SR-12-A (14)
?j'tJ:z, ()06
12~A
, ,AUG , 91988
Santa Mon1ca, Cal~forn~a
C/ED:SF:SL
Council Mtg:
August 9, 1988
TO: Mayor and city Council
FROM: City staff
SUBJECT: Appeal of Planning Commission Approval of Development
Review 427, EIA 865, 1260 Lincoln Boulevard,
Four-story, 34,888 square-foot Commercial Office
Building with 122 Parking Spaces Provided in a
Three-Level Subterranean Garage. Applicant: Segal
Enterprises. Appellant: Gerald M. Siegel/B. E. Dailey
INTRODUCTION
This report recommends that the city Council deny the appeal and
uphold the Planning Commission's approval of Development Review
427 and certification of Initial study, EIA 865, to permit
construction of a four-story, 34,888 square-foot commercial
office building with 122 parking spaces in three levels of
subterranean parking.
At the meeting of June 15, 1988, the
Planning commission approved the project on a 4-0 vote. Gerald
M. Siegel and B. E. Dailey of 707 Arizona Avenue, are appealing
that decision. The letter of appeal is provided in Attachment A.
BACKGROUND
The Lincoln Place development is proposed to be constructed on a
15,000 square-foot parcel located on the northwest corner of
Arizona Avenue and Lincoln Boulevard.
The 8,328 square-foot
ground floor is proposed to be devoted to retail uses. The upper
three levels, comprising 26,560 square feet, are proposed to be
office uses.
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The effective development thresholds for this project are a
height of three stories, 45 feet and a Floor Area Ratio (F.A.R.)
of 1.5. With approval of a site Review, these thresholds are
raised to four stories, 56 feet and an F. A. R. of 2.5. The
subject development application for site Review is four stories,
55 feet in height with an F.A.R. of 2.33.
An Initial study has been prepared for this project and approval
of a Negative Declaration is recommended. At the close of the
30-day public review period, no comments had been received. The
Final Initial study is attached for your review (Attachment D).
The project is designed around a central, open courtyard.
Landscaped terraces are provided on all elevations. The building
steps back on all levels and most prominently on the corners,
thereby reducing the apparent mass and bulk of the structure's
profile.
ANALYSIS
The j oint appellants state that the "general basis for this
appeal is failure to comply with applicable provisions of law and
Santa Monica Municipal ordinances, the specifics of which will be
provided prior to the hearing.1I The appellants, as of yet, have
not provided any additional material related to this hearing.
staff disagrees with the appellants' statement that the project
does not comply with applicable law and ordinances. In fact, the
project does meet these provisions, as outlined below.
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/
Code requires 116 parking spaces for this project and 122 are
provided. The project conforms to the Land Use and Circulation
Element and all applicable development standards.
The Initial
study, EIA 865, concluded that the project will not create any
significant environmental impacts. The building is attractively
designed and will be compatible with surrounding structures and
land uses. The request for Site Review to permit an increased
height and density may be supported due to the adequate provision
of parking and project amenities, the reduced visual profile of
the building accomplished through stepped back terraces, and the
compatibility of the land use with surrounding properties.
BUDGET/FINANCIAL IMPACT
The recommendation presented in this report does not have any
budget or fiscal impact.
RECOMMENDATION
It is respectfully recommended that the Council deny the appeal
and approve Development Review 427 and a Negative Declaration for
EIA 865 with the findings and conditions contained in the June
15, 1988 Planning Commission statement of Official Action.
Prepared by: Shari Laham, Associate Planner
Suzanne Frick, Principal Planner
Paul Berlant, Planning Director
Planning Division
community and Economic Development Department
Attachments: A. Letter of Appeal from Gerald M. siegel and
B. E. Dailey
B. Planning Commission staff Report, dated 6/15/88
C. Planning commission statement of Official
Action
D. Final Initial Study, EIA 865
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/
/
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SL
PCjCCDR427
07/25/88
E. Colored Rendering of Project (Limited
Distribution)
F. Plot Plan, Floor Plans and Elevations
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.
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451-4868
394-8313
GERALD M SIEGEL
ATIORNEY AT LAW
707 ARlZO'lA AVENUE
SANTA MOl'\ICA, CAUFOR)'.;'IA etft OF S '_ <
CITY PUr;
MAILING ADDRESS..
