SR-12-A (35)
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OCT 2 2 f99l}
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CjED:CPD:DKW:klc
COUNCIL MEE~ING: October 22, 1985
Santa Mon~ca, Cal~forn~a
TO: Mayor and C1ty Counc~l
FROM: C~ty Staff
SUBJECT: Appeal of Plann1ng Comm~ss~on Denial of Kramer Motors
ProJect at 1801 Santa fl.lonlca Boulevard (DR 298,
Z.A. 4901-Y, EIA 783)
INTRODUCTION
ThIS appeal, or~g~nally scheduled for September 10, 1985, was
adm~nlstrat~vely cont~nued to tne October 22, 1985 CouncIl
meetIng. Staff recommendatIon 1S for approval w~th cond~t~ons.
BACKGROUND
The attached September 10 staff repor t prov~des deta~led lnfor-
matlon concern~ng the proJect.
The CouncIl receIved a copy of
the In~tlal Study and Negat1ve Declarat10n for the proJect in the
September 10 agenda packet.
Subsequent to the September 10 meetIng, the appellant subm~tted
revIsed plans (dated 10/8/85) WhICh Include a new 3-foot land-
scaped area along the north property I1ne, and which Increases
the setback from the north property lIne of portions of the
bu~ld~ng's second and thIrd levels of up to an add1tlonal 4 feet,
and up to 8 feet for portIons of the fourth and roof levels.
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OCT 2 2 1985
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These changes represent improvements to the proJect which reduce
lts vIsual Impact upon the adJacent resIdentIal property.
RECOMMENDATION
Staff respectfully recommends that the CIty CouncIl:
1. Conduct a publlc hearing on DR 298, ZA 4901-Y and EIA 783,
prOVIdIng the applIcant and any other Interested members of
the publIC an opportunIty to present InformatIon or theIr
VIews about the proJect and the envIronmental analYSIS.
2. ReVIew the comments of the Plann1ng Comm1ss1on.
3. Approve the proposed Negat1ve Declarat1on.
4. Approve DR 298 and ZA 4901-Y for a new full serVIce
automobile dealership wIth rear-yard variance for the one
story serVIce drIve, based on the follow1ng fIndings and
WIth certaIn standarjs and speCIal condItions:
Development Review Permit Findings
1. The development is conSistent WIth the findings and purpose
of Ordinance 1321 in that a Development Rev1ew permIt has
been applied for and has been evaluated for conSIstency WIth
both the Gener al Plan and MunIC Ipal Code as fur ther set
forth below.
2. The phYSIcal location and placement of proposed structures
on the Sl te are campa tIblG With and relate harmonIously to
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surrounding SItes and nelghborhoods In that the prOJect w1II
conform to the property development standards for new full
serV1ce automob1le dealersh1ps contalned In POllCy 1.6.2 of
the Land Use Element, a 3-foot landscaped area w1lI be
provlded adJacent to the resldentlal property to the north,
and the full rear-yard setback of 17 I -0" above the ground
floor level wIll be malntaIned.
3. The eX1st1ng and/or proposed r-lghts-of-way and facllltles
for both pedestrlan and automoblle trafflc wIll be adequate
to accomodate the antlcIpated results of the proposed
development lncludlng off-street parklng facIlltIes and
access thereto In that the FInal InitIal Study concludes
that levels of serVIce for key lntersectIons wIll remaIn
wIthIn acceptable Ilmlts, sldewalks and pedestrIan amenltles
wIll be prov1ded, and parkIng suffIcient to meet 100% of
actual demand wIll be provlded on SIte.
4. The ex Istlng and/or proposed publIC and/or pr- I va te health
and safety faCIlItIes (IncludIng, but not lImIted to,
sani tat Ion , sewe r s, storm draIns, fIr e protectIon dev lces,
protect1ve serVIces, and publiC ut1l1t1es) w1Il be adequate
to accommodate the ant1cIpated results of the proposed
development 1n that the proJect IS located along a fully
developed sect10n of Santa Monica Boulevard w1th all
customary publiC serVlces 1n place and the Final In1 tial
Study concludes that there will be no signlflcant adverse
effects related to health and safety.
