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SR-400-002 (12) . }/ a> - O()Z . B-A APR 2. ~ lSB~ C/ED:PB:LM Council Mtg: April 25, 1989 Santa Monica, california J...l l':; _ ,,:J \ 7., TO: Mayor and City Council FROM: City Staff SUBJECT: Recommendation to Introduce for First Reading an Ordinance adopting Zone change 33 to Amend the Zoning District Maps by Reclassifying a Parcel Located at 1448 24th Street from R2 to C4. INTRODUCTION This report recommends that following a public hearing, the City Council introduce for first reading an Ordinance amending the Zoning oiatrict Maps as requested under Zone Change 33. The Zone Change is proposed by Broadway Cloverfield Ltd., and has been recommended for approval by the Planning commission. Zone Change 33 would specifically reclassify a 5,534 square foot parcel from R2, multi-family residential, to C4, general commercial. The parcel is located at 1448 24th street. BACKGROUND On February 1, 1989, the Planning Commission conducted a public hearing on a request to construct a three story/41I , 32,996 square foot office building wi th two 1,950 square foot residential units located on the third floor. The proposal required the following discretionary permits: 1) Development Review (DR) 472 to permit construction of a building over 15,000 square feet in size; 2) Variance (ZA) 5362-Y to allow - I - S-A APR ? r:: lqAQ . . residential uses below the fourth floor in the C4 Zoning District, and 5362A-Y to allow the use of compact parking spaces; 3) the adoption of a Negative Declaration based on EIA 899; and, 4) Zone change (ZC) 33 to permit the reclassification of an R2 parcel to C4. A more detailed description of the project may be found in Attachment A of this report. The specific property proposed to be rezoned is Lot 24 of Tract 4208 (1448 24th street). By rezoning the 5,534 R2 parcel to C4 and combining it with an existing 16,828.8 C4 zoned parcel, a parcel of 22,362.8 square feet is created. A parcel of 22,362.8 square feet would permit a building with 44,725.6 square feet of floor area (an FAR of 2.0). The building reviewed by the Planning Commission had 36,896 square feet of floor area. This is an FAR of 1.65, 7,829.6 square feet less than permitted by right. Without the R2 zoned parcel included in the proposal, a building of 33,657 square feet could be constructed. The proposal reviewed by the Planning Commission is only 3,238.4 square feet larger than would have been permitted without the zone change. On a 5,534 square foot R2 zoned parcel, a total of 4 dwelling units could be constructed (l unit per 1,500 square feet of lot area) . There would be no inclusionary housing units required pursuant to Chapter 4A of the Santa Monica Municipal Code, in that the inc1usionary housing requirement pertains only to projects with 5 or more units. - 2 - . . The proposal that was brought before the Planning commission included only two residential units. The Planning Commission required, as a condition of approval, that a total of four residential units be provided in the project (Attachment B). This would ameliorate the loss of housing units as a result of the proposed zone change. There were no maximum or minimum unit size restrictions placed on the proj ect. In providing the two additional units, the overall project size may increase. The project will, however, still be governed by a maximum FAR of 2.0. - The last issue relates to the proposed zone change and its impact on the park that currently exists on the east side of Cloverf ield, between Broadway and Santa Monica Boulevard. The building, as proposed, will occupy the southern half of the R2 parcel proposed to be rezoned (Attachment C). This will leave a landscape buffer of 24' along the northern half of the R2 lot adjacent to the residential district (Attachment D). This landscape buffer will tie into the existing park on Cloverfield, visually expanding the size of the park. The Planning commission conditioned the project so that this area is open to the public, benches are provided, and a walkway or meandering path is provided to tie in with the existing park. The building's owner will be required to maintain the landscape area. BUDGET/FINANCIAL IMPACT The recommendation presented in this report does not have any budget or fiscal impact. - 3 - . . RECOMMENDATION It is respectfully recommended that the council introduce for first reading an Ordinance adopting Zone change 33 to reclassify a parcel of property at 1448 24 street from R2 to C4 (Attachment E). Prepared by: Paul V. Berlant, Director of Planning Larry Miner, Assistant Planner Planning Division Community and Economic Development Department Attachments: A. Planning commission Staff Report Dated February 1, 1989 and January 25,1989 B. Planning Commission statement of Official Action c. Parcel Map D. site Plan E. Proposed Ordinance LM HPjZC33CC 04/14/89 - 4 - -\ < ~ ~. ( . ( --- /' . : ~/ \' It. TTAC-t-\l\A,cN T A CITY PLANNING DIVISION Community and Economic Development Department i ",-- ME.MORANDUM DATE: February 1, 1989 TO: The Honorable Planning Commission FROM: Planning Staff SUBJECT: Amendment to Planning Commission Staff Report for DR 472 Relating to Staff Parking Analysis .and Variance Findings for Compact Parking Spaces The parking analysis contained on page 4 of the Planning Commis- sion Staff Report for 1447 Cloverfield Boulevard contains an er- ror relating to the number of significantly impacted intersec- tions. The staff report indicates that two intersections, Cloverfield and Olympic and Cloverfield and Santa Monica, W1Il be significantly impacted by the proposed 36,896 square foot build- ing. The proposal will not significantly impact any of the thir- teen intersections studied in the Initial Study. The two inter- sections are significantly impacted by only when cumulative proj- ect are added. Special Conditions 27, 28, -and 29 all rela1~ to mit~gating cumulative tra~!ic impacts. These conditions s1 ~ld be modified ~o reflect that the applicant pay a fair share of the cost, as determined by the Director of General Services,' of making those improvements. The Variance Findings included in the above mentioned staff re- port, to allow compact parking spaces, were based on the previous Zoning Ordinance. The City Attorney's office has indicated that the findings should be based on the new Zoning Ordinance. The fOllowing variance findings to allow compact parking spaces should be substituted for the findings contained in the above mentioned staff report: ~ARIANCE FINDINGS FOR COMPACT PARKING SPACF.r. 1. There are special circumstances or exceptional charac- teristics applicable to the property involved, including size, shape, topography, location, or surroundings, or to the intended use or development of the property that do not apply to other properties in the vicinity under an identical zoning classification, in that the City has typically allowed the use of compact parking spaces to meet the actual market trend of a mix of standard and com- pact cars. - 1 - , ..} ,-. ( . ( 2. The granting of such variance will not be detrimental or injurious to the property or improvements in the general vicinity and district in which the property is located, in that ~e required number of parking spaces are proposed, and the City's maximum percentage of compact stalls under current parking requirements, which is 40%, is not exceeded. 3. The strict application of the provisions of this Chapter would result in practical difficulties or unnecessary hardships, not including economic difficulties or economic hardships, in that the use of compact parking stalls is a reflection of actual market trends relating to compact auto sales, and the City has historically permitted the use of compact parking spaces. . 4. The granting of a variance will not be contrary to or in conflict with the general purposes and intent of this Chapter, or to the goals, objectives, and pOlicies of the General Plan, in that the required number of parking spaces are being provided on-site. 5. The variance would not impair the integrity and character of the district in which it is to b$ located, in that all required parking is provided on-site. 6. The subject site is physically suitable for the proposed variance, in that the Parking and Traffic Engineer has approved the parking plans for the subject proposal. 