POBOX 799
SANTA MONICA CA 911i06
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July 5, 1988
"88 JUL -5 P 2 :48
Clty of Santa Monlca
Santa Monlca Plan Commlsslon
Santa Monlca Plan Department
Clty Hall
1685 Maln Street
Santa Monlca, CA 90401
PERSONAL DELIVERY
Re: DR 427, EIA 865 - 1260 Llncoln Boulevard
APPEAL FROM PLAN COMMISSION DECISION ON JUNE 15, 1988
AS TO BOTH DR 427 and EIA 865
Gentlemen:
The underslgned conslder themselves aggrleved by the actlon
of the Plan Commlsslon on Lhe subject matter and wlsh to appeal the
matter to Lhe City Councl1.
The requ1red fee 18 accompanled by th1S request. The
general basls for thlS appeal lS fallure to comply wlth appllcable
provlS1ons of law and Santa Monlca Munlclpal Ordlnances, the speclflcs
of WhlCh wlll be provlded prlor to the hearlng.
Very t.P;QJ.y yours, /--~
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Gerald M. Slegel _ /
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B. E. Dalley ~
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CITY PLANNING DIVISION
Community and Economic Development Department
MEMORANDUM
DATE: June 15, 1988
TO: The Honorable Planning Commission
FROM: Planning staff
SUBJECT: Recommended Special Conditions
DR 427, EIA 865
Address:
Applicant:
1260 Lincoln Boulevard
Segal Enterprises/Lincoln Place
staff is recommending minor changes to special conditions nos. 6,
7 and 8. Staff recommends that the following three special con-
ditions replace their counterparts as listed in the staff report:
6. Noise specifications for construction equipment shall com-
ply with the city of Santa Monica Noise Ordinance (Ord.
1406 CCS); contractors shall be required to use machinery
with noise reduction equipment; auger-piling, rather than
pile driving, shall be used to reduce construction noise;
equipment shall be placed as to maximize the distance
between noisy equipment and the property line and proper
planning shall be used to select the quietest way in which
to perform an operation.
7. Noise insulation standards shall be incorporated in the
project design to ensure that noise levels are_consistent
with the city's Noise Ordinance.
8. The project shall incorporate nonreflective exterior
building materials and glazes which comply with Title 24.
prepared by: Shari Laham, Associate Planner
segal con
SL
06/14/88
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~
CITY PLANNING DIVISION
Community and Economic Development Department
MEMORANDUM
DATE: June 15, 1988
TO: The Honorable Planning Commission
FROM: Planning staff
SUBJECT: DR 427, EIA 865
Address:
Applicant:
1260 Lincoln Boulevard
Segal Enterprises/Lincoln Place
SUMMARY
Action: Development Review to allow the construction of a new
commercial project exceeding 15,000 square feet and a site Review
to allow a project which exceeds a height of three stories and 45
feet and an F.A.R. of 1.5. The proposed structure is a four-
story (55'), 34,888 square-foot commercial structure with an
F.A.R. of 2.33. This project involves consideration of a Nega-
tive Declaration for Initial Study EIA 865.
Recommendation: Approval.
SITE LOCATION AND DESCRIPTION
The SUbject property is a 15,000 sq. ft. parcel located on the
northwest corner of Arizona Avenue and Lincoln Boulevard having a
frontage of 100 feet on Lincoln Boulevard and 150 feet~on Arizona
Avenue. Surrounding uses consist of the Boys Club of santa Moni-
ca (C4) to the north, the four-story, mixed-use Ravello Building
(under construction) and single family residence to the south
(C4), a two and three-story office/retail building (C4) to the
east and a two-story commercial office building (C3) to the west.
zoning District: C4
Land Use Districts: Lincoln North
Parcel Area: 100' X 150' = 15,000 square feet
PROPOSED PROJECT
The proposed Lincoln Place development is a four-story, 34, BBB
square-foot commercial office complex with three levels of sub-
terranean parking. The 8,328 square-foot ground floor is pro-
posed to be devoted to retail uses. The upper three levels, com-
prising 26,560 square feet, are proposed to be office Uses. The
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site most recently was developed with an auto repair service.
All structures have been removed and the site is vacant, paved in
asphalt and devoid of any significant landscaping.
MUNICIPAL CODE AND GENERAL PLAN CONFORMANCE
The proposed proj ect is consistent with the Municipal Code and
with approval of a Site Review Permit, is in conformity with the
General Plan as shown in Attachment A.
CEQA STATUS
An Initial study has been prepared for this project and approval
of a Negative Declaration is recommended. copies of the Initial
study were distributed to the Planning Commission at the begin-
ning of the 30-day public review period. At the close of this
period, no comments had been received. The Final Initial study
is attached for your review (Attachment C).