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5. The proposed development ~s cons~stent With the General Plan
of the C~ty of Santa Mon~ca and the Zonlng Ordlnance ln that
the proJect will conform to the helght, bulk, use and urban
deSign pollcles for the Santa Monica Boulevard auto
dealersh1ps as spec lf led ln the Land Use Element of the
General Plan and conform to the approprlate C4 standards
contalned ln the Zonlng Ordlnanc2~ except the rear-yard, for
WhlCh a varlance is recommended.
VARIANCE FINDINGS
1. The strlct appllcatlon of the prov1s1ons of the Zonlng
Ord1nance would resul t 1n pract1cal d1fficul t1es or
unnecessary hardships inconsistent With the general purpose
and intent of the Zonlng Ord lnance (Art1cle IX, SMMC) 1n
that the proposed proJect will comb1ne the full range of
contemporary automoblle dealersh1p functlons Wh1Ch, 1f
requ 1 red to str lctly conform wi th the C4 rear-yard
requirement at the ground floor, would not be the most
appropriate use of the Site.
2. There are except~onal c~rcum5tances or condltlons appllcable
to the property lnvolved or to the lntended use and
development of the property that do not apply generally to
other property in the same zone or neighborhood in that the
intended development as a full servJ.ce automobile dealersbip
reqUires ground floor proxlmlty of certaln functlons of
minimum Slzes that cannot be reasonably accomodated in any
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other way, and that gIven the proxImity of the adjacent
apar tment bUIld Ing to the nor th, a fully enclosed serVIce
drIve WhICh encroaches Into the rear-yard provIdes the
maXImum separatIon between dIfferent land uses.
3.
The grantIng
detrImental to
of a
the
varIance would not be materIally
publIC welfare or InJurIous to the
property or lmprovements In such zone or nelghborhood In
WhICh the property IS located In that the fully enclosed
serVIce drIve located wIthIn the rear-yard WIll contaIn all
nOIse, fumes and actIVitIes WhIch may be disturbing or
annOying to adJacent apartment reSIdents and the surrounding
reSIdential property, and the dIfference In elevation
between the apartment bUIldIng and proposed serVIce drIve
WIll maIntaIn aIr and lIght access to the apartment bUIldIng
along Its south elevatIon, and a 3-foot WIde landscaped area
WIll be prOVIded between the enclosed serVIce drive and the
north property lIne of the proJect.
Standard CondItions
1.
Plans for fInal desIgn, landscapIng, screenIng,
enclosures, and SIgnage shall be subJect to reVIew
approval by the ArchItectural ReVIew Board.
trash
and
2. The ArchItectural Rev Iew Board, In their rev Iew, shall pay
partIcular attentIon to the proJect's pedestrIan orientatIon
and pedestr an amenI tIes, scale and ar tIcula t Ion of deSIgn
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elemen ts, exter lor color s, tex tures and mater lal s, WIndow
treatment and landscapIng, partIcularly wIthIn the rear-yard
area.
3. MInor amendments to the plans shall be subJect to approval
by the DIrector of PlannIng. An Increase of more than
300 sq. ft. or a SignIfIcant change In the approved concept
shall be sUbJect to PlannIng CommISSIon Revlew. Construc-
tIon shall be In substantIal conformance wIth the plans
submItted or as modIfIed by the CIty Councll, ArchItectural
ReVIew Board or DIrector of PlannIng.
4. The rIghts granted hereIn shall be effectIve only when
exer cIsed Wl thIn a per lOa of one year from the effec t1 ve
date of approval. Upon the wrltten request of the
applIcant, the Dlrector of Plannlng may extend this per lad
up to an addItlonal SlX months.
5. The applicant shall comply wlth all legal reqUirements
regardIng provlslons for the dlsabled, IncludIng those set
forth In tne Callfornla Admlnistratlve Code, Title 24,
Part 2.
6. FInal parkIng layout and speCIficatIons shall be subJect to
the reView and approval of the Parking and TraffIC Engineer.
7. Refuse areas, storage areas and mechanlcal equipment shall
be screened In accordance WIth SectIon 9117J.2-4 (SMMC)
Refuse areas shall be of a SIze adequate to meet on-SIte
need.
