SR-7A (12)~~~~~3V~~
PCD KG AS D.T planlshare!pc~strpf~~dr970~ 82b
Plannmg Commission Mrg September 3. 1997
TO The Honorable Plann~ng Commiss~on
FROM Plann~ng Staff
DATE September 3, 1997
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Santa tilomca. California
SUBJECT. Supplemental Staff Report for Development Re~ iev~~ 97-0OS
Address 2300 Colorado Avenue
Applicant David Hibbert, Arehitect, for Arbaretum Develapinenc Partners
1NTRODUCTION
Act~on. Development Review far a portion of Phase III of Colorada Place
{The Arboretwn) consisting of a 191000 square foot, six-story
off ce bu~lding abo~~e a three-~evel, 625 space subterranean parking
garage at the srte known as The Arboretum
Aecommendation.
,. . . ..
Action Deadlir~e Date.
BACKGROUND
Return far Redesign
September 28, 1997
Tlus supplemental staff report addresses concerns raised by the Planning Cornm~ssion at the Augus#
24, 1997 heanrig The Commission requested that the applicant mod~fy the pro~ect design tv include
two access pamts and itnproved pedestrian access to the office building at the Cloverfield Boulevard
frontage, irnproved pedestrian orientation of the bu~lding a~ang both street ele~ations; provide
improved articulation/massing at the raunded corner element of the bu~lding, including revised
landscaping and access, and provide pedestrian access at the rear and west sides of the building to
meet reqwrements for internal pedestrian access betr~~een buildings on the srte Direcnon was also
given to Staff to assess the available square footage allocations far restaurant and retaul uses.
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ANALYSIS
Pedestnan Access - Cla~ erfield Boulevard Fronta~e
The De~-eloprnent Agreement's design concept for the overall pro~ect en~~isioned a de~~elopment
uhich ~~~ou~d not oni~~ prot~ide open space and stdewalks aro~and the perimeter of the pro~ect. but
r.~lvch «~ould alsa provide access and tnternal circulation to encourage pedestnan activ~ty through
the srte As designed, the bwldmg concentrates ~ts gedesman onentation along the Golarado A~~enue
fronta~e To inerease and accommodate pedesman actn~rty, the Camm~ssion asked the applicant to
pro~Tide additional access pomts from the public side~ralk to the on-s~te sidevs,~alk and outdaor terrace
areas surroundin~ the buildmg, and to add entrv pomts mto the btuld~ng at tlae Cloverfield Boule~~ard
frontage
The applicant's revised landscape plan provides two ne~v access points along Cloverfield Boulevard
that ltnk the public s~dewalk to the pro~ect's paved terrace area, and one new path along the Colorado
Avenue frontage ~n the Cloverfie~d frontage, a new paved path is proposed ~,~hich leads from the
sidewalk to the terrace area ~ust south of the corner element Further south, a second, S-shaped
pathw~ay is proposed from the sidewalk to a walkvvay along the rear of the building The new path
at the Colorado Avenue frontage is Iocated ~ust narth of the corner element
The plans do not reflect that entiy pomts have been pro~ided inta the buiidmg either at the comer
element or alang the Cloverfield Boulevazd elevation While Staff requested that these entry po~nts
be added, the applicant felt that the Plamm~g Comrnissian's issues have been addressed b}r the
add~tion of paths from the public sidewalk to the pro~ect's terrace area. Staff helieves that, while the
addition of these paths enhances pedestrian accessibility to the terrace, and rear of the building,
pedestrian accessibxlity could be further enhanced by adding building entrarices on the Cloverfield
elevation and possibly at the corner element.
Art~culation/Massing at Raunded Comer Eiement
Landscape and site plans far the pro}ect have been amended to demonstrate that a cunned
walUseating area is pravided at the corner of the property where CoIorada Avenne meets Cloverfield
Boulevard A curved fountain is also proposed between the sea.ting area and corner terrace
Although Staff beheves that these features are intended to pravide outdoor ambience and to soften
the building's l~eight and massmg, Staff does not believe that the Planning Comtnission's issue
regarding articulation has been addressed since the applicant has no# rnodified th~s aspect of the
building design. Staf~ belie~es that the applicant has several options for reliev~ng the massing at th~s
corner For example, the archrtect could modify the round design of the carner element Ento an
octagonal shape with access points along the ground floor wyndow azeas. or completely open up the
ground floor af the corner element to the outside, by removing the ~~mdo~ys and providing access
ta the office building by ti~valk~ng through the tower space and mto the build~ng
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Pedestrian Access at ~auth and Vv'est S~des
The De~~elopment Agreement requires the property to be designed and deE-eloped in a manner «~h~ch
pro~~ides pedestnan-oriented circulatian betu~een related buildings on the property Specificall}~ , th~s
finding reads
The propertr~ [shall] provide appropriate intemal pedestrian-oriented
circulation bet«~een related bu~ldings on the properti~
Staff interprets this requirement to mean that a pedesuian should be able ta walk d~rectl~~ from
bu~lding to building vazthin the srte without ha~ ing to use the public sideu~alks For exatnple. a
person working at the Gateway offiee building should be able to exrt the building from any cl~rechon,
and be able to reach both the apartment complex to the west, and the Ra1ph's market #o the sauth.
ihraugh a senes of ~nterconnected pathways, rather than havmg to exit the building at its ma~n access
point, and take the pubiic sidewalk ta the~r dest~nation point. Likewise, a resident of the apartment
complex should be able to reach the Ralph's market through an internal circulation plan, rather than
having to use the public sidewalk
The applicant has parhally addressed this issue by expanding the walkway at the rear of the
building This path connects to a path betv4-een the office build~ng and the Ralph's market However
while the first floor plan shows an exrt door at the rear af the b~lding, it is unclear if tlus exit is for
emergency purpases only. On the west side of the office building, a tree-lined walkway is pravided,
however, no connection to the rr~ixed-use residential pro~ect is pro~~ided As ample pa~~ed
dri~~way/wa~kway areas are pro~ded at the adjacent property, staff feels that this connection cauld
easily be made.
Alloca#ion of Sauare Foota~e for RetaiURestaurant Uses
At the August 20, 1997 hearing, the applicant discussed that the northeast corner of the buildLng
{mcluduig the ro~nd corner element) may be accupied by a restaurant m the fut~re As the current
project bein~ proposed is far co~nmercia~ office space, the Commission directed Staff to rev~e~.~~ the
De~elopment A~eement square footage allocatians vv~th regard to both reta~I and restaurant uses to
determine future development capabilities and flexibility.
In accordance with the De~elopment Agreement, a ma~cimurn of 25, 000 square feet is permitted for
restaurants To date no restaurants ha~e been approved for the site, therefore the fu1125,000 square
feet is available Additionally the Development Agreement permits the on-site sale and consumption
of ale~holic beverages in up to three restaurants located in the project, except where take out serv~ce
is prtmary, sub~ect to approval of a conditional use permrt for each one. Any future restaurant v4711
be requsred to comply w-~th a parkin~ requirement of lspac:./75 s f of floor area for restaurants and
1 space!375 s f of floor area for fast food outlets The addrtion of a restaurant in the Gateway
pro,~ect would be suY~ject to Planntng Commission review through a Development Rev~ew Permit
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and revie~~- by the Architectural Re~~ie~4 Board if exterior buiidinE rnodificat~ons or signage is
proposed
The De~~eiopment .lgreement permrts a maximum af 10,000 s f of reta~l use on the overall siFe
Approx~matelti~ 9,400 s f of retail use has been approved as part af the mtxed-use residenrial proJeet
T1lerefore future retail development ~;~ould be limrted to 600 s f The addit~on of retail use in #he
proposed Gate~-a~- pro~ect v~~ould be sub~ect to Planning Gommission re~~ieu~ thraugh a detielopment
re~~iev~ permrt and re~~~e~.v b~~ the ~,rchitectural Re~~ie«° Board if the proposed use r~•ould require
exterior mod~~cations to the building or sxgnage
corrcLL~sio~v
Staff does not beheve that the revised plans comply wzth the required findings of the De~~elopment
Agreement, as amended, wRth regard to internal pedestnan circulation In addition, Staff believes
that the general pedestnan access and orientation along both the Calorado Avenue and Cloverfield
Boule~ard frontages could be si~mficantly unproved bv prav~dmg access ~nto the build~ng through
the comer element and aiong the Cloverfield elevation
RECOMMENDATION
It is recornmended that the Planrung Commission continue the project and dzrect the applicant to
revise the design to satisfy the Deve~opment Agreement's requirement fvr appropriate mternal
pedestrian-onented circulation between re~ated huildmgs on the property Should the Planning
Commission determme that the pro~ect adequately addresses this requirement, the Commission
should articulate the specific aspects of the project that successfully rneet this requireznent and d~rect
Staff ta return wrth revised findings and cond~tfons
Prepared b~ Donna Jerex, Assoeiate Planner
F 1PLAN1$HAREIPC+STRP1?DR9705 826
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ATTACHMENT Q
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MINUTES
REGULAR MEET[NG OF THE PLANNING CDMM~SSI~N
OF THE C~TY OF SANTA MONICA
WEDRIESDAY, AUGUST 20, 1997
7:00 P M
CITY COUNCIL CHAMBERS
RQDM 213, CITY HALL
1.
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CALL TO ORDER: The meeting was called to order at 7:10 p m
I'LEDGE OF ALLEGIANCE: Comm~ssioner Weremiuk led the Pledge of
Allegiance.
ROLL CALL. Present Berton R Bradley
Kenneth Breisch, Commrssianer
Frar~k Gruber, Cammissioner
Lau Moench, Comm~ssraner
Eric Charles Parlee, Cammissianer
Kathleen Werem~uk,
Jahn Zinner, Chairperson
Also Present Kyle Ferstead, Comrnission Secretary
Suzanne Frrck, D~rector of Planning/PCD
Karen Ginsberg, Planning Manager
Donna Jerex, Associate Planner
Amanda Schachter, Senior Planner
Mary Strobel, Deputy C~ty Attorney
4.
PLANNING DlRECTOR'S REPORT:
Ms Frick ga~e the Director's Report. Ms Frick infarmed the Comrr~ission af
a study session scheduled for September 10 on ti~e Inclusionary Housing
Program. She stated that there also will be a publrc workshop on this tapic
on Sunday, September 7 at Lincoln Park from 1.30 ta 4 00 p rn She asked
that the Commission defer their comments on an ~tem they received from the
Airpart Director. She stated a pubiic hearing on the matter will be held in the
near future and comments may be g~ven at that time
Comm~ssioner Parlee asked Ms Fnck ~f the public ~earing will include a
repart from the A~rport Subcommittee Ms Frick stated that the report,
which is now in dra#t forrn, wiif be included
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Planning Commission
August 20, 1997
Ms Fnck reported that the Comm~ssian ~s scheduled to meet on the
following dates. Septemkaer 3, September 10, September 1 7 and, tentati~ely,
September 24 She also reported that the ~dgemar appeals w~li continue to
be heard on August 2fi, 1997
Comrniss~oner Parlee asked about the status of the St. John's pro~ect Ms
Schachter sta#ed that the public hearing will be held in late November ar
early December and that the EIR sho~ald be avarlable in the next month and a
halfi
5. APPROVAL OF MINUTES:
Chair Zinner asked for an amendment on page six of the minutes for May 7,
1997, as regards a reference to traffic calming
Commissioner Parlee made a motion for approval of the mir~utes for May 7,
1997, as amended. Commissioner Breisch seconded tF~e motion, which was
approved by vorce vate w~th Commissioner Moench abstaining
6. STATEMENTS OF OFFICIAL ACTIDN: Consent Calendar
Commissioner Breisch made a motron to appro~e the Cansent Caler~dar as
submi#ted Commissioner Gruber seconded the motion
The motion was approved by voice ~ote with Commissioner Parlee abstain~ng on
the entire calendar and Commissioner Bradley abstaining an 6-B
fi-A CUP 97-011, 1299 Ocean A~enue
6-B CUP 97-013, 1423 S~cond Street
6-C. CUP 97-009, RPP 97-Q01, 1420 Yale Street
6-D. DR 97-002, 241 Santa Monica Boule~ard and ~ 333 Second Street
7. PUBGIC HEARINGS:
7-A: De~elo~ment Review 97-Q05, 23D0 Colarado Avenue. C-5 ~Snecial
OffECe CommerciaU. A~~lication for a Develonment Re~iew Permit to
allow the construction of a new. 191.000 sauare foot. six-stor~ office
buildina abo~e a three-le~el. 637 soace subterranean parkina aaraae at
tha site known as The Arqoretum A Develonment Review Permit is
reaurred to en$ure that ~he nrooosed nroiect comnlies with the
reauirements af the De~elooment Aareement far this pro~ert~ fPlanner.
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Planning Cammission
August 2U, 1997
D Jerex? Annlicant• David Forbes Hibbert far Arbor~tum Develqpmen~
Partners [Cont~nued from August 6, 1997]
The applicant, Da~id Forbes Hibbert, 120 Broadway, Santa Monica 90401,
was present to discuss the project
The Commission asked questions of staff and tf~e applicant regarding the
issues ofi street widening, various mitigation measures, and the proposed
design of the building entry, corner element and landscaping
There were na requests to speak subrnitted fram any member of the publ~c.