FEES
This project is subject to the Housing and Parks Mitigation Pro-
gram contained in the adopted Land Use and Circulation Element of
the General Plan. The project mitigation measures will be satis-
fied by an in-lieu fee paid to the City as outlined in the ap-
plicable condition of approval for this project.
ANALYSIS
project Design
The project is designed around a central, open courtyard with a
fountain. The main building entrance is provided on Arizona
Avenue with a secondary entrance on Lincoln Boulevard. Both en-
trances are recessed with adjacent landscaping provided. Land-
scaped terraces are provided on all elevations. The building
steps back on all levels and most prominently on the corners of
the building, thereby reducing the visual profile of the
structure..
The. building height is proposed to be 55 feet above average
grade. Building materials include light colored exterior
plaster, french doors and wrought iron railing. In addition to
the terraces, landscaping is proposed in planters along both
street frontages. Code required street trees and parkway im-
provements will be installed.
Relationship to Land Use and Circulation Element
The site is within the Lincoln North Land Use District which is a
commercial corridor intended to accommodate general, service and
special ty commercial uses. The proposed Office/retail proj ect
conforms to these land uses. At the time this application was
deemed complete, permitted development intensity was 1.5 F.A.R.
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or 2.5 F.A.R. with approval of a site Review. The proposed proj-
ect has an adjusted floor area of 34,888 square feet on a 15,000
square-foot site, resulting in an F.A.R. of 2.33.
Site Review is required to permit the building to have four
stories and a height of 55 feet. The Land Use Element allows a
height of three stories, 45 feet or four stories, 56 feet with
site Review approval.
The design of the proposed development is consistent with the
policies and objectives of the Land Use and Circulation Element.
The project enhances the street's pedestrian scale and character
(Policy Nos. 3.3.1, 3.3.4 and 3.3.13) by providing ground floor
retail uses, landscaping along the street frontages, frequent
arched storefronts, an inviting courtyard and articulated facade.
Three existing curb cuts will be closed, thereby improving conti-
nui ty of the sidewalk (Pol icy 3.3.2). Pol icy 3.1. 2 stipulates
that large buildings shall be of predominantly light color and
encourages architectural innovation consistent with the surround-
ing community. Lincoln Place is attractively designed with light
colored walls, decorative tiles, nonreflective glazing, planters,
water features and numerous stepped back terraces which reduce
the apparent bulk and mass of the structure.
Parking and Traffic Analysis
DKS Associates prepared a traffic impact analysis for the Initial
study. The three intersections analyzed were Lincoln Boulevard/
Wilshire Boulevard, Lincoln Boulevard/Arizona Avenue and Lincoln
Boulevard/santa Monica Boulevard. The study concluded that the
proposed development would not result in any significant adverse
impacts on the three study intersections. According to the anal-
ysis, the Level of service (LOS) at each intersection with the
project taken into account would be the same as the LOS for ex-
isting plus cumulative projects as follows:
Intersection
Existing + Cumulative
Projects
Existing + Cumulative
+ Proposed Project
Lincoln/Wilshire
Lincoln/Arizona
Lincoln/santa Monica
LOS 0*
LOS e
LOS C
LOS D*
LOSe
LOSC
(*Policy No. 4.3.1 of the Land Use and Circulation Element desig-
nates LOS 0 as an acceptable Level of service on arterial streets
for the purpose of evaluating new development proposals. Lincoln
Boulevard is defined as an arterial street.)
The proj ect requires 116 parking spaces, based on the Code re-
quirement of one space for every 300 square feet of adjusted
floor area. Six spaces are provided above the minimum require-
ment for a total of 122 spaces, of which 38% are compact spaces
(46 stalls). Access to the subterranean garage is taken from
Arizona Avenue with a two-way ramp located 12 feet east of the
Seventh Court alley. In addition, two handicapped spaces, two
loading spaces and bicycle racks are provided off the alley.
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Conclusion
The project conforms to the Land Use and Circulation Element and
all applicable development standards. The building is attrac-
tively designed and will be compatible with surrounding struc-
tures and land uses. The request for site Review to permit an
increased height and density may be supported due to the adequate
provision of parking and proj ect amenities, the reduced visual
profile accomplished through stepped back terraces and the com-
patibility of the land use with surrounding properties.
As concluded in Initial study EIA 865, the project will not cre-
ate any significant environmental impacts.
RECOMMENDATION
Planning staff respectfully recommends approval of DR 427 and
certification of Negative Declaration EIA 865 subject to the fol-
lowing findings and conditions.
DEVELOPMENT REVIEW FINDINGS
1. The development is consistent with the findings and pur-
pose of Ordinance 1321 as set forth below.
