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CjED:PB:DKW:AS
council Mtg: March 28, 1989
TO: Mayor and City Council
FROM: City staff
SUBJECT: Appeal of Planning Commission Approval of Development
Review 457, ZA 5377-Y, EIA 876, 3007 Santa Monica
Boulevard, Four story, 31,575 sq. ft. , 68 room Hotel
with Three Rent Controlled Replacement units and a
Total of 55 Parking Spaces. Applicant: Douglas
Barnard, Inc. Appellant: David S. Wyle for the
Friends of Stanford street Commi ttee, Mid city
Neighbors.
INTRODUCTION
This report recommends that the City council deny the appeal and
approve Development Review 457, ZA 5377-Y, EIA 876 for a four
story 31,575 sq. ft. 68 room hotel with three rent controlled
replacement units. The Planning Commission approved the project
by a 4-3 vote on January 18, 1989. David S. Wyle for the Friends
of stanford street Committee, Mid city Neighbors is appealing
that decision (Attachment A) .
BACKGROUND
The four story, 31,575 sq. ft. 68 room hotel with three rent
controlled replacement units is proposed for a 15,000 sq. ft. site
located at the northeast corner of stanford street and Santa
Monica Boulevard in the Santa Monica Boulevard Commercial
Corridor Land Use District. As currently designed, the project
provides one apartment unit at the ground floor, one unit at the
second floor, and one unit at the third level. A total of 55
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parking spaces will be provided, 13 at grade and the remaining 42
in a one level subterranean garage.
The effective development standards for this project are
specified in the City's Land Use and Circulation Element which
permits a height of 3 stories and 45 feet with a Floor Area Ratio
(FAR) of 2. o. with approval of a Site Review permit, these
threshholds may be increased to 4 stories and 56 feet with a 2.5
FAR. As originally proposed at the time of the January 18th
Planning Commiss ion hearing, the development proposal required
approval of a Site Review permit to allow a four story structure
with a 2.34 FAR.
At the Planning commission public hearing the Commission approved
the project with the condition that the FAR be reduced to a
maximum of 2.0, excluding the three residential units, that the
total number of guest rooms be reduced from 76 to 68, and that
the project's fourth floor be redesigned prior to review by the
Architectural Review Board to include a five foot wide terrace
along the length of the east elevation. In addition, the
Commission requested that, prior to the Architectural Review
Board's review, the applicant revise the location of the three
residential units to increase the units' and that this redesign
return to the Planning commission for approval. These
modifications have not been completed at this time.
The Planning Commissioners who did
expressed a variety of reasons for
Commissioner felt that there were
not support the project
recommending denial. One
no grounds for requiring
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reductions in the proj ect size. The other Commissioners stated
that the project did not relate harmoniously with the surrounding
neighborhood in that there was an over-concentration of hotels in
the area and that the hotel's proximity to the Santa Monica/Los
Angeles border could encourage a vice problem. In addition, the
hotel did not appear to be the type of facility where guests
would stay for a relaxing weekend since the rooms were small with
little closet space.
At the Planning Commission hearing the applicant stated that the
project was designed as a moderately priced hotel to service
business travelers and possibly persons visiting patients at the
nearby hospitals. Consequently, the hotel would not be providing
luxury amenities that would attract guest intending to stay for
more than one or two days. In response to the Commissioners'
concern regarding a potential vice problem, the applicant stated
that the hotel operator owns similar facilities in nearby cities
and has never experienced a problem of this nature. In addition,
the owner resides near the project site and will be monitoring
the hotel operation on a daily basis.
An Initial study has been prepared for this project and approval
of a Negative Declaration is recommended. At the close of the
thirty day public review period, no comments had been received.
The Final Initial study is attached for review (Attachment 0).
The project features a series of arched and rectangular windows
along the Santa Monica Boulevard elevation, and arched windows
along the Stanford street, alley, and east elevations.
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Landscaping is included to screen the surface parking lot along
Stanford street, while a three foot wide planter extends along
the length of the Santa Monica Boulevard elevation. The project
steps back along Santa Monica Boulevard and the rear alley by
including terraces at the fourth floor and an additional terrace
at the second floor along the alley elevation. These provisions
reduce the overall massing and perceived bulk of the structure.
ANALYSIS
The project appellants, at this time, have not submitted
supplemental information outlining the specific reasons for the
appeal. They have stated, however, that a detailed written
report will be provided to the city council prior to the date of
the hearing, which will be further supplemented by public
testimony on the evening of the hearing.
As proposed, the revised proj ect will exceed the Zoning Code
requirement of 52 parking spaces by providing 55 parking spaces,
and conforms to the Land Use and Circulation Element and all
applicable development standards. The Initial study concluded
that no significant environmental impacts will result from
construction of the project. The Site Review request to permit a
fourth floor and a FAR over 2.0 was supported by the Planning
commission due to the provision of stepped back terraces, the
expansion of the fourth floor terrace along the east elevation,
the provision of rental units, and the applicant's agreement to
reduce the total number of guest rooms from 76 to 68 rooms while
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maintaining the total number of parking spaces provided at 55
spaces.