Chair Zinner asked for staff response to the l.awrence and Harding letter
dated August 20, 1997 Ms Frick cammented tha# the letter recommends
amendmer~ts to several condi#ions She explained that many of the
condit~ans are from the orig~nal Development Agreement, Attachment D,
and are under the autharity of the Director of Environmental and Public
Works Management ~epartment {EPWMD) She further expia~ned that
while some modification to th~se am~ndment5 may be made by the
~irector of EPWMD, the Comm~ssian has no authority to change t~em
Chair Zinner asked if the Comm~ssion can offer recommendations to the
Director of EPWMD Ms Fnck answered in the affirmative
Commisstianer Gruber asked about t4~e actua! m~tsgat4on measures as
regards the widening of Colorado Avenue and Clo~erfield Boulevard He
commented on the mitigation measures ~n the Development Agreement
and stated that the City's approach to such measures ha~e changed m the
last ten years Ms Fr~ck stated that substitute mitigat~an measures must be
equi~alent to the orig~nal mitigation measures and e~aiuated through the
Enviror~mental Impact Rev~ew (EIR) process
Commissioner Gruber expressed his opinion t~at the mitigation measures
ar~ not good Ms Frick explamed the process for this overall pra~ect and
stated that the mitigatifln measures from the original De~elapmen#
Agreement must be used Deputy City Attorney Strabel explained that
under the Development Agreement, the Director of EPWMD has two
separate sets of discretions (1) the timing of var~ous off-site improvements
a~d ather mit~gation measures spe~~fed ~n tl~e Development Agreement,
which must be accompiished an a certain order and before all build-out is
complete, and (2) the Develapmen~ Agreement has a exhibit which outlines
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Planning Comrnission
August 20, 1997
"Generai Ser~ices" requirements and what subst~tute measures may be
~ased with the appro~al of the D~rector of EPWMD, if they are equivalent to
the origmal measures She stated that some substitute mitigation
measures are subject to CEQA reWiew, which would require additional
analysis
Commissianer Gruber asked if there is a list of issues under the Director's
discretion Deputy City Attorney Strobel stated that some of the items an
the list are found m the Lawrence and Harding letter She stated that
Planning staff wants ta add language to thase conditions where the
De~elopment Agreemer~t allows EPWMD some discretion The language
would lea~e the canditions as written and add at the end of each conditian
the follow~ng language "The Department of Env~ronmental and P~blic
Works Management may madify this condition ~n accordance with the
standards set forth m Section 6-C of the De~elopment Agreement regarr~ir~g
pra~ect phasing or Exhibit D of the DeWelopment Agreement regarding
substitute impro~ements " Therefare, if substitutes are proposecf, the
de~eloper and EPWMD can come to terms w~thout retuming to the
Planning Cammassian to specifically amend the conditions on this appro~al
of specific build~ngs
Chair Zinner asked if the Water Garden pro~ect, phase ~wo, will alsa be
givirtg over land for additianal traff~c lanes Ms Frick stated her belief that
both s~des of the street are bemg widened
Chair Zinner commented on the proposed srdewalk location an Clo~erfield
Boulevard and asked whether it can be redesigned to be more pedestrian-
fnendly Ms Frick stated that this is a design issue and the Commission's
~iews will be cnn~eyed to the Director of EPWMD
Comm~ssioner Moench expressed the Commission's discomfort w~th the
street w~~th and sidewalk placement He asked staff if all or part of the
De~elapment Agreement can be canceled ~eputy City Attorney Strobel
stated the process is the same as adoption of the ~eve{opment Agreement,
mcluding holding a Planning Commission public heanng, City Council
hearing and a f~rst and second reading af the ordinance She also stated
that any discretionary actian must compiy w~th CEQA
Commissianer Weremiuk stated that she would like to see mi#igation plans
come to the Commissian for comment, especially as regards the street
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Planning Commission
August 24, 1997
w~dening and sidewalks Ms Fnck stated she will sp~ak with the Director
of EPWMD
CommESSioner Gruber asked for staff's ~iew an fhe issue of size reduction
per the EIR Ms Schachter stated that the proposed pro~ect most cfosely
relates to Scheme B in the appro~ed E1R She stated that the
o~celresidential component ir~ Scheme B is siightly smaller than the
proposed residentFal pro~ect to be considered in the following hearing She
also stated that the propased c~mbination falls within the appro~ed
parameters
Commiss~oner Gruber asked if the EIR m~tigatron measures remain the
same Ms Schachter replied ~n the a~rmative
Commissioner Bradley asked about the configuration from tF~e original
proposal for the si#e Ms Schachter stated that the original proposal
included a grocery store, housmg, and office build~ngs (two four-story
buildings)
Cammissioner Weremiuk stated she has a problem with the pedestrian
friendly finding and the massmg on the Cloverfield corner She suggested
this item be continued unt~i the a~plicant addresses the pedestr~an aspects
of the pro~ect She th~en made her suggestion into a motion
Comm~ssioner Moench seconded the motion
Commiss~oner Breisch asked Commiss~oner Weremiuk to explain her
motian Commissianer WeremEUk commented on th~ proposed
landscaping at the corner, access into the comer portion of the building and
changing the design of the round element at tF~e corner
Comm~ssioner Parlee disagreed with Commiss~oner Weremiuk He tt~en
stated that the Architectural Re~iew Board {ARB} should deal with the
facade design and landscaping
Chair Zinner stated that he did not have a problem with the design or the
mation to cantinue redesign He suggested the item might return with Craig
Perkins, Director of EPWMD, and Ron Fuchiwaki, Gity Park~ng and Traffic
Engineer, in attendance
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Planning Commission
August 2U, 1997
Commissioner Gruber expressed agr~ement with Chair Zinner as regards
rece~~ing input from other City staff He stated that t~e issue of pedestnan
friendliness has changed o~er the past ten years He suggested making a
candition to require pedestriar~ pathways through the properties He
commented that he has a probfem with the lack of ability to cross Colorado
Avenue between Twentieth Street and Cfoverfield Baulevard He also
stated that he does not agree with Comrnissioner Weremiuk regarding the
corner turret element He stated that he could not ~ote far the pro~ect En
good conscience
Ms Frick stated that pedestrian access ~rom the proJect site ~s not part of
the consrderation this e~ening
Commissioner Breisch expressed empathy with positions taken ~y
Commissioners Gruber and Weremiuk, howe~er he stated that the
Commission has to consider the pro~ect withir~ the canfines of the
Development Agreement He noted that under the Development
Agreement the applicant has certain rights and the EIR mit~gations
measures must be adhered to He suggested the Comm~ss~an cancentrate
on pedestrian access within the pro~ect For the record, he stated that ~e
has no problem with the turret elem~nt He also stated that tenant use of
the building will determine where the entries should be lacated
Commiss~oner Weremiuk stated that she has a problem with the lack of
access points from the Cla~erfield side of the pro~ect Mr Hibbert stated
that the tenant use will determine the access points He offered several
scenarios including general office space and a restaurant use Ms Frick
reminded the Commission that they are appro~ing aifice space and not a
restaurant use
Chair Zinner asked staff if the CommissioR can use flexibfe language for an
approWal Ms Frick answered m the affirmative
Chair Zinner asked staff to check the square ~ootage cap on permitted uses
for the site Deputy City Attarney Strobel stated ti~at there is a cap or~
restaurant space Mr Hibbert asserted that a restaurant use can be part of
the pro~ect and that the applicant is wdfing to do two access poirtts on the
Clo~erfield side
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Planning Commission
August 2U, 1997
Commissioner Parlee stated he could support the mation ~f the pro~ect
returns c{uECkly to the Gommission He a~so stated ~e could ap~ro~e the
pro~ect as presented
The Gommission discusse~ whether they should appro~e the pro~ect with
canditEOns or con#inue it for further discussion with City staff in two weeks
Ms Fric~C sta#ed that the date certain woulc! be Septernber 3, 1997
Commissioner Weremiuk asked ~hat t~e followmg issues be Encluded for
the next hearing on this Ftem two a~ditional access pomts on Clo~erField,
the des~gn of fhe co~ner turret, addit~onal retail and restauranf space floor
area cap, the ~nclusion of ffex~ble language regardmg th~ p~rm~tted uses,
pedestrian access ad~acent to the fountain, the massing of the thre~
elements, and a discuss~on with City staff regarding street configuration
and placement of sidewalks
Cammissioner Gruber asked that the issue of internal access at the rear of
the site be included Commissioner Weremiuk agreed
The motion to continue to Sepfember 3, 1997, was approved by the
following vote
AYES Bradley, Breisch, Gruber, Moench, Parlee, Werem~uk, Zinner
ACT10N: CONTINUED TO SEPTEMBER 3, 1997.
[The Commission took a break between items ]
7-B: Development Aqreement 97-001 and ^e~elanrrEent Re~iew Permit 97-
001. 2200 Colorado AWenue. C5 (Soecial ~ffice CammeraaEl Distrtct.
De~elonment Aareement 97-001 for a third amendment to the existina
Development Agr~~m~n~ to remove tf~e 6-storv limrtation for the
develaqment of a multi-famil~ housina qroiact: and De~elonment Re~iew
P~rmi~ ~7-001 to allow the construction of a new. 285.492 sauare
foot. seven-starv. 351 unit a~artment buildina with 9.500 sauare feet
of ground flpQr retail snace. and se~en levels (126.592 sauare feetl of
at-arade and above-arade oarkma. includina roofto~ oarkina. at the s~te
known as The Arboretum A De~elanment Review Permit is reauired to
en$ure that the nrooosed nroiect cflmnlies with the reauirements af the
Develooment Aareement for this nrooert~ {Planner: D. Jerexl Aoolicant
for DA ~7-001 Lincaln Propert~ Comoanv. Appl~cant for DR 97-001:
Davicf Forbes Hibbert for Arboreturn Devefapment Partners
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Planning Commission
August 20, 1997
The applicant, David Forbes Hibbert, 120 Broadway, Santa Man~ca 9040~,
was present to discuss the pro~ect Also present were D~nnis Cavalari of
Lincoln Properties {the developerl, a representative from Psomas and
Assocrates, and Kenneth Kutcher from the Law ~ffices of Lawrence and
Hardrng
There were no requests to speak submitted from any member of the publ~c
Cammiss~oner Weremiuk stated that she fikes the pro~ect and asked if
the amenity levels En the un~ts will be the same for all tenants, including
the Iow ~ncome tenants Mr Ca~alari stated #hat all un~ts will have
washer/dryers, refngerators with ice makers, balconies, walk-ir~ closets,
Raman tubs, dishwashers, built-~n computer desks with extra
telephones imes for facsimile machmes and modems He also stated
that the building amenities wil~ rnclude a fitness center, media room,
large meeting roam and busmess center
Commissioner Weremiuk asker~ if there will be a fee charged for use of
the fitness center. Mr Cavaiari stated that #here will be no added fees
to building residents
Commissioner Weremiuk asked why, o~ the 49 one-beclroom, two-bath
units, 45 of the one-bedroam units will be set aside for the Iow and
moderate income tenants Mr Cavallan sta#ed that the reasans were
economic and the units are designed to meet the City's mmimum code
requ~rements
Commissioner Weremiuk asked if Lfncoln Propertaes consrders moderate
income to be 100% of inedian income Mr Ca~allari answered in the
affirmative
Commissioner Weremiuk asked if she was correct that there are no
three- bedroom a#fordable income units. Mr Cavallari answered in the
affirmative
Commiss~oner Weremiuk asked if tF~e community room would be
available to the public. Mr Cava~ian answered in the negative
Commissioner Grubar asked about the use of palm trees on the
landscape plans. The landscape architect for the pro~ect, Jim Hogan,
explained the madified plan and discussed the proposed tree plan,
which will include shade trees.
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Planning Gommission August 20, 1997
Cha~r Zinner closed the publ~c hearing.
Commissioner Parlee expressed strang support for the project He
commented that the massing and articulation needs refinement Pr~or to
go~ng to ARB
Commissioner 8radl~y commenteci on the pedestr~an access way, which
appear very narrow and unfriendly
Cha~r Zinner suggested the use of a change in pa~ement texture for the
pedestrian accessways adJacent to ar crossing drrveways.
Commissroner Parlee made a motion for appro~a! per the staff report
and with the car~d~tion that ARB pay particular attention to articulation
and parapet roofi design "with a ~iew of banefECial sirnplification and
retinement "
Commissioner Sre~sch seconded the mo#ion
Chair Z~nner asfced ~f the mation ~ncluded tf~e rev~sed language pr~~ided
by staff regarding department flexibil~ty. Commissioner Parlee answered
in the affirmative
Cammissianer Weremiuk offered two friendly amendments: that
pedestr~an entry be broadened and dEfferent~ated ~n some fash~on fram
the auto driveway, perhaps through the use of textured pavement, and
that there be no difference between amenities provided fTOm marfcet
rate unit and other income units
Deputy City Attorney Strobel advised that the Development Agreement
locks in certain standards far amenrties that can be changed for
different types vf renters She stated that the proposed condi#ion can
~e mcluded w~th the approvaf ~f tf~e develaper Mr Cavallar~ a~reed to
the candition pro~~ded that it does not include the number of bathroams
per unit
Chair Zinner repeated the proposed amendments as equal amenities,
the width Qf the pedestnan sidev+ralk at the entrance on Colorado, and
crosswafk that crosses pedestrian walkway beh~r~d Gateway
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Planning Cor~rnission
August 20, '1997
Commissioner Parlee agreed to the fr~endly amendment on the amenities
but rtot the other amendment Commissioner Breisch stated that he
daes not perceive a conflict between the automoE~ile traffic and
~edestrians He agreed tha# a change in texture af the pavement would
be adequate
Cammissroner Weremruk stated that she wants more definition and
articulation so the ~uilding looks more residentral
Commissioner Breisch stated that he reads the design as a"piazza" and
the textured pavement wauld enhance the nofian of a mixed use area
Cha~r Zinner recommended that ARB re~iew the proposed pavement
textures for the pro~ec# He asked if staff understands this condEtion
Ms. Gmsberg asked for clari~ication.
Commissioner Gruber [off microphone] expressed suppart for "one level
with bollards for the open area" per Commissioner Bre~sch`s suggest~on.
Commissioners Parlee and Breisch agreed to include the condition
Commissioner Moencf~ askad sta#f for the order of the motians far this
pra~ect Deputy City A~torney Strobel statecf that the Commission
should first vote on tha De~elopment Agreement.
Commiss~oner Parlee made a motion ta approve the Development
Agreement amendment
Cammiss~oner Breisch seconded the motian
The motion was appro~ed by the following vote
AY~S: Bradley, Breiscf~, Gruber, Moench, Parlee, Weremiuk, Zinner
Returning to the first motfon, Charr Zinner asked about the fence heGght
lacation and design The landscape architect stated that the fence
height along Olympic Boule~ard var~as from 42-inches to 72-mches m
heigh~ and explained the location af the railroad nght-of-way easement
Commassioner Parlee stated he had no problem with the requested
fence height, especrally along the railroad right-af-way, which he
cons~ders a rear yard fence Deputy City Attorney Strobel stated that
the Developm~nt Agreement states that all fe~ces within the setback
10
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P~anning Gommission
August 20, 1997
wil9 be 42-inches in height, "unless approved by the Planning
Commission "
Cammissioner Parlee re~rsed the fence height condition to allow the 72-
inch fence height along Olympic Boule~ard side of the property and
along the sideyards Commissioner Breisch agreed ta the re~ision of
th~s condition
Commissianer Gruber expressed oppositian to high fences, especially
between the Courtyard deveEapment and the westside af the Arboretu~n
Villa A~artments pro~ect. Commiss~oner Parlee stated that the ARB can
deal with the fence design.
