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SR-12-A (35) '/o-z,- PI) 1 1.:2.. - A OCT 2 2 f99l} .. 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. \~-A OCT 2 2 1985 - 1 - 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 - 2 - / 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. - 3 - 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 - 4 - 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 - 5 - 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. - 6 - 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 - 7 - 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 - 8 - 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. - 9 - 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. - 10 - 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 - 11 - 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 - 12 - ~ .. - ~ EXHIBIT 1 ~ ~ Q '" .