SR-402-001 (21)
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Council Mtg: April 11, 1989
APR 1 1 1989
Santa Monica, CaL~fornia
TO:
Mayor and City Council
FROM:
City staff
SUBJECT:
Appeal of planning Commission Denial of
Review 444, EIA 856, 1245 Fourth street,
33,750 square-foot Retail/Office/Church
with 91 Parking Spaces Provided in a
Subterranean Garage. Applicant/Appellant:
Arkineto Architects.
Development
Five-Story,
Development
Three-Level
Mark Fuote,
INTRODUCTION
This report recommends that the City council deny the appeal and
uphold the Planning Commission's denial of Development Review 444
and Initial study EIA 856, to permit the construction of a
five-story, 33,750 square foot retail/office/church development
with 91 parking spaces in a three-level subterranean garage. At
the November 2, 1988 Planning commission meeting the Planning
commission denied the project on a 5-0 vote.
Mark Fuote of
Arkineto Architects is appealing that decision for the developer,
Unity By The Sea.
BACKGROUND
The Unity By The Sea Development is proposed to be constructed on
an 11,250 square foot parcel located on the east side of Fourth
street between Arizona Avenue and Wilshire Boulevard. The 3,965
square foot ground floor is proposed to be devoted to retail
uses.
Floors two through four, totaling 20,833 square feet,
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APR 1 1 19&9
would be occupied by offices uses. The Unity By The Sea Church
would utilize the 8,166 square foot fifth floor.
The effective development standards for this project are a height
of four stories, 56 feet and a Floor Area Ratio (FAR) of 3.0.
with approval of a Site Review permit, these thresholds may be
increased to six stories, 84 feet and a 3.5 FAR. The subject
development application for Site Review is five stories, 78 feet
with a FAR of 3.0.
An Initial study was prepared for this project which determined
that construction of the proposed development would not result in
any significant environmental impacts. However, since the
Planning Commission denied the project, a Negative Declaration
was not issued for the Initial Study. At the close of the 30-day
public review period, no comments were received regarding the
Initial study's findings. The Final Initial Study is attached
for your review (Attachment F). If the Council wishes to approve
the project, the Final Initial study must be certified prior to
approval.
As proposed, the project provides a recessed ground floor entry,
second floor terraces along both the north and south elevations,
and light wells at the third through fifth floors. Building
materials will be a combination of clear glass and light colored
masonry. Al though the front elevation is slightly recessed at
the first three floors to accommodate the entry court, the fourth
and fifth floors do not step back, but extend to the front
property line.
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In their denial of the project the Planning Commission expressed
concern regarding the project's proximity to the Crossroads
School and the potential safety issues that could result due to
proj ect generated traffic utilizing the alley. The alley is
currently used by the school for passenger drop-off, and students
must cross the alley to access the playground. The Planning
commission also stated that the building was "monolithic" and
that the sanctuary should either step back from the front
elevation or be designed to be clearly separate from the
commercial portion of the building. In general, the Commission
felt the project did not provide adequate public amenities to
justify the Site Review request for an additional story. The
Commission recommended that the excessive massing at the front
elevation be reduced, that the building provide some articulation
as encouraged by policies in the Land Use and CirCUlation
Element, and that the fourth and fifth floors be reduced in size
to permit additional terraces and building setbacks.
ANALYSIS
The appellant/applicant has stated that unity By The Sea has
agreed to all the mitigation measures set forth in the Initial
study and that they request approval of the project as submitted
in its original design. According to the appellant/applicant,
the church has "taken on an entrepreneurial attitude towards
their religion and the community in which they are housed."
consequently, they have determined that, in order to remain at
their current location, the project must be primarily a
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commercial venture with the church sanctuary located on the fifth
floor.
since sUbmitting the appeal letter, the appellant/applicant has
established a tentative agreement with Crossroads Elementary
School to mitigate their concerns regarding alley traffic,
construction related impacts, and the removal or use of asbestos
or other toxic materials at the project site. This tentative
agreement is contained in Attachment B.
Although the mitigation measures proposed by the
appellant/applicant do address one area of the Planning
Commission's concerns, the project design has not been altered.