CF~a~r Zinner asked to incl~de the wording "open fence" in the
conditions. Commissianers Breisch and Parlee agreed.
Chair Z~nner asked that the revised Cond~tion #~42 from the Lawret~ce
and Harding letter dated August 20, 1997, be included. Ms Frick
stated that staff has no ob~ection to this amendment Commissioners
Breisch ancf Parlee agreed to the amendment
Deputy City Attorney Strobel recommended that on Condition #52,
after the code section, the follawing wards be added "in effect on the
effecti~e date of Amendment #2 to the Development Agreement"
Cammissioners Breisch and Parlee agreed to the amendmer~t.
Cha~r Zinner suggested far the record that EPWMD look at the Title 24
requirements ar~d that language be included to require appl~ances that
are energy efficient.
Commissianer Gruber called this a"terrific pro~ect", sspecially the
courtyards and above grade parfcEng
C~mmissioner Braisch also praised the affordable houskr~g aspect of the
pra~ect. He also expressed ~leasure with the mixed use companent
Ms Frick stated the need to suppfement the record with certain
findings. Ms Schachter read the following four find~ngs into the record
1 Appropriate internal pedestrian circulation between related
buildings exists in that ~nternal courtyard areas can t~e
11
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Planr~ing Commission
August 20, 1997
accessed by residents from several points alang inter~or
haliways or through the clubhouse; that landscaped and
pa~ed areas surrounding the bwlding are accessible by
sidewalks and grass areas around the perimeter of the site,
and that walkways around the building penmeter enable
pedestrians to move internally thraugh the block.
2 The placement of each use fln the Pro~erty rs compat~ble
with, and rela#es harmoniously ta, all other uses on the
Property in that the propased bu~€ding is developed in
accordance with ~he devefopment standards and permitted
uses set forth m the Development Agreement; and tha't the
siting af the residential b~ilding relates harmoniously to the
existing and praposed developments on the Arboretum site in
that the pra~ect is bounded by an approved office building
and proposed office building on #he wes# side, and a
praposed office building an the east side. The building
materials consist of stucca with articulated planes echoing
the design details and articulation of the Ralph's market on
the development si~e While the buildmg d~signs are
different, the materials used are intended to provide harmony
and a consistent color scheme for all buildings on the site
3 The design of the buildmg is pedestrian-oriented and relates
harmoniously to the surroundmg sidewalks and streets m
that pedestrian traffic rs facilitated by pro~iding direct access
to the retail uses from the publre sidewalk, the building
design provides the ability to incorporate outdoor seating at
the street frontage, and the inclusion of ground flaor
neighbarhood serving retail uses will enhance pedestrian
activity fln Colorado Avenue. In addition, landscaped area$
between the building and the sidewalk include planters, and
axtens~ve paved areas punctuated by planters filled with
trees, shrubs and flowers These design features create a
pedestrian feel and help to enhance a ~isually harmoniaus
relatianship with the surrounding sidewalks and streets
4 The design of setback and open space areas visikale fram the
public sidewalks and streets features design elements which
enhance and encourage visual connection with tMe public
streetscape and the Property in that the setback alang the
12
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Planning Commission
August 20, 1997
Colorado A~enue frontage ranges from 4D to 42 feet, and
setbacks along Olympic Boulevard range from 55 to 90 feet
Due to these generous setbacks, the viewer's eye is pulled rn
fram the public s~dewalks to ample public gathering spaces
and neighborhood serving retail spaces In addition, paved
areas alang the building frontage include planters filled with
fEowers, trees, and shrubs, which also enhance the building
design at the pedestr~an level
Commissianers Parlee and Breisch agreed ta the fmdings
Ms G~nsberg read into the record from Section 9.2$ of t~e Zoning
Ord~nance that inclus~onary units provided shall have at least the same
~umber of bedrooms as the a~erage n~mber of bedroam units in the
entire project Deputy City Attorney 5trobel stated that staff will crafit
a condition to com~aly with this requirement
Comm~ssioner Parlee asked the applicant rf they agreed to the condition
The appf~cant's team expressed no oppasitian
Cammissioner Weremiuk asked about venfication that the pro~ect meets
code Deputy City Attarney 5trobel commented that compliance w~ll be
~enfied
Mr Kutcher stated that he has d~scuss~d the ~ssue vf the number of
bedroams par unit with the Director of Planning and that the ratio and
proportion must be equivalent He also stated that the development will
not more forward if the number af bedrooms to incpme mix is changed
Ms Frick commented that the pro~ect has changed over time and staff
wif! need to ve~afy the current m~x agamst code requirements
The motion was appro~ed by the follawing vote
AYES Bradley, Bre~sch, Gruber, Moench, Parlee, Weremiuk, Zinner
[The Comm~ssian toak a break at this time ]
8. DISCUSSION:
A Commeraal Setbac~CS in G2 & C-3 Distrfcts (Moench - 9111196)
13
ex .~~ . Q ;
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Pianning Gommission
B
C
August 20, 1997
Commiss~oner Moench asked that this item be withdrawr~
Action: Withdrawn.
Desian Issues in Commercial Alle~ Entries IMoench - 7I30/97~
Commissroner Moench cammented or~ pedestrian oriented issues and
asked staff to analyze this issua for the next fiscal year He stated that
alleys in commercial districts are basically ugly and a study should be
done to find ways to make therri more friendly
The Commiss~an d~scussed horrv
CommESSioner Gruber suggested
synopsis or proposal far their item
the praposals be brief.
to prioritize discussion items
that Commissioners write up a
s Chair Zinner recommended that
Commissioner Weremiuk commenfed on the alley issue as regards the
Th~rd Street Promenade and the dawntown gu~deEines
The Commission agreed to prioritize this issue far future budgeting of a
study Commissioner Gruber suggested tF~at the study identify various
sundry effect, uses and the ownership of the alleys
Actian: Discussion Held.
Sit~irlg PI~~~$ in ~qrnmercial Districts lMoench - 7/301971
Comm~ss~oner Moench crted a boo~C by William White entrtled Cit~
which concludas "that people sit most wt~ere there are places to sit"
He suggested a standard requirement that certain !ot sizes requEre up to
10% seating on the building frontage
Commissioner Gruber felt this issue was micro-managing
Ms ~rick commented that seating is important for pedestnan or~entatior~
and the Crty may look at this issue mare closely in the future She
stated that rt is difficult to regulate public amenities far the public
sector.
Commissioner Parlee expressed genera! agreement, howe~er he felt this
should be a suggestion, nat a mandate.
14
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Planning Commission
August 20, 1997
Cvmm~ssioner Weremiuk expressed interest in an incentive program for
pro~~ding seating
The Commission expressed general agreement that this issue should be
prioritized and possrbly combine it with ather commercial development
s#andards.
Action: Discussion Held.
9. COMMUNfCATIONS:
A Planr~ing Commission CaseErst
B Zonmg Admmrstrator Casel~st
C Appeal of Planning Commission Dec~s~on to City Council
'! CUP 97-003, 1 910 Ocean Avenue [Pri#ikinlalcohol~
Appellant Julie Lopez Dad
10. COMMlSSION AGENDA:
The Commission asked to agendize a discussion on expand~ng the
Commissron`s role to include acting as a Transportation Commission
11 PUBLIC INPUT: NONE
12 QDJOURNMENT: The meet~r~g was adjourned at 1 1 p.m
f 1planlsharelpclminuteslpcm820 97
1012/97 APPR~VED AS AMENDED: QCTOBER 22, 1997
15
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~
~~;-~s
ATTACHMENT E
~ ~, . g ~
,-~
~r ~ L~L
MINUTES
REGULAR IUIEETING OF THE PLANNING COMMISSION
OF THE CITY OF SANTA MONICA
WEDNESDAY, SEPTEMBER 3, 1997 CITY COUNCIL CHAMBERS
7.00 P.M ROOM 2~ 3, CITY HAL~
1. CALL T~ ORDER: The meeting was called t~ order at 7 4S p m
2. PLEDGE OF ALLEGfANCE
3. ROLL CALL: ~resent. Berton R Bradley
Kenneth Breisch
Frank Gr~ber
Lou Moench
Enc Charles ~arlee
Kathleen Weremwk
John Zinner, Chairperson
Also Present Tony Antich, City Engineer
Kyle Ferstead, Commfssion Secretary
Suzanne Frick, Directar of Planning/PCD
Ran Fuchiwaki, City Parking & Traffic Eng~neer
Karen Ginsberg, Planning Manager
Danna Jerex, Associate Planner
Bruce Leach, Associate Planner
Marsha Jones Moutrie, CEty Attorney
Barry Rosenbaum, ~eputy City Attorney
Amanda Schachter, Sen~or Planr~er
Alisan St.Onge, Architecfural Review Board Liaison
Mary Strobel, Deputy Gity Attorney
Bill Zein, Sr Ci~il Engineer
4. PLANNING DIRECTOR'S REPORT:
Ms Fr~ck gave the Director's Report She reported that there will be an
"Inclusionary Housing Program" public workshop at Lincoln Park an Sunday,
September 7, 1997 from 1 30 - 4•OQ p m She also reported that the
Commission will have a study session on the same tapic on September 10,
~ 997 Lastly, she reported that the upcoming Commission meeting dates are
as follows: September 17, September 24, October S and October 15.
Ms. Frick introduced the City Attarney, Marsha Jones Moutne. Ms Moutrie
introduced herself to the Commission and paEd tribute to Mary Strobel who is
leavmg the City shortly. Follawing her comments, she introduced Deputy
1
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Planning Commission
September 3, 1997
Crty Attorney Barry Rosenbaum, who w~El be taking Ms. Strobef's place as
fegal cour~sel for the Cammission Deputy City Attorney Barry Rasenbaum
introduced himself ta the Commiss~on and statEd he is loaking forward to
working wrth the Commrssion beginning at their next meeting
Chair Zinner asked Ms Frick about an appointment that needs to be made
Ms Fnck stated thrs will be agend~zed for the September 17, 1997 meeting
of the Commission
5. APPROVAL OF MINUTES:
Commissioner Parlee made a motion ta appro~e the minutes far July 2,
1997, and July 16, 1997, as submitted Commissioner Gruber seconded the
mation, which was appro~ed by voice vote
6. STAT~MENTS OF OFFICIAL ACTION: Cansent Calendar
Commissioner Parlee made a motion to appro~e the Sta#ements of Officiai
Act~on as submitted Comm~ssioner Br~FSCh seconded the motion, which was
approved by voice ~ote Gommissioner Parl~e and Bradley abstained on all the
items
~-A CUP 97-003, 1910 Ocean Avenue
6-B. CUP 97-008, 1828 Ocean A~enue
6-C CUi' 97-005, 2305-09 Ocean Park Boulevard
7. PUBLIC HEARINGS: Continued frarr~ August 6, 1 997
Chair Zmner suggested the Carnmission hear item 8-B pnor to iterr~ 7-A
Commissroner Parlee made a motion to reorder the agenda Commissioner
Bradley seconded the motian, wh~ch was appro~ed by voice vote.
A. Develonment Re~iew 97-005. 23QQ Coloradn A~enue. C-5 (Snecial
Office Commerciall. Aoolication for a Qevelooment Review PermEt to
allow the construction of a new. 191 .000 sauare foot, six-storv office
buildina above a three-le~el. 637 snace subterranean parkina aaraae at
the site known as The Arf~oretum A Develo~ment Re~iew Permit is
reauired to ensure that the proposed proiect comolies with the
r~q~ir~rn~n~$ pf the De~Elanr~ent Aareement for th~s orooertv {Planner
D Jerexl ADDIiC31lt David Forbes Hibbert for Arboretum Develooment
Partners.
~NOTE Th~s item was heard after rtem S-B ]
Ms Friclc gave the Commission same background informat~on regard~ng
this pro~ect, which had been continued from t~e previous Camm~ssion
2
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Planning Commission
September 3, 1997
meetrng. She stated that Ms Jerex would g~ve the sta#f report on the
re~ised pro~ect foiiowed by a presentation from the City Parking and
Traffic Engineer and a representative from the Crvil Eng~neering D~visron
ChaEr Zinner asked staff far clarification far boundaries w~thin which fF~e
Commission may discuss the street issues Depi~ty City Attorney
Strobel stated that the purpose rs basicaliy for informatron, howe~er one
of the fiindings the Commission needs to make for the specrfic tauild~ng
reviews is whether the building design relates harmoniously to the
surroundmg sidewalks and streets She stated that the Cammiss~on
may not comment on, ar cnt~que, or make recommenclations on how
the street or sidewalk design should be changed Sne further stated
that the reason is that the item regarding the streets and srdewalic
desEgn ~s ~at on the agsnda and that the ~tern ~s nat d~rectly w~thsn the
re~iew author~ty of the Comm~ssion under the De~elopment Agreement.
Chair Zinner suggested that under Commission Discussion, later ~n the
agenda, the C~mmiss~on should schedule discussion of the streets.
Commissioner Weremiuk stated she thought the Cammission had
agendized the discuss~on item Chair Zinner cited. Deputy City Attorney
Strobel stated that the agenda wording only relates ta the De~elopment
Review and does not rnclude any pro~ision for d~scussion or a critique
of the City staff's plans for the widenrng of Colorado or Clo~erfield
Ms. Frick stated that staff's understar~d~ng was that the Comm~ssion
requested add~tional ~nformation about the des~gn of the widening for
both Calorado and Cioverfield so you could understand haw it relates to
the pro~ect before you She stated that if the Commission wrshes to
cntique and c~mment on the street design, then it can be agendized for
anflther meetmg.
Commissioner Wererniuk suggested that rn the ~uture, when the
Commission continues an ftem for more information, etc , that th~
agenda wording be rev~ewed by the Chair prior to tt~e packet going out.
Commissioner Parlee stated that his under~tand~r~g of the discuss~on i~
exactly as agendized and that it is nat appropriate #o debate the matter
Ms. Jerex gave the staff report.
The Crty Parking and Traffic Engineer, Ron Fuchiwakr, addressed the
Comm~ssion regarding the lane str~ping and lane configuratian of
Coforado A~enue at the intersection wrth Clo~erfield Boule~ard
according to the Development Agreement mitigation measures.