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 uphold the decision of the Planning Commission to approve
Development Review 457, ZA 5377-Y and a Negative Declaration for
EIA 876 with the findings and conditions contained in the January
18, 1989 Planning Commission Statement of Official Action.
Prepared by: Amanda Schachter, Associate Planner
D. Kenyon Webster, principal Planner
Paul Berlant, Director of Planning
Attachments: A. Letter of Appeal from David A. wyle for the
Friends of stanford street Committee of Mid-
City Neighbors
B. Planning commission staff Report dated 1/18/89
C. Planning commission statement of Official
Action
D. Final Initial Study, EIA 876
E. Project Plans
AS
PC/CCDR457
03/20/89
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CITY PLANNING DIVISION
Community and Economic Development Department
MEMORANDUM
DATE: January 18, 1989
TO: The Honorable Planning Commission
FROM: Planning staff
SUBJECT: DR 457, ZA 5377-Y, EIA 876
Address:
Applicant:
3007 Santa Monica Boulevard
Douglas Barnard, Inc.
SUMMARY
Action: Application for Development Review, site Reviewr and
Variance to construct a 34,343 sq.ft. 76 room hotel with three
rent controlled replacement units and issuance of a Negative Dec-
laration for the Initial study. This project is subject to the
development standards of the Land Use Element and the former
Zoning Ordinance.
Recommendation: Approval with conditions.
SITE LOCATION AND DESCRIPTION
The subject property is a 15,000 sq.ft. parcel located on the
north side of Santa Uonica Boulevard between Stanford Street and
Berkeley Street having a frontage of 100 feet. The site is cur-
rently occupied by offices and three rental units. Surrounding
uses consist of residential uses (R2) to the north, one story
commercial uses (C4) to the southr a one story house and a two
story commercial building (C4) to the east, and one story commer-
cial uses (C4) to the west.
Zoning Districts: C4
Land Use Districts: Santa Monica Boulevard Commercial Corridor
Parcel Area: 100' X 150' = 15,000 sq. ft.
PROPOSED PROJECT
Proposed is the demolition of the existing residential units and
vacant office space and the construction of a 34r343 sq.ft. 76
room hotel. Three residential units will be included in the
project, one at the ground floor, one at the second floor, and
one at the third floor, to comply with the Rent Control Board's
requirement far on-site replacement units. A total of 55 parking
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spaces will be provided, 13 at-grade and the remaining 42 in a
one level subterranean garage. One loading space is also located
at the surface parking level. The parking will be accessed from
a single driveway off Stanford Street.
A Development Review application is required in that the project
exceeds 15,000 sq. ft. Approval of a site Review permit is also
required in that the proj ect exceeds the permitted development
standards of 3 storiesj45 ft. and a Floor Area Ratio of 2.0. A
Variance is required to permit 22 of the 55 parking spaces to be
compact size stalls.
}WNICIPAL CODE AND GENERAL PLAN CONFORMANCE
The proposed project is consistent with the Municipal Code and in
conformity with the General Plan as shown in Attachment A with
the exception of the 22 compact parking stalls which require a
Variance.
CEQA STATUS
An Initial Study has been prepared for this project and approval
of a Negative Declaration is recommended. copies of the Draft
Initial study were distributed to the Planning commission at the
beginning of the 30 day public review period. No comments were
received, however, based on analysis contained in the Draft Ini-
tial Study the applicant has redesigned aspects of the project.
These changes have been incorporated into the Final Initial study
(Attachment B).
ANALYSIS
Background
The proposed project was originally scheduled before the Planning
Commission at the December 14, 1988 meeting. At that time, staff
recommended that the project be denied without prejudice. The
recommendation was based on the fact that the proj ect required
setback variances, did not provide adequate landscaping and
screening, and was requesting a Site Review bonus without provid-
ing amenities such as a stepped facade, terraces, or a pedestrian
oriented design. Due to the length of the agenda, the item was
continued until the January 18th meeting.
Since the December meeting, the applicant has redesigned the
project to provide additional landscaping to screen the parking
area and has enhanced the Santa Monica Boulevard elevation with
awnings as well as a wider, landscaped, setback. In addition,
the fourth floor has been reduced and now steps back from the
Santa Monica Boulevard property line. An eight foot wide terrace
has been included at the fourth floor along this elevation. To
accommodate these modifications the total number of guest rooms
has been reduced from 78 to 76 and the parking reduced from 56
spaces to 55 spaces.
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To eliminate the necessity for a setback Variance the applicant
has relocated the three residential units. The units were
originally on the ground floor, adj acent to the side and rear
property lines. Fifteen foot setbacks are required when residen-
tial units abutt the rear or side property lines in commercial
districts. The revised design places one unit on the ground
floor at the front of the building while the remaining two units
are located near the center of the building.
Relationship to Land Use and Circulation Element
As proposed, the project is consistent with the basic policies
and objectives of the Land Use Element for Commercial Corridors
which encourages uses that serve both local and regional needs.
The proj ect will provide moderately priced accommodations for
tourists and business travelers while including three on-site
rent controlled units. Policy 1.10.2 recommends the inclusion of
residential uses in commercial proj ects. In addition, Policy
3.2.1 states that when commercial uses abut residential uses, the
building should step down to reduce the building massing and
visual intrusion on the surrounding residential structures.
