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SR-12-A (38) . ~ ( tj ~ -z ..- tfJCJ2 12--~ AAA 1 8 198.\4AR 2 8 l~ig Santa Monica, California ~ 1 1 1383"J ~ 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 - 1 - 12-A AfiIR 1 8 1. 2 9 li~ AfltR 1 1 ~iQ ~........~~ ":;.. - - 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 - 2 - 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. - 3 - 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 - 4 - 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 - 5 - I A-Ho..(\1 meY1-\- A ,~\.:~~ fYltj.1Ylarth1S!#!( ~ fV :-,1 p.. )-FlJE -( - ,. F5;6fL{CftJ__~ 12~7 - '8Y' Fu-=l-pj~1 , ft~-"- 10; ~ql'1+a l1o/u~C@- Gg {O{.,(J? ell /Y1cm6~Y..s t=VOfV1 ~ Fyftnds d .SfqnFo.rc1 Jfrct:f (o/YJ/V1,.tfe~ t1ie{ Ci;J) Ai ei!Jhb OrS 1(e. ; Appea / of 3001 JCf'1fvt /1o.l1ica IJ/lId. lJrf/f/!!IlYVnf '1?/ef(;-. lJrw/op IYItn-(-- Rruitw # 4S"1- --( LJG J fh ~ Fn'e h dJ of J!qnroYOj JfYCcT WM/l'1/'ffeG all1/vf t;f() tUeigA~ofC6_Saf'Tit:t h()/J/ca..-". .Aert~ -Ale... o/dJ)ircfW'" to ClfJlJeal itJe.." JardZ3 fto/1iCCL Pla/J/1r';y- Lel /YJ/VlIJr;(J/I 's.__CtjJ/l~ ,)cd cf IA t- I- VOl UJ/' c{ tXt'LI /0/) /h(~ qf "lrva San-rn. /1o/lica 8oi.AI{t/{(~ rCt~h:t !10-1/ca _vv~ J) b r vtIOpMt.n+ Rtv/ hv 1i:-4S.r, on -JC{J1VCI(j JK; 1'11$. ALa? 3::;<'0 fJ.lh~ wecth(Jdc\j~~' 'fV-R.!W\.lq~-h /'il%_ we.. Ct n:..- '50) Q!) ~Y... .f /00 L Ctr.ri1.) K fJAiK of in 0 rei f J/ -& f; k ft,iJ Q/JpJicOrhoYJ. f/ouyJ 4iJ1 ccrrfJ-i ga;;ut.7 W~ S!~Q {.+it- : !.low] ('J.r~}Lf63-IOJ1 Il~DtCi VlfvvVl 9, '*~ SQrrhA HlJt1Ca CA- '--____.1_ _qfl t.Jn L.J -c ir' fh! fYlrnclJ af JrnnfDrd {fi'trf {(;~~j 1/ tc crf nr"U {ltJ/fJ~J.6 d!s:} A+ta..c. \.1 t"n.( Y1+ B 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 - 1 - 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. - 2 - 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 - 3 - 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 - 4 - 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. - 5 - 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 - 6 - 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. - 7 - 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. - 8 - 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. - 9 - 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> / . ~:- ~ /" .,-