7. There are adequate provisions for water, sanitat ~n, and public utilities and services to ensure that the proposed variance would not be detrimental to public health and safety, in that all utilities are available on-site. S. There will be adequate provisions for public access to serve the subject variance proposal, in that adequate means on ingress and egress are provided to the proj ect site. In addition, the required nnmner of parking spaces are provided on-site. 9. The strict application of the provisions of Chapter 10 of the City of Santa Monica Comprehensive Land Use and Zoning Ordinance would result in unreasonable deprivation of the use or enjoyment of the property, in that the new zoninq ordinance allows the use of compact parking spaces, and the City has historically permitted the use of compact parking spaces. LM PC/DR468A 1/25/89 - 2 - , ' \ , \ \ , --. L/ ro~C07- . ( f( '- t CITY PLANNING DIVISION Community and Economic Development Department MEMORANOUM DATE: January 25, 1989 TO: The Honorable Planning Commission FROM: planning Staff SUBJECT: DR 472, Zone Change 33, ZA 5362-Y, ZA 5362A-Y and EIA 889 Address: 1447 C10verfield Applicant: Broadway/C1overfield Ltd. SUMMARY Action: Application for Development Review Permit, Zone dnange, and Variance to construct a three story/4~', 32,996 square foot office building with two 1,950 square toot residential units lo- cated on the building's third floor. Parking for 147 cars is proposed in a 3.5 level subterranean qaraqe. A Development Re- view Permit is required for all projects over 15,000 square feet in size. A zone change is required to rezone a 5,534 square toot portion of the 51 te from R2 to C4. Var lances are required t permit resider~tial uses to be located below the fourth floor L. the"C4 Zoning n~strict and to permit the use of compact parking spaces. A Negative Declaration will also be considered at this t~me based on EIA 8S9. All of the above applications are being considered under the pro- visions of the former zon~nq code (Chapter 1 ot Article IX of the Santa Monica Municipal Code). ~ecommendation: Approval with conditions SITE LOCATION AND DESCRIPTION The subject property is a 22,363.2 sq.tt. parcel located on the north side of Broadway between Cloverfield and 24th street having a frontaqe ot 144' alonq 24th Street, 140' alonq cloverfield, and 165.3' along Broadway. Surrounding uses consist of sinqle family residences to the north and east (R2), mult1 family residential and east and west (R2) and general office to the west and south (C4) . Zoning Districts: C4, R2 Land Use Oistricts: Special Office Oistrict and Medium Density Residential - 1 - -. ( -. (. Parcel Area: R2: 5,534.4 square teet (48' X 115.3') C4: 16,828.8 square feet Permit Streamlining Expiration Date: April 12, 1989 (with 90 day extension from January 12, 1989 provided) ~ROPOSEO PROJECT Proposed is a three story/4l' office building with 32,996 square feet of office space located on floors one through three, and two residential units of 1,950 square feet located on the third floor. A roof parapet will extend approximately 3'-6" above the roofline, and stairway and equipment enclosures. will extend ap- proximately 13' above the roofline. Access to the 3.5 level, 147 space subterranean qarage will be taken oft of both Broadway and Cloverfield Boulevard. Extensive landscape areas are provided along the building's frontage adjacent to Broadway, Cloverfield, and 24th street. In addition, a 24' landscape buffer is provided along the building's northern elevation, adjacent to the R2 multi family residential district. This landscape area will tie into an existing "vest pocket" park area located on Cloverfield Boulevard. The proposed tluilding steps back along both its northern and eastern elevations. The second and third ~tloors each step back " so that the third floor is set back 38' trom the northern property line and 21' from the eastern property line. Residential units are proposed on the third floor of the build- ing. The two units will each have three bedrooms and approxi- mately l, 980 square feet of floor are-a. The residential unJ. ts will be setback 3Bt from the northern property line, 21t from the eastern proper~y line, 10' from the western property line, and 68' from the southern property line. A rezoning of a 5,534 square foot R2 zoned parcel, which com- prises a portion of the subject site, is required. A vacant sin- qle family residence which occupies the R2 zoned portion of the site will be removed. The Rent Control Board qranted a non- rental exemption on Kay 21, 1981 (Attachment C) . MUNICIPAL CODE AND GENERAL PLAN CONFORMANCE The proposed project is inconsistent with the Municipal Code, yet in conformity with the General Plan as shown in Attachment A. The proposal is inconsistent with the Municipal code in that a variance is required to permit the use of compact parking spaces (SMMC Section 9129F4 sets a minimum. stall size of 8 '6" X 19 I) and to allow a residential use below the fourth floor in a C4 zoning district (SHMC Section 9117A24 restricts residential uses to fourth floor and above in the C4 Zoning District). In addi- tion, a zone change is required to permit an R2 zoned portion of the site to be used for commercial purposes (see attachment D). In regard to the parkinq variance, it has been city policy, based upon actual compact stall usage and market trends to permit 40' of the all parkinq spaces to be co~pact stalls. The requested - 2 - " . l .. ( / variance will brinq the project into conformance with SMMC Sec- tion 9129F4 by allowing 40% of. the required pa~kin9-to be compact spaces. CEqA STATUS . An Initial study (EIA 889) has been prepared for this project, and approval of Negative Declaration is recommended. Copies of the Draft Ini~ial S~udy were distributed to the Planning Commis- sion at ~he beginning of the 30 day public review period. Com- ments received, and responses to those comments are incorporated in the Final Initial Study (Attachment G). FEES The proposed office building is subject to the Housing and Parks Mi tigation Measures of the Land Use and Circulation Element of the General Plan. The project mitigation measures may be satis- fied by payment of an in-lieu fee to the City as established by Ordinance 1367 (CCS) and as outlined in the conditions of approv- al for this project. The two apartment units will be subject to a Park and Recreation Facilities Tax of $200.00 per unit. ANALYSIS Relationship to the General Plan Land Use an~ Circulation Elements The proposed three storyj41', 36,896 square toot buildinq (1.65 Floor Area Ratio (FAR)) falls under both the height and FAR stan- dards set forth in Policy 1.8.7 of the General Plan Land Use Ele- ment. Under Policy 1.8.7, a three story/45, height limit and 2.0 FAR is permitted with Development Review, and a six story/a 4 ' height limit and 2.0 FAR is permitted with site Review. The use ot step backs on the buildings second and third floors of both the northern and eastern elevations, and the provision of a 24' landscape buffer along the building's northern elevation and smaller landscape strips along all street frontages should reduce the buildinq'. overall impact on the adjacent residential district. Initial study The Initial Study analyzed various areas of project related im- pacts including, traffic and circulation, shadows, light and glare, wastewater, and neiqhborhood eflects. The Initial Study indicates that there will be no long term s1qnificant impacts resulting from the project if t.he mitigation measures proposed are incorporated as conditions of approval. - 3 - . ( . (- Traffic The following thirteen intersections were analyzed in the Initial study: Cloverfield and the Freeway westbound ramp Cloverfield and the Freeway eastbound ramp Cloverfield and Colorado Cloverfield and Olympic Cloverfield and Broadway Cloverfield and Santa Monica 2Jrd and Santa Monica 26th and Broadway 20th and Broadway 20th and Colorado 20th and OlY1l1plc 17th and Colorado 17th and Olympic The analysis indicates that the proposal will generate 75 vehicle trips during the a.m. peak hour, 76 vehicle trips during ~he peak p.m. hour, and 589 average daily trips. ~he City defines' a sig- nificant traffic impact as one which re!iul ts in an increase of .02 or greater in the VIe ratio of an intersection when the intersection is projected to operate at a~evel of service of E or F. Table 6 of the traffic analysis contained in Appendix C indicates that two intersections will be significantly impacted durinq the p.m. peak hour by the subject proposal. Both Clover- field and Olympic and Clovertield and Santa Monica Boulevard w~ll be.significan~:y tmpacted prior to mi ~9ation. The following mitigation measures were proposed to reduce the traffic impacts to a level of insignificance: -The northbound approach to the intersection of Clover- field Boulevard and Santa Monica Boulevard should be im- proved to provide two northbound left turn lanes. -The intersection of Olympic Boulevard and cloverfield Boulevard should be improved by restripinq the eXistinq westbound riqht turn lane into a throuqh lane. -Signal phasing should be implemented at the Cloverfield Boulevard northbound left turn at Broadway, and at the Olympic Boulevard westbound left turn at 20th street. -A median two-way left turn lane will need to be striped on Broadway in front ot the project site entrance upon completion of street widening on the south side of Broad- way Can improvement associated with the Colorado Place project). -The proposed access point on Cloverfield will need to be redesigned to force exiting traffic to make right turns only. Also, the new design should prevent southbound - <4 - .