2. The physical location and placement of proposed structures
on the site are compatible with and relate harmoniously to
surrounding sites and neighborhoods in that the proj ect
provides numerous landscaped terraces and stepped back
areas and is of a compatible scale, design and architec-
tural character with other new commercial developments in
the vicinity. Pedestrian amenities are provided by means
of frequent arched storefronts, planters along the street
frontages, continuous sidewalks, an articulated facade and
ground floor retail uses.
3. The existing and/or proposed rights-of-way and facilities
for both pedestrian and automobile traffic will be ade-
quate to accommodate the anticipated results of the pro-
posed development including off-street parking facilities
and access thereto in that public walkways and entrances
are provided, parking is provided in excess of code re-
quirement and the traffic study concluded that project-
related traffic volumes will not result in an unacceptable
level of service at any of the study intersections.
4. The existing and/or proposed public and/or private health
and safety facilities (including, but not limited to,
sanitation, sewers, storm drains, fire protection devices,
protective services, and public utilities) will be ade-
quate to accommodate the anticipated results of the pro-
posed development.
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5. The proposed development is consistent with the General
Plan of the City of Santa Monica and the Zoning ordinance
in that the project will conform to the height, bulk, use
and urban design policies for the Lincoln North District
as specified in the Land Use Element of the General Plan
and conform to the appropriate C4 standards contained in
the Zoning Ordinance.
SPECIAL CONDITIONS
1. The Architectural Review Board, in its review, shall pay
particular attention to the project's pedestrian orienta-
tion and amenities; scale and articulation of design ele-
ments; exterior colors, textures and materials; window
treatment; glazing; and landscaping.
2. The existing driveways and aprons, located on Lincoln
Boulevard and Arizona Avenue shall be removed and the ex-
isting curb cuts replaced with standard curb and gutter
per the specifications of the Department of General
Services.
3 . On-site parking shall be made available without cost to
building customers and employees.
4. All recommendations outlined in the Soil Engineering In-
vestigation report, prepared 9/14/87, shall be implemented
to the satisfaction of the Building and safety Division.
5. Construction hours shall be limited to 7 a.m. to 8 p.m.
Monday through Friday and 9 a.m. to 8 p.m. saturday as set
forth in section 4204 (SMMC).
6. Noise specifications for construction equipment shall com-
ply with the City of Santa Monica Noise Ordinance (Ord.
1406 CCS); contractors shall be required to use machinery
with noise reduction equipment and temporary noise control
barriers shall be placed around noisy areas; auger-
piling, rather than pile driving, shall be used to reduce
construction noise; equipment shall be placed as to maxi-
mize the distance between noisy equipment and the property
line and proper planning shall be used to select the
quietest way in which to perform an operation.
7. Noise insulation standards shall be incorporated in the
proj eet design to ensure that acceptable interior noise
levels do not exceed 55 decibels for more than 60 minutes
in any 24 hour period, and 45 decibels for more than 30
minutes between the hours of 11 p.m. and 7 a.m.
8. The project shall incorporate nonreflective exterior
building materials and glazes.
9. The automatic irrigation system shall be designed to en-
sure landscape watering during early morning or evening
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hours to reduce the amount of water lost through
evaporation.
10. The project shall conform to any program the city adopts
to implement the city of Los Angeles Ordinance regarding
connections to the sanitary sewer system.
11. A standard hook-up fee shall be paid to the City for water
service.
12. The developer shall pay a fee to the City to offset any
increased costs for sewage treatment imposed on the
project.
13. Medical office uses shall be prohibited.
STANDARD CONDITIONS
1. Plans for final design, landscaping, screening, trash en-
closures, and signage shall be SUbject to review and ap-
proval by the Architectural Review Board.
2. Minor amendments to the plans shall be subject to approval
by the Director of Planning. A significant change in the
approved concept shall be subject to Planning commission
Review. Construction shall be in substantial conformance
with the plans submitted or as modified by the Planning
Commission, Architectural Review Board or Director of
Planning.
3. The rights granted herein shall be effective only when
exercised within a period of one year from the effective
date of approval. Upon the written request of the appli-
cant, the Director of Planning may extend this period up
to an additional six months.
4. The applicant shall comply with all legal requirements
regarding provisions for the disabled, including those set
forth in the California Administrative Code, Title 24,
Part 2.
5. Final parking lot layout and specifications shall be sub-
ject to the review and approval of the Parking and Traffic
Engineer.
6. Refuse areas, storage areas and mechanical equipment shall
be screened in accordance with Sec. 9127J.2-4 (SMMC). Re-
fuse areas shall be of a size adequate to meet on-site
need.