The Planning Commission provided very specific direction at the
public hearing regarding the amenities a project requesting a
Site Review bonus should include. In that the project design
still does not feature an articulated, stepped back facade,
landscaped terraces are minimal, the massing of the Fourth street
elevation is excessive, the fifth floor has not been reduced in
size, and the pUblic open space is limited to the covered entry
court, Planning staff cannot support the appeal of denial of the
site Review request for a fifth story.
BUDGET/FINANCIAL IMPACT
The recommendation presented in this report does not have any
budget or fiscal impact .
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RECOMMENDATION
It is respectfully recommended that the council deny the appeal
and deny Development Review 444, EIA 856 with the findings and
conditions contained in the November 2, 1988 Planning commission
statement of Official Action.
Prepared by: Amanda Schachter, Associate Planner
D. Kenyon Webster, principal Planner
Paul Berlant, Director of Planning
Attachments: A. Letter of Appeal from Mark Fuote, Arkineto
Architects
B. Agreement in Concept Between unity By The Sea
and crossroads School
c. Planning commission Staff Report, 11-2-88
D. Planning Commission statement of Official
Action, 11-2-88
E. Planning Commission Minutes, 11-2-88
F. Final Initial Study, EIA 856
G. Project Plans
AS
PC/CCDR444
04/03/89
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ARKINETO ARCHITECTS
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1331 WASH I NGTON 80 ULEVARD . VEN I CE . CAUFORN IA . USA 90291.3739 213. 399-7100 MARK FU OTE ARCH ITE CT AlA
11 NOVEMBER 1988
"88 NOV 14 A 9 :49
AMANDA R. SCHACHTER
PLANNING DIVISION
CITY OF SANTA MONICA
1685 MAIN STREET
SANTA MONICA, CA 90401
RE: 1245 4TH STREET
SANTA MONICA
DEAR AMANDA:
THE UNITY BY THE SEA CHURCH REQUESTS THAT IT BE ALLOWED
TO BUILD ITS PROJECT IN ACCORDANCE WITH THE RECOMMENDA-
TIONS FOR APPROVAL BY THE CITY PLANNING STAFF IN THE
INITIAL STUDY FOR THIS PROJECT AT 1245 4TH STREET.
THEY WISH TO PRESENT TO CITY COUNCIL AT THE NEXT AVAIL-
ABLE TIME FOR RECONSIDERATION.
UNITY BY THE SEA HAS AGREED TO ALL MITIGATION MEASURES
SET OUT IN THE INITIAL STUDY AND FEELS THAT BECAUSE OF
THE QUASI-NATURE OF THE PROJECT AND ITS LONG HISTORY OF
PARTICIPATION IN THE COMMUNITY IT WOULD BE A WELCOME
ADDITION TO THE CENTRAL CORE AREA OF SANTA MONICA.
CIRCUMSTANCES SURROUNDING THIS REQUEST ARE AS FOLLOWS:
UNITY BY THE SEA IS NOW HOUSED IN A 15,700 SQUARE FOOT
COMPLEX WHICH IT HAS OCCUPIED SINCE THE EARLY '50'S IN
SANTA MONICA. THE BUILDING IS IN EXTREME DISREPAIR AND
WOULD REQUIRE OVER $1.5 MILLION TO RESTORE.
UNITY BY THE SEA HAS TAKEN ON AN ENTREPRENEURIAL AT-
TITUDE TOWARDS THEIR RELIGION AND THE COMMUNITY IN
WHICH THEY' ARE HOUSED. THEY WOULD LIKE TO BUILD A
5-STORY BUILDING WITH A REDUCED SANCTUARY SPACE TO 8500
SQUARE FEET WHICH WOULD BE ON TOP OF A 5-STORY MIXED-
USE COMPLEX. THE GROUND FLOOR WOULD BE PEDESTRIAN IN
NATURE WITH SMALL RETAIL SHOPS. THE 2ND, 3RD AND 4TH
FLOORS WOULD HOUSE PROFESSIONAL OFFICE USERS. THE
ARKINETO ARCHITECTS
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AMANDA SCHACHTER
PLANNING DIVISION
CITY OF SANTA MONICA
11 NOVEMBER 1988
ENTRY TO THE CHURCH AT THE TOP AND THE OFFICE COMPLEX
WOULD BE THROUGH A 3-STORY HIGH GARDEN ATRIUM ENTRANCE
WITH PLANTERS AND COVERED COURTYARD SPACE.