One of the City's Cr~il Engmeers, Bill Zem, addressed the Cammission
regarding changes underway for Claverf~eld Boulevard.
3 ~~ .~ ~~
Planning Commission
September 3, 1997
Commissioner Moench asked Mr. Zein if he was interpret~ng the
diagram correctly. He stated that he reads it as three through lanes,
two channelized left turn lanes and no parking. Mr Zein answered rn
the affirmative
Cvmmissioner Moench asked Mr Zein for thE distance across the
~ntersection of Calorado A~enue and Cla~erfield Boule~ard diagonally.
Mr. Zein stated that the distance diagonally is 90 feet.
Comm~ss~aner Weremiuk commented on the placement of the sidewafk
on Cloverfield Boulevard, which she felt was not pedestnan friendly.
Mr Zein stated that the sidewalk placement is part of the De~elopment
Agreement, which also specifies traffic flow Eanes and the width of the
street He alsa stated that the sidewalk is safe for pedestrians
Chair Zmner asked rf there is a reason the sidewalk can not be mo~ed
srx feet in from the curb Ms Frick stated thaf the there is no add~tional
space for the sidewalk to be moved because af the development
pro~erty lines
Commissioner Gruber asked if the sidewafk could be moved with the
permission of the developer if an easemer~t was provided. Mr Zein
stated that the plans have been drawn and appro~ed The City
Eng~neer, Tony Anf~ch, stated that if the developer is willing to work
with the Gity to provide an easement far the sidewalk, it would be
permissible under the DeWelopment Agreement
Commissioner Weremiuk asked staff if it is within the Comm~ssion's
pur~iew to ask the de~eloper to dedica#e an easement for the sidewalk
tonight. Deputy City Attorney Strobel answered in the negative She
further stated that, per the agenda, the Commission can review the
proposed building and nothing else
Commissioner Weremiuk stated her understanding that the Commission
can re~~ew the pedestrian orientation and circulation of the s~te Deputy
Ctity Attorney Strobel stated that th~s tissue on the agenda and part of
the findings in the staff report, howe~er it means the dasign of the
building as it relates ta the streetscape, not t~e review of the
streetscape in Part~cuiar She stated that the streets and streetscape
are part of the Develapment Agreement and under the ~urisdiction of the
EPWMD
Chair Zinner commented an the i~ternal circulation finding for the
pro~ect and asked why the sidewalks co~ld not be included. Deputy
City Attorney Strobel explained the findings that need to be made and
4
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Planning Commission
September 3, 'i 997
whether a frnding could be made for moving the s~dewalk if all parties
agreed
Commissi~ner Gruber stated that the Commission should move forward
w€th the hear~ng.
The pro~ect's architect, Da~id Hibbert, 120 Broadway, Santa Monica,
addressed the Commission regarding the pro~ect
Comm~ssioner Parlee asked Mr. Hibbert a senes of questions regarding
access ta the building and optians for addrtional or alternative access to
t~e bwlding
Comm~ssioner Parlee expressed concern regarding lack o# access on the
west side of the bu~lding The applicant's representati~e, Bil(
Hammerstein, explained that the residentral property next door
(Arboretum Villas) daes not need access fhrough his building to get to
the Ralphs market
Commissioner Parl~e suggested makmg the pedestnan pathway
be#ween the Lincoln Property and the Gateway property mare
~nteresting Mr H~bbert explained about the placement of the trash
enclosures at the far south-west corner of the site which wo~ald make
connection a# walkways between the different properties difficult
Commissioner Gruber commented on pedestrian walkways for the
pro~ect as respects the south entry and along Cloverfield Boul~~ard. He
suggested that the tree config~ration be moved with the bigger
landscape trees being closer to the street He also commented on the
seatmg around the fountarn and how it is cut-off from the terrace.
Cammissioner Weremiuk commented that she would like to see botE~
ma~or street frontages as "the front" of the build~ng. She also stated a
preference that the wafkways not be ad~acent to the street Mr. Hibbert
and Mr Hammerstein stated that they can dedicate the parkway for the
set#ing m of the sidewalk
C~mmissioner Wererr~iuk about the des~gn of the front facade Mr.
Hibbert explained the des~gn of ~he ~acades and the orientation af the
terraces
Chair Zinner comrnented ~n the meandenng pedestrian pathway
between the proposed develapment and Ralphs Mr Hibbert stated that
their is no parficular reason far the des~gn. He also stated that he I~kes
Commissioner Gruber`s idea of addir~g additianal pedestrian zanes
5 #a
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Planning Commiss~on
September 3, 1997
Camm~ssioner Gruber asked if ane would be able to make left hand
turns onto Colorado Av~nue from the pro~ect Mr Fuchiwaki stated
that thare are no plans to restrict turns of this type.
Chair Zinner closed the pubiic hearing
CommESSaoner Parfee made a motion to approve the pra~ect
Dep~ty City Attorney Strabel stated that if the Commission wants to
approve the pro~ect, then all the findings from the August 20 staff
report would be necessary as well as one additiona€ finding She stated
that finding would be "that the pra~ect pra~ides appropriate internal
pedestnan onented circulatron between related buildings on the
property " She also stated that reasoning for the finding would be
needed
Commissioner Parlee made th~ foll~wmg findings {a) that the applicant
has g~ven a south entrance, at discretian of leasee and ARB, thereby
gi~mg access from Colorado to the south towards the Ralphs location,
and (b} #hat ir~ the east-west direction, the aPplicant has provided a
pleasant pedestnan accessway through landscape areas with pergolas
and trellises, which satisfies pedestnan experience in that area He
asked that the applicant consider hav~ng part of the pedestrian
accessway that connects to the east-west access, cont~nue along the
westside landscaped area and reference tl~e main entrance to the
residential building, sub~ect to ARB review And a cond~tion that the
applicant work with the City Engineer regarding the Clo~er~ield
Boulevard sidewalks, either with the additian of an easement that would
allow moving the sidewalk in from the street curb or allow ti~e applicant
ta addit~onal pedestrian pathways along the east side of the property,
which would be re~iewed by the ARB
Commissioner Gruber secanded the motian. He asked for a condrtion to
direct the ARB to re~iew the corner founta~n element so that it connects
with the terrace and becomes a mare useable space
Commiss~oner Parlee accepted the condit~on as a friendly amendment
Commiss~oner Gruber asked for another condition to direct the ARB to
re~iew a parallel path or parkway on the east side af the property that
would mo~e the big trees away from the buildings toward Cloverfield
Bvulevard to allow for more pleasant landscaped corridor ant~ pedestrian
~se of the graunds.
Comm~ssioner Parlee aecepted the conditian as a friendly amendment.
6 ~ „ ~ ~ .,
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Plannir~g Commission
September 3, 1997
Camm~ssioner Gr~ber askec! for a conditron that the so~th terrace
connect to the ad~acent Ralphs property as pedestrEan access
CommESSioner ParEee accepted the condition as a friendly amendment
Commissioner Gruber asked for a condrtion that the westside along the
north-south corridar be rr~ore piazza-like Commissioner Parlee noted
that there is a grade change issue m this ~ocation according to the
architect He then acce~ated the condition as friendly
Camrnission~r Parlee asked that ARB pay particuiar attention to the
three massing elements, which need ref~ning, and the cornar element.
Commissioner Gruber agreed the conditions were fnendly
Commrss~oner Weremiuk expressed concern with the term "at the
discretion of the applicant" 5he stated that she wanfs these items
required if the City agrees they are allowed.
Deputy City Attorney Strabel stated that the Commission can use the
warding "if the City Department and Developer agree ta change the
configuration, or with additional meandering walkway", and then add
apprapnate findrngs
Cammiss~oner Parlee accepted the amendment as friend[y
Commissioner Gruber also agreed
Chair Zinner commented that the ward~ng pro~ided by staff allows
f[exibility with t~e Colorado Avenue streetscape Commiss~oners Parlee
and Gruber agreed
Chair Zinner requested that staff agendize both the Lincoln Properties
and the Gateway pro~ect for the same night at ARB Ms Friclc stated
that staff can anly encourage the applicants to submit simuEtaneously
Chair Zinner read into the record his list of the conditions and findings
His I~st was read as fallows (1 }"the internal hallway that connects one
of the lobbys with the sfluth side" occurs, but the location is flexible
[applicant's request], (2? "a better pedestnan tie between the front door
of Lincoln and the pedestnan pathway on the south side"; (3} "on the
east side° the parkway be reexarnined with pathways and reexam~ne
the landscaping; (4) that ARB examine the corner fountain; {5) ARB
examine the arch~tecture af the three corner elements of the buildmg;
(6~ "prav~ding a pleasant corricfor" or pedestrian fr~endly corrrdar at the
eastern end, wE~ich would include more shade trees sa it is not so
barren and open to the street [Breisch "a happy copse of trees"], {7}
that a small connection be made on the westerly end of the south
7 a e~ .l. U r~
Planning Commissior~
September 3, 1997
"ellay"; and (8) "pra~iding flexibility on both Coforado and Cloverfield"
"with findmgs that the current design is acceptabfe, and ~f i~s mod~#ied
per our discussions, that is also acceptable " Also the new finding.
The motion was appraved by the fallowing ~ote:
AYES: Bradley, Breisch, Gruber, Moench, Parlee, Weremiuk, Z~nner.
[The Comm~ssion took a fifteen rninute break at this time.]
8. PUBLIC HEARINGS:
A. Conditional Use Permit 97-012. Noise Variance 97-001, 144G Third
Street Promenade, BSC-1 {6avside Commercial District). Aoqlication for
a Conditional Use P~rmi~ (CUP) ~n~! NoiS~ V~r~~n~~ (NV) to conver~ ~n
existina restaura~t/bar with an apraro~ed T~pe-47 {~n-Sale General for
Public Eatin4 Place) alcohol license to a r~iQhtclub w~th a 440 sauare
foot dance ffaor and d i mus~c The apolicant is reauest~na a CUP to
extend the hours of alcohof operat~on from 1.00 a m. in the dininc~ area
and micfniaht in the bar area to 1•30 a.m for dancinq and alcohol
service throu4hout the facilitv and 2:00 a.m. for closmcr, and a Noise
Var~ance to wai~e soundoroofina impra~ements reaurrecf for tF~e
r~iuhtclub m accordance wrtF~ Sect~on 4.12 160 of the Santa Monica
Municioal Code The proqosed niQhtclub wauld hava a total of 17$
seats The qroiect currentl~ has an existina CUP (#89-100}. wf~ich
bermits a 212-seat restaurant with alcohol ser~ice. (Planner Gina
Szilakl Aoolicant: L. Elizaheth Strahlstrom. ~sa.l C~illers Restaurant
CONTINUED T~ SEPTEMBER 17, 1997
B. EaPC 97-002. 1338 Twentieth Street, CP-3. Annl~cation for an
Earthauake Recoverv Permit for the ~n-kind reconstruction af a three
stor~. 44.5~3 scsuare foot. 148 bed Con~alescent Hosqital at 1338
Twentieth Street, in the CP-3 ICommercial Professional? District The
qrigrn~l fpur $~Qr~. 46.503 sauare foot. 148 bed convalescent hosoitaf
w~$ demolished after the 1994 NarthridQe earthauake Consistent with
the qre~ious facil~tv. the new oroiect will nrov~de 30 narkina sqaces and
maintain the same buildEna setbacks. IPlanner• Bruce Leach) Anqlicant:
Edwin Mohabar. AIA. for Bav Vista Con~alescent Hosnital.
Joinmg the Commission for this item is the Architectural Review Baard
(ARB) Liaison, Alison St.Onge.
The applicant, Edwin Mohabar, was present to discuss the pro~ect
Chair Zinner commanted that the proposed reconstruction has fewer
balconies that the prev~ous building Mr Mohabar stated that previous
8
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Pianning Commission
September 3, 1997
building was re~etitiaus with balconies and the new design is intended
to add articulat~on ta the build~ng.
Cha~r Zinner comrnented that the staff report ment~ons the use of glass
block, however he could not find this noted on the plans Mr Mohabar
stated that the final submission flf the plans has no glass blacks, which
had been placed at the entryway
Chair Z~nner commented that the staff report ind~cated ~he f~nal
landscape plans would be submitted later. Mr Mohabar stated ihat the
landscape plans are 6eing developed.
ARB Liaison St Onge expressed concern regarding the amaunt of natural
light coming into the rooms She suggested a more creati~e and
innovati~e approach could have been used ta gi~e more light to the
rooms. Mr Mohabar stated that the two-bed rooms are only 230
square feet and the three-bed roams are 300 square feet. He also
sfated that i~e has used full slEding glass doors along the alley ele~ation
and large w~ndows (6 ft , 8 in. by 6 ft.} toward the courtyard and the
same farge windows along tf~e east elevation with safety railings where
there are no balcon~es He apologized that he did not bring a rendering
of the elevations
ARB Liaison St Onge asked if the small windows would be adequate.
Mr Mohabar stated that the windows meet code requrrements. ARB
Liaison St.~nge asked rf tha windows could ha~e more height. Mr
Mohabar answered in the affirmati~e
Commiss~oner Bradley commented an in-kind replacements and asked if
30 park~ng spaces would be adequate Mr Mahabar stated tl~at 30
parking spaces is the code reqwrement
Cammissioner Parlee commented that the architect has done an
exempfary ~ob on this pro~ect He asked if the balcanies are aften used
in such facilities. Mr Mohabar replied that balconies are seldom used
by the resic~ents
Commissioner Grufaer asked about the cornices. Mr. Mohabar stated
that the stone loafc cornices are made of a foam matenal covered with a
stucco #ype matenal.
Camrnissianer Gruber asked about the materials used on the rest of the
b~+ilding. Mr. Mohabar stated that the building will be of steel framed
with concrete and the walfs wi14 have axterior plaster and gypsum
canstruction
9 ~n ~ ~„
Planning Commission
September 3, 1997
There being no requests to speak fram the pu~lic, Chair Zinner clased
the public hearmg
Commissioner Parlee commented that this pro~ect is a spec~af type of
housir~g with special needs. He stated he has no ob~~ction to the
reduction of balconies. He stated that this is a ~ery good,
straightfarward building design
Commissioner Parlee made a motion for approval of the pro~ect
Corr~missioner Brersch seconded the mot~on.
