SR-12-C (8)
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Santa Monica, Californi~EC 1 198/
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C/ED:SF:jt
Council Meeting: November 24, 1987
TO: Mayor and City Council
FROM: city staff
SUBJECT: Appeal of Planning Commission Denial of Development
Review 325, EIA 814, Conditional Use Permit 417, ZA-
5169-Y, To Permit the Construction of a 196 Room Hotel
with Associated Meeting Rooms, Restaurants, Health Club
and 495 on-site Parking Spaces - Applicant/Appellant:
R. E. International I 'Pll:O
ONe ft LtJ bLV,D.
INTRODUCTION
The report recommends that the City Council reverse the Planning
commission denial of DR 325, EIA 814, CUP 417, 2A 5169-Y for the
construction of a 196 room hotel with associated meeting rooms,
restaurants, and health club. On October 19, 1987 the project
was technically denied by the Planning commission in that a mo-
tion to approve the project failed by a 3-2 vote by the Planning
Commissioners present, and a motion to continue the project
failed by a 2-3 vote. R.E. International is appealing the deci-
sion (EXhibit A).
BACKGROUND
The applicants propose to construct a 196 room hotel with res-
taurants, bar/lounge, meeting rooms and a health club. The hotel
will be located on both sides of Appian Way and an approximate 50
foot wide pedestrian bridge 14 feet above Appian Way will connect
the hotel buildings. The main entrance and motor court to the
hotel will be located on the west side of Appian Way.
A total of
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DEe 1 1981
41
.
495 parking spaces including 218 separately accessible spaces
will be provided with four levels on the east side of Appian Way
and two levels on the west side of Appian Way. Twenty-one
metered spaces replacing the existing metered spaces on pi co
Boulevard will be provided at grade on the east side of Appian
Way. A total of 36 spaces will be provided for the pritikin Cen-
ter's use as replacement parking.
The hotel is designed as three separate, but integrated build-
ings. The design along the beach front is reminiscent of the
Ocean Park bungalows, through the inclusion of hipped roofs, open
porches and arched entries along the Promenade. The buildings
along the Promenade maintain a low scale and articulation is pro-
vided with varied setbacks and balconies. The building on the
east side of Appian Way is designed in a horseshoe shape which
will provide maximum views of the beach. The hipped roof element
and balconies are provided throughout the design of the east
building to lend some unifying treatment between the buildings.
The buildings on the west side of Appian Way include meeting
rooms, a banquet room, restaurant, bar/lounge, outdoor dining
area, kitchen and retail space on the first level above parking;
the lobby, a restaurant, hotel offices, and hotel suites on the
next level and hotel rooms on the next two levels. The building
on the east side of Appian Way will include a health spa, the
personnel locker area and 21 metered parking spaces on the ground
floor and guest rooms on floors two through six.
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The project includes the vacation of Pi co Place North and the
addition of a 6 foot wide service alley from pico Boulevard on
the east side of the building for use by the Drake Hotel. Addi-
tionally, license agreements will be required for the use of the
area above and below Appian Way and the outdoor dining terrace
along pico Boulevard west of Appian Way. The applicants propose
to landscape the foot of Pico Boulevard and, through a payment to
the city, the beach access area at the northwest side of the
site. The applicant proposes to work with the Santa Monica Arts
Commission and the Arts Foundation to commission an artist to
design a fountain or sculpture for placement at the foot of Pico
Boulevard and/or on the beach directly in front of the project.
At the October 19, 1987 meeting, the Planning Commission heard
the applicants request for the hotel addition (Exhibit B) follow-
ing the public hearing, the project received a technical denial
in that a motion to approve the project failed by a 3-2 vote and
a motion to continue the project failed by a 2-3 vote with five
Planning Commissioners present. (Exhibit C). On, October 21,
1987 Sam stein on behalf of R.E. International appealed the Plan-
ning Commission decision.