7. The operation shall at all times be conducted in a manner
not detrimental to surrounding properties or residents by
reason of lights, noise, activities, parking or other
actions.
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8. project design shall comply with the building energy reg-
ulations set forth in the california Administrative Code,
Title 24, Part 2, (Energy Conservation standards for New
Residential Buildings), such conformance to be verified by
the Building and Safety Division prior to issuance of a
Building Permit.
9. Openable windows shall be provided throughout the project,
in a manner consistent with applicable building code and
energy conservation requirements.
10. street trees shall be maintained, relocated or provided as
required in a manner consistent with the City'S Tree Code
(Ord. 1242 CCS), per the specifications of the Department
of Recreation and Parks and the Department of General Ser-
vices. No street tree shall be removed without the ap-
proval of the Department of Recreation and Parks.
11. Street and/or alley lighting shall be provided on public
rights-of-way adjacent to the project if and as needed per
the specifications and with the approval of the Department
of General Services.
12. Any outdoor lighting shall be shielded and/or directed
away from adj acent residential properties , with any such
lighting not to exceed 0.5 foot candles of illumination
beyond the perimeter of the subject property.
13. This determination shall not become effective for a period
of twenty days from the date of determination or, if ap-
pealed, until a final determination is made on the appeal.
14. Ultra-low flow plumbing fixtures are required on all new
development. (Maximum 1. 5 gallon toi lets and 1. 0 gallon
urinals and low flow shower head.)
PROJECT MITIGATION FEE CONDITION
1. In accordance with Ordinance 1367 (CCS), prior to issuance
of a building permit the applicant shall execute an ir-
revocable letter of credit or other form of security ac-
ceptable to the City for the payment of an in-lieu fee for
housing and parks equal to $2.25/sq.ft. for the first
15,000 sq. ft. of net rentable office floor area and $5.00/
sq. ft. for the remaining net rentable office floor area
based upon a total net rentable floor area for the entire
project of 34,888 sq.ft. This fee will be $133,190.00.
This fee shall be adjusted for inflation by the percentage
change in the Consumer Price Index ("CPI") between October
1984 through the month in which the payment is made. Upon
mutual agreement of the applicant and the City, the appli-
cant may satisfy these project mitigation measures by pro-
viding low and moderate income housing or developing new
park space on or off the project site. To fulfill this
obligation, an agreement shall be secured in writing by
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the applicant and approved by the city Attorney and city
staff prior to issuance of a building permit.
Applicant and the city acknowledge that the ground floor of
the development contains 8,328 sq. ft. of net rentable
floor area. It is presently contemplated by the applicant
that only the second through fourth floors containing
26,560 sq. ft. of net rentable floor area will be occupied
for office use. Therefore, upon issuance of each building
permit for tenant improvements for the ground floor space,
the obligation of applicant under Ordinance 1367(CCS)
shall be reduced by $5.00/sq.ft., as adjusted for infla-
tion by the percentage change in te CPI between October
1984 through the month in which the reduction is made, for
that portion of the net rentable floor area to be occupied
for retail use. If at the time of issuance of such build-
ing permit for tenant improvements, applicant has paid the
entire in-lieu fee set forth above, the City shall within
thirty (30) days of the issuance of the permit refund to
applicant the overpayment. If applicant has executed an
irrevocable letter of credit or other form of security
acceptable to the City, applicant may submit a substitute
form of security for the reduced amount and the balance of
the unpaid fee (as well as any installments remaining due)
shall also be reduced accordingly.
Prepared by: Shari Laham, Associate Planner
pcdr427
SL:nh
06/07/88
Attachments:
A. Municipal Code and General Plan Conformance
B. Radius Map
C. Letter from Applicant, dated 6/6/88
D. Colored Rendering of Project
E. Initial study EIA 865
F. Plot Plan, Floor Plans and Elevations
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ATTACHMENT A
MUNICIPAL CODE AND GENERAL PLAN CONFORMANCE
Category
Permitted Use
Height
F.A.R.
Parking
Municipal Code
C4: Permits
Office, Retail
6 stories/90t
3.3
1 space/300
square feet
= 116 spaces
Land Use
Element
Lincoln North:
Pend ts general
commercial,
service and
specialty
commercial
3 stories/45t,
4 stories/56'
with site
Review
1. 5, 2. 5 with
site Review
N/A
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Project
Commercial
Office Complex
with potential
retail at ground
floor.
