor de Ilamar a Linnea Hemandez en la Di~~ision de
Planuficacion al nu~nero (310) 458-8341
f 1p1an1sharelpclnot~ces1dr940(}4 wpd
From: "~iPlissa 5~tiee~e}~" <suibr.ne~~msr. com~
~'o: "Regir.a Sz=lak" eRegina-Sz1Iak~CI SAN~'~-MCNI4r~ CA
Date: 2~"6%97 4 COpm
Sub~ect: RE ~e~ghborhood ou~reacn
Sorry ta ce~ bacx to }lc~u ~z~r this ~nfowmat-o~ at thzs ~ate date,'t~.::~e 3ere's
Nhat I was a~le tc fish out af my files ~n December, ~994, ;r;e cariducted a
prane sur~;el~ 4a 3CD rouse~?o?ds ~'rer~ters and ~wr_ers} in *he prc~ect-ad~acent
r_eighbarhood ~us~ Nortn or 'r~ilshire ~ames were drawn fram praprYetary,r lists
~e developna, ~vhich were called fram s~gn in sheets fro^~ prev~aus *neetings and
r~verse-director~r r~ames T ~e survey was des~gned to :~elp ~s ident~~y
parking-rela~ed issues in tha~ aeig?~~orZOOd, as wel~ as to de~.ermine how rlany
reside~ts were aware of the parking problem associated with the 100 Sdilsh~re
3ui~ding The three mosr frequently-ment~oned issues were !1; zncursian of
park-ng from *h~ Prome~ade {2) scarcity of parxing ~~arir~g Trl2dnesday Farmer's
t~larket hours and (3} incu~-sion hiiramar Sneratcn sta~f parking into the
neighbor:~aad during the e~aer_ing
We heid commun~t_ meetings on two dates :~[onda}, Jure 5, ~995 at 7 DC Fh4 and
h=anaa;r, ~une 12 av " OD P:7 Both m~etings wer~ held at the Card Roam at
L~ncoln Pari~ Tne pra;e^t propor.ent and arc:~itec~ presented the pro~ect and
soli~-ted pt:blic ~nput The mee~ings were noticed to the i~iilshire-Montana
Aleighborhooci C~al~ticn membersnip list ar.d to ~hose names were surveyed
~:~~~uia~~~r:s~e^
^~nr~ aa~~~~ sar ~yaa~ ~a~~a a
BAY5IDE D15TRICT CORPQRATION
1351 Third Street Promenade, Suite 301
Santa Monica, Calrfomia 964D1
3i4 393-8355 Fax 3i0 45&3921
Ms. Suzanne Frick
CSM, Director of Pianning and Community Development
16$5 Main Street
Santa Monica, CA 90401
September 27, 1996
Re: 12a-123Q V1Tilshxre Blvd.-12D2-T20-IO Second Street
(I00 Wilshire Associates)
Deax M ~~ • k'~~
~
On September 26, I99fi representatives from 100 Wilshire • Associates
presented to the Bayside District Corporation Board of Directors a revised
renderings of their propas~d parking s#ructure at the abave mentioned
address. In addition, prior ta the Board mee#ing the revised plans were
presented to the BDC's Land-Use a~d Public Safety Committee FolloK~ing
discussion, the Committee and #he Board passed a motion in support of the
project and directed BDC staff to communicate to you comm~nts and
concerns that we are hopeful the Cify will take into considera~ion Part of the
mvtion passed by #he Board in~luded reconfirma~ion of its position on a
number of issues related to #his matter that were established during ~he April
27, 1995 regnlar Board meeting, and wh~ch were communicated to your office
in correspondence dated May 26, 1995. (A#tached you will find a copy of this
correspondence for your reference}
In addition to th~ areas of concern expressed in ~he May 2bth correspondence,
the Baard requested that the City explore any opportunities to ~ake advantage
of any cons~ruc~ion ecanamics of scale in building the struci~ure by passibly
havxng the developer build addihonal public parking fa~ilities Secandly, our
Land Use and Public Safetv Committee in~lud~d in their recommendation a
desire to have the final plan incorporat~ "significan~" landscaping at the street
level. Although not incorporated into the rnotion, the Board did discuss a
desire to encourage the parking iot operafors to offer parking in the new
parking strucfure to neighboring hot~ls for employees so as to minimize ~he
impact on #he residentral neighborhood.
Although mentioned in th~ ~~ay 2C, 1995 ~orrespondence, the Board did
request that the Czty seriausly CDn5id~r cond~tion~ng the praject ta require
parking fees ta be consistent with those adopted by the City Counci~ for the
City Public Parking Structures to prevent employ~es fram parking in the
District parking structures because it is less costly.
~nce again, the Board of Directors was ver~• much pleased with the amount of
time and effort the pro~ect applicant has put into tY-e architectuai design;
especially for incorporating design concerns that have been previausly
expressed by the BDC. ~f you shou~d have any question regaxding this
correspondence or previously subzrutted correspondence, please do not
hesitate to give me a call 310-393-8355.
,
~bna7rd E. Cano
= BDCrExecutive Director
cc:
Chairman Kellogg/Members of Board of Directors
David Hibbert, Principal, David Forbes Hibbert
Parking Struc~ure file
- • ' ; ~i; _ , _ ---_ . t . t ~
.~~; .~ - - r--- - _ ; • '
, ~ . ` , ° _ ~` .
BAYS(DE DISTRiCT OpRPORATION
~~~~~.i~~,,i,+~ar~.ua5~~.~:r~~p. t35iThlydStreet Promenade.St~te301
L 1 Sarta Moruca. CaG(omia 90401
310 393-8355 Fan 310 458-392i
May 26, I995
Honorabie Mayor Rosenstein and Members of the Ci[y Councii
1685 Main Street
Santa Monica, CA 90401
At~enfiion: Suzanne Frick, Director of Planning and Communi[y
I7evelopment
Re: ~.2U-130 Wilshire BI~-d. / I202-1210 Second Stree~ {1~4 WzLshire
A.ssoaates)
Dear Honorable Mayor .~nd Members of the City ~ounal: ,
_ ~.
_;;E
. ~,~
On April 27, I995 representatives from I00 Wilshire Assocrates presented ~o
the Bayside District Corparation Board af DirecFors a proposed revised p'roject
that we understand will be before the City Council in fhe near future. The
pro}ecE as proposed consists of a multi-level parking stntcture that will hav~
under ground and above ground parking. During the mee[ing, the Board o~
Direcfors passed a motion and_ asked fl~t I communicafe this motian and
their rommer_ts ~o yau.