ANALYSIS
As outlined in Table 7 of the Final Environmental Impact Report,
the proposed project is consistent with the policies and objec-
tives contained in the Land Use Element for the Oceanfront Dis-
trict. These policies encourage the development of visitor ac-
commodations in the area which will promote daytime and evening
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pedestrian activity along the Promenade with the inclusion of a
restaurant/bar and outdoor dining area facing the Promenade as
well as a retail shop. Walk-in patronage from the beach area
will be encouraged as well as patronage from hotel guests.
Floor Area
During the Planning Commission Hearing several issues were raised
by the Planning Commiss ioners present concerning the proj ect.
One of the maj or issues involved the calculation of the floor
area of the project in relationship to the permitted floor area
ratio. Under the Land Use and Circulation Elements floor area is
defined as any portion of a building that accommodates activity
in the building or contributes to the visual mass and bulk of the
building. Floor area is the net floor space in a structure and
shall include restrooms, lounges, kitchens, partitions, storage
area, interior and exterior hallways and corridors, interior
atria but shall not include exterior and load bearing walls,
stain'lays and stairwells, elevators and shafts. Addi tionally,
floor area shall include at-grade covered parking but does not
include subterranean parking.
West Parcel
Under Policy 1.5.8 of the Land Use Element, the portion of the
project site west of Appian Way is permitted a 1.0 floor area
ratio. In calculating the permitted floor area on this portion
of the site, staff included the area west of the centerline of
Appian Way and pico Boulevard west of Appian Way since these
areas will be significantly improved by the developer for the
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benefit of both the project and the pUblic. The developer will
be required to maintain the Pico Blvd. portion of the site pur-
suant to a maintenance agreement as a condition of project ap-
proval. Several Planning Commissioners expressed concern regard-
ing the inclusion of these streets as part of the project site
because they felt that it could be precedent setting. staff
maintains that this is a unique situation in that the proj ect
spans both sides of Appian Way, and will be developed both over
and under the street. Moreover, unlike in the case of other
projects where the City requires street improvements to be made
as part of project approval, in this case significant off-site
improvements, payments for additional improvements by the
developer and a formal maintenance agreement for the portion of
Pica Boulevard west of Appian Way will be required of the
developer. The cost of these improvements in effect will compen-
sate the city for the FAR value of the land in question, as well
as create substantial improvements to the public rights-of-way
and the beachfront. With this in mind, the permitted floor area
on the west side of the site is 38,766 square feet (1.0 x
38,766) . As proposed the project contains 31, 539 above grade
and 19,980 square feet of activity area below grade. If only
above-grade activity areas are included in FAR, this portion of
the project has a .81 FAR. If both above and below grade activi-
ty areas are included, then this portion of the project has 1.32
FAR. While some Planning Commissioners expressed reservations
about the FAR, a maj ority of those present supported staff IS
interpretation of FAR and articulated the perspective that the
benefits to the city of this treatment were substantial.
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East Parcel
Under Policy 1.5.8 of the Land Use Element, the portion of the
project site east of Appian Way is permitted a 2.5 Floor Area
Ratio (FAR). As with the west parcel, staff included the area
east of the centerline of Appian Way since it will be improved
and maintained by the developer. staff also included the portion
of Pi co Place north which will be vacated. The permitted floor
area on the east side of the site is 68,983 square feet (2.5 x
27,593). As proposed, the project contains 61,434 square feet
above grade and 9,775 square feet of activity areas below grade.
If above and below grade activity areas are included then this
portion of the project has a 2.57 FAR.