In response to analysis in the Initial study, the applicant re-
designed a portion of the project to include additional articula-
tion along the rear elevation. The second and fourth floors
along the alley now step back to allow a landscaped balcony at
the second level and a landscaped terrace at the fourth level.
As noted above, since the residential units have been relocated,
the 15 foot setback required by the Municipal Code and recommen-
ded as a mitigation measure in the Initial study is not
necessary.
Project Design
The proposed hotel will be substantially larger than the struc-
tures currently located on the project site. The design features
a series of arched and rectangular windows along the Santa Monica
Boulevard, and arched windows along the Stanford Street, alley
elevations, and the east elevation adjacent to the existing one
story building. A 3 foot wide landscaped planter is located
along the length of the Santa Monica Boulevard facade, which also
includes the building entry. An approximately 150 sq. ft. land-
scaped area is situated at the Santa Monica Boulevard and stan-
ford corner of the property. To comply with the requirement of
the previous zoning Ordinance, a two foot wide landscaped strip
screens the surface parking area along Stanford Street and the
alley. The driveway, accessed from Stanford Street, is bordered
by two 160 sq. ft. landscaped areas.
Urban design Policy 3.3.13 in the Land Use Element requires that
the ground floor street frontage of buildings located on commer-
cial corridors such as Santa Monica Boulevard feature pedestrian
oriented design qualities. These amenities are defined to in-
clude IIfrequent entrances and windows, awnings, arcades, and
paseos.1I In addition, policies encourage the articulation of
building facades. As proposed, the project has been redesigned
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to include articulated front and rear facades. The Santa Monica
Boulevard facade includes landscaping spanning the length of the
elevation and awnings have been added over the entry as well as
over the ground floor windows. To provide some variation, the
first and fourth floor windows are plain rectangles while the
second and third floor windows are arched. The addition of a
terrace and a stepped back fourth floor reduces the overall mass
of the structure.
It has been City policy to allow 40% of the total number of park-
ing spaces to be compact. This standard is incorporated in the
new Zoning Ordinance. A Variance has been applied for to permit
22 of the total 55 parking spaces, or 40% of the total, to be
compact. Staff recommends approval of this request.
site Review
Although specific criteria to justify site Review approvals have
not been established at this time, the Planning Commission has
made a general statement regarding grounds for approving projects
requiring site Review. Requests for site Review bonuses may be
supported when projects provide stepped-back facades, particular-
ly at the top floor, numerous terraces, substantial landscaped
areas, public open space, or other public-oriented amenities.
The proposed hotel steps back along the alley elevation at the
second floor to provide a landscaped balcony and again at the
fourth floor to include a large, 20 foot wide terrace. The
fourth floor Santa Monica Boulevard elevation also steps back
from the front property line to accommodate an 8 foot wide ter-
race. Landscaping, although not substantial due to the project's
use of a surface parking lot, does buffer the parking area from
the surrounding uses and enhances the Santa Monica Boulevard fa-
cade. Although staff recommends approval of the Site Review
request, since site Review criteria have not been established,
the Planning Commission may want to consider an additional condi-
tion requiring the applicant to further reduce the fourth floor.
Staff recommends that the applicant redesign the fourth floor to
include a five foot wide terrace along the length of the east
elevation.
Hotel Development
At this time a total of 2219 new hotel rooms are either under
construction, approved and pending construction, or proposed.
Policy 1.5.9 of the Land Use Element requires that a report be
prepared on existing and proposed hotel development in the City
after each 750 new hotel rooms have been added to the City's to-
tal inventory. However, staff has initiated preparation of such
analysis.
Parking and Traffic Analysis
A traffic analysis prepared by Kaku Associates analyzed the traf-
fic impacts of the project on eight intersections near the proj-
ect. Based on the city Traffic Division guidelines, the study
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concluded that the proj ect alone would not have a significant
impact on traffic in the area. However, the 26th street and San-
ta Monica Boulevard intersection is estimated to operate at Level
of Service (LOS) E (poor operation) during the p.m. peak hour
under cumulative conditions. The volume/capacity ratio at this
intersection with the addition of the hotel proposal will not
increase and, therefore, is not considered a significant impact.
The Initial study also included an analysis to determine if, with
the implementation of Transportation Demand Management tech-
niques, the level of service at the 26th street and Santa Monica
intersection would improve. The study assumed a 15% reduction in
trips which would be applied to all traffic generated by cumula-
ti ve proj ects. The results indica te that the intersection's
operating conditions would improve to a LOS C, which is con-
sidered good operation.
Conclusion
The proposed hotel development is consistent with the development
standards specified in the previous Zoning ordinance in that the
proj ect provides adequate landscaping, screening, and parking.
In addition, the project is consistent with the Land Use Element
policies that require pedestrian oriented design features at the
ground floor such as awnings, numerous windows, and a 3 foot wide
landscaped strip along Santa Monica Boulevard. The Site Review
request is Justified in that the project provides a stepped fa-
cade along both the alley and Santa Monica Boulevard elevations
as well as balconies at the second floor and terraces at the
fourth level. In addition, staff recommends that and additional
five foot wide terrace be provided at the fourth floor along the
length of the east elevation. The proposed development, with
this redesign, merits approval.