( ~ -. (' traffic on Cloverfield from making left turns into the entrance as there is np left turn pocket on Cloverfield. An alternative would be to widen Cloverfield so tnat a southbound left turn median could be provided for left turn ingress traffic. The City is preparinq a comprehensive Transportation Systems Man- agement (TSM) Plan to implement the pOlicies adopted in the Ci ty' s circ:ula tion Element. As a condi tion of approval, the project may be required to comply with the TSM Plan when it is adopted. Shadow During the winter solstice shadows are projected onto adj acent residences to the north and west across Cloverfield. The In1tial Study, however, conclude~ that "due to the buildinq's stepbacks, setbacks and orientation, the impact of shadows an adjacent prop- erties are anticipated to be less than significant. Wastewater Generation The city has adopted a Wastewat~r Control Ordinance which specifies caps on two, six-month allocation periods. The current period is from January 1 through June 30, 1989 and permits a to- tal new wastewater allocation of 86,632 .;pd. Subsequently, an aaditional wastewater allocation of 173,264-gpd will be available annually. The allocation is linked to the issuance of building permits and, for properties of this scope, assigned on a firs~ come, first served basis. 1:t .is importa~~ to note that the Wastewater .:ontrol Ordinance J.irnits the total pennitted new allocation and, therefore, con- trols the cumulative wastewater flow permitted' to the Hyperion Wastewater Treatlllent Plant. In doing so, the total perm~ tted allocation will not be exceeded. Zone Change The application tor zone change will remove a 5,534 square toot parcel from the R2 multi-family residential zoning desiqnation. Under current code requirements, a total of 4 units could be de- veloped on the R2 portion of the subject site. Since a proposal of that of size would not require any inclusionary housing, the City would not gain affordable housing trom such a proposal. The proposed zone change will allow the creation of a 24' land- scape bufter that will tie in with an existinq nvest pocketD park on Clover!ield Boulevard. This would be a benefit to the adja- cent residential neiqhborhood trom and aesthetic and amenity point of view. The loss of the 5,534 square foot R2 zoned parcel would reduce the maximum buildable floor area to 33,659 square feet. As pro- posed the 32,996 square feet of office space, and 3,900 square feet of residential space (36,896 sq. ft. total floor area) would. - 5 .. . ( .c exceed what could be developed without the zone cpange by only 3,297.15 square feet. With the 5,534 square ~oot R2 parcel the maximum buildable floor area of 44,726.4 square feet is not ~eal- ized by the subject proposal. In addition, only half of the R2 lot will be occupied by the proposed building. The other Jtalf will be devoted to landscape area that will tie into an existing . "vest pocket" park. Parking The proposed 32,896 square teet ot otfice space would require a total of 110 parking spaces, and the two residential units, each over 900 square feet, would require two parking spaces each for a total of 114 parkinq spaces required. A total of 147 parking spaces are proposed, thereby, exceeding code requirements by 36 spaces. A variance is required to perlllit the use of parking stalls that do not meet minimum stall dimensions as set forth in SMMC Section 9129F4. RECOMMENDATION It is recommended that the Planninq Commission approve Develop- ment Review 472, ZA 5362A-V, ZA 5362-Y and Zone Change 33, and adopt a Negative Declaration based on EIA 8S9 subject to the fol- lowing findings and conditions: N~GATIVE DECLARATION FINDINGS The Planning Commission hereby finds that the Final Initial Study and Negative Declaration shOUld be cereified in that: 1. . Thf =ommission has reviewed and considered the CO~~1..ents of the Final Initial Study and Negative Declaration, consistlng of the Draft Initial Study and Negative Declaration, public comments, and responses. 2. The Final Initial Study and Negative Declaration adequately review and analyze potential environmental effects of the proposed project. 3. The environmental review was conducted in accordance with applicable State and city CEQA quidelines including preparation, notification, and content requirements. 4. A Negative rae1aration ia appropriate, in that the Initial study provides sufficient data to support a finding that the project will not have a siqnificant effect on the environment. DEVELOPMENT REVIEW FINDINGS 1. The development is consistent with the findings and pur- pose ot Ordinance 1321 as set forth below. 2. The physical location and placement of proposed structures on the site are compat1~le with and relate harmoniously to su~roundinq sites and nei9hb~rhoods in that the proposed - 6 - '-. - ( ~( office building steps pown and relates to - the adjacent residential district. Landscaped setbacks are provided adj acent to all public riqhts-of-way, and a landscape buffer of 24' is provided adjacent to the residential dis- trict to the north which will tie into an existing vest pocket park on Cloverfield Boulevard. 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 the building ~s overparked and all parking plans have been approved by the Parking and Traffic Engineer. 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. s. 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 Spec1al Office District as specified in the Land Use Element of the General Plan and conform to the appropriate C4 Zoning District standards contained in the Zoning Ordinance. ZONE CHANGE Fr. INGS 1. The public necessity, public convenience" and general wel- fare require the proposed zone change from R2 to C4 in that the zone change will create a large qreenl:Jel t area between the existing residential properties to the north and the project site. The greenbelt will also tie into an existing park on Cloverfield creating a larger open space. 2. Good zoning practice requires the proposed zone change from R2 to C4 in that the proposed office building will be setback a minimum ot 24 I trom the adj acent residential district, and the area qained will be used to visuallY increase the size of a neighborhood vest pocket park. In addition, the development will include residential units to partially offset the loss of the residentially zoned parcel. RESIDENTIAL USES BELOW THE FOURTH FLOOR IN C4 ZONING DISTRICT VARIANCE FINDINGS 1. The strict application of the provisions ot the Zoninq Ordinance would result in practical difficulties or un- necessary hardshipa inconsistent with the general purpose and ~ ntent of the Zoning Ordinance (Article IX, SMHC). The o:a.ximum by right height "1 imi t in the Special otf ice - 7 - /. - ( -.( District is 3 stories/45'. The provision of residential units is, therefore, impossible without.the granting of a variance. 2. There are exceptional circumstances or conditions ap- plicable to the property involved and to the intended use and development ot the property that do not apply general- ly to other property in the same zone or neighborhood. The subject site is being developed with a three story office building with two residential units on the third floor. The mixed use nature of the proposal makes it sub- stantially different from other projects in the area. 3. The granting of a variance would not be materially detrimental to the public welfare or injurious to the property or improvements in such zone or neighborhood in which the property is located. The proposed residential units respect all required setbacks, thereby, minimizing impacts to adjacent residences. 4. The granting of a variance is essential or desirable to the public convenience or welfare and not in conflict with the General Plan, and will not be materially detrimental or injurious to the property or improvements in the im- mediate neighborhood. The proposal is compatible with the and will not detract frem the surroundinq neiqhborhood and and as such should be approved. -- COMPACT PARKING SPACE VARIANCE FINDINGS 1. The striot app~ r:ation of the provisions of the' Zoning Ordinance would result in practical ditficul ties or un- necessary hardships inconsistent with the general purpose and intent of the Zoning Ordinance (Article IX, SMMC) in that City policy recommends the use of compact parking stalls to meet the actual market trend of a mix of stan- dard and compact cars. 2. The qranting of a variance would not be materially detrimental to the public welfare or injurious to the property or improvements in such zone or neighborhood in which the property is located in that an adequate number of parkinq spaces and mix ot standard and compact stalls will be provided on site. 3. The qrantinq ot a variance is desirable to the public con- venience or welfare and not in conflict with the General Plan, and will not be materially detrimental or injurious to the property or improvements in the immediate neighbor- hood in that city policy has determined that 40\ compact parking spaces represents an appropriate number ot compact spaces to meet actual user demand. 