SR-120997-6BPCD S~ KG AS PF # 1planlsY~arelcouncillstoaslsr9T008
Council Mtg December 9, 1997
TO Mayor and City Councd
FROM C~ty Staff
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DEC 0 9 i991 J
Santa Manica, Cal~fom4a
SUBJECT Certification of Statement of ~fficiak Action for Appeal of the P~anning
Commission Appro~al of Conditional Use Permit 97-OD8 at 1828 Ocean
Avenue
INTRODUCTION
Th~s report transmits for C~ty Council cert~f~cation the Statement of Official Actaon for Appeal
97-013 of Planning Commission approval o# Conditional Use Permit 97-008 ta extend for
eighteen (18) months khe r~ghts granted by CUP 94-012 to allow the de~elopment of a 127
car park~ng lat in the RVC Residential Vis~tor Commerc~al zoning distrkct The sub~ect property
is located at 1828 Ocean Avenue
On October 1~, 1997, the Council den~ed the appeal and upheld the Planning Commission
approval based on fhe findings and condif~ons contained tn fhe attached Statement af OfficEal
Action
BUDGETIFINANCfAL IMPACT
The recommendatron presented ~n this report dves ~ot f~ave a~y bu~get ar fmancia~ rm~act
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REC~MMEI~QATl~N
!t is respectfully recommended that the City Council approve the attached Statement of
Offic~al Act~on
Prepared by S~zanne Fnck, Direcfor of Plar~rnng and Commun~ty De~elopment
Karen Ginsberg, Planrnng Manager
Amanda Schachter, Senior Planner
Paul ~afey, ~tssoc~a#e €~lanner
City Planning Division
Plann~ng and Commun~ty De~elopment Department
Attachments A Statement of 4ffiaal Actian
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ATTACHMENT A
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CLT~' OF SANTA MONICA
PLANNL\TG COl~Sl~~ISSION
STA3'EIVIENT OF 4FFICIAL
~~Tlo~v
PROJECT
CASE ~,'U~'l~ER CUP 97-008
LOCATION 1828 Ocean Avenue
APPLICAl`TT DMP Inc , dba The Pnt~lun Longevrt~ Center
CASE PLA~'~Tti'ER Pau~ Foley, Associate Planner
REQUEST Appl~cation for Condrtional Use Pernut to allow a 127-space I
surface parking lot to be developed in the RVC Distnct
CEQA STATUS The pro~ect is categonca~~y exempt from the pro~~s~ons of GEQA
pursuant to Class 1 of the State Guidelmes in that ~t is a nunor
alteration of use from a restaurant facil~ty w~th parlang (u~hich was
the last perm~tted use at the s~te) to a park~ng lot use
PLANNII~G C011•i11s7SSIO~T ACTION
8/6/97 Date
X Appro~~ed based on the falio~~ving findings and sub~ect to t~e condit~ons
below
Demed
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O#~-er
~~+'FECTIVE DATEISI OF ACTION{Sl IF 1lQT APPEALED:
8/20/97 Condi~ional Use Fernut 97-008, if rtghts nat exerc~seci
EXPIR.ATION DATE(Sl OF A1V'Y PER~TITS GR~INTED:
2/2d/99 Cond~tionat Use Permit 97-008, ~f rights not exercised
LENGTFi OF ANY POS$ISLE EXTENSION OF EXPI1t~TION DATE BY ZONING
ADMINISTRATOR:
Any request #'or an extension of the expirat~on date must be rece~ved cn t~e City Plamm~g DEVisian
prior ~o expiration of #tvs permit Further extension may be granted by Planning Commiss~on Lf
request far e~ension ~s requested at least one month prior to expiration
6 inonths Conditional Use Perrrnt 97-008, ~f nghts not exercised
~QNDITIO~VAL U$E PERMIT FIh~~TGS
The proposed use is ane condit~onally permrtted vv~tlun the subject d~strict and complies wrth
all of the a~pIicab~e prozisians of the "C1ty of ~anta Mon~ca Com~arehenstve Land L~se and
Zomng Qrdinance", m that a parlus~g lot ~s a condrtionally pernvtted use with~n the RVC
District and the proposed par~ng lot conforms wrth all apphcable Zonin~a Ord~nance
standards
2 The proposed use would not unpau- the integnty and character of the district in which ~t is to
be established or locared, m that the RVC Distr~ct allavus a range of commerczal and
res~dential uses, including surface parkmg lots, and the area has been identified by the
Cal~forma Coastal Comm~ssion as needing addrtional oi~ street park-ng spaces
3 The sub1ect parcel js phys~cally~ su~table for the type of land use being proposed, m that it ~s
a graded parcel w~th adequate vehicular access
4 The proposed use ~s compatible w7th arly of the land uses presently an the s~b~ect parcel if the
present land uses are to rerna~n, in that the present use of the sste as a park~ng lot ~vas
cornmenced u~thout the neeessary perm~ts after ciemolrtion of the str~ctures on the s~te, and
no other uses are praposed to rernaln at the site
The propased use would be compatible w~th exist~ng and permissible land uses vaithin the
d~str~ct and the general area m wh~ch the proposed use is to be located, in that a surface
parku}g lot ~s a condit~onally pernvtted use ~n the RVC Distnct, and the proposed parkmg lat
would be located in an area of mixed commerc~al, multifatmly, and smele fam~l~~ uses, and
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would contam a generous amount of landscaping in excess of cade requirements u~h~ch wil!