RECOMMENDATION
Planning staff recommends that the Planning commission certify
the Initial Study and Negative Declaration (EIA 876) and approve
DR 457, ZA 5377-Y, subject to the following findings.
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
provides a landscaped surface parking area, landscaping
along Santa Monica Boulevard, pedestrian amenities such as
awnings and numerous windows as required by Land Use Ele-
ment policy 3.3.13, landscaped areas along the east prop-
erty line to further buffer the hotel from the adjacent
commercial building, and an articulated and stepped facade
with balconies and terraces to justify the Site Review
request.
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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, with the implementation of a
Transportation Demand Management Plan, no traffic impacts
would result and that the Code required parking is
provided.
4. The existing and proposed public and private health and
safety facilities (including, but not limited to, sanita-
tion, sewers, storm drains, fire protection devices, pro-
tective services, and public utilities) will be adequate
to accommodate the anticipated results of the proposed
development.
3. The proposed development is consistent with the General
Plan of the city of Santa Monica and the zoning ordinance
in that the project does not conform to the height, bulk,
use and urban design policies for the Santa Monica
Boulevard Commercial Corridor as specified in the Land Use
Element of the General Plan or to the appropriate C4 stan-
dards contained in the Zoning Ordinance.
VARIANCE FINDINGS
1. The strict application of the provisions of the Zoning
Ordinance would result in practical difficulties or un-
necessary hardships inconsistent with the general purpose
and intent of the Zoning Ordinance (Article IX, SMMC) in
that the number of on-site parking spaces meets the Code
requirement" and the inclusion of compact parking spaces
will not detrimentally affect the circulation and parking
patterns of the project.
2. The granting of a variance would not be materially detri-
mental to the public welfare or injurious to the property
or improvements in such zone or neighborhood in which the
property is located in that similar projects in the past
have utilized compact parking spaces with no significant
impact on circulation patterns or neighboring properties.
3. The granting of a variance is essential or desirable to
the public convenience or welfare and not in conflict with
the General Plan, and will not be materially detrimental
or injurious to the property or improvements in the im-
mediate neighborhood in that several projects in the past
have incorporated compact parking spaces with no signifi-
cant impacts.
4. There are exceptional circumstances and conditions ap-
plicable to the property involved that do not apply gene-
rally to other property in the same zone or neighborhood
in that compact parking spaces have been historically per-
mitted by the city until recently, and that denial of a
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variance for compact spaces would result in practical dif-
ficulties and unnecessary hardships inconsistent with the
general purpose and intent of this chapter.
NEGATIVE DECLARATION FINDINGS
The Planning Commission hereby finds that the Final Initial study
and Negative Declaration should be certified in that:
1. The Commission has reviewed and considered the contents of
the Final Initial study and Negative Declaration,
consisting of the Draft Initial study and Negative
Declaration, public comments, and responses.
2. The Final Initial study and Negative Declaration
adequately review and analyze potential environmental
effects of the proposed project.
3. The environmental review was conducted in accordance with
applicable State and city CEQA guidelines including
preparation, notification, and content requirements.
4. A Negative Declaration is appropriate, in that the Initial
Study provides sufficient data to support a finding that
the project will not have a significant effect on the
environment.
STANDARD CONDITIONS
Plans
1. This approval is for those plans dated January 9, 1989
a copy of which shall be maintained in the files of the
City Planning Division. Project development shall be
consistent with such plans, except as otherwise specified
in these conditions of approval.
2. The Plans shall comply with all other provisions of Chap-
ter I, Article IX of the Municipal Code, (Zoning Or-
dinance) and all other pertinent ordinances and General
Plan policies of the City of Santa Monica.
3. Final parking lot layout and specifications shall be sub-
ject to the review and approval of the Parking and Traffic
Engineer.
4. 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 conformance with the
plans submitted or as modified by the Planning Commission,
Architectural Review Board or Director of Planning.
5. Plans for final design, landscaping, screening, trash en-
closures, and signage shall be subject to review and ap-
proval by the Architectural Review Board.
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6. 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.
Fees
7. The City is contemplating the adoption of a Transportation
Management Plan which is intended to mitigate traffic and
air quality impacts resulting from both new and existing
development. The Plan will likely include an ordinance
establishing mitigation requirements, including one-time
payment of fees on certain types of new development, and
annual fees to be paid by certain types of employers in
the city. This ordinance may require that the owner of
the proposed proj ect pay such new development fees, and
that employers within the project pay such new annual em-
ployer fees related to the City's Transportation Manage-
ment Plan.
8. A Park and Recreation Facilities Tax of $200.00 per
residential unit and per hotel room shall be due and pay-
able at the time of issuance of a building permit for the
construction or placement of the residential unites) on
the subject lot, per and subject to the provisions of Sec-
tion 6670 et seq. of the Santa Monica Municipal Code.
Demolition
9. Until such time as the demolition is undertaken, the ex-
isting structure shall be maintained and secured by board-
ing up all openings, erecting a security fence, and remov-
ing all debris, bushes and planting that inhibit the easy
surveillance of the property to the satisfaction of the
Building and Safety Officer and the Fire Department. Any
landscaping material remaining shall be watered and main-
tained until demolition occurs.
