SR-12-A (40)
C/ED:RAS:SF:nh
Council Mtg: October 14, 1986
/2 -A
OCT 1 1\ \S6i
lEt - 9 1986
Santa Monica, California
TO: Mayor and city Council
FROM: city Staff
SUBJECT: Appeal of Planning Commission Decision Denying
Development Review 333, 2600 Wilshire Boulevard,
Applicant/Appellant: Home Savings of America.
INTRODUCTION
This report recommends that the City Council approve the appeal
of a Planning Commission decision denying Development Review 333
and, thereby permit the removal of the existing Home savings
Branch Building and the construction of a 57,750 square foot
replacement proj ect 55 feet in height with three floors and a
Mezzanine. The report also recommends that Council certify the
project Initial Study and subject replacement project approval to
the findings and conditions noted herein.
BACKGROUND
On September 8, 1986, the Planning commission conducted a public
hearing on Development Review 333.
Following a 3 to 2 vote,
Development Review 333 was deemed denied in that four votes could
not be obtained to either approve or deny the application. Only
five Commissioners were present.
On September 9 ,
1986
Christopher Harding on behalf of the applicant filed an appeal of
the action.
- 1 -
{:I-A
OCT 1 " \986
DEe - 9 1986
ANALYSIS
The proposed project is consistent with the floor area ratio and
height identified in the Land Use Element for Wilshire Boulevard.
In reviewing the plans to determine conformance with the Land Use
Element, staff evaluated the proposed design and concluded that
the surface level parking lot provided a sufficient transitional
setback between the proj ect and the adj acent residential uses.
As proposed the project is setback approximately 40 feet to the
west and 60 feet to the east from the residential uses on the
south side. With the exception of a rear yard adjustment, the
project is also in conformance with the Municipal Code and in
fact provides 42 parking spaces above the Code requirement.
Al though the public notice for the Planning commission hearing
identified the proj ect as a three story office building, it is
described in the Planning commission staff report as being four
stories. This determination was based upon the definition of a
mezzanine included in the 1979 version of the Uniform Building
Code (UBC). Under that definition the mezzanine would be
considered an additional story. upon further investigation staff
learned that the definition of a mezzanine was changed when the
City adopted the 1982 version of the UBC. Staff identified this
discrepancy at the public hearing at which time the Planning
Commission approved a motion adopting the 1982 definition of a
mezzanine and therefore deeming this project a three story
development.
- 2 -
. .
An initial study was prepared for this project and a negative
declaration is recommended for approval. The study found that
this project alone would not cause a significant reduction in the
level of service at the four intersections studied. It did
conclude however that with or without this project the level of
service at the four intersections will decline. Recognizing
this fact the Traffic Engineer is conducting an analysis of the
circulation patterns within the vicinity of 26th street and
Wilshire Boulevard. This study will result in mitigation
measures to facili tate existing and future traffic circulation
impacts. To ensure that this proj ect will not preclude the
implementation of any improvements, a recommended condition of
approval requires that an easement be provided on 26th street
subj ect to the review and approval of the Parking and Traffic
Engineer. Subsequent to the Planning Commission hearing, the
Parking and Traffic Engineer has indicated that a 2 foot easement
should be required.
A series of Community meetings were held on the project, two
sponsored jointly by Mid-City Neighbors and the applicant.
Despite the effort on the part of both the neighborhood
organization and the developer, a consensus could not be reached
and Mid-City Neighbors recommended denial of the project to the
Planning commission. subsequent to the Planning Commission
meeting, representatives from Mid-City Neighbors met with the
developer; however, the results of that meeting are not known at
this time.
- 3 -
. .
During the Planning Commission hearing several concerns were
expressed by the immediate neighbors to the south and other
members of the public. In particular the residents immediately
adjacent to the project objected to the location of the
mechanical transformer and trash enclosure placed on the R2
surface parking lot adj acent to the single family residential
use. To address this concern and others brought forth at the
public hearing, several conditions of approval have been added or
modified and are identified with an asterisk in Attachment A. It
is staff's understanding that the applicant agrees to these
conditions.