4 stories/55'
2.33 with
site Review
Application
122 spaces
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LEGAL DESCRIPTION '-Dt~ K t l.- ewck 117. 'Santzt M6'Yl/(CL CASE NO. DR J..l2'1) e JA 8to
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$IHEET ADDRESS.
l~bO !AYlwIn Blvd.
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APPLICANT
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ENTE-RPR[SES
DATE
RADIUS MAP FOR
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HEARING
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Reference.
'- _, Alias Map
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JUN 7 19B8
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June 6, 1988
Ms. Shan Laham
Associate Planner
SANTA MONICA CITY PLANNING DEPARTMENT
1685 Ma 1 n St.
Santa Mon1ca, CA 90401
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RE: DR 427 LINCOLN PLACE
Dear Shan:
As per our previous conversation 1n regards to the Draft Initlal Study, please
cons1der the following:
We bel1eve that the projected sewage 1ncrease on page 44 1S mlslead1ng ln that
it assumes that no sewaqe is currently generated. We suggest that a more
accurate procedure would be to deduct the sewage generated by the preVlOUS use
on the slte. This would reduce the projected sewage lncrease from 1674.6 to
1014.6 gpd.
The followlng 1S the bas1s for this clar1f1cation after conversat1ons wlth the
Santa Monlca Water Department.
Water Impacts:
On page 43, the report ind1cates:
liThe future water demand for the 34,888 sq. ft. off1ce complex lS -
proJected to be approximately 2,134.5 gpd above eXlsting levels."
The source of this informatlon lS from:
"City of Santa MOnlca Water Department average dally consu~ptlon rate of
15 gal/employee, assuming one employee/250 sq ft. and 0.4 gal/sq ft.
for Landscap1ng."
However, this does not take into account the demand of the eXlstlng use.
We have obtained the actual water use for this property from the City of
Santa Monica Water Department and calculated the eXlstlng use to be
approximately 825 gpd. (see attached calculation sheet)
2134.5 gpd - 825 gpd = 1309.5 gpd
Therefore, the sentence should read:
liThe future water demand for the 34,888 sq. ft. off1ce complex is
proJected to be approx1mately 1309.5 gpd. above existing lev~s.
Sewer Impacts
On Page 44, the report ind1cates:
"The proJected amount of sewage that w1ll be generated by the proposed
project is a 1,674.6 gpd increase over the current sewage generated by
the C 1 ty . n
The source of thlS information lS also:
"Based on City of Santa Monica Water/Wastewater Adminlstratlon formula
for daily sewage generatlon. The dally sewage usage WhlCh lS based on
the City of Santa Monica Water Department dally consumptlon rate of 15
gal.jemployee, wlth 1 employee per 250 square feet, at 2,093.3 gpd."
-
ThlS also does not take into account the existing use. To incorporate
the existing level of 825 gpd: 2093.3 -825 = 1268.3 gpd x 80% = 1014.6
Therefore the sentence should read:
"The projected amount of sewage that will be generated by the proposed lS
a 1,014.6 gpd lncrease over the current sewage generated by the Clty."
We would appreclate the inclusion of this letter in the package submltted to
the Planning Commlssion. Should you have any questions, please 91ve us a call.
Respectfully,
'-
~ ,
Shin Take'~
Development Manager
STlps
~
-~ LINCOLN PLACE DR# 427
EXISTING WATER CONSUMPTION
ACTUAL WATER CONSUMPTION
1260 Lincoln Blvd.
Pen od of Data: September 1986 through November 1987
.
PER IOD : CU FT GAL/Cr GALLONS ,
~,v
------------------------~---------------------------
SEP TO NOV 1986 7,400 X 7.5 = 55,500
NOV 86' TO JAN 87' 4,000 X 7.5 =: 30,000
JAN TO MAR 1987 3,700 X 7.5 =: 27 J50
MAR TO MAY 1987 5,700 X 7.5 = 42,750
MAY TO JUL 1987 8,600 X 7.5 = 64,500
JUL TO SEP 1987 7,900 X 7.5 = 59,250
SEP TO NOV 1987 8,900 X 7.5 = 66,750
--------------------------------
46,200 X 7 5 =346,500 GAL
CALCULATIONS
UNITS: GALLONS PERIOD AVERAGE
-------~--------------------------------------------
GALLONS PER MONTH 346,500 I 14 = 24,750 GAL
GALLONS PER DAY: 24,750 I 30 = 825 GAL
....
~-++ fTen rNW1t 11 C./'
/ :2.. ~
STATEMENT OF OFFICIAL ACTION
PROJECT
NUMBER: DR 427, EIA 865
LOCATION: 1260 Lincoln Boulevard
APPLICANT: Segal Enterprises
REQUEST:
Approval of a four-story, 34,888 square-foot com-
mercial structure with a Floor Area Ratio of 2.33
with 122 parking spaces and three levels of sub-
terranean parking.