10. Unless otherwise approved by the Recreation and Parks De-
partment and the Planning Division, at the time of demoli-
tion, any street trees shall be protected from damage,
death, or removal per the requirements of Ordinance 1242
( CCS) .
11. Immediately after demolition (and during construction), a
security fence, the height of which shall be the maximum
permi tted by the zoning Ordinance, shall be maintained
around the perimeter of the lot. The lot shall be kept
clear of all trash, weeds, etc.
Construction
12 . Unless otherwise approved by the Department of General
Services, all sidewalks shall be kept clear and passable
during the grading and construction phase of the project.
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13. Sidewalks, curbs, gutters, paving and driveways which need
replacing or removal as a result of the project as deter-
mined by the Department of General Services shall be re-
constructed to the satisfaction of the Department of
General Services. Approval for this work shall be ob-
tained from the Department of General Services prior to
issuance of the building permits.
14. Vehicles hauling dirt or other construction debris from
the site shall cover any open load with a tarpaulin or
other secure covering to minimize dust emissions.
15. 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.
16. A construction period mitigation plan shall be prepared by
the applicant for approval by the Department of General
Services prior to issuance of a building permit. As ap-
plicable, this plan shall 1) Specify the names, addresses,
telephone numbers and business license numbers of all con-
tractors and subcontractors as well as the developer and
architect; 2) Describe how demolition of any existing
structures is to be accomplished; 3) Indicate where any
cranes are to be located for erection/construction; 4)
Describe how much of the public street, alleyway, or side-
walk is proposed to be used in conjunction with construc-
tion; 5) Set forth the extent and nature of any pile-
driving operations; 6) Describe the length and number of
any tiebacks which must extend under the property of other
persons; 7) Specify the nature and extent of any dewater-
ing and its effect on any adjacent buildings; 8) Describe
anticipated contruction-related truck routes, number of
truck trips, hours of hauling and parking location; 9)
specify the nature and extent of any helicopter hauling;
10) State whether any construction activity beyond normal-
ly permitted hours is proposed; 11) Describe any proposed
contruction noise mitigation measures; 12) Describe con-
struction-period security measures including any fencing,
lighting, and security personnel; 13) Provide a drainage
plan; 14) Provide a construction-period parking plan
which shall minimize use of public streets for parking;
15) List a designated on-site construction manager;
17. A sign shall be posted on the property in a manner consis-
tent with the public hearing sign requirements which shall
identify the address and phone number of the owner and/or
applicant for the purposes of responding to questions and
complaints during the construction period. Said sign
shall also indicating the hours of permissible construc-
tion work.
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18. A copy of these conditions shall be posted in an easily
visible and accessible location at all times during con-
struction at the project site. The pages shall be lami-
nated or otherwise protected to ensure durability of the
copy.
Environmental Mitigation
19. Ultra-low flow plumbing fixtures are required on all new
development and remodeling where plumbing is to be added.
(Maximum 1.6 gallon toilets and 1.0 gallon urinals and low
flow shower head.)
20. Prior to issuance of a certificate of Occupancy, project
owner shall present documentation to the General Services
Department certifying that existing Santa Monica
occupancies with toilets installed prior to 1978 have been
retrofitted with ultra low-flow toilets (1.6 gallons per
flush or less) such that development of the new project
will not result in a net increase in wastewater flows.
Flow from existing occupancies which will be removed as
part of the new development may be deducted from flow
attributable to the new development if such occupancies
have been occupied within one year prior to issuance of a
Building Permit for the proposed project. Flow
calculations for new development and existing occupancies
shall be consistent with guidelines developed by the
General Services Department.
21. To mitigate solid waste impacts, prior to issuance of a
Certificate of Occupancy, project owner shall submit a
recycling plan to the Department of General Services for
its approval. The recycling plan shall include 1) list of
materials such as white paper, computer paper, metal cansl
and glass to be recycled: 2) location of recyling bins: 3)
designated recycling coordinator: 4) nature and extent of
internal and external pick-up service ~ 5) pick-up
schedule; 6) plan to inform tenants/occupants of service.
Miscellaneous Conditions
22. The building address shall be painted on the roof of the
building and shall measure four feet by eight feet (32
square feet).
23. The operation shall at all times be conducted in a manner
not detrimental to surrounding properties or residents by
reason of lights, noisel activities, parking or other
actions.
24. The exterior parking area shall be used for employee and
customer parking only and not for repair or finishing work
or long-term (over one week) storage of vehicles.
- 10 -
Validity of Permits
25. In the event permittee violates or fails to comply with
any conditions of approval of this permit, no further per-
mits, licenses, approvals or certificates of occupancy
shall be issued until such violation has been fully
remedied.
26. within ten days of Planning Division transmittal of the
statement of Official Action, project applicant shall
sign and return a copy of the statement of Official Action
prepared by the Planning Division, agreeing to the Condi-
tions of approval and acknowledging that failure to comply
with such conditions shall constitute grounds for poten-
tial revocation of the permit approval. The signed stat-
ment shall be returned to the Planning Division. Failure
to comply with this condition shall constitute grounds for
potential permit revocation.