4. There are exceptional circumstances and conditions ap- plicable to the property involved that do not apply gene- rally to other property in t~e same zone or neighborhood - 8 - '. ( ~.( i~ that compact.parkin~ spaces have been his~orically per- mltteQ by the Clty untll recently and denial of a variance tor compact spaces would result in practical difficu~ties and unnecessary hardships inconsistent with the general purpose and intent of this chapter. CONDITIONS Plans 1. This approval is for those plans dated April 25, 1988, a copy of which shall be maintained in the files of the City planninq Division. Project development shall be consistent with such plans, except as otherwise specified in these conditions of approval. 2. The Plans shall comply with all other provisions of Chap- ter 1, Article IX ot the Municipal Code, (Zoning Or- dinance) and all other pertinent ordinances and General Plan pOlicies ot the City of santa Monica. Final parkinq lot layout and specifications shall'~e sub- ject to the review and approval bf the Parking and ~raffic Engineer. 3. 4. Minor amendments to the plans shall be subject to approval by the Director of Planning. A significant change in the approved concept shall be subject to Planning Commission Review. Construction shall be in conformance with the plans submitted or as ~odified by the Planninq Commisslon, Architectural Review BG ~d or Director of Planning; 5. Plans for final design, landscaping, screening, trash en- closures, and siqnage shall be suPject to rev~ew and ap- proval by the Architectural Review Board. 6. The Architectural Review Board, in its review, shall pay particular attention to the project's pedestrian orienta- tion and amenities: scale and articulation ot design ele- ments; exterior colors, textures and materials; window treatment; glazing; and landscaping. Fees 7. The city is contemplating the adoption of a Transportation Management Plan which is intended to mitigate traffic and air quality impacts resultinq trom both new and existing development. The Plan will likely include an ordinance establishing 1l1itigation requirements, including one-t.ime payment ot tees on certain types ot new development, and annual fees to be paid by certain types of employers in the city. This ordinance !lay require that the owner of the proposed proj ect pay such new development tees, and that employers within the project pay such new annual em- ployer tees related ~o. the City'S Transportation Manage- ment Plan. - 9 - .~ . ( ~.( 8. A Park and Recreation Facilities Tax of _ $200.00 per residential unit shall be due and payab~e at the ti~e of issuance of a building permit for the construction or placement of the residential unit(s) on the subject lot, per and subject to the provisions of Section 6670 et $eq. of the Santa Monica Municipal Code. Demolition 9. Until such time as the demolition is undertaken, the ex- isting structure shall be maintained and secured by board- ing up all openings, erecting a security fence, and remov- ing all debris, bushes and planting that inhi~it the easy surveillance of the property to the satisfaction of the Building and Safety Officer and the Fire Depart~ent. Any landscaping material remaining shall be watered and main- tained until demolition occurs. 10. Unless otherwise approved by the Recreation and Parks De- partment and the Planning Division, at the time of demoli- tion, any street trees shall be protected from damage, death, or removal per the requirements of Ordinance 1242 (CCS) . : 11. Immediately after demolition (and during construction), a security fence, the height of which shall be the maximum permitted by the Zoninq Ordinance, -- shall be maintained around the perimeter of the lot. The lot shall be kept clear of all, trash, weeds, etc. Construction 12. Unless otherwise approved by the Department of General Services, all sidewalks shall be kept clear and passable during the qradinq and construction phase of the project. 13. Sidewalks, curbs, gutters, paving and driveways which need replacinq or removal as a result of the project as deter- mined by the Department of General services shall be re- constructed to the satisfaction of the Department of General services. Approval for this work shall be ob- tained from the Department of General Services prior to issuance of the building permits. 14. Vehicles hauling dirt or ot.her construction debris from the site shall cover any open load with a tarpaulin or other secure covering to minimize dust emissions. 15. Street trees shall be maintained, relocated or provided as required in a manner consistent with the Cit.y's Tree Code COrd. 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 ot the Department of Recreation and Parks. - 10 - .( -.( 16. A const~ction period m~tigation plan shall be prepared by the applJ.cant for approval by the Department of General Services prior to issuance of a building permit. As ap- plicable, this plan shall 1) specify the names, addresses, telephone number~ and business license numbers of all con- tractors and subcontractors as well as the ~eveloper and architect: 2} Describe how demolition of any existing structures is to be accomplished; 3) Indicate where any cranes are to be located for erection/construction; 4 ) Describe how much of the public street, alleyway, or side- walk is proposed to be used in conjunction with constr~c- tion; 5) set forth the extent and nature of any pile- driving operations; 6) Oescribe the length and number of any tiebacks which must extend under the property of other persons; 7) Specify the nature and extent of any dewater- ing and its effece on any adjacent buildings; 8) Describe anticipated contruetion-related truck routes, nUJTlper of truck trips, hours of hauling and parking location; 9) Specify the nature and extent of any helicopter hauling; 10) State whether any construction activity beyond no~a1- ly permitted hours is proposed; 11) Describe any proposed construction noise mitigation measures; 12) Describe con- struction-period security measures including any fencing, lighting, and security personnel; 13) Provide a drainage plan; 14) Provide a construction-period parking plan which shall minimize use of public - streets for parkinq; 15) List a designated on-site construction manager: 17. A sign shall be posted on the property in a manner consis- tent with the public hearing sign requi~~ments which shall identif~ the address and phone number ~_ the owner andlor applicant for the purposes of responding to questions and complaints during the construction period. Said sign shall also indicating the hours of permissible construc- tion work. ~ 18. A copy at these conditions shall be posted in an easily visible and accessible location at all times during con- struction at the project site. The pages shall pe lami- nated or otherwise protected to ensure durability of the copy. Environmental Mitigation 19. Ultra-low flow plumbing fixtures are required on all new development and remodeling where pl~mb1nq is to be added. (Maximum 1_6 gallon toilets and 1.0 gallon urinals and low flow shower head.) 20. Prior to issuance of a Certificate of Occupancy, project owner shall present documentation to the General Services Department certifying that existinq Santa Monica occupancies with toilets installed prior to 1978 have been retrofitted with ultra lOW-flow toilets (1.6 gallons per flush or less) such that development ot the new project will not result in a net increase in was.tewater :'lows". - 11 - .( ~.( Flow trom existing occupancies which will Qe removed as part of the new development may be deducted from flow attributable to the new development if such occupancies have,been occupied within one year prior to issuance of a Buildinq Permit for the proposed project. Flow calculations for new development and existing occupancies shall be consistent with quidelines developed by the General Services Department. 