In' summary; ' fhe mofion °#hat ~~Znanianot~sly, }passed "inc~ctdes #h~ fol~owing
p~avisians: ` - z
I. Ta accepf in concepf the project as presenFed, ~srhf~h includes
subterranean ~parking with ground level officelrefail use,along Second
Street and Wilshire Blvd., and ~above ground~ pa~rking to~ the exfen~
that it is shielded fram street .level ,view. The Eoard's cQnce~tual
approva! is confingenf upon fhe ~oard's understanding fha# the
project ~42I~ be processed through the City v~ith the same functional
design attd nurnber of par4cing spaces as presented to the BDC Board
oE DirecEors and tl~at fhe applicant Hrauld give back to kl~e City
parking spaces in public paxking str~cture #2 prior to the current
Iease expirafian and use of the proposed sfructure
2 That the arch~tectural design as presented concealing the above
ground parking makes goad sense, but the actuai design should go
batk ta fhe ArchitecE~ral Re~fie~~.~ Board far agproval witI~ tt~e
ob~echve ft~af zn~~ above ground paricing be si~ielded from pc~blic
street Ie~~e1 viesv E-vitf~ an aeceptable design;
~ 3. Before approving Ehe ~rajecf, tl~e Cify Councii should s~ecify a
~ specifit number of parking spaces that are ta be given up immediately
~ upon the opening af the proposed parking sfructure,
, -~~~~~~~ =~'-.
°. t j~ _
~ =cti~`,
. y: ~
` ,. ,
~ , -~
, '` . fi
0~ + ~
` ~ .
~ ~~
.`
~r .. ~ _ ~ ~ ~ny ~`.~ A S_ 1 ~
r~i~ ; ' ~ ~
Letfer fa Mayor/ I00 Wilshire AssocxaEes
page twa
4. That the Plartning Comm~ssion and the ~~~ ~~~~t o£ treet
projecf ~vcth the abjecfive of achieving t
tevel o~ficelretai[ space as pxacEical and feasible, given the overall
purpose of the praject;
5. That the prajeef be condit~aned upon being opened in the evening
to the general public and be properly signed so thaf f~t~ ~he
public is fully i~fo~ed of the availability of parking
praposed strucilue:
b. During t1-~e time period the pr~posed parking structure is apened to--
{~~ p~b~~, ~~ parking fees should be consisten~ wifh fhase adapted -
by ~he C_ity Council far the public axlang structures ~r'iEhin the
Bayside DisfncE. t n ~{~ e~
SS -
7, The project app ' E should prepare a defailed landscaping ptan
thaf incozporaEes e Iandscaping at street Ievel;
g. Ttie City and the projecE applicanf s~iauld er~ter inEa a mufual
agreement to oversee the public avaitabilify and use of the praposed
parking structure.
Also, during the course of Boazd discuss,_.ian,,on~~,his ma[~er an~d alth~o~.u,gh not
Board memb er ICatz ~~ind~t. _ ~~; a~~ ~~ =.~?ad n o
in~roduced as a motion, ~+~~~n~er ~lie ublic
o'b~~ctian fo the concep~ to allow parking to _occur .i# ~nee = P
alley and sidewalk. Upon mention of this commenf #he Board did not appear
to have a problem with Mr. Katz"s suggesfion.
The above represen~s a summary af fhe morih~ Board. For yourCrefe ence I
friendly amefldments fhaf were accepted by
have at~ached a copy of the offfciai minu~es of the Aprii 27th Bo ~~dse do inot
If you ar Ci~y S~aff sho~I;~ have any quesfions on fhis mat~er, p
hesitake fo give me a cail at (310) 393-8355.
Sin e o s,
onald E ~Cano
BDC Executi~~e Director
cc~
Chairman Resnick ~nd h~embers of the BDC ~3oard of D~rectors
j~{f ~athieu and ~udiEh Meisfer, Resource Management Department
Ken Kutcher, Lav~,r ftrm af LartiTrence and Harding
~~~~~
PIarzning and Zon~ne Di~ ision
Phonz ( ~ 10) ~~B-R~-~1
F~~ {;10}:}i8-~~8~
~1a}f 21, 1996
Kenneth L K~uher
Lawrence & Hardtng
1250 S1xth Streei, Su~te 300
Santa ~Sonica. CA 90~01
Re 1?0 ~~'ilsh~re Boulevard
Temporar~~ Use Permit 9~-0?0
Dear ~~ir Kutcher
~~~'Yl ~~ ~ ! '~~ ~
168~ 1~~fain Str~~t. P D Bo~ ~2a~1
Santa \~1on~ca_ C ~ 90~G7-2~00
Temporan~ ti se Permit 9~-Q~Q for the abo~~e noted address is due to expire an June 18. 1996
We are in rece~pt of your timeh- request dated Niat~ 16, 1996 for a time ~~Eension for the
Temporan~ L"se Permit allo«~ ~n~ the temporar~- use of this propem~ for parkin~ purpases and
appra~~e a nine month zxtension subJect to the follow~mg cond~t~ons
1 The parkinQ lot ~hall remain ~urfaced «~ith decomposed ffranit~. and trzated «~ich
«~aterbaszd du5~ sup~re~eant genodicall~~ :~cpn~lt gati~ina of the lot ~s not
permitted
' Th~ Terrtgorar~~ L"se Permit shall be <<alid for rune months. until Mar~h 1 S. 199 ~.
as Ion~ as the appl~cant continues ~o acti~•el~~ pursue appro~'al of the Development
Re~'iew and Condit~onal Use Perm~t for the proposed replacement pro~ect
3 an~~ fizrther e~tensions of this TemporarS~ L'se Permit must be submi~ted prior to
the perm~t exp~ration date
PleaSe call me at 458-8341 should ~•ou ha~•e ant° yuestions re6arding this matter
S~ncerel}-.
V~v..' ~
David 1~7artin
Acting Semar Pianner
G1~ ~' ~~
CITY OF S~'~T:~'~~10ti1C~`PL:~\'•_*IING DIVISIOti
T~.1riPOIL~,R~' 1:5E PER_t1IT DETERt~1IN~IiOI~
Case \umhzr Temporar~• Use Perm~t (T~TP) 9~-0'_0
Locaiion:'Zonz 120 ~~~tlsh~re & 1~0 ~~'~lsh~re. C3
Propased Pro~ect Temporary use of a~aca~t lot tor o~erflotti• parking duz ta ear[hquake
dama~e ar a buildins
~ppl~cant 100 ~~~ilsh~re ~.ssoc~ates
Aent Control Status Rent Control Clearance Form on File
Proposed Use Cse of a~~acant lot contauung tlu~ee leQal parcels (1~4~ ~: 13T totalzn¢
?Q,~00 sc~ ft~ Parkin~ for the commercial bu~ld~ng loeated at ] 001~L`~lshire
has been inaccessible due to siQm~icant structural damage caused b~ the
I~orthridge Earthqual:e
lemparan Itione Fhe lot has a 42" chain l~nk fznce surroundin~ tk~e penm~ter
Structures
Duraiion of E;se 9 months am- e~te.nsion rzquzsts must be filed ane month pnor to this
TL;P~s zr'p-ration daie
Parkin~ Thc ~raded lot is ~mpro~•ed .~ith decomposed ~ran~te. and treated ~;~th
«aterraszd dust suppressant penod~cal~~~ :~ 1?~k24~ pad and .'_~' long
1~•alk~i~a~~ ~tiill bz created ~~-rth "Road 0~~1' : a~ubstance used to rzduce duat.