27. This determination shall not become effective for a period
of fourteen days from the date of determination or, if
appealed, until a final determination is made on the
appeal.
SPECIAL CONDITIONS
1. proj ect lighting shall be designed to direct light and
glare away from neighboring properties.
2. outdoor lighting installed along the northern side of the
hotel along the rear alley shall not be permitted above
the first story.
3. Hotel deliveries shall be limited to normal working hours
to avoid disturbing adjacent residents during late evening
or early morning hours. Normal hours are considered to be
from 7:30 a.m. to 6:00 p.m.
4.
pr ior to
project's
five foot
elevation.
the Architectural Review Board's review, the
fourth floor shall be redesigned to include a
wide terrace along the length of the east
Prepared by: Amanda Schachter, Associate Planner
Attachments: A. Municipal Code and General Plan Conformance
B. Radius Map
C. Final Initial study and Proposed Negative
Declaration (Distributed with 12/14/88
Commission Packet)
D. Project Plans
PC/DR457a
AS:
01/05/89
- 11 -
ATTACHMENT A
MUNICIPAL CODE AND GENERAL PLAN CONFORMANCE
Category Municipal Code
Permitted Use C4: Permits
Hotels and
Residential
Uses
Height
6 stories/gO'
Setbacks
Front yard
None Required
Sideyard
Land Use
Element
Commercial
Corridors:
Permits
Regional
Serving Uses
Project
Hotel/
Residential
3 stories/45, 4 stories/42,
4 stories/56'
with Site Review
None Required
15' residential only
15' residential only
Rearyard
F.A.R.
3.3
Parking
2.0
2.5 with
Site Review
1 Parking Space
Per Room 1st 40
Rooms = 40 spaces
1 Parking Space
Per 3 Rooms for
Remaining = 12 spaces
3 Units @ 525 sq. ft.
= 3 spaces
Total = 55 spaces
- 12 -
3' at 1st Floor
8' at 4th Floor
None Provided
None Provided at
1st Floor
51 at 2nd Floor
5' at 3rd Floor
25' at 4th Floor
2.34
55 Spaces
A+ro...cl, W) 'f no} C
STATEMENT OF OFFICIAL ACTION
PROJECT
NUMBER: DR 457, ZA 5377-Y
LOCATION: 3007 Santa Monica Boulevard
APPLICANT: Douglas Barnard, Inc.
REQUEST: To construct a 34,343 sq. ft. 76 room hotel with
three rent controlled replacement units and a
total of 55 parking spaces.
PLANNING COMMISSION ACTION
1-18-89
Date.
x
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
provides a landscaped surface parking area, landscaping
along Santa Monica Boulevard, pedestrian amenities such as
awnings and numerous windows as required by Land Use Ele-
ment policy 3.3.13, landscaped areas along the east prop-
erty line to further buffer the hotel from the adj acent
commercial building, and an articulated and stepped facade
with balconies and terraces to justify the site Review
request.
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, with the implementation of a
Transportation Demand Management Plan, no traffic impacts
would result and that the Code required parking is
provided.
- 1 -
4. The existing and proposed public and private health and
safety facilities (including, but not limited to, sanita-
tion, sewers, storm drains, fire protection devices, pro-
tective services, and public utilities) will be adequate
to accommodate the anticipated results of the proposed
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 does not conform to the height, bulk,
use and urban design policies for the Santa Monica
Boulevard Commercial Corridor as specified in the Land Use
Element of the General Plan or to the appropriate C4 stan-
dards contained in the zoning Ordinance.
VARIANCE FINDINGS
1. The strict application of the prov~s~ons of the zoning
Ordinance would result in practical difficulties or un-
necessary hardships inconsistent with the general purpose
and intent of the Zoning Ordinance (Article IX, SMMC) in
that the number of on-site parking spaces meets the Code
requirement" and the inclusion of compact parking spaces
will not detrimentally affect the circulation and parking
patterns of the project. -
2. The granting of a variance would not be materially detri-
mental to the public welfare or injurious to the property
or improvements in such zone or neighborhood in which the
property is located in that similar projects in the past
have utilized compact parking spaces with no significant
impact on circulation patterns or neighboring properties.
3. The granting of a variance is essential or desirable to
the public convenience or welfare and not in conflict with
the General Plan, and will not be materially detrimental
or injurious to the property or improvements in the im-
mediate neighborhood in that several projects in the past
have incorporated compact parking spaces with no signifi-
cant impacts.
4. There are exceptional circumstances and conditions ap-
plicable to the property involved that do not apply gene-
rally to other property in the same zone or neighborhood
in that compact parking spaces have been historically per-
mitted by the city until recently, and that denial of a
variance for compact spaces would result in practical dif-
ficulties and unnecessary hardships inconsistent with the
general purpose and intent of this chapter.
- 2 -
STANDARD CONDITIONS
Plans
1. This approval is for those plans dated January 9, 1989
a copy of which shall be maintained in the files of the
City Planning Division. Project development shall be
consistent with such plans, except as otherwise specified
in these conditions of approval.
2. The Plans shall comply with all other provisions of Chap-
ter 1, Article IX of the Municipal Code, (Zoning Or-
dinance) and all other pertinent ordinances and General
Plan policies of the City of Santa Monica.