RECOMMENDATION
staff respectfully recommends that the city Council:
1. Certify the Initial study (EIA 822) and approve the negative
declaration for DR 333.
2. Approve the appeal of DR 333 subj ect to the findings and
conditions in Attachment A.
Prepared by: Ann Siracusa, Director of Planning
Suzanne Frick, Principal Planner
Planning Division
community and Economic Development Department
Attachments: A. Findings & Conditions of Approval
B. Planning Commission Staff Report with
attachments.
C. September 8, 1986 Presentation by John Beck
D. September 8, 1986 Letter from Donald Lewin
Nelson.
E. September 8, 1986 Letter from william F.
Weingarden.
RAS:SF:nh/ccdr333
- 4 -
ATTACHMENT A
DEVELOPMENT REVIEW 333
FINDINGS AND CONDITIONS OF APPROVAL
FINDINGS
1. The development is consistent with the findings and
purpose of Ordinance 1321 as set forth below.
2. The physical location and placement of proposed structures
on the site conforms to the 56 foot height permitted on
Wilshire Boulevard and the structure will be located a
distance of approximately 40-60 feet away from adjacent
residential uses.
3. The existing and/or proposed rights-of-way and facilities
for both pedestrian and automobile traffic will be
adequate to accommodate the anticipated results of the
proposed development including off-street parking
facilities and access thereto in that the project provides
parking above that required by the Municipal Code and
further the above will not significantly impact existing
circulation patterns; however in order to address
cumulat.ive impacts generat.ed by t.his project and eleven
others, the city will undertake a comprehensive study of
the area, and this project will be required to comply with
any mitigation measures identified.
- 1 -
4. The existing and/or proposed public and/or private health
and safety facilities (including, but not limited to,
sanitation, sewers, storm drains, fire protection devices,
protective services, and public utilities) will be
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 will conform to the height, bulk, use
and urban design policies for the Wilshire Boulevard
Commercial corridor as specified in the Land Use Element
of the General Plan and conform to the appropriate C4
standards contained in the Zoning Ordinance.
SPECIAL CONDITIONS
1. The sewer line located in the alley shall be relocated as
directed by the Director of General Services at the
applicant's expense.
2. Vehicles exiting the project onto Wilshire Boulevard will
be restricted to right turns only, and vehicles entering
and exiting the surface parking lot on 26th Street will be
restricted to right turns only.
3 . The surface parking lot shall provide free parking to
short term users of the building only, no employee parking
will be permitted.
- 2 -
, .
4. All on-site parking shall be made available without cost
to to building employees. signs shall be located in
prominent locations at the entrance to the parking garage
stating the availability of free parking fOl: employees.
If desired a no-cost-to-user card and/or validations
system may be used to ensure the parking is used only by
employees or users of the building.
5. Subject to the review of the Parking and Traffic Engineer,
the applicant shall provide a 2 foot easement along 26th
Street to accommodate future street improvements.
6. Prior to issuance of a building permit, the applicant
shall secure an encroachment permit from the Director of
General Services to permit subterranean parking under the
alley.
7. Subj ect to the review and approval of the Architectural
Review Board, a bus bench with appropriate shelter shall
be provided on Wilshire Boulevard at a location approved
by the Traffic Engineer.
8. The Architectural Review Board shall carefully evaluate
the building design to ensure that adequate articulation
is provided on all four building elevations that attempts
to reduce the perceived mass of the structure. Planters
along 26th street and Wilshire Boulevard shall be provided
to accommodate seating..
- 3 -
I t ~ I
9. The surface parking lot shall provide a 5-6 foot high
masonry wall along the south property line with at least a
5 foot wide landscaped strip consisting of 5 foot high
trees when planted and spaced a maximum of 5 feet apart.
The front yard shall provide screening consistent with the
provisions of SMMC 9127J.l and 9129F.7.