21. To mitigate solid waste impacts, prior to issuance of a Certificate of Occupancy, project owner shall submit a recyclinq plan to the Department of General Services for its approval. The recycling plan shall include 1) list of materials such as white paper, computer paper, metal cans, and glass to be recycled; 2) location of recycling bins; 3) designated recycling coordinator; 4) nature and extent of internal and external pick-up service; 5) pick-up schedule; 6) plan to inform tenants/occupants of service. Miscellaneous Conditions 22. The building address shall b. painted on the roof of the building and shall measure tour feet ~y eight feet (32 square feet). 23. The operation shall at all times be conducted in a manner not detrimental to surrounding properties or residents by reason of lights, noise, activ~ties, parking or other actions. . Va~idity of Permits 24. In the event permittee violates or fails to comply with any conditions of approval of this perm~t, no further per- mits, licenses, approvals or certificates of occupancy shall be issued until such violation has been fully remedied. 25. Within ten days of Planning Division transmittal of the Statement of Official Action, project applicant shall sign and return a copy of the Statement of Official Action prepared by the Planning Division, aqreeing to the Condi- tions of approval and acknowledging that failure to comply with such conditions shall constitute grounds for poten- tial revocation of the permit approval. The signed State- ment shall be returned to the Planning Division. Failure to comply with this condition shall constitute qrounds for potential permit revocation. 26. This determination shall not become effective for a period of fourteen days from the date of determination or, if appealed, until a final determination is made on the appeal. Special Conditions - 12 - -( .- ( 27. If required by the Depart1nent of General Services, the northbound approach to the intersection of Cloverfield Boulevard and Santa Monica Boulevard should be improved to provide two northbound left turn lanes at the developers expense and to the specifications of the De.partment of General Services. 28. I~ required by the Department of General Services, the intersection of Olympic Boulevard and Cloverfleld Boulevard should be improved by restriping the existing westbound riqht turn lane into a through lane at the developers expense and to the specifications of the De- partment of General Services. 29. If required by the Department of General Services, signal phasing should be.implemented at the Cloverfield Boulevard northbound left turn at Broadway, and at the Olympic Boulevard westbound left turn at 20th Street at the developers expense and to the specifications of the De- partment of General Services. 30. If required by the Department of General Services, a median two-way left turn lane will need to be striped on Broadway in front of the project site entrance upon com- pletion of street widening on the south side of Broadway (an improvement associated with the ~olorado Place project at the developers expense and to the specifications of the Department of General Services. 31. The proposed access point on Cioverfield will need to ~e redesigned to force exiting traffic to make right tu .; only. -"Also, the new design should prevent southbound traffic on Cloverfield from making left turns into the entrance as there is no left turn pocket on Cloverfield. An alternative would be to widen C10verfleld so that a southbound left turn median could De provided for left turn ingress traffic. 32. Exterior lighting shall be directed toward inward, and shielded from adjacent uses at the periphery of the site. PROJECT MITIGATION FEE CONDITION 1. In accordance with Sections 9046.1 - 9046.4 of the Santa Monica. Municipal Code, prior to issuance of a building permit the developer shall execute an irrevocable letter of credit or other form ot security acceptable to the City for the payment of an in-lieu tee for housing and parks equal to $2.25/sq.ft. for the ~irst 15,000 sq.tt. of net rentable oftice tloor area and $5.00/sq.ft. tor the remaining net rentable otfice floor area. This tee shall be adjusted tor inflation by the percentage change in the Consumer Price Index (tiePIn) between October 19B4 through the month in which the payment is made. Upon mutual agreement ot the developer and the city, the developer may satisfy the Project Mitigation measures by providing low - 13 - ., ( \. e( and moderate income housing or developing n$W park space on or off the project site. To fulfill this oPligation an agreement shall be secured in writing by the developer and approved by the City Attorney and City staff prior to is- suance of a buildinq permit. This fee will be $123,730.75. Prepared by: Larry Miner, Assistant Planner Attachments: A. B. c. D. E. F. G. Municipal Code and General Plan Conformance Radius Map Rent Control Exemption Site Plan Correspondence (it any) Project Plans Final tnit1al study PC/OR472 LM 1/12/89 - 14 - .- <. -- ATTACHMENT A ~ICIPAL CODE AND GENERAL PLAN CONFORMANCE FOR OFFICE BUILDING Land Use Category Munieipal Code Element p~ojeet Permitted Use General General General Office Office Office + 2 and residen- residential tial above the units the 3rd Fl. Height 6 stories/90' 3, storiesj45': 3 stories/ 41 ' wi site review 6 stories/84, Commercial Setbacks Frcntyard 0' Sideyard 0' ~earyard 5'+(# of -- stories x lot width)/50 - 15' Residential Setbacks ~5' from all property lines e)Ccept those abutting a street. F.A.R. 3.3 II'" ~ spaces: 1/300 for 32,896 sq.ft office · 110 + 2 per resi. unit over 900 sq.ft · :Jd'2"" parking , ,., spaces req. 2 loading spaces req. Parking Same as Municipal Code 10' Same as Municipal Code w. elevation 10'; E. elev- ation 10' average Same as Municipal Code 2;;1 Same as Municipal Code N. Propert.y line: 38'. All other elevations abut streets. 2.0 ~.6S Same as Municipal Code 147 spaces proposed + 2 loading spaces prop. - 15 - . I .' ~-~ - . . . ~ '.." '~'~II ',;' . ~ ., (~ . ~ A OSIB, . i . -. ~ · : .. . . , - ~ - . .. .,:;..,' .. J I M~- "('il.r'~.~.~. '''j If . I : I~I ! ~ . V 311,,11915.11 QI'.O...... SIll ............ -__fII ~ lWENTY-FIFTH m.aT __. ' ":A LOt: ) TRAC T R t~. ...... '-' ...: ~. .0 4 = IZ ~ AU . .) % U '. - ~~ lIeU -11 T 1..- J 10 '6 5 ~ y . ": ....1.. '1 i'" ..."'. T Jur T 9 1'% i . , ~- --.. . ... Jli "JiIW;1.1 '. A~ Ci ~ A'C T X Q ~ Gi;\ ~ :~ I tI LEGAL OeSCAIPllON LD... b tJ,-".4 $-\..n.~~~ A<lc:l.~-".., CASE NO L..#rs, ~,Z,5,Z'r ~+ ~'ZD& STREET ADDRESS 'oLI"''''' ~ t..., e.t"'~ \ '/I... ,cl 1- -- ZONE """" ..... ~ ~ ez.,..cW'1 Aac.,~FI&.P t...1"O_ ClA~ ..7~ ~~L l"'- .. .. RADIUS MAP FOR PUBLIC HE.'.l'lltllG DATE , - -. l?~lMlMO!M@ [Q)~[;>b.\~lr~~~u em 0''' . S-t. Jl1-;..a. CoWfOlMIA I.f_..(., Allal Mall Sh.., Na ~ ..... a 31 .... . .~ . 1 .1 I -11... ~ .- ~685 (r'1hI~ .."'.....c.. ....-.....- CO .. i"!=-'L'C oJ. .r\. ~..c".l' N~ 1 STREET, SANTA MONICA, (213) 394- 9661 90401 CA REQUEST FOR EXEMPTION ON THE BASIS OF NON-RESIDENTIAL RENTAL USE NOTICE OF DECISION OF P~NT CONTROL BOARD APPLICANT'S NAME: ~~n~nw~y ~nn r'overfield Limited }~ILING ADDRESS: 2665 Main Street, Suite 200, Santa Monioa, CA PROPERTY ADDRESS: l448 24th Street DATE OF HEARING: May 7, 1981 DATE OF DECISION: May 21, 1981 . . " The exemption hearing was held and the following decision is rendered: ( X). A. Exemption request is qranted ( ) B. Exemption request is denied A copy of findings of fact and conclusions of law: ( ) is attached '. . ( X ) will be forthcoming ~ .J Tbe ent-_i'l'"e record of this h~:I'I'"'inq is available for inspec~ion ~ at t:he Rent Contro1 Office, Ci.ty Sa.l.l. RDoDl 202, Sanb Monica. ~ .~ Copies sent to: ex ) (x ) (x ) ( .) App~ican1: App~ican1:'s Authorized Representative TI'aY't=""'ts Tenants. Au+!'wnrized Representative .... June.23.1981 BY: .. '- '. Roth Lovette SEHI': . 4/'J,!81 ~ ; EX-7 o .-.J ill - \L tl. l\.l > ~ ---l U . ( - (- WillIam Dale Brantley.Archltects A Professional Corpora"lIOn ':i I:L f. ~nlUl h11-J4Le. F-A.Al..IL'1" ~t::lE IoJGE. -1 .. . c-+ , 5 7 (,,0 -6. P- I 'fZ,- z S,-5?4.+ ?f. '\2..-1 'MtPPu:r"t' Jt~Ii61'''' ZO\..lI~ e=/olA t-Ilt6. T&1 c~.... ~i-;;!4- '- '.. .... )- ~ ~ \- ::::.-4- t;l, 5~-+, +~f a ~~ ij~r ~"" :;;:.;~: -q.."'"v \ ~ I <;J-~ I "'~1~ . r I '\ I ~ i - .. ...... 1'"_ ~.+ - ~J;-:;Jr.+ ~,~ -- I ~l- L#f(, 1\~ '31 l.a:' ~" 'E:>~OADWAY f. XI? ilkJ t. U4&'7 4 to~ I~ 6t ;.: "r ) 1 . . A T1 Ac t-lI i'-\CN "\ c.:, STATEMENT OF OFFICIAL ACTION PROJECT NUMBER: DR 472, Zone Change 33, ZA 5362-Y, ZA 5362A-Y, and EIA 8S9 LOCATION: 1447 Cloverfield Boulevard APPLICANT: Broadway and Cloverfield Ltd. REQUEST: To construct a 3 storyj41', 32,996 square foot commercial building with two residential units of 1,950 square feet located on the 3rd floor. A Zone Change is required to rezone a 5,534 square foot portion of the site from R2 to C4. Variances are required to permit residential units below the 4th floor in the C4 District and to allow the use of compact parking spaces. A Negative Declaration based on ErA 899 is also proposed. PLANNING COMMISSION ACTION 2-1-89 Date. X :>oproved based on the following findings (_"j ~~ject to the conditions below. Denied. other. NEGATIVE DECLARATION FINDINGS The Planninq commission hereby finds that the Final Initial Study and Negative Declaration should be certified in that: 1. The Commission has reviewed and considered the contents of the Final Initial study and Negative Declaration, consisting of the Draft Initial Study and Negative Declaration, public comments, and responses. 