the rema~nder of tlte site is co~~zred ~t°ith loose ~ra~•el The lot pro~•ides
parking for aggroYimatzl~' $7 cars In addrtion to use of this lot. the
appl~cant has ~ecured three le~zls of parkm~ tn the Santa A~Ionica
:~~Tumc~pal Parking Strueture and surface gark~n~ at -406 ~4 ilshire
$oulerard, fonnerl~ the Zuck}~~ ~ restaurant
Szcunt~ 5ite i~ surrounded bti~ an 42" cham l~ni: fence and has a secunt~ guard in
attendanc~ durine busine~~ hours
Commencs:`Conclusion fhz applicant rzquests appro~-ai to conunue to use a z~acant lot
impro~-ed .}ith decomposed granite and a~42" cham link fence for temporar;~ o~~erflot; parkEng
for a commercial buildin~ Dne to the lanuan- 1; , 199~ \ orthridee Earthquake, the biuld~n¢
locatzd 1 E}0 ~'L~ ilshire Boulz~ ard ~tias unable ~o use the ~~D subterran~an parkzne spaces pro~-~ded
for the butld~ng. These ~pac.e.s .~ere macczss~ble until the ~uilding at i?21 Ocean ~;~as shored and
rzpaired to the satislac[~on o~ the Citr,~ of Santa h~lanica~s Bu~ldm~ and Safet~~ D~~~son In that
the ~mpacted buildin~ ~ lOG ~{'~lsh~rej ~s under normal ogzrations ~~7th the exception of on-srte
parking. zhe appticant securzd three leizls af off-srte parkine ~n the ad~acent C~t~~ Padang
Struc~re, and 3n the surface par~~ne loca#ed at ~06 ~~'ilshEre (formerh- Zucky''s Restaurantl, and
is rzquzsting cont~nued use of the sub~ect site surface lot The present use of the site as a
temporar~~ parkin~ lat «-as appro~-ed on 3~'7~9~ ~~ia a temporan~ Earthquake Repatr Permrt
7emporar~• [.Tse Permit 94-009 i;as issured June L7. 199~3 ta a1lo~t thz continued use of the
temporar~ surtacz park~ng lot This TL'P «-as subcequentl}° ektencEed unul September 2'_ 199~
The parlang lot daes not conform to the de~-elopment standards of the Zomng Ordinancz Thz
applicant ha~ filzd a Canditional Lse and De~~elopmen[ Re~~ieta° Permit to de~elope the site ti~~th
a permanent parkmg strucrurz Thzs permrt ~s currently pending an En~•ironmental Impact Report
{~IR}
This applicanon fot a`C'emporar~- L=se Pzrmn is
Dzmed
Sub~ect to separate admmistraEf~-e cr discreuonart re~°iz~s~
~ Crranted «~th thz folla~ti~m~ findmes and notauons
FINDI\GS
The use of thz ~~acant lot as a temporar~- surface park~ng I~t at the locauon proposed and
.~~~thm the t~me per~od ~pecitied 1~~11 not ~ec~pardtze, endanger_ or othen~•~se conshtute a
menace to thz pubhc health safet~~_ ar general ~;elfare. in that th~ Januar}' 1', 1994
~orthridgz Earthquake signi~icantly- dama~~d essennal on-site subterranean parkmg for
the buildmg located at l00 ~~`~Ishire The n~zd ta pro~•ide off-szte parkmg for lOQ
1~~`~Ish~re is necessan~ to facil~tate anc~ ma~ntain current building operations fot
appro~imately ;i00,080 sq #~ of leasab~e of3icz space and ~~~ould other~;~~se create an
undue hardship for the buildmg's oti~ners. tenanis and chenrs if add~tianal off-site parkmg
«ere not secured Ho~~~et er, this temporarv use does not fi.ill~~ canTorm za the Zon~ng
Ordmance and t.zll not be permitted w be contuiued indefin-te1~-
2 The proposed szte ~s adequate ~n size and shape io accommodaie the teznporar~ parkin~
use n~rthout matenal dztnment to the use and en~o~~ment of other properties located
adJacent to and m thz ~-c~ntt~,• of the s~re. in that adequate site access Ls pro~~ided and that
this TL~P ~s for nine months
The propas~ s~te fs aaequatel<< ser~~e~ b{~ srreets or h~ehu-ars ha~-2ng safficient 1~-idth and
i~npro~~eme "~ t« accommodatz the kind arid yuanun~ af traftic that the tzm~orar~ usz ~3~11
or ~auld reasonabl~ ~enerate_ ~n that the srte is located on che southv~es~ comer of
l~~~Is}]ire Boule~-ard (an artenal s[reeT) and 2nd ~treet (a collzctor street) ~~htch proi~ide
adequatz site acress in addition [o the Firct Co~rt allz~°
~.dequate temporar~~ parkin~ to accommndate rehicular oraffic ta be genzraied b~~ the use
~4~11 be alaslabie e~~er on-site or at alternate locations ac~eptabie to the Z.omng
.~.dmmistracor, in that the applicant has aEsn secured temporar<< park~ng at 406 ~L'ilshjrz.
and three le~-els of Cit; structttre parlant. m addEtion to the temporar~~ surface parkuig at
1?D ~, 130 ~~~ilshirz In add~uon. the app[icant {~0~ «"ilshirz :~ssociationl has filed a
Condinonal Lse Permit and Dz~~zlapment Re~~~e«- Permrt to pro~~ide a permanent parking
structE.ue at 120 & 1~0 ZVtlshiee
CO~DITIO'v5 OF ~PPRO~'aL
This 7'~P shall etpzre nin~ months from appro<<al {,Tunz 18. 1996). unless an excension
ts 6ranted Such e~tension shall onl~ be granted E~ the applicant mal:es a goad Yarth effort
to secure thz gending Cl~P and DR perm~t~ far a permar-ent park~ng structure
The applicant must rzquest an zYtension oi th~s apphcat~on one month prior to the
expirat~on of said perrnrt The L~zitten request shall contain a status report on the shormg
and re~airs of the bu~lding kocaced at 12~ 3 Ocean and t1:c approrimate date the «~ork .~.•~11
bz campleted
~IOT:~TIO~S OF l~iL:tiICIP_aL. CODE ~~ID OTHER REQL~IREi~tE\TS
The Temporar4` tise Perm~[ shall be subject ta compfiance u~th the appl~cable pro~~istons
ot other Cit~~ ordinanczs and admmisu'at~~~e re2ulations and pro~'isions of other apphcable
Ea~is. includin2, as applicable. Gt~- E.~°ents Tzam appro~~al, ~rchrtectural Re~-~e~;• Board
~pprocal. Staie Alcohol~c Be~-erage Control appro~~al. etc
This appro~•al is for those plans dated 6~ 13~95, a copt° of «hich shall be maintamed in the
tiles of chz City~ Plamm~~ Dii~is~on Pro~ect dzt elopment shall be consistent ~~ith such
plans \1~nor arrtendments to the plans shall be sub~ect to approral b~° thz Zon~ng
~dminEStrator
~n~- person ma}• appeal the appro~~al. conditions of appro~~al. dental. or rei~ocat~on of a
Temporaz~• L:se Permrt issuzd for a period of greater than 4~ da~-s to the Plannmg
Commission if t~led ~~~~thm se~•en ( 7) da~ s ot #he date the decisian ~s made in the rnanner
Ordmance
4 Z['lthm ten {14) da~~s of transtr.ittal of Plannmg Di~•~s~on appro~~al. pro~ect appl~cant shall
stgn and return a cop~- of the Temporar~• Lse Permit appro~ al determmatian prepared b~°
the Flannme Di~~is~on, agreemg to the condrtions of appro~•al and ackno~r~ledgmg that
failure to comply ~rith such conditions shall constiEUte grounds for potenual re~•ocac~on
of the perm~t appro~~al Failure to compl~ w•i~h th~s cond~tion shall constitute grounds for
potznt~al permit re~~ocat~qn, pursuant to Section 9 0~ 20 28 040 {Slbil~•1C)
~ Thz apphca.nt shatl post a not~ce of the appro~~ed Tempc~rar~~ L~se Permzt for a per~od of
at least s~~-en [71 dars Yrom the date that the dectsion is issued
6 This appro~~al is for the specific e•-znts authonzed here~n and shall ekpire ~mmediatzl~~
subsequent to the date or dates appro~~ed for the e~~ents or e~~ent
Temporar~~ Lse Permit ~umber TLP 9~-02fl
Dztermznanon bti ~, ~ ~~ Date ~~/~~f ~
D Ken.-on GG'ebster
?.ctmg Zon~ng ?.dmin~suator
Prepared b~- Gina Szilak. assistant Planner Date $eptember 1 S_ 199]
f plan share~zanz'tup'~tup9i0Z0
5eptember 18 ~99~
I a5ree te the a~ove ~ondatior.s of a_~~o.•al ara ac~rowledce that
failure to com~~t- :,~tr anY~ and all cond~tio-~s shall constitute
~rpsr.ds =or patent~al ~evccat~on of the permit approval.