The Planning Commission raised concerns regarding the definition
of floor area and whether it would be appropriate to count only
above-grade activity areas for purposes of calculating the proj-
ect's floor area ratio. In that Policy 3.2.3 of the Land Use and
Circulation Element states that the City should consider changes
to the definition of floor area for hotels and residential
development so that it reflects the visual mass and bulk of these
types of development, Planning staff maintains that it is appro-
priate to count only the above-grade activity areas for purposes
of FAR since these areas contribute to the project1s visual mass
and bulk and the below-grade areas do not. Additionally, approx-
imately half of the below grade activity area of the project is
devoted to service uses for the hotel such as storage rooms, em-
ployee lockers, laundry and housekeeping areas.
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Project Design Issues
Since the Draft EIR was published the service alley for the Drake
Hotel has been relocated from the rear of the hotel and vicente
Terrace to a north/south 6 r wide service drive along the east
side of the project adjacent to the Drake Hotel. The applicants
propose to place a trash enclosure at the intersection of this
service drive and pico Boulevard. Some concerns were raised
during the Planning Commission hearing regarding whether this
service alley will be adequate to serve the Drake Hotel and
whether the 1 Pico hotel developer will be responsible for its
maintenance. The design of the service alley has been reviewed
by the Department of General services and has been found accept-
able. Final approval by the Director of General Services will be
required prior to issuance of a Building Permit. In order to
address the maintenance issue, Planning staff recommends that as
a condition of approval the applicant be responsible for main-
taining the service alley.
During the 45 day Draft EIR comment period, a written comment
from the California Regional Water Quality Control Board was
received requesting that the developer obtain confirmation that
there is available sewer capacity at the time of sewer connec-
tion. A concern was raised by the Planning Commission whether
the applicant should be required to obtain this confirmation di-
rectly from the Los Angeles Bureau of Sanitation or from the Di-
rector of General Services. In that the provision of available
sewer capacity is an issue which will be addressed citywide by
the Department of General services, Planning staff feels that it
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would be appropriate to include as a condition of approval that
the applicant obtain confirmation from the Director of General
Services that there is available sewer capacity at the time of
connection.
During the Planning Commission hearing there was some discussion
regarding the use of an on-site wastewater reclamation plumbing
system and whether it should be required as a condition of ap-
proval. In that technological advances in the design of these
plumbing systems is occurring rapidly, Planning staff maintains
that as a condition of approval the project shall be required to
include a wastewater reclamation plumbing system if determined by
the Director of General Services to be appropriate and economi-
cally feasible. In order to address the issue of water conserva-
tion measures which was raised during the Planning Commission
hearing, Planning staff recommends that as a condition of approv-
al, the Developer be required to install low flow shower heads
and faucets throughout the project. Additionally, staff recom-
mends that in their review the Architectural Review Board pay
particular attention to the feasibility of using drought resis-
tant landscaping where appropriate.
As proposed, a 14 foot clearance is provided for the pedestrian
bridge over Appian Way which connects the east and west buildings
at the pool deck level. commissioner Nelson was concerned
regarding the adequacy of this clearance height for oversized
vehicles. Planning staff feels that this concern is addressed by
requiring as a condition of approval that the clearance height
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for the bridge above Appian Way be approved by the Director of
General Services prior to issuance of a building permit.
Concerns were also raised regarding the potential conflict
between pedestrians crossing Pico Boulevard and vehicles ap-
proaching the hotel and/or cul-de-sac at the foot of pico
Boulevard. In order to address this concern, staff recommends
that in addition to the proposed 4-way stop at the intersection
of pi co Boulevard and Appian Way, pedestrian crosswalks be in-
stalled at the corners of pico Boulevard and Appian Way subject
to the approval of the Parking and Traffic Engineer as a condi-
tion of proj ect approval. Concerns were also raised regarding
potential conflicts between pedestrians and bicycles at the
intersection of pi co Boulevard and the Promenade. In order to
address this concern staff recommends that, as a condition of
approval, signage be placed at this intersection to alert people
using this access to the beach to proceed across the promenade
with caution.