PLANNING COMMISSION ACTION
6/15/88
X
Date.
Approved based on the following findings and
subject to the conditions below.
Denied.
Other.
DEVELOPMENT REVIEW FINDINGS
1. The development is consistent with the findings and pur-
pose of Ordinance 1321 as set forth below.
2. The physical location and placement of proposed structures
on the site are compatible with and relate harmoniously to
surrounding sites and neighborhoods in that the project
prov ides numerous landscaped terraces and stepped back
areas and is of a compatible scale, design and architec-
tural character with other new commercial developments in
the vicinity. Pedestrian amenities are provided by means
of frequent arched storefronts, planters along the street
frontages, continuous sidewalks, an articulated facade and
ground floor retail uses.
3. The existing and/or proposed rights-of-way and facilities
for both pedestrian and automobile traffic will be ade-
quate to accommodate the anticipated results of the pro-
posed development including off-street parking facilities
and access thereto in that public walkways and entrances
are provided, parking is provided in excess of code re-
quirement and the traffic study concluded that proj ect-
related traffic volumes will not result in an unacceptable
level of service at any of the study intersections.
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4. The existing and/or proposed public and/or private health
and safety facilities (including, but not limited to,
sanitation, sewers, storm drains, fire protection devices,
protective services, and public utilities) will be ade-
quate to accommodate the anticipated results of the pro-
posed development.
5. The proposed development is consistent with the General
Plan of the City of Santa Monica and the Zoning Ordinance
in that the project will conform to the height, bulk, use
and urban design policies for the Lincoln North District
as specified in the Land Use Element of the General Plan
and conform to the appropriate C4 standards contained in
the Zoning ordinance.
SPECIAL CONDITIONS
1. The Architectural Review Board, in its review, shall pay
particular attention to the project's pedestrian orienta-
tion and amenities; scale and articulation of design ele-
ments; exterior colors, textures and materials; window
treatment; glazing; and landscaping.
2. The existing driveways and aprons, located on Lincoln
Boulevard and Arizona Avenue shall be removed and the ex-
isting curb cuts replaced with standard curb and gutter
per the specifications of the Department of General
Services.
3. On-site parking shall be made available without cost to
building customers and employees.
4. All recommendations outlined in the Soil Engineering In-
vestigation report, prepared 9/14/87, shall be implemented
to the satisfaction of the Building and Safety Division.
5. Construction hours shall be limited to 7 a.m. to 8 p.m.
Monday through Friday and 9 a.m. to 8 p.m. Saturday as set
forth in section 4204 (SMMC).
6. Noise specifications for construction equipment shall com-
ply with the City of Santa Monica Noise Ordinance (Ord.
1406 CCS); contractors shall be required to use machinery
with noise reduction equipment; auger-piling, rather than
pile driving, shall be used to reduce construction noise;
equipment shall be placed as to maximize the distance
between noisy equipment and the property line and proper
planning shall be used to select the quietest way in which
to perform an operation.
7. Noise insulation standards shall be incorporated in the
project design to ensure that noise levels are consistent
with the City'S Noise Ordinance.
8. The project shall incorporate nonreflective exterior
building materials and glazes which comply with Title 24.
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9.
The automatic irrigation system
sure landscape watering during
hours to reduce the amount
evaporation.
shall be designed to en-
early morning or evening
of water lost through
10. The project shall conform to any program the City adopts
to implement the City of Los Angeles Ordinance regarding
connections to the sanitary sewer system.
11. A standard hook-up fee shall be paid to the City for water
service.
12. The developer shall pay a fee to the city to offset any
increased costs for sewage treatment imposed on the
project.
13. Medical office uses shall be prohibited.
14. Restaurant uses shall be prohibited.
15. The Architectural Review Board, in its review, shall pay
particular attention to the parkway treatment adjacent to
Lincoln Boulevard and to the landscaping and planting in
pots on-site to ensure it is attractive.
STANDARD CONDITIONS
1. Plans for final design, landscaping, screening, trash en-
closures, and signage shall be subject to review and ap-
proval by the Architectural Review Board.
2. Minor amendments to the plans shall be subject to approval
by the Director of Planning. A significant change in the
approved concept shall be subject to Planning commission
Review. Construction shall be in substantial conformance
with the plans submitted or as modified by the Planning
commission, Architectural Review Board or Director of
Planning.
