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SR-12-C (8) ft? ~...- OO~ / :i--<!- "'J~" 1 . 19B . "... . Santa Monica, Californi~EC 1 198/ '!I ..... 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 - 1 - /c?-~ J:l(, ... 0 '. mil 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. - 2 - 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 - 3 - 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 - 4- - 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. - 5 - 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. - 6 - 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 - 7 - 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 - 8 - 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 - 9 - 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. - 10 - 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 - 11 - 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. - 12 - 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 - 13 - 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. - 14 - 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. - 15 - 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. - 16 - 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. - 17 - 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. - 18 - 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 - 19 - 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 - 1 - 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 - 2 - 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. - 1 - 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 . - 2 - .. 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 - .