Commissioner Weremiuk stated that the applicant verbally agreed to
additional window height. She asked if this wauld be acce~ted as a
friendly amendment to the motion Cammissioner Parlee stated that the
additionai window height is not absolute[y necessary far the pro~ect.
ARB L~aison St.Onge recommended that balcony railings l~e made with
wrought iron to provide more air and fight to the rooms balow.
Cammissioners Parlee and Breisch agreed to the amendment
The ~-notion was appro~ed by the #ollowing ~ote
AYES. Bradley, Breisch, Gruber, Moench, Parlee, Weremiuk, z~nner and
St Onge
Chair Zinner thanked ARB Liaison St Onge for her participation on this
item
9 DISCUSSION:
A. O~erall Cit~ Parkm4 Polic~ fMoench 1 1/20/9~ & 3/5/971
Commissioner Moench stated that he wants to see the "big picture" on
the City's Parking Policy, possibly through a scoping session ~n diafogue
with the community He also stated that his comments apply to the
next item {9-B)
Commissioner WeremEUk commented on the negative impact of the
City's residential parkEng requirements for new housing pro~ects She
stated her belief that the current standarcfs require more parking than is
necessary She cited the example o# the ~o~arth Street Housing Pro~ect
and its shared parking component.
10
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Planning Commission
September 3, 1997
Chair Zinner suggested that Commrssioners write up their reasons for
want~ng #his issue studied sa that boundaries can be set and
prioritization made.
Corrtmissianer Gr~ber commented that the overal! parking policy is
misleading and there is a great deal of variety in the City He stated
that he would iike to hear from experts on the parking ~ssues
Chair Zanner recommended that draft written propasals be reviewed by
two other Cammissioners
B Downtown Parki~a (Moench 1 1/20/96 & 3/51971
(See 9-A.)
C. Pro~idm4 !'arkin4 for Commercial Use an Adracent Residentiallv Zoned
Land f~.e. Wilshire Boulevardl fWeremiuk: 7121971
Commissioner Weremiuk commented ort her concern regarding
commercial lots wit~ no parking that are cor~nected to residential lats.
She suggested that ins#ead of allawing demolition of such sites, the
City could allow parking an the resicfential portion of the property if
there is one owner for both parcels She stated that such a policy
would retain residential units.
Ms Fr~ck stated that such a policy woufd require a Text Amendment to
amenc[ the Zoning Ordinance.
There was discussEOn regard~ng rede~elopmer~t of cammercial parcels
wrth no parking Commissianer Moench suggested this be attached to
Gtem 9-A The consensus was that this issue should be studiec~ further
~nd priori#ized
1 U. COMMUNICATIONS:
A. Plannmg Commission Caselist
B Zoning Admmistrator Caselist
C Cumulative Pro~ects List
D Appeal of Planning Commission Dec~sion to City Council
1. CUP 97-QQB. 1828 Ocean Avenue fLot Extensionl
AppelEant Hotel Employees Restaurant Employees Local 814
2 CUP 97-003. 1910 Ocean Avenue fPritikinl
Appellant~ Janel Jones
11
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Planning Commission
13. COMMISSION AGENDA:
September 3, 1997
Cf~air Zinner asked to agendize a discussion on the Commission's limits and
authority as regards changes to Colorado Avenue for September 1 7
The Camm~ssion ga~e Deputy City Attorney Strobel a standing avation.
Deputy City Attorney Strobel stated that it has been a pr~vilege ta work for
the City of Santa Monica for twelve years and that she has en~oyed her
seven years of worlcing with the Planning Commiss~on. She commented that
she es~ecially en~ayed working with this current Camrnission because they
are thoughtful and insightfui.
14 PUBLIC INPUT: None.
15. ADJOURNMENT: The meeting was ad~ourned at 9;35 p.m.
f IplanlsharelPClagendalpca93 97
10/9/97 APPROVED AS AMENDED: OCTOBER 22, 1997
12 °~ 1 ~ ~
ATTACHMENT F
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~n ~~~
CITY OF SANTA MONICA
PLANNING COMMISSI~N
STATEMENT OF ~FFICIAL
ACTION
PROJE~T
CASE 1~siJMBER. DR 97-005
LOCATION 2300 Colarado Avenue
APPLICANT David Forbes Hibbert. AIA
CASE PLANNER• Donna Jerex. Associate Planner
REQUEST_ De~elopment Revieu+ of a port~on of Phase III of Coloxadv Place
{The Arboretum) cansist~ng of a 191,0(~D square foot, six-story
a~ce buildmg above a three-level, b25 space subterranean
I parking garage at the site l~own as The Arbaretum
CEQA STATUS The pro~ect has been previously assessed as part of the review
and approval af the Development Agree~nent and amendments
thereto An EIR for the Arboret~.im pro~ect was ~ertrf ed by the
City Council on March 21, 1995
PLANN~~1G COMMISSION ACTION
Sentember 3. 1997 Date
X Approved based on the following find~ngs and sub~ect to the condrtions
below
Denied
1
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Other
EFFEC'TIVE DATE OF ACTION IF NOT APPEALED:
Sentember 18. I997
EXPIRATION DATE OF ANY PERMITS GRIINTED:
March 18. i 999 Development Revreu~ Permrt
LENGTH OF ANY POSSIBLE EXTENSION OF EXPIRATION DATE(Sl:
Any request for an extension of the expiration date must be received in the Crty Planning Drvisian
pnor to exp~ration of this permit
Six Months Development Review Permit
FIND~NGS:
~. The placement of the proposed o~ce builduig on the Rea~ Property and the locat~on of the
proposed uses (general vffice} within the building are compatible with, and relate
harmoniously to, surroundu~g sites and r~eighborhoods iui that the buiiding complies with
the setbacks and height lumis established in the Develapment Agreement, which were
established to maintatn cvnt~nuity between each phase of deveiopment, the ~u~Idang design
and p~acement provides public open spacelviewshed areas for the overall pra~ect srte, and
that the iandscapmg, walkways, and entry plaza ha~e been des~gned to ~nclude a physical
and visual cannecdon ta the vther existing and proposed de~elopmemts {Ralph's
Superinarket, Sony ~Vl~stc Campus, Twent~eth Street Zorte Off ce Bui~~irigs) vn the site
through the use of sir~lar bu~ldmg matenals, designs, landscaping, anc~ contmuaus
sidewalks around the peruneter af the site
2. The access point~ and ~ternal circulation plan are adequate to accommodate ant~c~pated
automobile and peciestrian traffic for the propased bu~lding in that the cvnceptual lanc~scape
des~gn provides for a series of pedestrian sidewalks mterspersed with landscaped areas
which shall be subject to appraval by the Architectural Review Board The proposed
parking meets the limitatxons and requ~rements of the standards set forth ~n the
Development Agreernent One generai driveway access and on~ service driveway access
on Colorado have been grovided and access and circulation have received prelunmary
approval, and are sub~ect to final re~i~w and approval of the Ciry's Parkuig and Tra~c
Engmeer.
2
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3 The bualdmg herght does not exceed that perm~tted by Section 9{b) Qf the Deve~opment
Agreement m th.~ t the build~ng compl~es wrth the su~-story, 84 foot height lunrt m the
Colarado/Cloverfield Zane
4 The setback requirements of Section 9{d) of the Development Agreement are compIied
ivith for the proposed bu~~dmg in that the build~ng meers the m~mum 24-foot setback base
lme requirement by being set back a mmunutn of 39 feet on the Colorado frontage, and
a m~rnmum of 51 feet aiong the Cto~erfield frontage, and the placement of each progosed
building is compat~ble w~th and relates harmomously to, the open space required by
Section 13(b) the Development Agreement in that the coverage ~s approxvnateiy 43~ of
the lot an whtch it is located, and the development af the buildmg wouid result m Iess than
50`~ coverage for the overall pro~ect site
S The proposed bu~ldmg comphes with the Bu~lding Volume Envelope restriction of section
9(e) of the Development Agreement ~n that the maximum height of the building on the
Colarado frontage wiil be over 57 feet with an average setback greater t.~aan 55 feet, and
the m~unum height of the build~ng along ~he Cloverfield frontage is over 57 feet, and fs
set back more than 40 feet from the curb line along its entue frontage
6 The number of parkin~ spaces required by Sectton 9( fl and Exhibit C of the Deveiopment
Agreement are bemg pro~ided in that fii3 are required and 625 are proposed The
Development Agreement also restric~s the maxunum number of comgact spaces to 4[l~
of the tatal requued (or 245 spaces), and 135 (22`~ ) are propased
7 The aggregate floflr area square footage for each use on the Real Property m all buildmgs
previously apQroved under Secuon 9{1) of the Development Agreem~nt, and that being
proposed, compties with Sect~on 9{g) and 9{z) of ~he Deve~apment Agreement vvitti respeet
to the iast bu~lding tfl be submitted far re~iew in that the proposed 191,000 FASF is less
than the 260,019 FASF remaming available for development for office and other ~ses
S The placement of each use an the Property is compat~ble with, and relates harmonivusly
to, al] ather uses on the Properry ~n that the proposed bu~lding ~s developed in accordance
with the development standards and permitted uses set forth m the Development
Agreement; and that the sit~ng of the office bu~lding relates Iiarmaruously to the ex~shng
and groposed developments on the Arboretum site in that the pro~ect is bounded by an
existmg supermarket on the sauth {rear) side, and proposed rn~ed use (mcluding multi-
family residential) buildings on the west side The residential partion of the ad~acent
properry is buffered from tl~e pro~ect by a dr~veway ta the parkmg garage, as well as
adm;nistrative, clubhouse, and cammercial retail uses which are part of the mixed use
residential camponent which abut the pro~ect's side property luie In addition, the building
materials consist of a red stone veneer arcade and cormces, dry wail finishes which
provide a stucco-lilce appearance, and capper clad barrel roofing mater~als, (including a
~lass pavilion wrth a capper roof}. These materials are similar to thase approved for the
3
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l
office buildings in the Twentieth Street Zone Therefore, while the buildmg designs are
different. the materials used are mtendecf to provrde harmony and a cons~stent color
scheme for alt office buildings on the site
9 The design of the building ~s pedestrian-oriented and relates harn~omously to the
surrounding sidewalks and streets m that pedestrian traffic is facilitated by provid~ng
access to the building not anfy through the parkin~ structure, but also through a large
entry plaza and arcade set back 86 feet from the curbline which provides direct, street-
level pedestrian access from Colorado A~enue, and by providu~g landscaped areas between
the building and the sidewalk wYuch mclude numerous planters for trees. including
garden walls which dauble as benches, fountains ~n the arcade area and at the Colorado
AvenuelCloverf'ield Boulevard corner, and extensive pa~ed areas ~unetuated by planters
fi~led with trees, shrubs and flawers These design features create a pedestrian fee! and
heip to enhance a ~lsually harmonious relatronshlp w~th the surrounding srdewalks and
stre~ts If approved by the appropriate Ciry Department, and agreed to by the develoger,
pedestrian orientat~on may be enhanced by a public easement granted to the Crty by the
deveioper which enables a widened parkwayllauffer from Cloverfield Boulevard, or, if
such easement ~s not received by the City, a meanderjng ~ath through the on-srte
landscaping along tt~e Cloverfield Boulevazd frontage shall create a harmamaus pedestrian
environment.
10 The design of setback and open space areas visible from the public sidewalks and streets
features design elements which enhance and encourage visual cannection w~th the public
streetscape and the Property m that the setbacks on the Cloverf'ield Bouler+ard frontage are
51 feet, and range from 39 to 86 feet along the Colorado Avenue frontage Due to these
generous setbacks, the viewer's eye is pulled in from the public sidewalics and streets to
focal pomts which inciude a fountain, plaza, and seanng area at the Calorado/Cloverfield
corner, an arcade and serles af fou~tams on the Colorado Avenue frontage, and paved
areas aiong the bu~lding frontage which include p~anters filled with flowers, trees, and
shrubs, which also double as seating areas for pedestrians
11 The pro~ect provides appropriate internal pedestna~ circulation between related bu~ldmgs
on the property in that an internal haIlway will be prvvided m the office building so that
pedesuians rnay walk into the bu~lding from the Colorado Avenue entrance, and exi~
through the south end of the buildu~g and onto a landseaped pathway with pergalas and
trellises wh~ch leads directly to the nezghbor~ng supermarket, and that the bu~lding is
surrounded an a11 s~des by interconnected gathways which pro~v~de access to bath
neighboring parcels and the public sidewalks
4
F. ~~i
Condit~ons
1 Pro~ect Desien
(a) A pedestrian access pomt shall be provided on the south building facade, and an
intertor hallway or lobby area shall be provfded msfde the buildmg which will
alIow pedestnans ta enter the building an the Colorada Avenue (northern} side,
and exrt at the rear (soutttern side) of the office building and onto the rear pathway
lead~g to the neighharmg supermarket The terrace on ttie south side of the
building shall connect to the ad~acent supermarket ~Sroperty to pra~ide adequate
pedestrian access between the two buiid~ngs and propertses. Design feat~res are
sub~ect to Arch~tect~ral Review Baard review and appro~al
(b) The applicant shall consider havmg part of the pedestrian accessway that connects
to the east-west access cantinue along the westside landscaped area and reference
the main entrance to the residential buildmg, subject to Ar~hitecturai Review Boazd
review and appravai.
(c} The applicant shall wark with the Ciry Engineer regardmg the Claverf'ield
Boulevard sidewalks, either wrth the addition of an easement that wauld allow
mo~ing the sidewalk in from the street curb or allow the applicant to create
additional pedestrian pathways along the east side of the property, subject to
review and approval by the Arch~te~tural Review Board
(d} The Arctutectural Review Board shall review a parallel path or parlcway on the east
side of the property that would move the big trees away from the buildmgs toward
Clvverfield Boulevard to allow far an unproved landscaped corridor and pedestrian
use af the grounds
(e) The westside pathway along the north-south corridor shall be of a piazza-l~lce
d~s~gn, subject eo Architectural Review Board review and approval
(~ The massing of the three carner elements of the bu~ldmg located at the Clover field
Boulevard and Colorado Avenue ~ntersection (mcl~ding the four-story cyimder
structure, the fifth floor balcony area, and the s~th floor glass roof feature} sha11
be examined by the Archrtectural Review Board to ensure compatability w~th the
scale, massing, and materials of the ent~re bullding.