THE CONCEPT OF THE PROJECT WAS TO CREATE AN URBAN AND
PEDESTRIAN BASE FOR THE SANTUARY AT THE TOP YET PROMOT-
ING THE CURRENT PHILOSOPHY OF THIS NONDENOMINATIONAL
RELIGIOUS CENTER.
UNITY BY THE SEA SEEKS TO REMAIN IN SANTA MONICA AND
SUSTAIN ITS OPEN-DOOR PHILOSOPHICAL MULTI-DIMENSIONAL,
MULTI-RELIGIOUS ATTITUDE TOWARDS THE COMMUNITY. THE
PROJECT IS MEANT TO BE A HIGH-QUALITY MULTI-USERS
BUILDING WHICH IS SUITABLE BOTH TO THE CURRENT NEEDS OF
UNITY BY THE SEA AND FOR ITS FUTURE.
REGARDS,
ARKINETO
~
MARK FUOTE AlA ARCHITECT
PRINCIPAL
MF ICE
CC CLARICE JOHNSEN, CITY CLERK
PHILIP NICOLA
LOU ORSAN
MAYOR CONN'S OFFICE
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Paul F Cummms
Headmaster
@oSSRO~S" "c,'"
ELEMENT~RY .J.
SCHOOL nm 25 .\2 l:-
Joan C Green
Director
March 24, 1989
Amanda Schachter
Associate Planner
City Plannmg DiviSion
1685 Mam Street
Santa MOnica, Ca. 90401.3295
Dear Ms Schachter,
I have met wIth Dr NIcola and have come to a prellmmary agreement regardmg
the proposed construction at 1245 Fourth Street pendmg approval of a number
of plans The details of the agreement have yet to be reviewed and approved
by our attorney, but a letter outlining the plans discussed at yesterday's meeting
IS enclosed I anticipate that a few pomts of clanflcatlon will be raised by our
attorney, but, in general, we have come to an agreement. I shall send you
confirmation of approval as soon as our attorney has the opportunity to review
the plans
Smcerely,
chLt1 ~/ C~_-
cc: Dr Philip Nicola
1229 Fourth Street, Santa MOnica, California 90401. (213) 393-6059/394-2691
Philip NIcola. D.O.
M,nr,kr
Umly.By-The-Sea
1245 Fourth Street
Santa MonIca CdlrfornLd 90401
(213) 393-02/3
ReD. Margie Ann N~cobt
A'>.'>hWI.t fvlrrU"ler
March 23, 1989
Sue StkklRg. D.D.
MUlj"ler Erru.>nlw.
Joan C. Green
Dlrector
Crossroads Elementary School
1229 Fourth Street
Santa Monica, California 90401
He: Unity-By-The-Sea
1245 Fourth Street, Santa Monica, California
Dear Ms. Green:
ThlS letter sets forth specific efforts Uni ty-By-The-Sea
("Unity") is prepared to undertake to mitigate any potentlal
confllcts between the ongoing operations of your school and the
proposed development of the Unity site. In the event that Unity
proceeds with development of the project currently being reviewed
by the City of Santa Monica, Unity is prepared to implement each
of the following programs:
Trafflc.
1. Uni ty will work with Crossroads to obtain City
approval for installatlon of a sui table overcrossing to permit
students to walk over the alley from the school to the
playground. unity will pay all costs of obtaining and dellvering
the overcrossing. Crossroads will pay all costs assoclated wlth
installlng the overcrossing.
2. Unlty will apply to the City to install a flashlng
yellow light on Fift:h Court which would flash during selected
hours of the school day. The flashing light could be integrated
with the overcrossing if desirable. Unity will pay any private
party costs assocJ..ated with the installation of the flashing
light.
3. Unity wlll apply to the City to post signs In Fifth
Court cautioning drivers of the proximity of schoOl children.
Unl. ty wlll pay any private party costs assoclated Wl th
installation of the additional signs.
Lel There Be A New World Let It Hi gIn With Me
Joan Green
March 23, 1989
Page 2
4. Uni ty will request the City reduce maxJ..mum
allowable speeds on Fifth Court.
5. Un~ty ,will request the City install speed bumps on
Fifth Court.