As proposed, variances are required for reduced setbacks through-
out the project. Some concerns were raised regarding these
variance requests, however Planning staff maintains that as pro-
posed, the project reinforces the street line along pico
Boulevard and Appian Way and provides active uses adjacent to the
Promenade. Additionally as proposed, the project is consistent
with Policy 3.3.3 of the Land Use and circulation Elements which
encourages buildings to be built to the "build to line" where
pedestrian traffic is encouraged. Along the rear yard, the proj-
ect is adjacent to a vacated portion of vicente Terrace west of
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Appian Way and adjacent to vicente Terrace east of Appian Way and
along the east side adj acent to the Drake Hotel the proposed
building will have a 6-8 foot setback. Although setbacks are
reduced, the project is sited to maximize setbacks where feasible
and is designed to provide ample articulation on all elevations
in order to reduce the project's overall visual mass.
Planning staff believes that the project is consistent with the
policies and objectives of the Land Use and Circulation Elements;
will improve the visual quality of this area; will contribute to
the overall public open space system and that the conditions of
approval will mitigate the effect of the project in the area.
City Council Authority
Under the provisions of Section 4, Ordinance 1321 (CCS) the City
Council may affirm, reverse or modify any determination of the
Planning Commission in regard to a Development Review Permit and
the decision of the City Council shall be final. Under the pro-
visions of Section 9148c (SMMC) the City Council may affirm, re-
verse or modify any determination of the Planning Commission in
regard to a Conditional Use Permit and the decision of the City
Council shall be final. Under the provisions of Section 9147b
(SMMC) the city Council may affirm, reverse or modify any deter-
mination of the Planning commission in regard to a Variance and
the decision of the city council shall be final. In approving an
application, the council, on appeal, must make appropriate find-
ings and may add conditions necessary to protect the public
welfare.
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BUDGET/FINANCIAL IMPACT
The recommendation presented in this report have a budget/fiscal
impact in that recommended conditions of approval include that
prior to issuance of a Building Permit, the Developer enter into
an agreement for terms and payment of $540,000 to be placed in an
account for the funding of beach front improvements to be located
directly on the beach area in front of the hotel and for the
selection, acquisition and installation of a public art piece to
be located in the specified area at the foot of Pico Boulevard or
within the improved beach area immediately adjacent to the proj-
ect. In addition, license agreements will be executed for the
areas of Pico and over Appian Way to be used exclusively by the
Developer. These agreements will generate approximately $553,000
in revenue to the City.
RECOMM:ENDATION
staff respectfully recommends that the City Council uphold the
appeal and reverse the decision of the Planning Commission ap-
proving Development Review 325, Conditional Use Permit 417,
Zoning Administrator Permit 5169-Y and adopt a resolution cer-
tifying the adequacy of the Final EIR with the following findings
and conditions:
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 buildings
along the Promenade frontage are low in scale and feature
elements which reflect the design qualities of beachfront
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bungalows in the area and the building on the east side of
Appian Way is designed in a horseshoe configuration to
mitigate its scale and mass.
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 a total of 495 on-site parking
spaces including 21 metered replacement spaces will be
provided on site. Additionally, a cul-de-sac will be add-
ed at the foot of pico Blvd. and the traffic flow at the
intersection of pico Blvd. and Appian Way will be improved
by an increase in the width of the curb return and the
installation of stop signs at each corner of the
intersection.
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 ade-
quate to accommodate the anticipated results of the pro-
posed 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 Oceanfront District as
specified in the Land Use Element of the General Plan and
conform to the appropriate R4, R4A standards contained in
the Zoning Ordinance subject to approval of variances for
setbacks and for the use of exterior entrances directly to
the commercial uses within the hotel.
CONDITIONAL USE PERMIT FINDINGS FOR ALCOHOL USE
1. The proposed use and location are in accordance with good
zoning practice, in the public interest, and necessary
that substantial justice be done in that the proposed
alcohol service is designed to accommodate the needs of
hotel visitors through the availability of alcohol through
room service, within the two restaurants, seafood bar,
lobby bar and pool area.