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8.
The oper a t10n shall
not detr lmental to
reason of llghts,
actIons.
at all t1mes be conducted 1n a manner
surround1ng proper t1es or res1dents by
n01se, activ1tles, parkIng or other
9.
No nOl-se
shall be
generat1ng
placed
compressors
ad] acenl: to
or other such equipment
ne1ghbor1ng res1dent1al
bU1ld1ngs.
10. ProJect des1gn shall comply w1th the bUlld1ng energy
regulatIons set forth 1n the CalIfornIa AdmInIstrative Code,
TItle 24, Part 2, (Energy ConservatIon Standards for New
ResIdent1al BUIldIngs), such conformance to be verIfIed by
the BUIldIng and Safety DlvlsIon prlor to lssuance of a
BUlldlng PermIt.
11. The eXlstlng drlveway(s) and apron(s), located on 18th
Street shall be removed and the existlng curb cut(s)
replaced wIth standard curb and gutter per the spec I f lca-
tlons of the Department of General SerVlces.
12. Street trees shall be maIntalned or provlded as requlred In
a manner conslstent WIth the Clty'S Tree Code (Ordlnance
1242 CCS), per the speclflcatlons of the Department of
Recreatlon and Parks and the Department of General SerVlces.
No street tree shall be removed WIthout the approval of the
Department of Recreation and Parks.
13. Str eet and/or alley lIghtIng shall be prOVIded on publlc
rIghts-of-way ad] acent to the pro] ect lf and as needed per
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the spec~flcat~ons and with the approval of the Department
of General Servlces.
14. On-s~ te par k~ng shall be made ava~l able Wl thou t cost to
bUIld~ng customers and employees.
15. Any outdoor l~ghtlng shall be sh~elded and/or d~rected away
from adJacent resIdentIal propertles, wlth any such llghtlng
not to exceed 0.5 foot candles of 111 umlna t lon beyond the
perlmeter of the subJect property.
16. Loadlng spaces shall be provided conslstent wlth MunlcIpal
Code Sectlon 9130. Loadlng space deslgn shall be subJect to
the reVIew of the CIty ParkIng and TrdffIc EngIneer.
Special Conditions
1. A II tree surgeon" or sImIlar profess lonal WI th exper t lse In
the care and malntenance of mature street trees shall be
present durIng excavatlon for proJect footIngs and durIng
cons truct Ion of the serVlce dr lve en trance to ensure tha t
all eXlstlng street trees on 18th Street are properly
protected durlng construction. EXlstlng street trees shall
not be removed.
2. A wrltten procedures plan descrlblng how customers and
mechanICS wIll be allowed to test dr lve automoblles and
WhICh routes wIll be followed shall be submltted for reVlew
and approval to the Clty's ParkIng and Traffic EngIneer
pr lor to Issuance of a CertI fIca te of Occupancy. It shall
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be an obJect~ve of the plan to m~n~m1ze test dr1v1ng on 18th
and 19th Streets.
3. The 18th Street curb cut shall be used for veh1cle 1ngress
only.
4. If required by the Parking and Traff1c Eng~neert the
app11cant shall install undulators 1n 18th Court at or near
the north and south property 11nes of the proJect s1te.
5. Egress from the serV1ce a1s1e onto 18th Court shall be by
r 19ht turn only and the appl icant shall prov 1de, 1nstall,
and ma1nta1n a S1gn to that effect wh1ch has been rev1ewed
and approved by the C1ty Park1ng and Traff1c Eng1neer.
6. rhe app11can t shall subm1 t a plan for veh~cle load 1ng and
unload1ng to occur on h1S property located at 1348 18th
Street for reV1ew and approval to the Park1ng and Traff1c
Englneer 10 consultat10n w1th the D1rector of Plann1ng pr10r
to 1ssuance of a Cert1flcate of Occupancy for DR 298. It
shall be the obJectlve of thls plan to mlnlffi1ze any impacts
on 18th Street traff1C operat1on, protect adJacent res1den-
tlal uses, and preserve ex 1stlng str eet trees. Plans for
lffiprov1ng the 1348 s1te shall be subJect to appllcable C1ty
perm1t requlrements, lncluQ1ng Ordlnance 1321 and where
appllcable, C1ty staff shall condltlon any permlt to protect
adJacent res1dentlal areas, preserve eXlst1ng street trees,
and m1nlmlze any lmpacts on 18th Street trafflc operatIon.