(g) The open space area ad~acent to the mtersecuon of Colorado Avenue and Clover
field Boulevard shall contam a pocket park which shall be sub~ect tv review and
approval by the Arclutectural Re~iew Board. The fountam design included in this
area shall engender a connection with the carner terrace so that the area as a whole
5
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becomes a more useabie space Design pians shall be sub~ect to Archztectural
Re~iew Board review and approval
2 The applicant shall provide funding zn an amount not exceed ~75.000 €or the design and
~nstallation of updated mtersect~on si~nal equipment as part of the City's centralized
computer signal control system for the mtersection vf 20th Street and Broadway Th~s w~ll
mclude a new signal controller, new s~gnal poles, mast arms, signal head and mterconnect
as determined appropriate by Ehe City's Traffic and Parking Engineer Notwithstandmg
the fvregoing hawever, rhe applicant shall, in accordance wir.h the Development
Agreement, be entitled to request preparation of add~tional environmental analyses, at the
applicant's expense, to detern~ine whether a proposed development scenario which differs
from a development scenario which was studied m the Environmentai Impact Reports
prepared for the pro~ect would, m fact, create a slgnificant en~irflnmental unpact on ttus
interseet~on when compared to the impact which would have heen created by the uses
permitted in the Development A~reement and ident~fied in the Final EIR relat~ng to
Amendment Number Two as the "existing De~elopment Agreement." If the appl~cant
makes such a request and submits the necessary funds to pay for such addinonal
envuonmental analyses, the City sl~all cause such additxonai environmental analyses to be
prepared and circulated for public comrnent to the extent required under the Califomia
Env~ronmental Quality Act If such additianal env~ronmental analyses are prepared, they
shall he presented ~o the Plann~ng Commfssion for re~iew and the applicant shaIl be
required to m~tigate thase signi~cant adverse en~ironmental unpacts, if any, wlvch the
Pianrung Commission, or the Ciry Council on appeal, finds are pro~ected to result from
such proposed development scenario which would not be projected to have resulted from
the "exist~ng Development Agreement " In order to ensure the unprovements are
cvmpleted, prior to buildmg permit issuance a cashier's check ar cash deposrt in escrow
from the applicant in the amount flf $75,000 shall be required Any cvst savmgs will be
reunbursed to developer upon completion of ~mprovements
The Department of Envaronmental and Public Works Management may modify this
conditivn in accordance wrth the standards set forth ~n Secuon 6-C af the Development
Agreement regard~ng pro~ect phasing or Exhibic D of the Development Agreement
regarding substitute 'vnpro~ements
3 Extenor walls and roofs sha11 be fuushed with hght-colored matenals wrth tugh emiss~~ity
characteristics to reduce cooling laads Interior walls shall be finished with light-colored
mater~als, except where dark colors are preferable for aesthetic effect, to reflect more l~ght
and thus mcrease l~ghtin~ eff'iciency A performance check of the ~nstalled space
condit~on~ng shall be cornpleted by the developerlu~staller prior to issuance of a certificate
of occupancy to ensure that energy-effic~ency measures incorporated mto the pro~ect
operate as designed Heat-reflect~~e draper~es or other cavering shall be ~nstalled an
appropriate exposures Bu~it-m appliances, refrigerators and space-conditioiung equipment
6
v r ~ r ~
w
shail exceed the mmunum efficiencv levels mandated m the California Cade of
Regulations The applicant shall consult with the Southern Caltforma Edison Comgany
and the Southern Caiiforma Gas Company regardmg any other feastble energy
conservation measures that cauld be mcorporated mto the deslgn of the Pro~ect
4 The applicant shall comply with the applicable pro~~sions of Noise Ordlnance No 1b38
(CCS) of the Santa Momca Mumcipal Code and with the City of Santa Moruca
Construction Hours Ordmance The applicant shall enter into a construction mitigation
plan w~th the C~ty in accordance wrth custamary City policies
5 To mizum~ze excessxve light and glare, building exteriors shall ut~lize law reflectance
materials Mirrored gtass and other h~g~ly reflecuve buildung matenals shall not be
utiiized on the exterior of buildmgs All outdoor lightuig other than ~dentificat~on s~gnage
shall be directed from the perimeter af the property toward buildings and park~ng areas
utilizing cut-off fixtures t~ prevent mghttune iilummatian to spill onto ad~a~ent properties
and residential uses on-site Exteriar building courts and corridvr illununating shall be
designed to m~mmize intrusi~e glare on ad~acent land uses Low level security hghts shalI
be used along dnveway entrances Plant materials, shade structures and other arch~tectural
design features shall be used, where appropriate, to decrease refleetivity of hardscape and
Iight and glare toward ad~acent land uses
6 The pro~ect sha11 comply wtth Ordinance 1505 (CCS), the Spruikler Ordinance, to eusure
adequate fire prevention ~n non-residenttal structures
7 Attempts sha11 be made nQt to obstruct any of the surrounding streets during the
construction per~od. A11 construct~on eqiupment and materta~s shall be kept on the pro3ect
site to avoid obstruction of traffic circulation, especially dur~ng traffic peak hours As
requ~red by the C~ry vf Santa Mon~ca Fire Department, access for fire equipment shall be
mamtamed during construction
8 The applicant sha11 work with the Pol~ce and Fire Departments af the City on
buildinglcamplex design to assist with emergency access to the site and on facility design
in terms of "target harde~ung" agau~st cruninal activity far both residenhal and commercial
design Entryways, elevatars, lobbies and parking areas shall be well-illuminated and
deslgned with mintmum dead space to elimtnate areas of conceaiment
4 The Pro~ect shall comgly with the C~ty's No Water Waste Ordinance (No. 1527} and
Ordtnance No 1513, to the extent such ordrnances are applicahle ta pro~ects of
comparable type and srze Efficient irrigatian systems shall be u~stalled to mimmize n~noff
and evaporat~on and maximize the proportion of water availabie far use by plant materia~s
in landscaped areas Water conserving landscaping utilizing drip irrigation and
appropriate mulchu~g to retain so~l moisture to the soil shall be t~sed in all common areas
and encouraged elsewhere with~n the Pro~ect If available to the Pro~ect, reclauned water
7
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shall be utilized as a source to irr~gate large landscaped areas Draught-tolerant, iow
water consummg plan rarieues shall be used on site to reduce irrigation water
consumption None af the foregoui~ shall be applicable ta the extent that Pro~ect utilizes
the exisiu~g water treatment plant lacated on the Prapert~~ to obta~ wa[er far irrigat~an
The Department of Environn~ental and Public Works Mana~ement may modify tlus
condiuon ~n accordance w~th the standards set forth zn Sect~on 6-C of the Develo~ment
Agreement regarding pra~ect phasin~ or Exhibrt D of the Develapment Agreement
regard~n~ substitute unpro~ements
10 Informauon shall be pro~~ded to res~dents and employees of the pro~ect by applicant about
the recyclmg ser~ices in the area Buy back centers and possible markets for recyclables
m the area shail be ~dent~fied Recycling glass, metal, paper, cardboard and other
materials ta the maxunum extent feasible shall be s~ggested to residents and busmess
Adequate space shall be pro~ided per current City speci~cations for on-s~te trash and
recyclable col~ectionlseparat~on
11 Prior to issuance of a buil~~ng permit for the gro~ect, The applicant shall submit an
analysis to the Czry's Department of Env~ronmental and Public Works Management
demonstrating that the design of the proposed structure(s} will result in a ten percen~
energy e~ciency ~ncrease over the life oF the structure(s} above the requirements of T~tle
24 of the Califorrua Building Code, to the extent such increase can be implemented on a
cost-effectrve basis rneasured over the life cycle of the structure(s}
12 Pr~or co the issuance o€ any demolit~on pernut wrth respect to develogment on the
Property, the applicant shall file a demoliuon m~terials recyclmg plan for approval by the
Department of Environmental and Publxc Works Management which seeks to maximize
the reuse/recyclmg of exlsting bulldmg ~naterials Pnor ta the issuance of any buFlding
permits with respect to development on the Property, a constr-zction materiais plan shall
be filed far the approval of the Department af En~•:ronmental and PuL-lic Works
Management which seeks to maxirn~ze the reuse/recycling of canstructzon waste, and to
maxirnize the use of the recycled and environmentally superior building materials
13 The applzcant shall pay the City's applicable sewer connection fee sub~ect to the following
requirerr~ents:
a To the extent wastewater from floor area of new construct~on of the property is
treated at an on-s~te sewage treatment systern and recirculated for use ~n
landscaping, decorative water features andlor flushmg of toilets and urinals {m
each case, whether on-srte or off-site}, the applicant shall pay a sewer connection
fee of ten percent (1Q%) of the general~y applFCable sewer connecuon fee for
such ffoor area prior to buildmg permit issuance
8
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b To the extent wasfewater from flflor area in new construction of the propert}~ ~s
used for general comrnercia9 office is nat treated at an on-s~te sewage treatment
system, The applicant shall pay the generally appl~cable sewer connection fee for
such floar area plus twenty-fi~re cents ($ 25) per square foot of such floor area
prior to building permit issuance
The Department of En~ironmental and Public Works Management may modify this
condition in accordance with the standards set forth in Section 6-C of the
Development Agreement regarc~mg project phasing or Exhibzt D of the DeveIapment
Agreement regarding st~bstitute unprovements
14 All drau~age from the praperty must drain to the one ar more of the public streets
boundmg the property or directly into a p~blic storm drausage system ~n a manner
approved by the Department of Environmental and Public Warks. No surface
dramage may be discharged onto ahutting properties
15 Any item permitted by the Ciry's Zamng Code, as it rnay exist from tune to tune, to
pra~ect intv any requ~red yard shall be permitted to pro~ect mto the required setbacks
set forth m Sectaon 9(d) of the Development Agreement and the requ~red "Building
Volume Envelope" standards of Section 9{e) af the Develapment Agreement All
such pro~ections s~all be ~gnored in determi~ing compiiance with Sect~on 9(c) of the
Development Agreement As of the date of this Second Amendment, those pernntted
projections are set forth m Sect~on 9 44 10.01 180 of the Murucipal Code
16 The following standards shall apply to the design af aIl solar energy systems
{a) Raof-mounted solar collectors shall be placed in the locat~on least visible from
a public right-of-way without red~cing the operating effic~ency of the collectors.
Wall-mounted and ground-mot~nted salar collectors shall be screened from public
view
(b) When feasible, collectors shall be integrated mta the design of the building.
Structural support for the collectors shall be screened m a manner ttzat ~s compat~ble
wrth the design of the bu~€dmg
(c) Appurtenant ec~uipment, part~cularly plumbing and related fixtures, shall be
i~stalled in an att~c or basement, where feas~ble
(d} Large accessory fixtures wluch must 6e exposed {e g, storage tanks} shall be
screened where possible through archrtectural features that harniomze wlth other
des~gn elements of the structure
~ . i 2 .~
(e) Storage tanks shall not be located in any reguired front or s~de yards, nor shall
they be visible from any public right-of-way
( fl Exterior surfaces shall ha~e a rnatte fmish and shall be color-coordinated to
harmomze with roof materials or other dom~nant colors of ~he str~cture
(g) Any pool or spa facilities shall be provided wrth a solar cover or solar water
heating systecn
17 Miscellaneous Des~~n Reau~rements
(a} E~ery use shall be so operated that any stg~uficant, direct glare u~cidental to the
operation of the use shall not be vis~ble beyond the boundaries of the property
(b) All signs on the premases shall comply wrth the pro~isions of Chapter 9 52 af
the Ciry's Mumc~pal Code
(c} All commerc~al ases shall be so operated as nvt to produce humidrty, heat, or
co~d wh~ch 1s readily detectable by persons withont mstrurnents on ad~acent parcels
or r~ghts-of-way.
(d) All comrnerc~al uses shall be so operated that no toudspeakers, bells, gon~s,
buzzers, or other naise attention or attract~ng devices exceed 45 decibels at any one
tlrrie beyond the baundarfes of the propeny
{e} No sales, rentals, lang-term storage, repair work, dismantluig, or ser~~c~ng af
any motor vehicie, trailer, airplane, boat, ioose rubbish, garbage, junk, or the~r
raceptacIes, or build~ng matenals sha11 be permittacl on the groperty
(~} Builduig matenaIs far use on the praperty may be stored on the properry durmg
the t~me that a valid building permit is m effect for construction on the property
(g} No cornmercial use shall cause a steady-state earth-borne osc~llation wtuch is
continuous and accurring more frequently than 100 times per minute The ground
vibration caused by movmg vehicles, trains, a~rcraft, or temparary construct~on or
demolition is exempted from these limxts
18 No pipelme shall be built, laid or maintained on the property For puiposes of tlus
Section, "pipelme" mcludes all real estate, f~tures and personal grogerty owned,
controlled, operated or managed ~n connection with or to facihtate the transmission,
starage, distribution or delrvery of crude oil or oti~er fluid substance through
pipelmes, nrovided. howe~er, that this S~ction does not apply to
io
.~ . 1 ~
-~~4
{1} Any pipeline used far the delivery af water ar the remaval af sewage
{2} Any pipelme used for the delivery of natural gas
{3) Any pipeline Iacated exclusively on the property and used m cannectian
with any lawful activiry thereon
19_ Upon execution of the Devetopment Agreement, Property Owner's predecessor-in-
interest paFd to the City the sum of $2,200,000 The City and Property Owner
mutually agree that ttus sum constitutes an mitial advance payment by Property
4wner of the Housuig and Parks Fee and Affordable Housing Fee pursuant to
Sections 12(a} and 12(c) of Amendment #2 Accordmgly, in caiculating the amount
of Housing and Parks Fee and/or Affordable Housmg Fee to be paid under Secnon
12(a} and 12(c) Property Owner shall be entitled to a d~llar-for-dollar credit in the
amount of such ad~ance payment
2Q The areas designated an the Zone Diagram as `Colorado/Twenneth Plaza' ,
`ColoradolCloverfield Plaza', and `Olympic/Cloverfield Gateway' shall be develaped
and used for public v~ewshed purposes (the `Open Space'). The Open Space shall
cansist of azi aggregate of at teast 40,000 square feet Of this 40,IX10 square feet, the
ColoradolClove~e~d Ptaza shall have a muumum of 3,000 square feet of Dpen
Space. The apphcant shall caoperate w~th all surro~nding property owners to develop
a un~farm landscape a~d streetscape glan. The Open 5pace shall at all times remain
the praperty af the Properry Owner and shall be maintamed by Property Owner at xts
sale cost a~ expense. A site plan demonstrat~ng compliance shall be a condit~on of
Architectural Review Board approval and required prior to issuance of builci~ng
permit O~ympiclCln~e~eld gateway has been landscape in accordar~ce with
Develo~~ent Agreement E~ibit D Praof of compliance with the obligat~vn to
coordinate with other property owners re umforn~ landscape/streetscape, is required
prior to issuance of building perm~ts.