3. Final parking lot layout and specifications shall be sub-
ject to the review and approval of the Parking and Traffic
Engineer.
4. 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 conformance with the
plans submitted or as modified by the Planning Commission,
Architectural Review Board or Director of Planning.
5. Plans for final design, landscaping, screening, trash en-
closures, and signage shall be subject to review and ap-
proval by the Architectural Review Board.
6. 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.
Fees
7. The City is contemplating the adoption of a Transportation
Management Plan which is intended to mitigate traffic and
air quality impacts resulting from both new and existing
development. The Plan will likely include an ordinance
establishing mitigation requirements, including one-time
payment of fees on certain types of new development, and
annual fees to be paid by certain types of employers in
the City. This ordinance may require that the owner of
the proposed proj ect pay such new development fees, and
that employers within the project pay such new annual em-
ployer fees related to the city's Transportation Manage-
ment Plan.
8. A Park and Recreation Facilities Tax of $200.00 per
residential unit and per hotel room shall be due and pay-
able at the time of issuance of a building permit for the
construction or placement of the residential unites) on
- 3 -
the subject lot, per and subject to the prov~s1ons of Sec-
tion 6670 et seq. of the Santa Mo~ica Municipal Code.
Demolition
9. Until such time as the demolition is undertaken, the ex-
isting structure shall be maintained and secured by board-
ing up all openings, erecting a security fence, and remov-
ing all debris, bushes and planting 'that inhibit the easy
surveillance of the property to the satisfaction of the
Building and Safety Officer and the Fire Department. Any
landscaping material remaining shall be watered and main-
tained until demolition occurs.
10. Unless otherwise approved by the Recreation and Parks De-
partment and the Planning Division, at the time of demoli-
tion, any street trees shall be protected from damage,
death, or removal per the requirements of Ordinance 1242
( CCS) .
11. Immediately after demolition (and during construction), a
security fence, the height of which shall be the maximum
permitted by the Zoning Ordinance, shall be maintained
around the perimeter of the lot. The lot shall be kept
clear of all trash, weeds, etc.
Construction
12. Unless otherwise approved by the Department of General
Services, all sidewalks shall be kept clear and passable
during the grading and construction phase of the project.
13. Sidewalks, curbs, gutters, paving and driveways which need
replacing or removal as a result of the project as deter-
mined by the Department of General Services shall be re-
constructed to the satisfaction of the Department of
General Services. Approval for this work shall be ob-
tained from the Department of General Services prior to
issuance of the building permits~
14. Vehicles hauling dirt or other construction debris from
the site shall cover any open load with a tarpaulin or
other secure covering to minimize dust emissions.
15. 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.
16. A construction period mitigation plan shall be prepared by
the appl icant for approval by the Department of General
Services prior to issuance of a building permit. As ap-
plicable, this plan shall 1) Specify the names, addresses,
- 4 -
telephone numbers and business license numbers of all con-
tractors and subcontractors as well as the developer and
architect; 2) Describe how demolition of any existing
structures is to be accomplished; 3) Indicate where any
cranes are to be located for erection/construction; 4)
Describe how much of the public street, alleyway, or side-
walk is proposed to be used in conjunction with construc-
tion; 5) Set forth the extent and nature of any pile-
driving operations; 6) Describe the length and number of
any tiebacks which must extend under the property of other
persons; 7) Specify the nature and extent of any dewater-
ing and its effect on any adjacent buildings; 8) Describe
anticipated contruction-related truck routes, number of
truck trips, hours of hauling and parking location; 9)
Specify the nature and extent of any helicopter hauling;
10) State whether any construction activity beyond normal-
ly permitted hours is proposed; 11) Describe any proposed
contruction noise mitigation measures; 12) Describe con-
struction-period security measures including any fencing,
lighting, and security personnel i 13) Provide a drainage
plan; 14) Provide a construction-period parking plan
which shall minimize use of public streets for parking;
15) List a designated on-site construction manageri
17. A sign shall be posted on the property in a manner consis-
tent with the public hearing sign requirements which shall
identify the address and phone number of the owner and/or
applicant for the purposes of responding to questions and
complaints during the construction period. Said sign
shall also indicating the hours of permissible construc-
tion work.
18. A copy of these conditions shall be posted in an easily
visible and accessible location at all times during con-
struction at the project site. The pages shall be lami-
nated or otherwise protected to ensure durability of the
copy.
Environmental Mitigation
19. Ultra-low flow plumbing fixtures are required on all new
development and remodeling where plumbing is to be added.
(Maximum 1.6 gallon toilets and 1.0 gallon urinals and low
flow shower head.)
20. Prior to issuance of a Certificate of occupancy, project
owner shall present documentation to the General Services
Department certifying that existing Santa Monica
occupancies with toilets installed prior to 1978 have been
retrofitted with ultra lOW-flow toilets (1.6 gallons per
flush or less) such that development of the new project
will not result in a net increase in wastewater flows.
Flow from existing occupancies which will be removed as
part of the new development may be deducted from flow
attributable to the new development if such occupancies
have been occupied within one year prior to issuance of a
- 5 -
Building Permit for the proposed project. Flow
calculations for new development and existing occupancies
shall be consistent with guidelines developed by the
General services Department.