prov~de an ameruty to the ne~ghborhood In additton, it is cansistent wrth General Plan Land
Use and Circutation Eiement Ob~ective 1 5 and Loca( Coastal Pro~ram Pol~cies 6 ar~d 48
6 There are adequate pro~~sions for water, sarvtat~an, and public utilities and sen~ces to ensure
that the proposed use would not be detnmental to public health and safety, m that the sub~ect
parcel ~s an infill pro~ect ~n a dev~loped urhan area
7 Public access to the proposed use w-lE be adequate, in that vehicular ingress and egress will
be provided affof P~co Boutevard, as approved by the City Park-ng and Traffic En~meer
8 The physical location or placement of the use on the srte is compat~ble w~th and relates
harrnoniously to the surround~ng neighborhood, m t~at a substantial landscape buffer ~s
proposed around the entire site, with a large number of trees which, when fully mature, w~tl
pravide a sign~ficant amervty to the nei~hborhood In add~t~on, the propasal w~ll address the
need for off-street parking m the neighborhaod
9 The proposed use is cons~stent with the goa~s, ob~ectives, and policies of the General Plan,
in that it is cons~stent with Land Use and Cjrculation Element (LUCE) Poljcy 3 5 4 to
landscape all surface parlcuig lots on the beach, and LUCE Ob~ective ~~ of the General Plan
wtuch states that the Czty should encourage the expansion of "~~s~tor accommodations and
related uses m the Oceanfront area, wlule pratectmg the res~denttal rrux," and Pahcy 1 5 1
states that the City should "devate Ocea~front Distnct primarily to vis~tor accommadatjons
and comtnerc~al recreat~on," which ~s accotnpl~shed by alla~~~ng the construct~on of a
landscaped parlcmg lot wh~ch would be ut~l~zed by an exist~ng vjsitor-serving fac~l~ty ~n the
Oceanfront D~strict Furthermore, the proposal is consistent u~ith the six ~oals identtfied in
the Local Coastal Plan, ~nclud~ng Goal 4 to "assure pnonty for coastal-dependent and coastal-
related development over other development on the coast," and Goal b to "encaurage public
and recreational use and en~oyment ofthe caast wt~~le ensuring that the very resources that
make the coast so valuable for human en~oyment are not spoiled " It 1s also cons~stent wi#h
General Access Pol~cy 6, encouragm~ the provision of parkmg, and Scen~c and V~sua~
Resource Policy 48, which states that "in all new development, public and pnvate parking lots
shall be landscaped "
10 The proposed use ~~vould not be detnmental to the pubGc interest, health, safety_ convemence,
or general we~fare, m that it ~s a cond~tionally permitted use v~~thin the RVC D~str~ct and is
condst~oned to require that a secunty plan be approved by the SMPD pnar to commencement
of the use
I I The praposed use conforms precasely to the appl~cable perfarmance standards cantained m
Subchapter 9 04 12 and spec~al conditions outhned in Subchapter 4 04 14 of the Grtr of Santa
Moruca Comprehensrve Land Use and Zaning Ordinance, ~n that no Perforrnance Standards
Perm3t ~s required and no special condrtions are ~dent~fied for conditionally permitted parking
lots
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12 The proposed use w~ll not result ~n an overconcentrat~on of such uses ~n the ~mmed~ate
viciruty, in that no surface parking lots wQUld be cmmediately adJacent to the subJect site ar~d
there ~s not a predommance of pr~vately-awned surface parking lots in the general ~nciruty
C~NDITI~NS
Plans
Th~s approval is for those plans dated Apri! 10, 1995, a copy of wh~eh shall be ma~ntamed in
the files of the Crty Planntng Divisian Pro~ect development shall be consistent ~;~ith such
plans, except as otherw~se specified ~n these condrtions of approval
2 The Plans shall comply w~th all other provisions of Ghapter 1, ~-ticle IX of the Murucipal
Code, {Zotung Ordinancej and alI other pertinent ordinances and General Flan palicies of the
City of Santa Momca
3 Final parking lot layout and spec~#'ications shall be sub~ect to the rev~ew and approval of the
Park~ng and Traffc Eng~neer
4 Iv~inor amendrnents to the plans shall be sub~ect to approval by the D~rec~tor of Plannmg A