3. The rights granted herein shall be effective only when
exercised within a period of one year from the effective
date of approval. Upon the written request of the appli-
cant, the Director of Planning may extend this period up
to an additional six months.
4. The applicant shall comply with all legal requirements
regarding provisions for the disabled, including those set
forth in the California Administrative Code, Title 24,
Part 2.
5. Final parking lot layout and specifications shall be sub-
ject to the review and approval of the Parking and Traffic
Engineer.
6. Refuse areas, storage areas and mechanical equipment shall
be screened in accordance with Sec. 9l27J.2-4 (SMMC).
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Refuse areas shall be of a size adequate to meet on-site
need.
7. The operation shall at all times be conducted in a manner
not detrimental to surrounding properties or residents by
reason of lights, noise, activities, parking or other
actions.
8. Project design shall comply with the building energy reg-
ulations set forth in the California Administrative Code,
Title 24, Part 2, (Energy Conservation standards for New
Residential Buildings), such conformance to be verified by
the Building and Safety Division prior to issuance of a
Building Permit.
9. Openable windows shall be provided throughout the project,
in a manner consistent with applicable building code and
energy conservation requirements.
10. street trees shall be maintained, relocated or provided as
required in a manner consistent with the City'S Tree Code
(Ord. 1242 CCS), per the specifications of the Department
of Recreation and Parks and the Department of General Ser-
vices. No street tree shall be removed without the ap-
proval of the Department of Recreation and Parks.
11. street and/or alley lighting shall be provided on public
rights-of-way adjacent to the project if and as needed per
the specifications and with the approval of the Department
of General services.
12. Any outdoor lighting shall be shielded and/or directed
away from adjacent residential properties, with any such
lighting not to exceed 0.5 foot candles of illumination
beyond the perimeter of the subject property.
13. This determination shall not become effective for a period
of twenty days from the date of determination or, if ap-
pealed, until a final determination is made on the appeal.
14. Ultra-low flow plumbing fixtures are required on all new
development. (Maximum 1. 6 gallon toilets and 1. 0 gallon
urinals and low flow shower head.)
PROJECT MITIGATION FEE CONDITION
1. In accordance with Ordinance 1367 (eCs), prior to issuance
of a building permit the applicant shall execute an ir-
revocable letter of credit or other form of security ac-
ceptable to the City for the payment of an in-lieu fee for
housing and parks equal to $2. 25/sq. ft. for the first
15,000 sq. ft. of net rentable office floor area and $5.00/
sq. ft. for the remaining net rentable office floor area
based upon a total net rentable floor area for the entire
project of 34,888 sq.ft. This fee will be $133,190.00.
This fee shall be adjusted for inflation by the percentage
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change in the Consumer Price Index ("CPI") between October
1984 throuqh the month in which the payment is made. Upon
mutual agreement of the applicant and the City, the appli-
cant may satisfy these project mitigation measures by pro-
viding low and moderate income housing or developing new
park space on or off the project site. To fulfill this
obligation, an agreement shall be secured in writing by
the applicant and approved by the city Attorney and city
Staff prior to issuance of a building permit.
~pplicant and the City acknowledge that theground floor of
the development contains 8,328 sq. ft. of net rentable
floor area. It is presently contemplated by the applicant
that only the second through fourth floors containing
26,560 sq. ft. of net rentable floor area will be occupied
for office use. Therefore, upon issuance of the initial
city building permit for tenant improvements for the
ground floor space, the obligation of applicant under Or-
dinance 1367 (CCS) shall be reduced by $5. co/sq. ft., as
adjusted for inflation by the percentage change in te cpr
between October 1984 through the month in which the reduc-
tion is made, for that portion of the net rentable floor
area to be occupied for retail use. If at the time of
issuance of such building permit for tenant improvements,
applicant has paid the entire in-lieu fee set forth above,
the City shall within thirty (3D) days of the issuance of
the permit refund to applicant the overpayment. If appli-
cant has executed an irrevocable letter of credit or other
form of security acceptable to the city I applicant may
submit a substitute form of security for the reduced
amount and the balance of the unpaid fee (as well as any
installments remaining due) shall also be reduced
accordingly.
VOTE
Ayes: Kechur, Nelson, Perlman and pyne
Nays:
Abstain:
Absent: Farivar, Hecht and Lambert
I hereby certify that this statement of
accurately reflects the final determination
Commission of the City of Santa Monica.
Official Action
of the Planning
~~~-&.L ~
signature
7 Is- j'!J P;
dat'....
pl( F ~ rt..J fr FC,q--r- /c# #- /I~C_
print name and title ~
AC-.
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