2. The Final Initial study and Neg3tive Declaration adequately review and analyze potential environmental effects of the proposed project. 3. The environmental review was conducted in accordance with applicable state and City CEQA guidelines including preparation, notification, and content requirements. - 1 - . . 4. A Negative Declaration is appropriate, in that the Initial Study provides sufficient data to support a finding that the project will not have a significant effect on the environment. DEVELOPMENT REVIEW FINDINGS 1. The development is consistent wlth the findings and pur- pose of Ordinance 1321 as set forth below. 2. ~he physical location and placement of proposed structures on the site are compatible with and relate harmoniously to surrounding sites and neighborhoods in that the proposed office building steps down and relates to the adjacent residential district. Landscaped setbacks are provided adjacent to all public rights-at-way, and a landscape buffer of 24' is p~ovided adjacent to the residential dis- trict to the north which will tie into an existing vest pocket park on Cloverfield Boulevard. 3. The existing and/or proposed rights-o~-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 the building is overparked and all parking pl ~ns have been approved by the Parking and Traffic Engineer. 4. The existing and/or proposed public and/or private healt~ and safety facilities (including, but not limited to, sanitation, sewers, storm drains, "fire protection devic~s, protective serv~ .....e9, and public utilities) will kJe" ade- quate to -accomm~~4te the anticipated results of the pro- posed development. S. 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 Special Office District as specified in the Land Use Element of the General Plan and conform to the appropriate C4 Zoning District standards contained in the Zoning Ordinance. ~pNE CHANGE FINDINGS 14 The public necessity, public convenience and general wel- fare require the proposed zone change from R2 to C4 in 'that the zone change will create a large qreenbel t area between the existinq residential properties to the north and the project site. The greenbelt will also tie into an existing park on Cloverfield creating a larger open space. 2. Good zoning practice requires the proposed zone chang'e from R2 to C4 in that the proposed office building will be setback a minimum of 24' from the adjacent residential district, and the area gained will be used. to visually increase the size of a neighbor~ood vest pocket park. In - 2 - . . addition, the development will include residential units to partially offset the' loss of the residentially zoned parcel. VARIANCE FINDINGS FOR RESIDENTIAL USES BELOW THE FOURTH FLOOR IN C4 ZONING DISTRICT 1. The strict application of the provisions of the Zoning ordinance would result in practical difficulties or un- necessary hardships inconsistent with the general purpose and intent of the zoning ordinance (Article IX, SMMC) ~ The maximum by right height limit in the Special Office District is 3 stories/4St. The provision of residential units is, therefore, impossible without the granting of a variance. 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. The subj ect site is being developed with a three st.ory office building with two residential units on the third floor. The mixed use nature of the proposal makes it sub- stantially different from other projects in the area. 3. The granting of a variance would__ not be materially detrimental to the public welfare or injurious to the property or improvements in such zone or neighborhood ~n which the property is located. .The proposed residential un! ts respect all required setbacks, thereby, minimizing impacts to adjacent reSl '~nces. 4. The granting of a variance is essential or desirable tc the public convenience or welfare and not in conflict with the General Plan, and will not be materially detrimental or injurious to the property or improvements in the im- mediate neighborhood. The proposal is compatible with the and will not detract from the surrounding neighborhood and and as such should be approved. VARIANCE FINDINGS FOR COMPACT PARKING SPACES 1. There are special circumstances or exceptional charac- teristics applicable to the property involved, including size, shape, topography, location, or surroundings, or to the intended use or development of the property that do not apply to other properties in the vicinity under an identical zoning classification, in that the City has typically allowed the use of compact parking spaces to meet the actual market trend of a mix of standard and com- pact cars. 2. The qrantinq of such variance will not be detrimental or injurious to the property or improvements in the general vicinity and district in which the property is located, in that the required number of parking spaces are proposed, - 3 - . . and the city's maximum percentage of co~pact stalls under current parking requir~ments, which ~s 40%, is not exceeded. 3. The strict application of the provisions of this Chapter would result in practical difficulties or unnecessary hardships, not including economic difficulties or economic hardships, in that the use of compact parking stalls is a reflection of actual mark.et trends relating to compact auto sales, and the City has historically permitted the use of compact parkinq spaces. 4. The granting of a variance will not be contrary to or in conflict with the general purposes and intent of this Chapter, or to the goals, objectives, and policies of the General Plan, in that the required number of parking spaces are being provided on-site. 5. The variance would not impair the integrity and character of the district in which it is to be located, in that all required parking is provided on-site. 6. The subject site is physically suitable for the proposed variance, in that the Parking and Traffic Engineer has approved the parking plans for the subject proposal. 7. ~here are adequate provisions for water, sanitation, and public utilities and services to ensure that the pro~osed variance would not be detrimental to public health ana safetYI in that all utilities are-available on-site. 8. ~here will be adequate provisi_ds for public access to serve the subject variance proposal, in that adequate means on ingress and egress are provided. to the proJect site. In addition, the required nu~her of parking spaces are provided on-site. 9. The strict application of the provisions of Chapter 10 of the City of Santa Monica comprehensive Land Use and Zoning Ordinance would result in unreasonable deprivation of the use or enjoyment of the property, in that the new zoning ordinance allows the use of compact parking spaces, and the City has historically permitted the use of compact parkinq spaces. CONDITIONS Plans 1. This approval is for those plans dated April 25, 1988, a copy of which shall be maintained in the files of the city Planning Division. Project development shall be consistent with such plans, except as otherwise specified in these conditions of approval. - 4 - . . 2. The Plans shall comply with all other provisions of Chap- ter 1, Article IX of .the Municipal Code, (Zoning Or- dinance) and all other pertinent ordinances and General Plan policies of the City of Santa Monica. J. Final parking lot layout and specifications snaIl be sub- ject to the review and approval of the Parking and Traffic Enqineer. 4. Minor amendments to the plans shall be subject to approval by the Director of Planning. A significant change in the approved concept shall be subject to Planning Commission Review. Construction shall be in conformance with the plans submitted or as modified by the Planning Commission, Architectural Review Board or Director of Planning. 5. Plans for final design, landscaping, screening, trash en- Closures, and signage shall be subject to review and ap- proval by the Architectural Review Board. 