2. The proposed use is compatible with existing and potential
uses within the general area; traffic or parking
congestions will not result; the public health, safety,
and general welfare are protected; and no harm to
adjacent properties will result in that the use will be
fully contained within the hotel and be part of the
overall hotel operation which will have a total of 495
on-site parking spaces.
3. The welfare of neighborhood residents will not be
adversely affected based on the findings above.
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4. There will be no detrimental affect on nearby
residentially zoned neighborhoods considering the distance
of the alcohol outlet to residential buildings, churches,
schools, hospitals, playgrounds, parks, and other existing
alcohol outlets in that the alcohol use will be an
incidental component of the hotel operation and is
designed to serve the needs of hotel visitors.
CEQA FINDING
1. The city council finds that the Pinal EIR has been
prepared in compliance with CEQA, the state EIR
Guidelines, and the City of Santa Monica CEQA Guidelines,
and that it has reviewed and considered the contents of
the Final EIR in its decision-making process, and hereby
certifies the Final EIR.
FINDINGS FOR SETBACK VARIANCES AND REAR YARD ADJUSTMENT
1. The granting of these variances and adjustment is
desirable to the public welfare and not in conflict with
the General Plan, and will not be materially detrimental
or injurious to the property or improvements in the
immediate neighborhood in which the property is located in
that:
a. The proj ect incorporates an appropriate re-use of a
site currently partially vacant and partially used for
parking.
b. The project will generate city tax revenues through a
variety of tax sources, including transient occupancy
tax revenues from the hotel.
c. The project is designed as a complex of three
buildings which anchor the foot of Pico Boulevard and
the Promenade by being built adjacent to the property
line which visually reinforces the street which is
consistent with Policy 4.3.3 of the Land Use Element.
2. There are exceptional circumstances or conditions ap-
plicable to the property involved and to the intended use
and development of the property that do not apply general-
ly to other property in the same zone or neighborhood in
that the hotel by nature of its use has particular cir-
culation requirements which are best facilitated utilizing
a plan which sites the building adjacent to the property
lines and provides ample open space within the interior of
the site.
SPECIAL CONDITIONS
1. The Architectural Review Board, in their review, shall pay
particular attention to the project's pedestrian orienta-
tion and amenities particularly along the Promenade~ scale
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and articulation of design elements~ exterior colors, tex-
tures and materials; window treatment~ glazing; and land-
scaping. To the extent feasible the Architectural Review
Board shall require the use of drought-resistant plants
where appropriate.
2. As part of proj ect approval, the developer shall be re-
quired to make improvements to Pi co Blvd. west of Appian
Way and the vacated portion of vicente Terrace and to
repave the Promenade area directly in front of the
project.
3. Prior to issuance of a Building Permit the portion of the
site on the west side of Appian Way shall be reverted to
acreage in order to expunge a final subdivision Map on the
property.
4. Prior to issuance of a Building Permit the Developer shall
execute a license agreement for use of portions of pico
Boulevard west of Appian Way and Appian Way adjacent to
the project. Said agreement shall be in a form acceptable
to the City Attorney and approved by the ci ty Manager.
Revenues from these agreements will be approximately
$553,000 and shall be payable prior to the issuance of a
building permit.
5. Prior to issuance of a Building Permit the vacation of
Pica Place north shall be approved.
6. Prior to issuance of a Building Permit the Developer shall
enter into an agreement for terms and payment of $540,000
into an account for the funding of beach front and public
art improvements to be directly located on the beach area
in front of the hotel and on pico Blvd. Said agreement
shall be in a form acceptable to the City Attorney and
approved by the city Manager. The agreement shall es-
tablish a process for the selection, acquisition and in-
stallation of a public art piece to be located in the
specified area at the foot of pico Boulevard and possibly
within the improved beach area immediately adjacent to the
project. Maintenance of art work may be required of the
hotel developer. All art work shall be public property
owned by the city.