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STREE~ApDl~ESS ~~•~~1s0 W=~s_-u~2 B1L~3.
APPLICANT Kernet~ ~'crz :_~~ & ::ssociaLes, Inc
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c.~t~ 9y-olco
CASE NO ~~ `t`~ `a~``
ZOP1E C-~
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ATTACHMENT E
MINUTES
REGULAR MEETING OF THE PLANNING COMMISSI4N
OF THE CITY OF SANTA MONICA
`~'EDI~TESD ~Y. ~1 ~RCH ~. 1997 CITY COLTl~ CIL.:~~A1~iBERS
7 00 P l~~i :c)[~~1 "~~c I'TY HALL
1. CALL TO 4RDER: The meetin~ «~as called ta ~~icl4i :ii 7 I 1 ~• ni
2. PLEDGE OF ALLEGIAI~CE: Commissioner:~oench lec~:~~: I' "I~ ~ ni ~llcei, ~~ti '
3. ROLL CALL: Present Berton Bradle~-
Kenneth Breisch
Franl: Gruber
Lou Moench
Eric Parle. [ ftia;r~~cr~~~i~
Kath~~ ti~~~i:rnii~k
John 7~i~
Also Present ~~Ii~hael Fei~~eii ( i.( c•+incil Liaison
I~~:;le Ferst~ad. Gom~~~sion Secretar~-
'~ °' ~uzann~:=~~ick, Dir~or of Plannm~'PCD
° Kar~•n t,~il,h.i_~, I'I ~~,ii n_ Manager
I~, ~ i.l ~~~iriii~ -~~ii i~~ri f~r Planner
I,~i;~,~ ':,ih~ii~ ~_• u~~i i, l'fic En~ineer
~],u L- Strobel. Deputy Cit~- Attorne~~
( ~in.a=5zilak. Assistant Planner Y
~. PL,\ti~lti(.1liFtl~[ IOR'S'REPORT:
~-ls Frick ~,n : lf~e 13irector's Repor~t She mformed the Ga~nmission that rtem 8.~ is
_` be~ng post~.- ~~, ~nii' .~ii April meeting She also informed the Com.mission that there is
.~ i~quest to contitiuz rtem 7A to \~iarch 26. 1997, due to a lar~e amount of documentation
~~ ~~~ i«~l i~~ staff b~° the applicant after tlie packet «-as prepared and sent out She stated
;I~.~i .~ ~ I i~eds to analy=ze the ne«~ mater~al She annaunced the upcaming meetings as
14~1.~~u~ ~1,~rch 19, ~-larch ?6. and April 2
5. ~PPRO~~AL OF ~TI'~TUTES:
Commissioner Gruber nlade a motion to appro~~e the rxiinutes for Janua~- 1~, 1997. as
submrtted Commissioner Breisch seconded the inotion. «~hich «.°as appra~-ed b~~ ~.-oice
ti•ote ii~rth Commissioner Bradle~~ abstaimng
1
Planning Commission
b.
7.
March 5, 1997
Gommis~ioner ~'G'eremiuk made a mot~on to approti~e the minutes far Januar~- ?2, 1997,
Januar~~ 29. 1997, and Februar~- 5, 1997, as submitted Gommissioner Gruber seconded
the m~otian, «°hich «~a5 appro~-ed b~~ ~~otce ~~ote ~~~th Cammissioners A~ioench and Zmner
abstaimn~
STATEA•iE~TTS OF OFF~CI~L ACTION: Consent Calendar
Commissioner ~['eremiuk made a motion to approve the Statements of Off~.~al Action as
subnirtted Comrnissioner Zinner seconded the motion. «~hici• •:.i~ ~,~p~ii-ed b~- ~~oice
~~ ote
A Appeal, VAR 96-010. 1 ~ ~ 6 Har~-ard Street ;` ;'` `
B Appeal, ti~IZ 96-030 & VAR 9b-034. 1;41 1~~3-13~~ ~,~1 ,.~~le~ f3,:~i~li ~~.i.i
PtiBLIC HEARINGS:
A A~neal of Variance 9b-00~. 7~3 Tenth ~~i.~ ~. L' Appeal of the Zomn~
.~pplicant'Aunellant Rosar~- l'~i ~~ ~t.c,~r:,:~ ~m~ I~eonard Klemrock_ O«-ner
(Planner Gma Szilal:l ~
Gomm~ssioner Bradle~: ~iade a_ia~orion to cc~iit~nue the appeal ta ~iarch 26. 1997
Con~niiss~oner ~~1oe~eh secon~lr.l I~.• ~~ ~~~~i, «~hich ~;~as appro~~ed b~- j~oice ~~ote
li I)4~~ I~~n;i~.:nt lt~~ ic~~ I'~i iu~t ~]~-(f(k~ I,:xt Amendment 95-004_ Condrtional Use
1'~~n~u ~~~ ~11fa. ('ctt~l~~.~iion oY Hinai EIR. and Adontion of Staternent of
()-~ir~cliii~~ ['t~ii~ic3crattcai.~. Address 120 Wilshire Boule~~ard. C3. lDowntown
('c+niin~r~i~,l 1)~~~i i4r~, :~r~~l~cant 100 Wilshire Associates
° Ilt~~u~~r t.~ ~illrn4 he construction of a 37- foot hi~h. multrlevel. 387-s~ace
~~.~ i~, i,_~., .Ernc ~ur~ ~+ ith ~ra~nd floor restaurant and retail uses. located at the
~.~llll'~~ ~~l _G~+I t141
subterranean narkin~. twa and a half levels of abo~~e grade narkin~ (includm~
r~~.~li~~p-=parking) and a 9.850 ground floor restaurant/retail snace The ~round
1I.N~~ ~ommerclal sna~e alon~ wtth the aboE~e ~rade r~arkin~ canstitute 39.804
~c~u n ~ feet of floor area. resultin~ m a floor area ratio IFAR) of 1 94
D~scretionar4~ anvrovals reauested bv the anniicant mclude the followin~
De~~elo~ment Re~~~e~v Permit fDR 94-(}04) to nermzt the construction of a nro~ect
zn excess af 3D.OD0 sauare feet of floor area in the C3 District. Text Amendment
(TA 95-004y ta amend the C3 lDownta~~~n Commerciall District standards to
allou~ rooftop parkin~ v~~ith annro~al af a conditional use nern~t_ and Condltional
lise Permit ICUP 94-0161 to nermit the construction of a nark~n~ structure «~ith
raoftop parkin~ in the C3 D~strict. Certification of a Final Env~ronmental Imnact
2
Planning Commission
iVlarch ~, 1997
Report, includin~ res~onses to cqmments on the Draft En~~ronmental Imvact
Report. which evaluates the environmental imnacts of the nronosed nrorect is also
required because of the size and scope of the broiect. alon~ ~.~~ith Adoption of a
Statement of Overr~d~n6 Consideration findm~ that the benefits of the nroiect
out«~eigh rts incremental cantrihution to an air aualit~~ '`cu~nulan~~e effect""
Approval of Conditianal Use Permit 94-016 to nerm;t roofzon narkmg in the C3
Distrrct is subyect to Cin~ Council annroval of the nronosed Text Amendment (9~-
004). (Planner G Sz~lakl
The applicant's representatn~e, Chris Hardmg. 1250 5i~c~l~ Sti«i. Suite 300.