sigiufican~ change in the approved concept shall be sub~ect to Plannina Commrssion Rev~ew
Construct~on shall be ~ conformance with the plans subrrutted or as modified by the Plannmg
Comrn~ssion, Arc}utectural Review Board or Director of Plannmg
Architectural Review Board
Prior to consideration af the project by the flrchitectural Revtew Board, the appl~cant shall
revZew disabled access requtrements v~nth the Bu~ldmg and Safety Division and make any
necessary changes in the project design to acf~ieve compliance E~v~th such requirements The
Arch~tectural Revtew Bo~rd, in ~ts revseu~, shall pay part~cular attentzon to the aesthet~c,
laridscap~ng, and setback unpacts of any ramps or other featUres necess~tated by access~b~Z~ty
requirements
6 Prior to subrruttal of iandscape plans for Arcl~utectural Rev~ew Board approval, the app~icant
sl~all contact tne Department of Env:ronmenta~ anc~ Public Works Mar~agemerit regarding
urban n.mof~' pians and calculations
7 Construction per~od s~gnage shall be sub~ect to the approval of the Archrtectural Review
Board
Plans far final des~gn, landscap~ng, screening, trash enclosures, a.nd signage shall be sub~ect
to review and appraval by the Architectural Rev~ew Board
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9 The Arclvtectural Rev~ew• Board, in ~ts re~iew, shail pay particular attention to the pro~ect's
pedestnan onentation and amen~ties, exter~or colars, texiures and materials, and Iandscaptng
10 Landscapmg plans shail comply w~th Subc~apter SB (Landscaping Standards) of the zoning
ordinance including use of water-conservmg Ianciscaping matenals, ~andscape mainfenance
and o~her standards contained ra the Subchapter
11 Refuse areas, storage areas and mechan~cai equipment shall screened in accordance with
SMMC Section 9 04 lfl 02 130-9 04 l0 02 150 Refuse areas shall be of a s~ze adequate to
meet on-srte need, including r~cychng The Archi#ectural Review Board ~n ~ts re~7ew sha~l
pay particu~ar attention to t~e screenmg af such areas and equ~pment
Canstructian
12 Unless otherwise approved by the Department of Environmenta~ and Public Works
Management, all sidewalks shall be l~e~t clear and passable dur~ng the grading and con-
struct~on pnase caf the proJect
13 Siciewaiks, curbs, gutters, pav~ng and dr~veways wh~ch need replacing or removal as a result
af the pro~ect as aeter~enea by the Department af Environmenta~ anc~ Publac 1~~'orks
I~~anagement shali be recanstructed to the sat~sfact~on of the Department of En~iranmental
and Publ~c Works Management Appro~al for this work shall be obtamed from the
Department of En~~ronmental and Publtc V1'arks Managemer~t pnor to ~ssuac~ce of the builasng
pernuts
14 Ve}z~cles hau~ng d~rt or ather constn2ct~on debns from the s~te shall cover any apen ]oa~ w~tY~
a tarpaulin or other secure covenng ta m~ntm~ze dust em~ssions
15 Street trees shail be maintained, relocatec~ or prov~ded as rec}~~red ~n a manner cons2stent w~th
the C~ty's Tree Code (Ord 1242 CCS), per the specificat~ons of the Communrty and Cultural
Sen-~ces Div~sion and the Department ofEnvironmental and Pubhc Warks Mana~ement 'Vo
streei tree shall be removed w~thout the approvai of the Comm~n~ty and Culrvral Senr~ces
Division
16 A construction period m~t~gation plan shall be pre~ared b}~ the appl~cant for approval by the
Department of En~ronmental and Publ~c Works Management pnor to ~ssuance af a building
pernut The approved rrutigat;on ~Ian shalj be posted on the canstruct~on s~te for the duratian
of the pro~ect construct-on and shall be produced upon request As applicable, this plan shall
a) Specify the names, addresses, telephane numbers and business license numbers af all
contractors and subcantractors as weli as the develaper and arctvtect, b} Descnbe how
demolition afany e~stu~g structures ~s to be accomplished, c) Indicate where any cranes are
to be located for erect~on/constructian, d) Describe how much of the pubijc street_ alleywa_y,
or sidewalk is proposed to be used in con~unct~on w~th co~struction, e) Set forth the extent