21 The Development Agreernent requ~res that the Property Owner pledge at least
$254,000 to the Santa Monica Arts Foundat~on (the "Foundation") for the acqu~sition
of artwark to be placed in the public areas of the Pro~ect, an Art Selection Cammfttee
be farmed consisting vf reprESentatives of Property Own~r, the Santa Monica Arts
Commission {the "Commission") and the Foundatian; and within one year followu~g
the date of the Developmen~ Agreement approval, the Art Select~on Committee, with
the appro~al af Property Owner, establish a plan consisting of general guidelmes fvr
rhe type, s~e, cost and location for various artworks around the Pro~ect To satisfy
this requlrement, $74,SOa has been paid w~th a balance due of $175,SOQ. The value
of the fountam at ~lympic and Claverfieid (Ralph's) shall be calcutated and subtracted
from the balance due In order to ensure compliance w}th this requirement, a
castuer's check vr cash depos~t m escrow from the applicant for any balance due shall
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be required prior to building permit issuance In addition, establishment of Arts
Selection Committee to be a condition of all pro~ects Compliance required ~efare
issuance of bufldmg perrnit
22 The pro~ect shall comply with all pravisions of Calrforrua Title 24 Energy Regulations
and shall u~clude energy efficient appliances, as well as a mmunurn of the followmg
features
(a} Ener~v Management Svstem AIl air condrtioning and other mecharucal
equipment and mators will be started and stopped from the system console and
water and air t~mperatures can be remotely reset The foregoing, in con~unct~on
with remote sensing of outside and ins;de conditions, will permit system
operatian refinements resulting in energy optimization, and will prevent
unnecessary energy consumptzon during bus~ess and non-busmess hours This
system will also be used to control the use of lightmg
(b) Air Conditionm~ An econom~zer or "free cooling" cycie will be used which
will enable the use of outdoar a~r rather than mechamcally refrigerated air
whenever outside temperature pernuts Variable ~olume au distr~bution systems
w~l a11ow au supply quantxties to be reduced as cooling loads decrease result~ng
~ reduced fan power co~sumpt~on at reduced loads A~r supply to periodically
unoccupieci areas, such as conference rooms, can be munmized. Low pressure
air distribution systerns will be uulized to ~ninunize fan horsepower Coid
plenum temperature at au condrtiamng um~s will be reset automatically to a
hagher temperature (when air cand~tions warrant) with resultant energy savuigs
(c} ~. H~gh e~ciency florescent lamp/batlast systems will rnirumize energy
consumptton. Malcimum provisions far loeal lcght swrtching wxll be prov~ded to
pernut use of l~ghtu~g oniy when space is occupied Photo cell contral of lightuig
in areas where natural ~llumination eould suffice w~ll be prov~ded Exterior and
certam aperational lightmg will be controlled from the energy management
system to optirruze operation and minim~~.e energy consumption Where decor
ar funct~o~ dictate the use of mcandescent or tungsten halide l~ghting, extensive
control equigment will be pro~ided to optimize operation and increase lamp life.
{d) Other Ener~ Considerarions H~gh eff c~ency roof anc~ wail u~sulation as well as
heat absorbing glass will be utilized to reduce caolmg and heatmg loads All air
supply ducts «lI be msulated to reduce energy losses to non air con~tioned
spaces Hot ~~ater pipm~ and storage tanks will be fully ~nsulated. A11 toFlet
fixtures shall be"law flow" Sun shading of windaw~s w711 be incarporated ~~~here
apprapnate to further reduce atr condrtioning requtrements
I2
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Specific conditions regarding energ~- conser~.~ation requirernents from the
Amendment to the Development Agreement have been ~ncorporated into the
propased Conditions of Approval for this pro~ect
(e) Ad~ustment for Substitute Technolo~s~
{i) The applicant shall be entitled to subst~tute other ener~~ management measures
in the pra~ect for those descr~bed abo~e upon submission of an application to the
Crt~~ Biulding and 5afety Division demonstrating to the Department~s reasonable
sansfaction that said substrtution is at least as energy efficient as the measure rt is
propased to replace
(ii) The applicant's apphcation shall state the specific substa~tian being proposed
ant~ attach such pians, specificat~ons and supporting matenals as may be reasanabl~
required by the Cit4• Building and Safety Division to demo~strate the
appropnateness of the substitution
23 Colorado Avenue shall be w~dened bv 1Q feet on the sontherlv side to create twa
through tr~c lanes eastbound and w~estbaund an Calorado Avenue between 24th Street
and Cloverfield Boulevard and one cont~nuous left-tum lane in the middle af the street
Construction shail include
(a) new curb and gutter
(b) all new 8-foot wide s~dev~-alks
(c) S-inches of concrete pa~ement in the street widened portion
(d) 20-foot radius curb returns at the 20tH and Cloverf'ield in~ersect~an
(e) relocation of existm~ traffic signals and utihties
{~} handicapped ramps
{g) corner cut-off easemen#s for a four-foot clearance at the rear of each ramp
(h) ~f left turns are prohibited by westbound traffic on Colorado, into tl~e
easternmost Access Point on Colorado, a median m the conhnuous left turn
lane sufficientiy long in Crty's judgement to discourage such turns shall be
prov~ded if such med~an is required, Property Owner may; at its o~i~n
expense and wrth #he prior approval of the City's Department of
Envuonmental and Public Works Management as to the number, lacation
and design, piace one or rnore directional signs on the median ta assist
traffic Such sign or signs shall be subject to approval by the City's
Department of Enti~ironmental and Public Works Management as to the
number, locat~on and design shall comply with all applicable Crty
ardinances Construction will also include reconstruction ~f a portion of
the eastbound fast lane ~~~th 11 ii~~hes of AC pavement and AC o~~erlay af
the street i~y heat re-mix me~ad to the center line, recpnstruct~on af
existing storm drain laterals and re-stripmg af the street Praperty Owner
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shall grant an~- easement tivhich may be necessary relat~n~ to the «~idened
street and the s~de«~alk
An addit~onal right-turn lane at the eastbound approach to the Colorado
~venue and Ctoverfield intersection shall be pro~~ided This Iane shall be
at least 200 feet m length meas~red from the pomt w~here the 20 foot rad~us
curb return begins on Colorada to the point ~~~here such r~ght turn lane
be~ins and u~ill be added to the lane referred to in Item'_~o 2 Propert~•
Owner shall grant an~- necessary easement for this additional lane and the
related S-foot sidewalk
In order to ensttre these ~~nprovements are completed a performance bond
from the applicant in an amount to be deternuned by the En~-ironmental and
Public VVorks Mana~ement Department shall be required befare issuance
of next building permrt for the overall s~te Complet~on of the
improvements is required before ~ssuance of certificate of occupanc~: for
any development on the srte
The Department of Envuonmental and Public Works Management may modify this
condition in accordance with the standards set €orth in Section b-C of the
Development Agreement regard~g pro~ect phas~ng or Extub~t D of the De~elopment
Agzeement regarding substitute unpro~ements
24 Three full lanes for southbound traffic on Cloverfield Boulevard between Colorado
Avenue and Olympic Boutevard shall be created by w~derur-g Clove~eld Boulevazd 9-
1/2 ~eet on the westerlv side Constructton is to include
(a) all new 8-foat wide sidev~~alks, curb and gutter
(b) an 8-ir~c~ thick P C C widened section and ~'.:i.~~ seal of Cloverfield Boulevard for
the remaming w7dth
(c) construction of a 20-foat radius at Cloverfieid and ~lympic Boulevards v+.7th new
hanc~icapped ramp
{d) relocating ex~sting traffic signals and utilities at the intersection
In order to ensure that these improvements are campleted a performance band from the
applicant m an amount to be determin~d by the Environmental and Fublic Warks
Mana~ement Department shall be required before issuance of the next building permit
far the overall site Completion of these improvements is requtred before issuance of
certifica#e of occupancy for any~ development on the srte
14
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G fj
Note in-lieu of abo~~e, Citv offers to accept pa~~ment as substitute ~mprayements, per
the last para~raph of E~hibit D of the De~~elopment ~greement The amount of
payrrient shall be determmed based on publ~c bidding process Agreement shall be in
place prior to ~ssuance of neYt building permit
The Department of Env~ror~mental and Pnblic Works Managemenr may mod~fy th~s
condiuon in accordance with the standards set forth in Sectian b-C of the
De~elopment Agreement regard~ng pro~ect phasmg or Extubrt D of the De~elapment
Agreement regard~ng subst~tute unprovements
25 The traffic signal standards, conduits. signal heads and controllers for the ~ntersections
of Cloverfield w-~th Calorado and Olympic shall be modernized The applicarit shall be
respansible far only one half of the cost In order to ensure these impro~er~ents are
coFnpleted, a eashier's check ar cash deposit in escrow from the appl~cant ~n an amount
to be determined by the Plannmg and Gomrnunrt~ Development Departnient s~all be
required pr~or to next building permrt issuance for the overall srte Exact fees ta be
calculated based on public biddtng process. An~ cost savings u~[1 be reimbursed to
developer upon complenon of unprovements
26 Qn dlympic Boulevard, a conventional curb and an 18-meh ~~~de P C C gutter from
the intersection of CIoverf'ield and O~ympic to a point 210 feet ~tiesterly from such
mtersection and a con~entional ~urb and 30-inch rvide P C C gutter from a point 210
feet westerly of the intersection of 4lympic and Cloverfield to a point in the easterly
boundary of ~he railroad nght-of-way descnbed in Parcel6 where it intersects OlyEnpic
shall be constructed A sidewalk easement at the bus stop area to all for a 1 fl-foot
parkway and sidewalk area fram the curb face shall be pro~ ided A new sidewalk at the
railroad on Olympic cross~ng over Parcel6 shall be constructed These impro~~emerzts
shall be completed by December 31, 1998 or prior to issuance of cert~ficate of
occupat~cy for this pro~ect
The Departtnent vf Environmental and Public Works Management may modify this
condition in accordance w~th the standards set forth in Sectian 6-C of the
Develapment Agreement regardmg pro~eet phasing or Exhibit D of the Development
Agreement regarding substitute nnprovements
27 New street sections (8-inch P C C) or ri~ht-turn pockets (1 SO feet xn length} at each
ma~or driveway to the Pro~ect w~th all necessary sidewalk easements shall be provided
Campletion required pnor to issuance of a certificate of occupanci
The Departrnent of Environmental a~d Public Works Management may madzfy this
condiuon m accorctance wuh the standards set forth in Section 6-C of the
Deveioprnent Agreement regardmg pro~ect phasing or Exlubit D af the Development
Agreement regardxng subst~tute impravements
15
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28 A hti-drology study for the srte and ad~acent streets in accordance ti~th En~~ironmental
and Public Worics Management Department guidelines shall be submitted prior to
building permit issuance Any work to be performed as a result af this study will be
limited to that dsrect~y related to impacts of the Pro~ect on dramage ~n the area
The Department of En~ironmental and Public Works Management may modify this
condit~on m accordance with the standards set forth ~n Section b-C of the
Developrnent Agreement regarding pro~ect ghasuig or Exlubit D af the Development
Agreement regarding substitute unpro~ements
29 H~gh pressure sodium street hghtmg on the south side of Colorado Avenue frorn 20th
Street ta Claverfield, on the west side of Cloverfield from Colorado to Olympic, and
on the north side of Olympic frorn Clo~erfield to the east side af the railroad r~ght-of-
way described in Parcel 6 to the interseeting of 20th Street and Colorado shall be
designed and constructed Lighting design shall be consFStent with Colorado Place
Phase I and Phase II under Agreement frorn Street Lightmg Installauon and
Maintenance between Colorado Place Lunlted and the City of Santa Monica dated
May 3i, 1983 Compietion of that portron ad~acent to che project shall be completed
prior to certificate of occupancy
In-lieu of design and construction of these ~mprovernents, the City offers to accept
payment for the port~on on Cloverfield adjacent to the Pro~ect. Constr~ct~on or
payment shall be determmed prior to build~ng permit issnance The amount of
payment shall be detern~ined based on public biddfng process.
The Department af Environmenta~ and Pub~ic Works Management may modcfy ttus
condition in accardance with the standards set forth in Sect~on 6-C of the
Development Agreement regardmg pro~ect phas~ng or Ea~Iubit D of the Development
Agreement regarding subst~tute unprovements
30 Street uees shall be provided and installed at the following locauons
{a) 20th Street from the nartherly boundary of ttie railroad right-of-way described
in Parcel 6 to Colarado A~enue {Sony}
(b) Colorado from 20th Street ta Cloverfield (Sony, Conrtyard, Lincoln and
Gateway}
{c) Clove~eld from Colarada to Olympic (Gateway and Ralph's}
(d} Olyrnp~c frorn Clo~e~eld ta the easterly boundary of the railroad right-vf-way
described ~n Parcel 6 (Ratph's j
Type, spacing and planung specifications shall be approved by the Architectural
Review Board and sub~ect to the re~iew and appraval of the Duector of Commumty
16
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and Cultural Serv~ces Installation for that gartion adjacent to the Pro~}ect shall be
completed pr~or to certificate of occupancy
In-lieu of provision and uistallation of street trees. the City affers to accept payment
for t{ie port~on on Cloverfield ad~acent to the Pro~e~t as substitute xmprovements, per
the last paragraph of Exlubit D of the Development Agreernent Cons~ruction or
payment shall be determmed prior to bu~lding permit issuance The amount to be
determmed based on publ~c brddmg process
The Depaz~tncient of Enviran~nental and Public Works Management may modify this
condition in accordance with the standards s~t forth in Sectian 6-C of the
Develapment Agreement regardmg pro~ect phasuig or E~ubit D of the Develop~nent
Agreement regardmg substitute unpro~ements
31 When required by the Engmeerir~g Dz~ision, shoring plans, shail he submitted for
re~iew and appro~al prior to building permrt issuance The fee far tiebacks in the
public right-of-way of $1S0 per tieback or soldxer beam encroaching an the street
right-of-way shall be paid prjoF to buflding perm~t lssuance.