Santa Momca. ~~~as present to discuss the proje~t Al~~y Ffr~~4~~~ ~;~ie the pro~ect
architect. David Hibbert. 1250 Fourtti °~treet, ti.in~a ~9c+ni~~i and t~
env~ronmental consultant, Pat Mann of Cot~ari,~Beland~:t1~~.+~~.l145
Commissioner Weremiuk asked about th~ Ic~i~~.l •~.ulcin~ ~p..~~~ in t'u~ Parking
Structure #2 and ~;~hether those spaces a;: ati,ulal~l< <~~ ilie public at mght and on
«~eek-ends Mr HardinQ ansti~ered ~n th~ .illirru~unc
Commissioner Zmner asked ab~~i ~li~ ~:ir-~ ~i~li,~u.ik~ ,ix~uti of parking for 100
Wilshlre and the 277 spaces .~Ilt~c.itc~i u~iJ~i li~ ('hxiri~~,iLne Towers VIr
Harding stated that his ciient c~tri~ntl~ 14~~tie~ ~~[~ ~~~il~ing spaces in Cit~~ Parkin~
Structure #2 He also sta~ed il ,. ,rn~:: t~nan~~ c•C 100 Wllshire park under
Champagne To«~ers and ::riorth ~~~ ~1 i I~ l i i i ~ l3c~u I~ ~ ard He added that 100
Wilshire has ali~~ays h~~ ~ parkin~:problem. ~peciali~~ as the use has intensified
Comtnissioner Moen~h asked st~.ff ~hnl~~:~e Commiss~on's desrgn pur~~iew Ms
Frick stat.:~l ehii [h~ COITllIIi~~I[~[I c.in recommend or condition chan~es to ~he
hu~ltlin~~ cl~~i~n il iiti;~hborh~~c~~l c~~ni~+,~i:bilxti~ findmgs are made
C~~milii*~i{~n~i ~tc~~~i~t~ «~n~iiiented that the design is mce for a parkin~ structure,
li~~t~~«r h.: .li il~~ cEr~~~i~ was rather boxe~ He stated that the area is tz~~mg to
iilclu;:~ ~r~lc~~i~.~ii ~~i~en~~i ~~~t, so the autdoor d~nmg is a goQd aspect He then
c~~inni~~ir«1 ~~r~ ilie lanciscapm~ design for To}'s R tis at the corner of Santa
M~~n~<<+ I;s~ulu~~u•c~::~nd Fourth Street and the outdoor seatmg seatmg allowance
~ Commissioner Gruber asked if the second flo~r incorporated glass wuhin the
facade Pitlr Hibbert stated that the second floor exterior ele~~ation mcorporates
~~Li~~ with parkmg behind Commissianer Gruber asked rf the ~:~ehicles ~~~ould be
t~~rl~l~` from the street Mr Hibbert stated that the glass ~~~iZI be opaque.
~c~ni~~t~hat like the material used on the second floar of To~~s R Us
Commisszoner Weremiuk commented on subterranean parking concerns Mr
H~bbert stated that the ad~acent church has e~pressed interest rn obta~ung space
m the proposed parking structure because they~ belie<<e it ~~-i11 be safer than Cit~
Parking 5tructure #2 located across the street
Commissioner Moench commented that the second flaor af the proposed structure
appears to have a good ~~ie«l
3
Planning Commission
March 5, 1997
Commissioner Bradle~~ asked if the Presb~rterian Church preschool ~.~~ill be
protected dur~ng construcuon Mr Harding stated that construction will affect
the preschool. hat~e~rer the EIR has mcorporated mrtigat~on measures to Iessen
the construction related effects
Commissioner Bradley asked about the proposed mechaiucal equipanent
placement iVlr Hibbert stated that there is a mechan~cal ~ent on the second
floor
Commissioner Zmner expressed concern i~~ith the cor~ti~i I«c.~u.~~i of the praposed
structure and the square design Mr Hibber~:~ated tliat ~hi~ i, ~ ~~ ~~:ond design
done for the pro~ect and that the first desi~~~ad morc IULI11lI~(~ CI~II1C11~• lif,~ il~~
1~0 Wilshire Boulevard bu~lding He ~~ci stated t~i,~~ I~~ i~ t~-.iri~ i~~ ~i~.~t~ a
foyer for the restaurant space Addrtio~ li~ ~i.,~~c1 ili ~i ili~•~ iti a~+ii~cf [un~~~•1
effect alon~ Wilshire Boulevard at this si~:
Comm~ssioner Zinn~r stated ~hat he had pr~~hlWn~~ ~,•li ili~ First design when he
reviewed it He also stated that the de~ign~ .~ic i~c~r ~,;.i~~iiian oriented and the
new design is ~~ery~ boxey
Ghair Parlee asked ho«~ man~:::c.ai~ ~~~ii h,: ~riil.~~l ~•i ..~fi~ roof top ~VIr Hibbert
~,:
stated there are 68 parkin~ ~;«<< {'h.a~t Nai 1~;: .i,ked how mant~ cars can be
parked on the current sux~ace 1~~~ ~]i I[ihf+~:rt yt~itr.i 90 vehzcles can be parked
on the surface lot
Chair Pariee asked.~=~he r~~~-~i~,~~ ~,.ii I.iii_ :~€~ill be screened from public view Mr
Hibbert st.ii~~i il~, t the rooii.~~ ~~aiku~~~ ~~ill be screened
('fi~~~~ I'~.rl~~ a•kt~1 <<l~~~ui iightmg tor the rooftop parking Mr Hibbert stated
Ihai 1l ~~ ill I~; Irn+ inltin,ity lighting. ho~~e~~er the Ii~hting design plan has not
I-4cn c~~m~~1~i~~1 ( h iir I',~rl~e asked if the li~hting fixtures ~vill be at the parapet
I~t~l ti9r liil>>>~ii ~t.3<<d that this has not been determined Chair Parlee asked
t~>> il~~ tninimum fixture heYght Mr Hibbert estunated the height to be betu~een
eiQl~~ in~l t4n r~c~° Chair Parlee asked if the lightmg ti~~auld be shielded Mr
Hibber~ .u2~~~ct~d ~n the affirmati~-e He also stated that the fi~tures ~~ill be of a
h~gh quaii~ , probably sirnilar to fixtures used u~ithin the ne~~- Ralphs
supermar.ket Chair Parlee asked if the fixtures v~~ill be set back from the parapet
tiii Ii~~bert stated that the fixtures ~vill be set back so the}~ ~~ill be less ~~isible
~ ~ ~~i>> tf~.: street
(~+ninussioner Gruber asked if th~ light fixtures «:ill be light standards Mz
Hibbert explamed that the pyions are ten feet tall on the Wilshire Boulevard side
of the buildmg, but lo«er on Second Street and the south elevatzon He stated
that the church building should block lights and l~ght supparts VI~~i~ed along
Second Street south of the site
Chair Parlee asked if ihe light fixtures will be treated as decorati~~e Mr Habbert
ans«~ered in the affirmative
4
Planaing Commission
March 5, 1997
Comm~ssioner Gruber asked if the neu~ parking structure would be open nights
and «~eek-ends for the ground floor commercial uses Mr Hardmg stated that