7. Construction hours shall be limited to those established
in Section 4314 (SMMC).
8. Prior to issuance of a certificate of Occupancy, the
developer shall enter into a maintenance agreement for the
maintenance of the area of Pico Blvd. west of Appian Way,
the vacated portion of Vicente Terrace, the beach area in
front of the project and for maintenance and operation of
the public art work. Said agreement shall be in a form
acceptable to the City Attorney and subject to City Man-
ager approval.
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9. Prior to issuance of a Building Permit the developer shall
submi t a plan for maintaining access along Appian Way
during construction. The plan shall be subject to approv-
al by the Director of General Services and Parking and
Traffic Engineer.
10. During construction the portion of the eastern side of the
site adjacent to the Drake Hotel shall be screened by a
solid 81 minimum high fence to mitigate construction
noise.
11. Public entrances directly from the exterior of the build-
ing to the restaurant facilities, bars and retail shops
shall be subject to approval of a variance.
12. The underside of the bridge over Appian Way shall be
finished with a rough surface to mitigate sound reflection
and noise levels in this area.
13. During construction, use of the Promenade/Bike Path shall
not be obstructed.
14. Prior to issuance of a Building Permit the developer shall
submit a plan for the staging of construction vehicles
subject to approval by the Parking and Traffic Engineer
and Director of General Services. The plan shall also
indicate where construction workers will park their
vehicles.
15. Prior to issuance of a Building Permit the clearance
height for the bridge above Appian Way shall be approved
by the Director of General Services.
The developer shall confer with the city and the Los
geles County Department of Public Works to coordinate
design and construction schedule of the pico Blvd.
provements with the Pico/Kenter storm drain approval.
17. If determined by the Director of General services prior to
issuance of a Building Permit to be appropriate and
economically feasible, the project shall include a waste-
water reclamation plumbing system.
16.
An-
the
im-
18. Prior to issuance of a Building Permit the developer shall
submit a plan specifying how access will be provided for
trash service to the Drake Hotel. The plan shall be sub-
ject to the Director of General Services approval and the
service alley shall be maintained by the Developer.
19. Signage shall be provided prior to issuance of a Certifi-
cate of Occupancy at the end of pico Blvd. and at Appian
Way to indicate that there is self-parking available to
the public in the project garage. signage within the
garage shall indicate that the spaces are not for employee
use.
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20. A four way stop shall be provided at the intersection of
Appian way and Pico Boulevard and pedestrian crosswalks
shall be installed at this intersection subject to the
approval of the Director of Parking and Traffic.
21. All fountains shall be operated using a water system which
is approved by the Director of General Services.
22. The developer shall work with the City'S accessibility
consultant to insure that the Pico Blvd. improvements are
handicapped accessible and meet Title 24 requirements.
Signage shall be posted indicating that the area is
accessible.
23. Confirmation stating that there is available capacity in
the sanitary sewer system at the time of connection shall
be obtained by the developer from the Director of General
Services prior to issuance of a Building Permit.
24. Prior to issuance of a Building Permit the Developer shall
submit a copy of the agreement for replacement parking
totaling 36 spaces for the pritikin Center. Said agree-
ment shall be binding and shall exist for the length of
time pritikin or its successor continues to operate in the
existing building with the current or similar use. The
developer shall not be required to provide such replace-
ment parking for any new development on the pritikin site.
The agreement shall be in a form acceptable to the City
Attorney and subject to City Manager approval.
25. The project owner shall contact the Police Department in
order to identify and implement appropriate design and
operational features which maximize security.
26. To mitigate fire safety impact, appropriate fire-
suppression, emergency access and construction design fea-
tures shall be implemented as required by the City Fire
Department.