and nature of any p~le-driving operations, ~ Descr~be the length and number of any~ t~ebacks
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w}uch must extend under the property of other persons, g) Specify the nature and extent of
any dewatering and ~ts effect on ar~y adlacent build~ngs, h) Descr~be antic~pated co~struct~on-
related truck routes, number of trucktr~ps, haurs of hauhng and park~ng locatian, i) Specify
the nature and extent of an~ helicopter hauhng, ~) 5tate whether any constructton act~vity
beyond narmally permrtted hours is proposed, k) Describe any proposed construct~on no~se
tnitlgatian measures, 1) Descnbe construction-penod secunty measures mcluding any fencing,
l~ghtting, and secunty persannel, m}Prov~de a dra~nage plan, n} Provide a construction-penod
parlang plan which shall minimize use of publzc streets for parkin~. o) L~st a desl~nated on-
site construct~on manager
17 A sign shall be posted on the praperty in a manner cons~stent w~th the public hearing sign
requu-ements wluch shall ident~fy the address and phone number of the owner andlor applicant
for the purposes of responding to questions and campla~nts dunng the constructtQn penod
Said sign shall also indicate the hours of perm~ss~ble construction work
18 A copy of these canditions shall be gosted sn an easily visible and accessible locat~on at a~l
t~mes dur~ng cor~str~,iction at the profect slte The pages s~all be lamrnated or otherwlse
protected to ensure durability of the copy
Mjscellaneous Condit~ons
I9 The operation shall at all times be conducted in a manner not detrimental to surrounding
properties or residents by reason of lights, no~se, act~v~t~es, parking or other actians
20 If any archaeolog~cal rema~ns are uneovered dunng exca~at~on or constructlon, ~vork ~n the
affected area shall be suspended and a recoen~zed specialist shall be contacted to canduct a
survey afthe af~ected area at pro~ect~5 Ob~~ner's expense r~ determinatyon shall then be made
by the Director of Planning to determine the sigmficance af the survey findings and
appropriate act~ons and requirements, if an_y, to address such findmgs
21 Street and/or alley hghting shall be pro~ided on public nghts-of-way ad~acent to the pro~ect
~f aad as needed per ihe specifcat~ons and w~th the approval of the Department of
Environmer~tal and Pubhc Works Managernent
Val~d~ty of Permrts
22 In the event permittee v~olates or fa-1s to comply with any condrtions of appraval af tlus
pernvt, no further pernvts, hcenses, approvals or cert~icates of occupancy shall be ~ssued until
such violat~on has been fully remedied
23 Witlvn ten days of Planning Div~s~on transm~ttal of the Statement of Offiaal Action, pro~ect
apphcant shall sign and return a copy of the Statement af Official Action prepared by the
Planrung Drvisian, agreemg ta the Conditions of approval and acknou~lede~ng that failure to
compiy ti~th such condtitions shall constitute grounds for potential rerocatton of the perztut
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approval By slgning satr-e, applicant shall not thereby waive any legal r~ghts applzcant may
possess regarding sa~d condrt~ons The s~gned Statement shall be returned to the Plaruung Di-
vts~on Failure to camply with ~h~s condrtion shall constitu~e grounds for potential pernvt
revocation
24 Ttvs detetmmat~on shall nat become effect~ve for a period of fourteen days fram the date of
deterrrunat~on or, if appealed, until a final determination is made on the appeal An}~ appeal
must be made in the form requ~red by the Zon~ng Adrrumstrator The approval of th~s perrrut
shall exp~re if the r~ghts granted are not exercised wit~in e~ghteen (18) months from the
perm~t's ef~'ect~ve date Exercise of these nghts sha11 mean issuance of a building permrt to
begin construction, ha~~r~e~ler, the pernut shall also expire ~f the building perr~ut exp~res, if final
~nspect~on is not completed or a certificate of occupancy is not ~ssued within e~ghteen (18)
rnonths of buiiding permit ~ssuance, or if the rights granted are not exercised within 5ix (b)
months following the earliest to occur of the followm~ ~ssuance of a certificate of occupancy