space is bemg reser~ed for the retail and office use camponents of the pro~ect
Commissioner Gruber a5ked how man~~ spaces are in the proposed pro~ect Mr
Harding stated there ~i~ill be 3$7 parkmg spaces
Commissioner Gruber asked if a condrtion prohibrtin~ the ni~ht t~ use of the
raoftop parkmg would be a problem NZr HardmQ it~E~.~,i~l~~{:•~iat he would
asked his client
Cammissioner Weremiuk stated that she: v~iuld like ~h,: I,jn~i.c~i~~~ Etil ~n i~? ,~
consistent with the pendin~ downto«~n st~tscape pl~~ .~~iJ .i~k4cl lc~r ,~ ~~~n.l~tian
that the pra~ect proaide trees per the ~ cit+i•~t~~~ ii ~ r~etscapL E~la~~ ~1i f ii~~bert
stated that there are some ~~ery~ lar~e p ~I~~~ u•ce~ da~~-i~i.~~+ n ~li.ii n~cd t~~ li~~ n~.~ved
and he ~~illmg to utilize them mto ihe ~~i.~~w~4r
Commissioner Gruber ti~-lthdre~~~ hzs lx~ ~ls ~~~ii~i~lc:nl
CammiSSxoner Z~nner stated th.<< h4 ~~c~ulcl 1~1.~ i~~ ~~r~~rn~~ that "no spill o~~er
lightmg" be allo«~ed Mr I~~irclin~~ r~•tic+mi~i<<~ded a candition that states the
Plannmg Director shall agpz~~i~e ili~ li_~hlin{} ~lan
Commissioner Bradle~F ~~ked for •~he ~ rutortn Bu~lding Code {L; BC) mirumum
faot candles requir~~t M~ : Hibbert s~ated the m~nxmum is ver~~ mmunal,
approximately~ 1 5 ~~t candle~
(~~~n;u~.~~~~iic:~ (~rul~~i ,~~ket~ ~~ fi~ applicant had considered placmg a canop~~
~rti~i il L~~~~~I[c~f~ p.iikin~~ 1VIr ~~Iibbert answered in the negati~~e Mr Hibbert
;:nr~~rncut.J ,l~~i~ th~ I(lil ~Vilshire Boule~~ard second floar tenants are ~Ter~~
~c~ri..c:i ~~ccl .~l~~tiiu .isi~ ~ti,~[4nC~a1 loss of light to theu office space b~~ the praposed
{~i c~~cct.
Chair I'.i-I~~ ~+f t iimed that no requests to speak ha~~e been received and then
___ closed il•~ puhli~ hearing
Commiss~~aner Breisch commented on another parkmg structure pro~ect recenti~~
Ji~~~i~~ ~~~hich required alternanve parking plans for the construction phase of
~li~ }~~ject He asked ~f such a plan Gvas requfred for this pro~ect Ms Frick
s[;+~~~ that the other pro~ect ;s on a public surface parkin~ lor and public parking
~~ il! be displaced during construcuon. ho~~~e~er this pro3ect is on private property
and is pr~~~ate parking ~hat onli= ~~alid through a Temporary Use Permrt {TUP)
until a fmal pro~ect is appro~ed for the sub~ect propert}~
Commissioner Breisch asked w~here the displaced parkers for the sub~ect pro~ect
~;~zll park VIs Frick stated that they will park u~ the Champagne Ta~~~ers
subterranean garage and that th~s pro~ect will not begin construction untjl ihe
earthquake repa~r on Champagne To~~~ers is comptete
5
Planning Commission
March 3, 1997
Conamissioner VG'eremiuk stated that she supports the policy, ho~t~ever she does
not thuik the proposed de~~elopment is a gaod use of the propert~r She stated that
no r~ew vie«~ corridor is created, that the site could have had a housmg
component or mare parkmg or more office space
Commissloner Zinner stated his problems v~rth the pro~ect He stated that the
additianal parking is a good use of the srte considering the current parkmg
demand, ho~~~ever he stated the opimon that this pro~ect is a lost a~ortumty for
the Citv
Cornnussioner Gruber commented on an artic~e-about Pc~~-ti~incf
Commissioner Bradley comrnented that the smaller:: l~~~il~lin= cic,i~~n ~s b~~er
ad~acent to a church and that he feels the ~i~~~t~i iti ~~ ~~~~od nii~~cl u5e
Commissioner Moench commented that !I~i~ ~5 a~.ti~i ~1f call for hun He stated
that the applicant has done his hom~u•r+i b:md ~~~i i~ to terms with the
neighborhood He expressed support for ~l~4 ~~i c~~c:cr
Chair Parlee expressed suppor~: T,~i i~c ~~~~I.~< <lii~cticm ~~ith re6ards to the
parking structure use He st~ it i~ iriiE~c»i.ii.i i~~ Ir~•~ u~ the public parkmg
spaces in the C~ty parking ~i~ucti~i~ If~ LKp~ey~~~l .upport for retail uses as it
enhances pedestrian orientation ancl a~ ~ i~ i i~
Commissioner Grub~ ::asked ~~out the process for approti~al Deputy Crt~-
Attorne~= Strobel s~d that ih~: ('l I' ,~ii~i `DR are conditioned upon the appro~~al
of the Te~i Lni~~iiciin.ri tlici;:lc,r< <~~a~~io~~al of the Text Amendment should be
[~f~li~ ;'I I~]I' I~s d[11 I111~l1i~ll l)11 l~l~: ~~~ l~ .~n~i DR
('liaie I'.~:1~•~ .i~k~cl fc+r ~i motion Deput~~ City Attorne~~ Strobel stated that the
['~~tnmic~~a~n n~~Jti tca ,i~t :on the Text Amendment. CUP and DR after the
~,.~111IlL:rlli~~11 ~til III~ I ilt
Comnii~~i~+tz~r «~miuk made a motion to certif<< the EIR Commissioner
Grubei ~t~undccl the motion
Ms Frick asked ~f the motion mcludes approval of the Resoluuon ta Certif~T the
I I IZ ~ainrntssioner Weremiuk answered m the affirmati~~e
17c~ut}~ Crty Attorney Strobel stated that there is a second resolution ~~~ith a
lin~luig required by CEQA and the Statement of O~~err~dmg Consideration
Commissloner Gruber asked staff «~h~ the Crty~ of Santa Monica is the lead
agenc~~ on this pro~ect Deput~r City Attorney Strobel stated that the City is the
~o~~ernmental bady charged b~~ CEQA to pracess the application request
The mauon to certif~ the EIR was appro~ed by the followmg ~-ote
AYES Bradle~ . Breisch. Gruber, Moench, Parlee. Weremiuk. Zinner
6
Planning Commissian
March 5, 1997
Deputy City Attorney Strot~ei stated that the Commission sho~ld next consider
the Statement of Overrlding Consideration
Commissioner Gruber cammented on the design discussion and stated that he is
satisfied with the design except the lack of specific lightmg design detalls
Commissioner Zinner expressed concern regardmg the carner post eleFnent.