27. To mitigate parking and traffic impacts the project owner
shall:
a. Arrange for appropriate van or bus service to and from
Los Angeles International Airport for Hotel guests.
b. Provide local public transit displays on-site identify-
ing routes and headway schedules along with promotional
information concerning destinations within walking/
transit/biking distance of the Hotel.
c. Provide maps to hotel patrons showing locations of res-
taurants, shopping areas, beach facilities, pier ac-
tivities, etc. that can be reached easily by walking.
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d. Give first priority to City residents for
jobs not otherwise filled by then-existing
ployees subject to the requirements of
Federal laws.
all Hotel
Hotel em-
state and
e. Regulate timing of deliveries to the service driveway
to avoid peak traffic periods.
f. In that the 4th street hotel and the hotel at 1700
Ocean Avenue are required to develop a shuttle system
serving the maj or local areas of hotel user destina-
tions, the developer shall participate in this shuttle
system with shared expenses. The shuttle shall be
available for hotel and general public uses. The shut-
tle shall operate on a schedule established by the City
for at least 8 hours daily with the understanding that
the minimum 8 hour block of time could be broken into
two parts to coincide with peak Hotel demand. Par-
ticipation in the program shall begin when the Hotel
reaches an initial seventy percent (70%) occupancy rate
for three consecutive months, or within two years from
issuance of the Certificate of Occupancy, whichever is
sooner, based on monthly reports provided to the Plan-
ning Director by the proj ect owner. In 1 ieu of par-
ticipating in a shuttle service, the City will reserve
the right to unilaterally require annual payment to the
Ci ty of annual shuttle operating costs including re-
placement reserves and depreciation for funding of a
city-sponsored shuttle system.
g. Establish and operate a ride-sharing program for
employees.
h. Provide bus tokens to employees at one-half cost. Ap-
propriate signage shall be posted stating this
requirement.
i. Upon taking meeting/banquet room reservations, hotel
management shall routinely encourage that vehicle occu-
pancy among attendees be maximized in any written
materials provided to persons making reservations.
j. Regulate meeting/banquet schedule to group sizes that
can be accommodated with on-site parking capacity.
k. Provide a valet parking system in a portion of the
parking garage during peak events to obtain additional
aisle and tandem spaces. The layout shall be approved
by the city Parking and Traffic Engineer.
28. On-site parking shall be made available without cost to
employees at the site. Appropriate signage shall be
posted stating this requirement.
29. Appropriate pool drainage hookups to a sanitary sewer line
shall be provided.
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30. Trash areas and facilities shall be enclosed.
31. Low flow shower heads and faucets shall be installed
throughout the project.
32. Signage shall be installed at the intersection of pico
Boulevard and the Promenade to direct people to watch for
bicyclists and proceed with caution onto and across the
Promenade.
STANDARD CONDITIONS
1. Plans for final design, landscaping, screening, trash en-
closures, and signage shall be subject to review and ap-
proval by the Architectural Review Board.
2. 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 substantial conformance
with the plans submitted or as modified by the Planning
Commission, Architectural Review Board or Director of
Planning.
3. 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 appli-
cant, the Director of Planning may extend this period up
to an additional six months.
4. 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.
5. Final parking area layout and specifications shall be sub-
ject to the review and approval of the Parking and Traffic
Engineer. The garage entry shall be designed to permit
cars to queue within the interior to mitigate queuing
along Appian Way.
6. 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.
7. 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.
8. Openable windows shall be provided throughout the project,
in a manner consistent with applicable building code and
energy conservation requirements.
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9. 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.
10. 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.
11. 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.
ALCOHOL OUTLET CONDITIONS FOR RESTAURANTSt SEAFOOD BAR AND POOL
BAR
1. The premises shall serve food to patrons during all hours
the establishment is open for customers.
2. The premises shall maintain a kitchen or food-serving area
in which a variety of food is prepared and cooked on the
premises.
3. No alcoholic beverage shall be sold for consumption beyond
the premises.