The Department of Environmental and Puhlic Works Management may modify this
condition in accordance with the standards set forth m Section 6-C of the
Development Agreement regarduig project phasing or Exhibit D of the Devetopment
Agreement regardrng substitute unprovements
32 in-lieu of the water connection fees for both domestic and f~re pratection services, the
appltcant shal] ~stall a 14-inch water line from 19th Street to Clove~eld on Qlymp2c
and a 12-uich water Iuie on 20th Street between Colorado and Oly~mp~c. These water
lines w~ll provide the required fire service far the Project Instailation will include
f~re hydrants as requ~red by the Fire Department, a 12 x 12 tee on Colorado at 20th
Street and a 14 x 12 cross on Clove~eld at Olyrnpic with a tie-m of the existmg lines
on ~lympic to the new lines Work to be done Fn accordance with Santa Mon~ca
standards. Because the new water lines to be installed will benefit propert~es other
than the Real Property, the Ciry w~ll reunburse the applicant for a pro zata partion of
tt~e cost of such xnstallation, which reimbursement sha11 not be required unt~l City
collects appropriate fees from subsequent de~elopments on Real Property benefitting
from such u~stailation Design plans must be approved by the City, and that portion
of the 14-inch water mam which crasses Cloverfield, must be installed prior ta
January, 1998 The remamder of line must be uistalled privr to issuance of bulldmg
permit
The Deparnnent of Environmental and Public Works Management may modify this
condition in accordance with the standards set forth in Section 6-C vf the
17
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Development Agreement regarding pro~ect p~iasmg or E~ubit D of the Development
Agreement regardmg substitute improvements
33 Any future request for the on-site sale and consumption of alcohol~c be~erages shall
require the approval of a Condrtional Use Permit pursuant to Section 21 of
Development Agreement Afnendment #2
34 All new construction shall be de~elo~ed in compliance with the pror~isions of Santa
Mon~ca Municipal Code Chapters 7~0 and S 04 and any other construction related
technical codes adopted by the Gity and generally applicable to similar pro~ects
developed ~n the City {"Techrucal Codes"} which are m effect at the tune of ~ssuance
of a bu~ldmg permtt for such new construction
35 All mechanical equipment that extends more than 12-mches above the roof parapet
shall be screened from v~ew Equipinent shalI be scre~ned frarn a horizontal plane
on all sides with an ~ngact resastant wall
36 The fallowing uses shall be permitted outs;de of an enclosed building on the property
(1} Patio tables, chairs, umbrellas, and similar outdoor accessor~es used in
connectiox~ w~th a restaurant
(2} Vendmg machmes, including weighing scales, when accessory to a t~usuiess
conducted wfthin a bu~lding
{3) Border mater~als, flower pots, trellises and the l~lce
(4} Outdoar newsstands
37 Fences, walls or opaque hedges shall not exceed farty-two inches in height when
located ~n the requ~red setback area unless appro~ed by the Plaiuung Commission
Fence, wall or hedge height sha1I be rneasured from the exfsting grade In all cases,
the fence, wall or hedge hexght shall be measured ~n a contmuum at each poxnt along
the fence, wa11 ar hedge Nothmg in this Condition shall restrict the use of plant
materials, arbars, t~ellises or othez landscaping m the required setback area so long
(1} as any hedges ~n excess of forty-two mches height are not opaque, and (2} no
fence, wall or hedge, tree, plantuig or other obstructian abscures or blocks the
vislbil~ty of drivers of automobiles entering or exiting any drlveway, parking lot or
other vehicle accessway or const~tutes an unreasonable and unnecessary hazard to
gersons ~awfully using an adjacent sidewalk, street ar other right-of-way
38 One or more refuse contamers and recycling contamers shall be rnaintamed on the
premzses The contazners shall be of sufficient capaciry and number to accommodate
the refuse and recychng materials generated by the uses on the parcel, in compliance
with guidelines estabiished by the Env~ronmental and Public Works Management
Department All outdoor storage ar refuse, recyclable materiais and other items or
mater~al uitended to be discarded or coilected shall be screened from public ~iew ~n
18
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parcels where refuse and recyclable materiais are both stored and collected ad~acent
to public ra;;ht-of-way, the refuse and recyclable materrals shall be screened frorn
pub~ac v~ew on a ieast three srdes i~y a salid opaque Yrnpact-resistant waii nat less than
five feet or more than eight feet in height, and on the fourth side by a solid opaque
impact-resjstant gate not iess than five feet or more than eight feet in height, or of
ather such material or des~gn appro~ed by the Archztec[ural Rev~ew Board The gate
shall be maintamed m work~ng order and shall remaln closed except during such tunes
a refuse, recyclable matenals and otiier such rtems are bemg d~scarded, placed for
collection, ar collect~d All refuse and recyclable materials which are stored and
collected from the same location out of doors shall be stored not more than ten feet
form the property ~me which ~s closest to the refuse collection point
39 The Prv~ect shaIl mclude a refuse and recycimg room or out door enclosure which
complies with all the requirements of the CS zone The Director of tl~e
En~ironmental and Public Works Managernent Department shall require the design
and placement of a refuse and recyclmg room or outdoor enclosure ta prflvide
adequate and accessible areas for the storage and collection of refuse and recyclable
materials
40 In any ~w restaurant on the Property an a~r filtration and ventilation system shall be
provided
41 The Pro~ect, ~ncluding all Open Spacs shall be accessible to handicapped persons .
42 The applicant shall be required to abtaln Architectural Review Board apgroval pnor
to issuance of a building pernut Arclutectural Review $oard re~~ew shall be lirruted
to the scope of reviewed allowed m the Mumcipal Code and shall be sub~ect to the
deveiopment rights granted to the Property Owner pursuant to the Development
Agreement
43 Civil Engineering plans shall be prepared tv City standards for all off-site
improvements and suhmitted to the Office of the City Engineer for review and
approval.
The Department of Environmentai and Public Works Management may modify this
condation in accordance with the standards set forth m Section b-C af the
De~elopment Agreement regard~ng pro~ect phasing or Exhibrt D of the Development
Agreement regard~ng subsutute unprovements
44 The applicant shall uistal~ a sewage regulating tank, if reasonably deemed necessary
by the Enviranmental and Public Works Management Department based upan
availat~le sewage capacity and other unprov~ments of sufficient size for the Pro~ect
The Env~r~nmental and Public Works Management Departcnern and the apphcant may
I9
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agree upon subsEitute improvements for any of the foregoing which are designed to
improve traffic, utility or dratnage condrtians related to the Pro~ect so long as th~ tatal
cost of such substitute tmpro~ements daes not exceed tlte total estunated cost of the
deleted requirements, computad on the date upon wh~ch a contract is entered rnto for
the substitute improvements
The Department of En~v~ronmental and Public Works Management may mvdify this
condinon ~n accordance with the standards set forth ~n Sect~on 6-C of the
Deveivpment Agreement regarding project phasuig or E~bit D of the Development
Agreement regard~ng substitute improvements
45 Contam~nated soil on Parcel 1 shall be removed and d~spvsed of in accordance with
all applicable laws, arduzances and regulatians of Grty and the State of Califorrua
prior to issuance of a bu~Iding germrt for any buiiding to be b~ilt on Parcel 1
4b Dunng construction equrpment engines shall be kept m proper tune to reduce e~aust
ernissions Such equ~pment shall not be operated dunng first or second stage smog
alerts. The appltcant shali use reasonable and typical watering techn~ques to reduce
fug~tive dust duru~g construction
47 The applzcanE shali operate, contract for, or otherwise pro~tcle pri~ate security
ser~ices for the Project, mcludmg the parking garage
48 Autornat~c sprinklers shall be set to water landscaping durmg ev~nuig and early
moriung hours only to reduce excess~ve water requirements due to water loss by
evagoratian The applicant shall be permrtted to tncorporate water features ~nto the
Pra~ect so long as the applicant demonstrates to the satisfact~on of the En~uonmental
and Public Works Management Deparnnent that the water loss from any such feature
is not excessi~+e.
49. To the extent feasible, the applicant shall maintain a staguig area on the Real Property
for use by construction vehicles and w~ll design traffic patterns for construction
~ehicles, both on-and-off-site, in arder to mmimize impact of constructinn acti~+it~es
on ad~acent streets The applicant shall cooperate w~th the City's Envuonmental and
Public Works Management Department m order to develop ather ~rnutually accepcable
means for muumizmg unpact
50 The applicant shall not discriminate against any emplvyee or applicant for
employment on the basls af race, religion or creed, sex, marrtal status, national
origm, sexual onentaUon or physxcal handicap and shail cause a sunilar provision to
be u~serted ui any contract for work entered into by the appllcant related to the Pro~ect
other than purchase orders for standard commercial supplies, mater~als or other
goods
20
,., ?.~~
Sub~ect to the provisions noted above. the applicant w~ll develap and submit to the
City for approval prior to the commencement of canstrucnon of the Pro~ect a suitable
affrmative action program for t~e hirmg of la~or and the obtam~ng of materials
during construction relating to emplayment, upgradmg, dernotion or transfer,
recruitment or recru~tment ad~ert~s~ng, lay~-aff or termination, rates of pay or other
f~rms of compensation and selection for tra~rung, including apprenticeship Any such
plan shall recogmze the necessitv of compltance with standard uruon hirmg practices
and shall not establish quotas af any kind
The applicant sha11 ~n a11 solicitatlans or adveriisements for empIoyees placed by or
on behalf of Property Owner, state thac all quahfied applicants will receive
conslderation far emgloyment without regard to race, reiig~on or creed, sex, marital
status, natianal ongin, sexual orientation ar physical handicap
51 This approval is for those plans dated May 23, 1997, a cvpy of which shall be
ma~ntained in the files of the Cily Planrung Di~is~on Pro~ect development shall be
consistent with such plans, except as otherwise sgecified in these conditions of
approval
52 This determuiauon shall not become effectrve for a period of fourteen days from the
date of deternunation or, if appealed, until a final deterrcunation is made on the
appeal Any appeal must be anade in the form requued by the Zonmg Adm~n~strator
The appro~al of this permit shall exp~re i8 months from the permrt's effecc~ve date,
unless, in the case of new development, a buildmg permit has been obtained prior to
the exp~ration of ttus approval m order to exercise the r~ghts granted by th~s approval
This perm~t shall alsa expire if the building pernut exp~res or if the rights granted
under tY~is approval are not exercrsed withui one year following the eariiest to occur
of the following issuance of a Certificate of Occuparicy or, if not Cert~ficate of
Occupancy is required, the last requ~red final mspeccion for the new construct~on
One silc month extens~on of the 18 month period may be pernutted ~f approved by the
Duector af Plannuig Applicant is on natice tha~ tune extensions rny not be granted
if develapment standards relevant to the pra~ect have become res~rictive su~ce project
appraval
VOTE
Ayes Breisch, Bradle~T, Gruber, Maench, Parlee. Weremiulc, Zinner
~~rays
Abstuan
Absent
21
~ ~ 3 :;
NOTICE
If thts ~s a final decision not subject to further appeal under the Cit~~ of Sarnta 1Vloruca Ca~nprehensive
Land L se and Zomng Ord~nance, the time within w•hich ~udicial revtetiv of this decision r~ust be
sought is governed hy Code of Ci~il Procec~~re Section 1094 6. which provision has been adopted
by the Grt~~ pursuant to 11~1uruc1pal Code Section 1 16 O10
I herebS certify that this Statement af Ofticial Action accurately reflects the final
determinatia~ of the Planning Cammission af the City vf Santa Mo~ic~.
~ ~ /~-5-~-~
ig~I e C1 date
John S Zu~ner. Chaimerson
I hereby agree to the above conditions of appro~al and acknowledge that failure ta comply
with such conditions shall constitute grounds for potential revocation of the permit approval.
Applicant's Signature
Print Name and Trtle
F 1PLANISHARE~PCIST4A5'~DR97005 #3
22
.~ f3E
ATTACHMENT G
. ; f ~ ..~
~ ~ i7
NOTICE OF A PUBLIC HEARING
BEFORE THE SANTA MONICA CITY COUNCIL
SUBJECT: A public hearrng will be held by the City Council on the following request
Appeal 97-~~7 of Plann~ng Cornm~ss~on appraval of De~elopment Rev~ew Permit 97-Oa~
for a portion of Phase II I of Colorado Place (The Arboreturn} consisting of a 191,OOQ
square foot, six-story offce building abo~e a three-level, 625 space subterranean parking
garage
APPLICANT: Arboretum De~elapment Partners
APPELLANT: Santa Monica Police Officer's Assoc~ation
WHEN: Tuesday, No~ember 25, 1997
TIME: 6 30 p rn
WHERE: Council Chambers
Roam 213
188~ Main Street
Santa Monica, Galifarnia
HOW T~ C~MMENT
You may comment at the City Caunc~~ public hearing, or by writing a letter Written
information recei~ed before 3 00 p m on the Wednesday before the heanng will be given
to the Gity Counc~l in their packet Informat~on recei~ed after #hat time will be gi~en to the
City Council prior to tf~e meeting
Address your letters to City Clerk
1685 Main Street, Room 102
Santa Manica, CA 90401
MORE INFORMATION
If you would like rnore m#ormation about this pro~ect, please call Associate Planner ponna
Jerex at (31 D} 458-8585 Santa Monica Bus Lines #1, #2, #3, #7 and #8 ser~e City Hall
The mee#~ng facilify is hand~capped accessible If you ha~e any special needs such as
sign language interpreting, please contact the Office of the Disabled at (310) 458-8701
Pursuant to California Go~ernmer~t Code Sectian 6~009(b}, if fh~s matter is subsequently
challenged ~r~ Court, the challenge may be limited to only thos~ issues raised at the Public
Hearmg described m th~s notice, or in written corresponde~ce delivered to the City of Santa
Mon~ca at, or prior to, #he Pubf~c Hearing
ESPANQL
1 '] ~
EI Conc~lio Muniapal de la ciudad de Santa Monica tendra una audencia pubiica para
revisar applicacion~s proponiendo desa~rollo en Santa Monica Par~ mas informacion,
liame a Carmen Gut~errez al numero (310) 458-8341
APPROVED AS T~ F~RM
!s! Karen Ginsber~
KAREN GINSBERG
Plann~ng Manager
F IPLANISHAREICOLINCILINOTICESIGATEWAY APP
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