wh~ch he feels is acts as a barr~er He stated he is comfortable wxib:. the li~hting
recommendatian su~gested by Mr Harding _
Ms Frick remmded the Commiss~on that the~:~s no ~ic+rlc~» ~~n ili. i ible and that
they need to adopt the StatemEnt of O~~err~~` Consxl~iat~c~n~. f'4ri ~m~i~~lnient
and then the development pernuts
Commissioner W'eremiuk mac~e a mot~~~n ~c~ .i~lc~~i ~he re~.~liii ~~n apprc~ti iu~~ the
Statement of Overridmg Considerat~on ~~ i u] [' I l 1•~ I i i i.l i i;~ s ~
Commissioner Bradley seconded the mctitir~ii
The motion to adopt the Stateni~ui ~~I Oti~ri ulii~~~ ('~~n•i~t~ra~ic~n was appro~~ed b~
the followmg vote
AYES• Bradley, Breisch. G~~ici ~1~~~n~h. 1'~~tl~e. 1leremiuk. Zinner
Chair Parlee stated tl~ :~e Text ~mendm~~t is to allo~~ rooftop parkmg «~ith
approval of a Candi~~l ti se P~rmrt
Cammiss~~•ut~i 11~~~uch ma~l~: ~~ in~+iiril to adopt the Test Amendment to allow
rt~~,li~~~~ p~uh~ii~~ ~+uli •~I~I'iu~ril c+l .i Cc~inhtaonal Use Permit
('c~mmi~,i,,n~i ~~'4rcmi~il. •~~onded the motion
! he; i~c~tism ~~~ .~~I~~~~' rh.: 1 r~~ A~nendment «~as approved b~~ the following vote
' 11 I ti lii~iclle;t, lii~isch, Gruber, Moench. Parlee, Werem~uk, Zmner
Cammi~~~+~^~~ [i~+il+er asked staff For the zomng of the resident~ai neighborhood
ad~aceni i.~_ il~~ ~~te Ms Frick stated that the zonmQ for the parcel acoss t~e
allev. «le~~ of ---. «las zoned RVC y
~1~ ~rick recommended restating the motion as follows "to recornrnend to CitE~
t'c~:ii-~il approva~ af the Text Amendment "' The Commission agreed
The motion to recommend appro~~al of the Text Amendment ~~~as approved b~~ the
follo~i~ing ~rote
AYE5 Bradlea. Breisch. Gruber, Maench. Parlee, Weremi~k, Zulner
Cammissioner Zinner made a motion to apprave the CUP and DR ~~~ith staff
conditions and findin~s and with the followmg addrtional conditions {1) ~hat the
rooftop lighun~ not "spill over" the edge of the bualding, (2) that the light poles
7
Planning Commission
March 5, 1997
not be visible, or reduce the visual unpact as much as possible, (3} that the street
trees conform to the do~~~ntown streetscape plan, (4) that the parkuig under the
Champagne To«-ers be open prior to the cornmencement of con.struction of the
pro~ect, and {5) that the ARB carefully re~-iew the northeast corner design
Commissioner Weremiuk made a substitut~ motian ~~~ith the omission of the
fourth added condition. and ~vith an additional condiuon that the ARB carefull~r
re~iew the design of the rear of the buildmg {alley side}
Commissioner Zinner seconded Comm~ssioner Weremiul. ~ ir~~~iu~n
Chair Parlee asked if the mation ame:t~s° the s~.ll i~:,.~~rruritin.,.~ii~~n~ at~
condinons Commissioner Weremiuk ausi~~ered in .ih~ :I lirrn.~ti« ti1~ I~ck
stated [hat the Statement af Off~ctal Acti~ «~ill re~i ili~ .~ni~n~lm;:n[, .in~: ne~;~
conditians as appropriate
Chair Parlee commented that the pro~ec ~~i~ihli~li~s [1~.: ~~, IL for the stzeet He
also cammented that, in h~s opmion, the j~i.+~~:~i cl~,i~~n h.~~ .~ ~reat sense of entr~~
Commissioner Bre~sch asked
restated Commissioner Wer
re~~ie«= the corner element : ~;
post. so as to create maxi~tn
satisfied ~vrth the re~~~ed~:~on
remam for structural:r~a~ons
that liiti~ Lun~ii~~~~~i ~~~~c.rduy~~ il~~ corner elernent be
~k r~phi~i~e:~i ili< <t~ii~~tion to state that the ARB
"relai~•, tc~ th~ ~1~Icii~~n or reductzon of the corner
pede~ri~in ~-~ic:ntatic~ri Commissioner Breisch «-as
litic~rt`°an.d ~c.~i4c! if~.~r ih~ pole element ma~~ need to
The Comm~~~~~~~i l{lw~l'~~~~~ l'IC L11C11 .ind pole element
~t~ 1 ii~k ~i~I.cc! fn~ Ll.iritication on the follo«-inff that on the landscaping
recEuirci~l~n~ i'fe d~1~1Eli:Aill be made to comply if theydo~~~nt~wn streetscape plan
li.i* fti~cn ~r~~~i.~~«I ;~i-ic~r i~ issuance of a buildmg permit, and that the lightmg
4~Irtn h~: ~uhmiiiLcl ~ i~i <<~+E~io~-ed prior to issuance of a build~ng perm~t
C~i ~nii~~~ta~i4~ti ~U~~m~uk and Moench agreed to the clarification
Commissioner Zuuier asked about the issue of the street trees Ms Frick stated
that trees~:are to conform prior to issuance of the Certificate of Occupancy
tilti S~ilak asked for clarificat~on on Condition #34. which is the lighting plan
C rniini~ssioner Zinner asked that this be a friendly amendrnent Commissioners
~t ~•~ ~ mi~k and Moench aQreed to the friendly amendment
The morion on the CUP and the DR ~~ras approved by the follov~ring vote
AYES BradleS'. Breisch_ Gruber. 1~loench. Parlee. Weremmk. Zinner
Ms Frick stated that the pro~ect has been approved
[The Com~nlssion took a break at this tune ]
8
Planning Cammission MarcF~ 5, 1997
$. DISCL"SSION:
A Presentatron on Sustainarle Cities Pro~ress Rebort fPaul Gasev~
CQntinued to ~-pril, 1997.