Prepared by:
Suzanne Frick, Principal Planner
Peggy Curran, Director, Community and Economic
Development Department
Exhibits: A.
B.
C.
D.
E.
SF: jt
ccdr325
11/17/87
October 21, 1987 Letter of Appeal from San
stein on Behalf of R.E. International
October 19, 1987 Planning commission Staff
Report
Statement of Official Action
Final Environmental Impact Report for 1 pico
Hotel
City Council Resolution Certifying EIR
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l::::")( V\ \ {o ~ +- c...
STATEMENT OF OFFICIAL ACTION
PROJECT
NUMBER: DR 325, CUP 417, ZA S169-Y, EIA 814
LOCATION: 100 pico Blvd. (One Pico Blvd.)
,APPLICANT: R. E. International
REQUEST: To Permit the Construction of a 196 Room Hotel
with Associated Meeting Rooms, Restaurants,
Health Club and 495 On-Site Parking Spaces.
PLANNING COMMISSION ACTION
10/19/87
Date.
Approved based on the following findings and
subject to the conditions below.
Denied.
x
Other. Technical Denial, Motions to Approve and
continue Item Fails.
VOTE FOR APPROVAL
Ayes:
Nays:
Abstain:
Absent:
Farivar, Lambert, Pyne
Mechur, Nelson
Hecht, Perlman
VOTE FOR CONTINUANCE
Ayes:
Nays:
Abstain:
Absent:
Mechur, Nelson
Farivar, Lambert, Pyne
Hecht, Perlman
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I hereby certify ~hat this statement of
accurately reflects ~he final determination
Commission of the city of Santa Monica.
STDR325
KR: nh
10/21/87
signature
Official Action
of the Planning
date
print name and title
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RESOLUTION NO. 7527(CCS)
(City Council Series)
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF SANTA MONICA
CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT
ON THE ONE PICO HOTEL PROJECT
WHEREAS, a Notice of Preparation of an Environmental
Impact Report was issued in March 1987; and
WHEREAS, a Notice of Completion of a Draft Environmental
Impact Report was published in July 1987; and
WHEREAS, a public review period on the Draft Environmental
Impact Report ended in September 1987; and
WHEREAS, in October 1987, the City Planning Commission
reviewed the Final Environmental Impact Report; and
WHEREAS, in November 19B7, the City Council reviewed the
Final Environmental Impact Report on appeal,
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA
MONICA DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1.
The city council has reviewed the Final
Environmental Impact Report on the Ohe Pico Hotel Project
consisting of the Draft Environmental Impact Report, public
comments and City responses.
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SECTION 2.
The city council finds that the Final
Environmental Impact Report adequately reviews and analyzes
potential environmental effects of the proposed project and that
the environmental review for the proj ect was conducted in full
compliance with state and city CEQA guidelines, that there was
adequate public review of the Draft Environmental Impact Report,
that the city Council has considered all comments on the Draft
Environmental Impact Report, and responses to comments, that the
Final Environmental Impact Report adequately discusses all
environmental issues and that the city council has considered the
contents of the Final Environmental Impact Report in its
decision-making process.
SECTION 3. The City Clerk shall certify to the adoption
of this Resolution, and thenceforth and thereafter the same shall
be in full force and effect.
APPROVED AS TO FORM:
~~
ROBERT M. MYERS
City Attorney
~
PPD/PZ2
KR:nh
11/11/87
.
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..
Adopted and
~~
~
I hereby certify that Resolutibn No. 7527(CCS)
was duly adopted by the Ci Council of the city of Santa Monica
at a meeting thereof held 0 ecember 1, 1987 by the following
Council vote:
Ayes: Councilmembers: Jennings, A. Katz, H. Katz, Reed,
Zane, Mayor Conn
Noes: Councilmembers: Finkel
Abstain: Councilmembers: None
Absent: Councilmembers: None
ATTEST:
~&--
Asst:-e:ilty Clerk
-
.