6. The Architectural Review Board, in its review, shall pay particular attention to the project's pedestrian orienta- tion and amenities; scale and articulation of desig~ ele- ments; exterior colors, textures and materials; window treatment; glazing; and landscaping: Fees 7. The City is contemplating the adoption of a Transportatic~ Management Plan which is intended to mitigate traffic and air quality impacts resulting from bott 'ew and existing development. The Plan will likely include an ordinance establishing mitigation requirements, including one-t~me payment of fees on certain types of new development, and annual fees to be paid by certain types of employers in the City. This ordinance may require that the owner of the proposed project pay such new development fees, and that employers within the project pay such new annual em- ployer tees related to the Cityts Transportation Manage- ment Plan. 8. A Park and Recreation Facilities Tax of $200.00 per residential unit shall be due and payable at the time of issuance of a building permit for the construction or placement of the residential unites) on the subject lot, per and subject to the provisions of Section 6670 et seg. of the Santa Monica Municipal Code. Demolition 9. Until such time as the demolition is undertaken, the ex- isting structure shall be maintained and secured by board- ing up all openings, erecting a security fence, and remov- ing all debris, bushes and planting that inhibit the easy surveillance of the property to the satisfaction of the Building and Safety Officer an~ the Fire Department. Any. - 5 - . . landscaping material rema~n~ng shall be watered and ma~n- tained until demolition 0ccurs. 10. Unless otherwise approved by the Recreation and Parks Oe- partment and the Planning Division, at the time of demoli- tion, any street trees shall be protected from damage, death, or removal per the requirements of Ordinance 1242 (CCS). 11. Immediately after demolition (and during construction), a security fence, the height of which shall be the maximum permitted by the Zoninq Ordinance, shall be maintained around the perimeter of the lot. The lot shall be kept clear of all, trash, weeds, etc. construction 12. Unless otherwise approved by the Department of General Services, all sidewalks shall be kept clear and passable during the grading and construction phase of the project. 13. sidewalks, curbs, gutters, paving and driveways which need replacing or removal as a result of the project as deter- mined by the Department of General Services shall be re- constructed to the satisfaction of the Department of General services. Approval for this work shall be ob- tained from the Department of General Services prior to issuance of the building permits. 14. Vehicles hauling dirt or other construction ;ebris from the site shall cover any open load with a to: _,auIin or other secure covering to minimize dust emissions. 15. Street trees shall be maintainedl relocated or provided as required in a manner consistent with the City's Tree Code (Ord. 1242 CCS) , per the specifications of the Department of Recreation and Parks and the Department of General Ser- vices. No street tree shall be removed without the ap- proval of the Department of Recreation and Parks. 16. A construction period mitigation plan shall be prepared by the applicant for approval by the Department of General Services prior to issuance of a building permit. As ap- plicable, this plan shall 1) Specify the names, addresses, telephone numbers and business license numbers ot all con- tractors and subcontractors as well as the developer and architect; 2) Describe how demolition of any eXisting structures is to be accomplished: 3) Indicate where any cranes are to be located for erection/construction: 4) Describe how much of the public street, alleyway, or side- walk 1s proposed to be used in conjunction with construc- tion: 5) Set forth the extent and nature of any pile- driving operations; 6) Describe the length and number of any tiebacks which ~ust extend under the property of other persons: 7) Specify the nature and extent of any dewater- ing and its effect on any adja~ent buildings: S) Describe - 6 - . . anticipated contruction-related truck routes., number of truck trips, hours of hauling and parking location; 9} Specify the nature and extent of any helicopter hauling: 10) State whether any construction activity beyond normal- ly permitted hours ~s proposed; 11) Describe any proposed construction noise mitigation measures: 12) Describe con- struction-period security measures including any fencing, lighting, and security personnel; 13) Provide a drainage plan: 14) Provide a construction-period parking plan which shall minimize use of publ ic streets for parking; 15) List a designated on-site construction manager; 17. A sign shall be posted on the property in a manner consis- tent with the public hearing sign requirements which shall identify the address and phone number of the owner and/or applican~ for the purposes of responding ~o questions and complaints during the construction period. Said sign shall also indicating the hours of permissible construc- tion work. 18. A copy of these conditions shall be posted in an easily visible and accessible location at all times during con- struction at the project site. The pages shall be ~lami- nated or otherwise protected to ensure durability of the copy. Environmental Mitigation 19. Ul~ra-low flow plumbing fixtures are required on all new development and remodeling where -plumbing is to be add~A. (Maxi~um 1.6 gallon toilets and 1.0 gallon urinals ahd 1 flow s~ow~r head.) 20. Prior to issuance of a Certificate of occupancy, project owner shall present documentation to the General Serv~ces Department certifying that existing Santa Mon~ca occupancies with toilets installed prior to 1978 have been retrofitted with ultra low-flow toilets (1.6 gallons per flush or less) such that development of the new project will not result in a net increase in wastewater flows. Flow from existing occupancies which will be removed as part of t.he new develop1nent may be deducted from flow attributable to the new development if such occupancies have been occupied within one year prior to issuance of a Building Permit for the proposed project. Flow calculations for new development and existing occupancies shall be oonsistent with guidelines developed by the General Services Department. 21. To mitigate solid waste impacts, prior to issuance of a Certificate of Occupancy, project owner shall submit a reCYCling plan to the Department of General Services for its approval. The recycling plan shall include 1) list of materials such as white paper, computer paper, metal cans, and glass to be recycled; 2) location of recycling bins; J) d~signated recyclinq coordinator; 4) nature and extent - 7 - . . of internal and external pick-up service: _ 5) pick-up schedule~ 6) plan to inform tenants/occupants of service. Miscellaneous Conditions 22. The building address shall be painted on the roof of the building and shall measure four feet by eight feet (32 square feet). 23. The operation shall at all times be conducted in a manner not detri~ental to surrounding properties or residents by reason of lights, noise, activities, parking or other actions. Validity of permits 24. In the event perlllittee violates or fails to comply with any conditions of approval of this permit, no further per- mits, licenses, approvals or certificates of occupancy shall be issued until such violation has been fully remedied. 25. Within ten days of Planninq Division transmittal of the Statement of Official Action, project applicant shall sign and return a copy of the statement of Official Action prepared by the Planning Division, aq~eeing to the Condi- tions of approval and acknowledging that failure to comply with such conditions shall constitute grounds for poten~ tial revocation of the perMit approval. The signed State- ment shall be returned to the Planning Division. Failure to comply with this condition shall constitute grounas for potential" permi~ revocation. 26. This determination shall not become effective for a period of fourteen days from the date of determination or, if appealed, until a final determination is made on the appeal. Special Conditions 27. If required by the Department of General Services the developer shall pay a fair share of the cost of improving the northbound approach to the intersection of Cloverfield Boulevard and santa Monica to provide two northbound left turn lanes. This improvement, if required, shall be to the specifications of the Director of General Services. 28. If required by the Departnent of General Services the developer shall pay a fair share of the cost of improving the intersection of Olympic Boulevard and Cloverf1eld Boulevard by restriping the existing westbound right turn lane into a through lane. This improvement, if required, shall be to the specifications of the Director of General Services. - 8 - . . 29. If required by the Department of General Services the developer shall pay a fa~r share of the cost of improv~ng the signal phasing at the Cloverfield Boulevard northbound left ~urn at Broadway, and at the Olympic Boulevard west- bound left turn at 20th Street. This improvement, if re- quired, shall be to the specifications of the Director of General Services. 