10. No medical office use shall be permitted unless parking is
provided at a ratio of 1 space for every 250 square feet
of floor area devoted to that use. In the event the city
adopts a more restrictive parking standard than that
above, parking shall be provided in accordance with the
more restrictive standard.
11. Prior to issuance of a building permit and subject to the
approval of the parking and Traffic Engineer, the
applicant shall submit to the Director of Planning a
traffic management plan to minimize interference and
disruption of residents and to traffic in the area during
the period of construction.
12. Prior to issuance of a certificate of occupancy for the
project, the applicant shall record a deed restriction
requiring the surface level parking lot to remain in
existence for the life of the project.
13. The transformer identified on the surface parking lot
shall be relocated onto the commercial property. The
trash enclosure shall be relocated as far as possible away
- 4 -
I'" \ I
from the residential uses subject to the review and
approval of the Director of General Services.
Standard Conditions
1. The rights granted herein shall be effective only when
exercised within a period of one year from the effective
date of approval. Upon the written request of the
applicant, the Director of Planning may extend this period
up to an additional six months.
2. The applicant shall comply with all legal requirements
regarding provisions for the disabled, including those set
forth in the California Administrative Code, Title 24,
Part 2.
3. Final parking lot layout and specifications shall be
subj ect to the review and approval of the Parking and
Traffic Engineer.
4. Refuse areas, storage areas and mechanical equipment shall
be screened in accordance with Sec. 9127J.2-4 (SMMC).
Refuse areas shall be of a size adequate to meet on-site
need.
5. A 5 to 6 foot solid masonry wall shall be provided along
property lines which abut res idential property in
accordance with Sec. 9127.I (SMMC).
6. The operation shall at all times be conducted in a manner
not detrimental to surrounding properties or residents by
- 5 -
, .
reason of lights, noise, activities, parking or other
actions.
7. No noise generating compressors or other such equipment
shall be placed adjacent to neighboring residential
buildings.
8. Project design shall comply with the building energy
regulations set forth in the California Administrative
Code, Title 24, Part 2, (Energy Conservation Standards for
New Residential Buildings), such conformance to be
verified by the Building and safety Division prior to
issuance of a Building Permit.
9. Openable windows shall be provided throughout the project,
in a manner consistent with applicable building code and
energy conservation requirements.
10. street trees shall be maintained, relocated or provided as
required in a manner consistent with the City's Tree Code
(Ord. 1242 CCS), per the specifications of the Department
of Recreation and Parks and the Department of General
Services. No street tree shall be removed without the
approval of the Department of Recreation and Parks.
11. street and/or alley lighting shall be provided on public
rights-of-way adjacent to the project if and as needed per
the specifications and with the approval of the Department
of General services.
- 6 -
l2. Any outdoor lighting shall be shielded and/or directed
away from adjacent residential properties, with any such
lighting not to exceed 0.5 foot candles of illumination
beyond the perimeter of the subject property.
13. This determination shall not become effective for a period
of ten days (twenty days for Development Review Permits
and Conditional Use Permits) from the date of
determination or, if appealed, until a final determination
is made on the appeal.
14. In accordance with Ordinance 1367 (CCS) prior to issuance
of a building permit the developer shall execute an
irrevocable letter of creditor other form of securi ty
acceptable to the City for the payment of an in-lieu fee
for housing and parks equal to $2.25/sq.ft. for the first
15,000 sq. ft. of net rentable floor area and $5.00/sq.ft.
forthe remaining net rentable floor area. This fee shall
be adjusted for inflation by the percentage change in the
Consumer Price Index ("CPI") between October, 1984 through
the month in which payment is made. Upon mutual agreement
of the developer and the city, the developer may satisfy
the Project Mitigation Measures by providing low and
moderate income housing or develping new park space on or
off the project site. To fulfill this obligation an
agreement shall be secured in writing by the developer and
approved by the ci ty Attorney and City staff prior to
issuance of a building permit. The applicant may satisfy
- 7 -
this requirement by the in-kind provision of housing or
parks to the extent permitted under Ordinance 1367 (CCS).
RAS:ljw
cond333
10/1/86
- 8 -