or, if no certificate of occu}~ancy is required, the last required final inspection for the new
construc~ion One s~x-month extension of the eighteen (18) month period may be perm~tted
if approved by the Dtrector of P~anrung The appl~cant may apply to the P1ann~ng
Commisstan for any further extension if such request is filed at least one manth pr~or to the
perm~t's expiration, pursuant to SNiMC Section 9 04 20 12 Ob0 as amended by Ordinance
1798 (CCS) Applicant is on natice that tlme extens~ons may not be granted if de~elopment
standards rele~~ant to the pro~ect have become more restncttve since prolect appro~~al
Special Conditions
25 Pnor to commencement of use of the proposed parkmg lot, the applicant shall obta~n approval
from the Santa Monica PoLce Department of a Secunty Plan for the operation of the
proposed Parking Lot
2b Pnor to subrr~ssion to Architectural Revietiv Board, the appl~cant shail submit deta~led fence
plans which demonstrate that fence heights are cons~stent w~ith Ad~ustmem 95-002 appraved
10/25/9.i and, per the apphcant's request, extended by the Zorung Adm~n~~trator pursuant to
SNIMC Section 9 04 20 34 OSO(b} until November $, 1997
27 In rts review, the Architectural Review Board sha11 carefully exarrune the treatment of the
pro~ect srte's southeast corner (at the ~ntersection of Pico Boulevard and Ocean Avenue) as
a gateway, and shall review the landscaping along Pico Boule~ard to ensure that ~t is
compat~ble unth the landscaping an ihe public nghi of way on P~co Boulevard ~n the vicin~ty
of ihe pra~ect site
28 Appl~cant shall cont~nue to comply wrt~ the applicable transportahon demand management
requ~rements of the Crty of Santa Moruca, as set farth in Santa ~Vlaruca Municipal Code
Chapter 9 i 6, and the South Coast Alr Qua~rty Mana~ement D~str~ct b_y maintaining a
transportation demand management plan to reduce car trips to an from the apphcant's
business at 1910 Ocean ~ront t~alk Ap~licant acknowledges that its plan cu~-rently ~ncludes
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the fallo~nng measures, wh~ch appllcant agrees to cont~nue unless otherw~se authonzed by
the Crty of Santa Moruca's Transporta~~on Management Coordinator {a) Applicant shall
charge ~ts emptoyees for par~ng, {b) Appticant sha11 provzde 10 preferential parking stalls
m its parking lot for car and van pools, (c} applieant shall mamtam a secure area to store
bicycles with a capacity of at least 25 btcycles, (d} Applicant shall prov~de showers for ~ts
employees who comm~te to and fram work an bicycles, and {e) Appl~cant shall matntain an
incentive or reward system to encourage rts empfoyees to part~cipate in a rideshanng
program
29 In the event that the sui~}ect property is purchased by the Edward Thomas Management
Campany, the apphcant shall pro~~de a construction schedule, subject to the appra~~al of the
Director of Planning, which calls for the proposed pro~ect to commence constructian and
install landscaping at an early stage of the remodelltng of the hotel property located at 1910
Ocean Avenue
VOTE
Ayes Bretsch, Gruber, Maench, Weremiulc, Zmner
Nays
Abstain
Absent Bradley, Parlee
NOTICE
Ifthis is a final dectslon not sul~~ect to further appeal under the City af Santa Moroca Comprehens~ve
Land Use and Zamng Ord~nance, the t~me wzth~n wtuch Jud~c~al rev~ew of th~s deeision must be
sought ~s governed by Gode of Civil Procedure Section 1a94 C, wh~ch pravis~on has been adopted
by the City pursuant to Municipal Code 5ection 1400
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I hereby certify that this Statement of Official Action accurately reflects the final
determination of the Planning Commissian of the City of Santa 1~Ionica.
signature
John S. Zmner_ Chairnerson
date
i hereby agree to the above conditions of approval and acknowledge that failure to comply
with such conditions shall constit~te gro~nds for pntentia! revocation of the permit approval.
Applicant's Signature
Pr~nt Name and Title
f 1p1an1sharelpclstoaslcup97008
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