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7. All mechanical ventIlatIon, IncludIng that for the serVIce
dr Ive area, shall be dIrected to upper story exhaust vents
WhICh do not face the adJacent resl.dentl.al property. The
ventl.latlon system shall comply wl.th applicable UnIform
MechanIcal Code sectl.ons and snaIl be desIgned and equl.pped
to mlnlffilze audIble sound beyond the lIml.ts of the proJect
property lInes.
8. The serVIce drIve roof and walls shall be desIgned and
constructed such that sound transmissIon from the senllce
al.sle to the exterIor lS mInImIzed.
9.
Appllcant
shall
flle
and
maIntain
a
Toxic
ChemIcal
DIsclosure Form as may be required under SectIon 5300 et
seg. of the MunICipal Code and such other listIng of
chemIcals, solvents and the llke WhICh may be reqUIred by
the CIty'S FIre Marshall. All such substances shall be
stored, ma IntaIned and used In accordance wIth appllcable
local, State and Federal laws.
10. The automobIle serVIce operatIon shall utIlIze a brake
washer cleanIng machIne to ensure that any potential
asbestos emlSSlons are mInImIzed.
11. Parts cleanIng solvents, carburetor cleanIng solvents, waste
radl.ator coolant, engIne 011 and waste 011 from the serVIce
operatIon shall be stored In accordance with appllcable
regulatIons and recycled or removed from the SIte by
qualIfIed personnel.
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12. The north elevatIon of the structure shall be enclosed below
the roof level.
13. No loudspeaker publIC addr ess system shall be utIlIzed on
the roof deck of the proJect.
14. No gasollne storage tank shall be permItted anywhere on the
premIses.
15. At least thlrty parklng spaces shall be maintalned for and
marked as employee parkIng spaces wIthIn the building.
Employees shall be requIred to park on-SIte. At least fIve
addItIonal spaces shall be maIntaIned for and marked as
customer parkIng wlthln the bUIldIng.
16. At least eIght parklng spaces shall be maIntalned for and
marked as customer parklng on the ground floor outdoor auto
dIsplay area.
17. The ArchI tectural ReVIew Board shall consider the proposed
landscaplng plan and the need for addItonal landscapIng WIth
partlcular attentIon to the serVIce drIve roof area.
18. The ArchItectural ReVIew Board shall conSIder reqUIrIng that
the outdoor parkIng area be paved WIth a materIal other than
asphalt such as textured concrete.
19. The ArchItectural ReVIew Board shall conslder requlrlng
lIght-colored surface treatments and other deSIgn elements
to reduce lIght absorbtlon and perceIved buildIng mass, WIth
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partIcular
dttentlon
to
the
north
elevatIon
of
the
structure.
20. Any ex ter lor sta Irs on the nor th elevation shall feature
outside walls at least 7' -0" hIgh for their full length
along the outsIde of the bUIlding.
21. The length of 18th Court Immediately adjacent to the project
Site shall be resurfaced or otherWIse Improved as speCified
by the Director of General SerVIces.
22. The serv Ice dr 1 ve shall be opened for customer par kIng and
wa1 tlng at leas t thlr ty ffilnu tes before serv Ice hour s beg In
1n the mornIng, but In no event earlIer than 6:30 a.m.
23. The second floor mechdnlcs' lunchroom area shall contaIn no
wIndows dIrectly facIng the adjacent apartment buildIng to
the north.
Exhibits: 1. VIew of SerVice DrIve dated 10/8/85
2. ReVIsed prOject plans dated 10/8/85
3. 9/10/85 CounCIl staff report
prepared by: D. Kenyon Webster, ActIng Senior Planner
CIty Plannlng D1V1Slon
CommunIty and EconomIC Development Department
ppd/kmagaln3
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EXHIBIT 1
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