30. If required by the Department of General Services, a median two-way left turn lane will need to be striped on Broadway in front of the project site entrance upon com- pletion of street widening on the south side of Broadway (an improvement associated with the colorado Place project at the developers expense and to the specifications of the Depart~ent of General Services. 31. The proposed access point on Cloverfield will need to be redesigned to force exiting traffic to make right turns only. Also, the new design should prevent southbound traffic on Cloverfield from making left turns into the entrance as there is no left turn pocket on Cloverfield. An alternative would be to widen Cloverfield so that a southbound left turn median could be provided for left turn ingress traffic. 32. EX'terior lighting shall be directed_ toward inward, and shielded from adjacent uses at the periphery of the site. 33. The proposed park shall be completely open to the pUblic, and it shall contain a pedestrian walkway and benches. No fences shall be ere=ted between the existing park on Cloverfleld Boulevard and the proposed park to prevent public use of the park. The owner of the office build~ng shall be responsible for all maintenance of the park. 34. A 2' landscape strip shall be provided along 24th street between the ramp to the subterranean garage and the public right-of-way. 35. A total of four (4) residential unit shall be provided, the size and location of which shall not be restricted by any specific conditions except that the maximum FAR per- mitted for the site shall not be eXceeded. Residential units shall not share common corridors with the off ice space. 37. The commercial portion of the building shall not exceed an FAR of 2.0 X the C4 portion of the site or 2 X 16,826.9 . 33,657.6 sq. ft. 38. The ARB shall ensure that the articulation of the build- ing's northern elevation allows sufficient sunlight to adjacent residences to the north. The ARB shall focus specifically on the articulation of that portion of the building that is occupied by the mechanical equipment. - 9 - . . PROJECT MITIGATION FEE CONDITIO~ 1. In accordance with sections 9046.1 - 9046.4 of the Santa Monica Municipal Code, prior to issuance of a building permit the developer shall execute an irrevocable letter of credit or other form of security acceptable to the City tor 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 office floor area and $5.00/sq.ft. for the remaining net rentable office 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 the 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 developing 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 city Attorney and City staff prior to is- suance of a building pe.nn.it. This fee. will be $123,730.75. VOTE Ayes: Mechur, Kaufman, Farivarl Nelson Nays: Abstain Absent: Pyne, Lambert, Hecht Vacancy: I hereby certify that this Statement of accurately reflects the final determination Commission of the City of Santa Monica. Official Action of the Planning signature date print name and title I hereby agree to the above conditions of approval and acknowledqe tbat failure to comply with such conditions shall constitute grounds for potential revocation ot the permit approval. Applicant's Signature Print Name and Title - 10 - . ( ATTAC.t-\N'cf'\T c.. William Dale Brantley.Archltects A ProfessIonal Corporation . ( ! I I ':i I ~ ~1r'-lLi 411-.1L.~ F-.lM..IL., I t. ~i~J.Jca l I ....J ~- 1Z-- Z c:::--t S; .,::, 4-. + 6.r: , S 1&0 ~.F. - _ ~.2. ~PU.:1'-( ;<:~~1=O Uh.JIf,:l4 - eH,t..I-i~e. Tp c,-,d.. 'Illl ~ ;..c; :4- '>- ~.d.- \- ~, 5~4., + -!> f \j \;:) \ \- 0 Q' : l ~ I~ Wi> 1 -1 .... ill :jU;r ! 4'(\! 'r - :::;:;~y ~,-:" -z'i \L , d. 't-"*~ \ N I (j-~ ~-+ ~ lU 1j16~+,4- ~,-F, .... '> " ~ ~ , U I 1.. - . 4q . .... l.Qf(, 1'~ "31 1..0f' ~~ e>f2-.0APWAY --E:.XI~rHJt, U4~" Zo~I~~ 1 I I I. @ .~ \ Source: If~ I ... . .. . . . f . ? <t, I . . . ,., '" il . U .... "" " ~ - IU !\ .... 0 I I I Ai T AL.I-\ ^' \f; f"l T D Eo<lrIlWlo .......IL ..~ ..elto'~.lo.I",l!. \...,/- ~., '- - .c.~' I ~r.-,-::;.tt:51 ~ . ;0. ---...... 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RMM:LM:hp/ZC330RD Santa Monica, California City Council Meeting 4/25/89 ORDINANCE NUMBER (city Council Series) AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA MONICA ADOPTING ZONING DISTRICT AMENDMENT 33 WHICH AMENDS THE DISTRICTING MAP TO CHANGE THE ZONING OF A PROPERTY IN THE CITY OF SANTA MONICA THE CITY COUNCIL OF THE CITY OF SANTA MONICA DOES ORDAIN AS FOLLOWS: SECTION 1. The City Council finds and declares: (a) On April 26, 1988, William Dale Brantley Architects, lithe Applicant" I filed an application for Zone Change (ZC 33) pursuant to the former Santa Monica Municipal Code (SMMC) Section 9149, requesting that a certain property located at 1448 24th street be reclassified from R2, multi-family residential, to C4, General Commercial. In addition, an application for Development Review (DR 472), pursuant to Ordinance 1321 and Variances (ZA 5362-Y and 5362A-Y), pursuant to SMMC Section 9145, were also filed to permit the construction of a three story/45' office building with 32,996 square feet of floor area and two residential units of 1,980 square feet each located on the third floor. (b) On February 1, 1989, the Planning Commission held a public hearing to consider Zone Change 33, Development Review 472, Variances 5362-Y and 5362A-Y, and Initial study (EIA 889), and approved the proposal, with conditions, by a vote of 4 -0. The proposal was conditioned to provide four residential units. - 1 - . . This was intended to off-set the number of units lost through the zone change. (c) On April 15, 1989, pursuant to Santa Monica Municipal Code Section 9149C.2a, a notice of public hearing on an ordinance adopting Zone Change 33 was published in the Santa Monica Evening Outlook. (d) On April 25, 1989, the City council conducted a public hearing to consider the adoption of Zone Change 33 to amend the Districting Map and change the zoning of certain properties in the City. (e) The city Council finds that the public convenience, general welfare, and good zoning practice requires that the zone change proposed in Zone Change 33 be adopted in that: (1) The public necessity, pUblic convenience and general welfare require the proposed zone change from R2 to C4, in that the proposed project will create a large landscaped greenbelt area between the existing residential properties to the north and the project site. The greenbelt will also tie into an existing park on Cloverfield creating a larger open space. (2) Good zoning practice requires the proposed zone change from R2 to C4 in that the proposed office building will be setback a minimum of 24' from the adjacent residential district, and the area gained will be used to visually increase the size of a neighborhood vest pocket park. In addi tion, the proposed - 2 - . . development will include 4 residential units to offset the loss of the residentially zoned parcel. SECTION 2. The official Districting Map, which is attached to, and made part of Chapter 1, Article IX, Section 9101, of the Santa Monica Municipal Code, as adopted on August 9, 1988, pursuant to Ordinance 1454 (CCS), is hereby amended so that said map designates the following described property as "C4" General Commercial: Lot 24 of Tract 420B in the vicinity of Santa Monica, County of Los Angeles, state of California as per map recorded in book 45, page B, recorded in Office of the County Recorder of said county, and more commonly known as 1448 24th street. SECTION 3. Any provision of the Santa Monica Municipal Code or appendices thereto inconsistent with the provisions of this Ordinance, to the extent of such inconsistencies and no further, are hereby repealed or modified to the extent necessary to affect the provisions of this Ordinance. SECTION 4. If any section, subsection, sentence, clause or phrase of this Ordinance is for any reason held to be invalid or unconstitutional by a decision of any court or any competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City council hereby declares that it would have this passed this Ordinance, and each and every section, subsection, sentence, clause, or phrase not declared invalid or unconstitutional without regard to whether - 3 - . . any portion of the Ordinance would be subsequently declared invalid or unconstitutional. SECTION 5. The Mayor shall sign and the City Clerk shall attest to the passage of this ordinance. The city Clerk shall cause the same to be published once in the official newspaper within 15 days after its adoption. This Ordinance shall become effective after 30 days from its adoption. APPROVED AS TO FORM: ~ L.o-. ~ ROBERT M. MYERS city Attorney - 4 -