2l. To mitigate solid waste impacts, prior to issuance of a
certificate of Occupancy, project owner shall submit a
recycling plan to the Department of General Services for
its approval. The recycling plan shall include 1) list of
materials such as white paper, computer paper, metal cans,
and glass to be recycled; 2) location of recyling bins; 3)
designated recycling coordinator; 4) nature and extent of
internal and external pick-up service; 5) pick-up
schedule; 6) plan to inform tenants/occupants of service.
Miscellaneous Conditions
22. The building address shall be painted on the roof of the
building and shall measure four feet by eight feet (32
square feet).
23. 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.
24. The exterior parking area shall be used for employee and
customer parking only and not for repair or finishing work
or long-term (over one week) storage of vehicles.
Validity of Permits
25. In the event permittee violates or fails to comply with
any conditions of approval of this permit, no further per-
mits, licenses, approvals or certificates of occupancy
shall be issued until such violation has been fully
remedied.
26. Within ten days of Planning Division transmittal of the
Statement of Official Action, project applicant shall
sign and return a copy of the statement of Official Action
prepared by the Planning Division, agreeing to the Condi-
tions of approval and acknowledging that failure to comply
with such conditions shall constitute grounds for poten-
tial revocation of the permit approval. The signed stat-
ment shall be returned to the Planning Division. Failure
to comply with this condition shall constitute grounds for
potential permit revocation.
27. This determination shall not become effective for a period
of fourteen days from the date of determination or, if
appealed, until a final determination is made on the
appeal.
- 6 -
SPECIAL CONDITIONS
1. Project lighting shall be designed to direct light and
glare away from neighboring properties.
2. Outdoor lighting installed along the northern side of the
hotel along the rear alley shall nQt be permitted above
the first story.
3. Hotel deliveries shall be limited to normal working hours
to avoid disturbing adjacent residents during late evening
or early morning hours. Normal hours are considered to be
from 7:30 a.m. to 6:00 p.m.
4. Pr ior to the Architectural Review Board · s review I the
proj ect' s fourth floor shall be redesigned to include a
five foot wide terrace along the length of the east
elevation.
5. The project I s maximum floor area ratio (FAR) shall not
exceed 2.0. excluding the three residential units.
6. The residential units shall be relocated and designed to
be separate and distinct from the hotel units.
7. The maximum number of hotel rooms shall not exceed 68.
8. The above modification specified in Special Condition 6
shall be reviewed and approved by the Planning Commission
prior to the Architectural Review Board' review.
VOTE
Ayes:
Nays:
Abstain:
Absent:
Farivar, Kaufman, Lambert, Mechur
Hecht, Pyne, Nelson
None
None
I hereby certify that this statement of
accurately reflects the final determination
Commission of t City of Santa Monica.
Official Action
of the Planning
~ ,.(f /9..1 ;7
date '
f)n~.,)/ L-~OT Aj~~~-
print ~a~e and title- ,
{21 Q ,';-
- 7 -
I hereby agree to the above conditions of approval and
acknowledge that failure to comply wi tJ:l. such conditions shall
constitute grounds for potential revocation of the permit
approval.
Applicant's Signature
Print Name and Title
STDR457
AS
1-23-89
- 8 -
A+l-d...CY\ WI -€...., + C
II }-/-
STATEMENT OF OFFICIAL ACTION
PROJECT
NUMBER: EIA 876
LOCATION: 3007 Santa Monica Boulevard
APPLICANT: Douglas Barnard, Inc.
REQUEST: To construct a 34,343 sq. ft. 76 room hotel with
three rent controlled replacement units and a
total of 55 parking spaces.
PLANNING COMMISSION ACTION
1-18-89
Date.
x
Approved based on the following findings and
subject to the conditions below.
Denied.
Other.
NEGATIVE DECLARATION FINDINGS
The Planning Commission hereby finds that the Final Initial study
and Negative Declaration should be certified in that:
1. The Commission has reviewed and considered the contents of
the Final Initial Study and Negative Declaration,
consisting of the Draft Initial study and Negative
Declaration, public comments, and responses.
2. The Final Initial Study and Negative Declaration
adequately review and analyze potential environmental
effects of the proposed project.
3. The environmental review was conducted in accordance with
applicable state and City CEQA guidelines inclUding
preparation, notification, and content requirements.
4. A Negative Declaration is appropriate, in that the Initial
Study provides sufficient data to support a finding that
the project will not have a significant effect on the
environment.
- 1 -
VOTE
Ayes:
Nays:
Abstain:
Absent:
I hereby
accurately
Commission
STEIA876
AS
1-23-89
Farivar, Hecht, Kaufman, Lambert, Mechur, Pyne, Nelson
None
None
None
certify that
reflects the
of t~ty of
/
/' '
[/ /-/' ;::' /:' / 7,/ /"
L~/~ /cr'~ .>' ,'/~
signature '" ----
I
/J~~cU L~~ ~~ // c ::.O~
]print name and title /
this statement of
final determination
Santa Monica.
- 2 -
Official Action
of the Planning
4A~ -____, <2 /7'?9
date e::/ /'
a> / .
~:- ~ /" .,-