B Selection of Representati~-e(s) to Represent Plannin~ Commission
Recoinmendations to C~n~ Council on the Draft Hausin~ EIement
The Camrn~ssion discussed ~~~ho should go the Cit~- Counc~l ni~: .i ~~ ~~n ~~iarch 18.
1997 Ms Frick e~plained the anticipated presentation ~-~r~~~~ .at i ~~• Cit~~ Gouncil
meeting The Coanm~ssion asked if ~;~ztten maf~als ~~c~ti ~i ~~c: ~~~~•. i~l~•~ prior to the
meeting Vis Frick stated that m addition tv:t~ ~ommis~ c~i1 i~iiai.it~~ .~Iy~~I~~ti L.I this
er~ening, the Commission «-ould be r~eil~ing co~c•~ ,~~~ ~ i.~ f rrimi,-iot~'s
recammendations in a bold:`str~ke-out forr~ . ~.~., ~ 11 „~ the Gt ~~ i ~~ i I~i.~ E I' ~ t, u~r
Ghair Parlee asked for l~olunteers Comtn~~,~ri~~ i c~~ ~il~,•i nominated Chair Parlee
Chair Faxlee aareed to repr~sent the Commi~,ic~n f-~.~ ~~~i-~ianers ~[~~eremiul: and
Brersch also ~.~olunteered
~is Fr~ck recommended that th; ~r~~r~•.:nl~i~r ~~ n«~ ~•ii.-~ to the Cit~~ Couricil
meet~n~ to plan the~r presentat~oti
Chazr Farlee asked if this,;~nsti~u~~~ .~ ~i I~-cniniti•i~i:~ and if there «-ould be ant-
problems «~ith the Bro ~i~ ~~ i Dep~t~,~ c i' ~ 1~~t~~ ne~• ~u~obel determined that this ~s
an '`ad hoc" com~nit~~r ~~ i 1 ~ l~iited purpc~se. therefore there is na problem ~t-ith
the Bro~~n Act -
~~<<l.<<~I pf f~~ 1'lll 11~ c t~:nmi~~~s~n I~~ ~~I~~ RSS Zonin~ Ordinance Reauirements I'~
111,:~ \~«~ti frr I )c~:l.~ ~ment Yroiecrs
[ li,iii I'.iilc.~ ~~I,:~! ~-Itiu ~zsted thZS discussion item n1s Frick stated that her
i,:~~~El~~ti~;n i- ~~,~~ i t~i~ ~~ie Chair's request
° The~ [.~ ~~~~i~r~ic~r ~~~fli- discussed the issue, but took no actian
9..::: ` CO~i1~~ti\IC~~`~ONS:
~ Plannin~:~ommission Caselist
k3 /.~~~iri~~~dministrator Caselist
( [ urt ~ ~ ilati~-e Pro~ ects List
10. CO_l•~11•ZISSIO~i ~GEND ~:
Commissioner A~loench requ~sted a discussion or presentation on park~ng in tlie
do~znto~~•n area
Chair Parlee asked ~~~hen the Doti~~nto~~~n LTrban Design Plan «~o~ld be com~ng to tlie
Commission for re~-ie~~° I~~ir I~•Tartin stated that it is scheduled for June
9
Plann~ng Commission
11. PUBLIC I\PUT: N0:~1E
1Z. ADJOL?R~TI~IENT: The meetin~ ~~~as ad~ourned at 9 ~0 p m
f',plari~share~~,pc``~a~enda~,pca35 97
3i19:~97
March 5, 1997
10
ATTACHMENT F
Uauid H~iKlgr ~ 31 G-31 v-27A8
~az~ic~ ~,ai~,~er~
Pr~~entiti~y~ Medicine
Santa ~Ior.ica, Ca 90~04
310-315-2 f 4~
i7~411l97 v ~ ~+[ r~w _r_rc
C~ty ~auncil
1 ~85 ~arn 5t , Room i ~~
santa r~~o~+~c~T CA 90401
D~a~ City Caunc;i and Pl~nners,
David Ra;kien
2S i 6 ~r~zcna ,~ve
Santa ~1vn~ea CA, ~Q404
i~1y family I and a~preciate tl~e opp~rtur~ity ~~ camment on ~he ~ 2~ l~'Jilsh~r~
prc~ject- fNe are op,~ase~ to thfs Intrus~v~, c~~necessary ,~rap~~~„ Sant~ r~Qr+ica
has ~r exces~ ~f reta~f ;~tores an~ parkin~, far bey~ond the r~eeds o~ res~de~~s.
Roaf top parktng ~~r~E~ ad~ insult ~o ~njury
~ } He~vier t~`~f~~~ ~t ~nd an~+ y'J3i~;h~re
2) Endange~ p2des4riana
3) D~~, u~t me~i~al offices and h~:eis
4) 1~V~rse~ noE~e ~ollutian
5j 1~licrsen aEr po!lut~on
~) Vlra!':eY1 V!SUaf poilt~~lon
~) Prolang ~iisrupt~~e c~n~t~ uction
8~ Er: de v,tal open ~,pa~e
it ~v~l1 harrY; my ~~sme~s a~ well as th~ h~a!th af c~r pat~znts ~nd €arr;ly
Imagine d~sctas~+ng a~erso~a~ rrtatter ~;~th yaur doctor, therr be~ng tt~t~rt~upted
~y a;ac?cham~v;er. The ground levef p~ricrr~g lot th~re 3s actu~lly a btessEr~g
carnpared to th~ out-sk~ed ~u~fdings aro~nd it There Gs a Iitt(e space. The raaf
sl~~~:Id not becorne a parkin~ Iot.
The prcposai wi~, oversatura~~ ~nd and ~."Jil~hire at e~~~ery level
Protec~ t~e loc~! r~s~dent,~ and pati~nt~, instead af grasping de~ef~pers.
S~rc~rely,
Da~•id Ra~klen, M.~