6.
feasJ..bJ..lJ..ty
direction.
Unity will request the City
of .makJ..ng Fifth Court one-way
investigate the
in a northerly
Construction Disturbances.
1. I f the City approves the proj act by mid-April,
UnJ.. ty wi 11 make every effort to complete demolition and
excavation between June 15 and September 5.
2. If excavation is not completed prior to September
5, subject to CJ..ty approval, Unity will conduct all excavation
between the hours of 6:00 p.m. and 7:00 a.m..
3. Commencing on September 5, 1989, UnJ..ty will
re J..mburse Crossroads for its actual documented costs incurred
during the temporary relocation of the students f play area
subject to the following:
a. Unity will pay for leasing a vehicle suitable
for transporting up to thJ..rty children to the -relocated play
area. As an alternative, Unity WJ..ll provide such a vehicle to
Crossroads for J..ts use during regular school hours. As a third
al ternatJ..ve, if Crossroads purchases such a vehicle Unity WJ..ll
pay an amount equal to the lease rate for such a vehicle. In
each circumstance UnJ.. ty will pay for a driver, insurance, gas,
and other ordinary -and reasonable costs associated with this
undertaking.
b. Uni ty wi 11 pay the rental rate for an
alternative play area which is generally equivalent in size and
amenJ.. ties to Crossroads f existing play area located on Fifth
Court.
c. Crossroads will allow Unity to use its
ex~stJ..ng play area for storage of materials during the tJ..me that
Joan Green
March 23, 1989
Page 3
Crossroads is not using the play area. unity will tarp and
protect any amenities or improvements located on the play area to
avoid unnecessary damage. Unity will restore the play area to
~ts current condition prior to vacating the premises.
d. This arrangement shall be terminated upon
thirty days written notice to the parties.
access
Court.
Fourth
4.
to the
Heavy
street.
During all stages of construction, the primary
5i te shall be off Fourth street and not Fifth
equipment accessing the 8i te will be staged on
Asbestos or Toxic Materials.
1. Unity will provide the school with a recent report
which conf1rms that no asbestos or other toxic materials exist on
the si te which might be disturbed during demolition or
excavation.
2. Unity will not utilize asbestos in any aspect of
constructing the new project.
In exchange for the above concessions, on or before March
27, 1989, Crossroads will prepare and deliver to the City of
Santa Monica a written affirmation that .it withdraws its
oppositlon and now approves the development of the Unity proJect.
We think this agreement is in the long-term interest of each
party and will serve as a basis for assuring good relations in
the future. If you have any questions do not hesitate to call.
Very truly yours,
Lou or~; O~
preSide~
~ Board of Directors
A+t-LtLlln, <'~' 1+ C.
CITY PLANNING DIVISION
Community and Economic Development Department
MEMORANDUM
DATE: November 2, 1988
TO: The Honorable Planning Commission
FROM: Planning staff
SUBJECT: DR 444, EIA 856
Address: 1245 4th street
Applicant: unity By The Sea
SUMMARY
Action: Application for Development Review and site Review to
construct a 5 story, 33,750 sq. ft. retail/office/church develop-
ment on the site of the existing Unity By The Sea building and
issuance of a Negative Declaration on the Initial Study. The
project is subject to the development standards of the Land Use
Element and the former zoning ordinance.
Recommendation: Approval.
SITE LOCATION AND DESCRIPTION
The SUbject property is a 11,250 sq.ft. parcel located on the
east side of Fourth street between Arizona Avenue and Wilshire
Boulevard having a frontage of 75 feet. Surrounding uses con-
sist of one-story comnercial uses (C3) to the north, one-story
commercial uses (C3) to the south, one and two-story commercial
uses including the Post Office (C3) to the east, and a four story
Ci ty parking structure, a surface parking lot, and a one-story
commercial structure (C3) to the west.
Zoning Districts: C3
Land Use Districts: Downtown Core
Parcel Area:
75' X 150' = 11,250 sq. ft.
PROPOSED PROJECT
Proposed is a five story, 33,750 sq.ft. retail, office, church
development. The ground floor provides 3,965 sq.ft. of retail
space, a total of 20,833 sq. ft. of office space on the second
through fourth floors, and a 8,166 sq.ft. sanctuary space on the
fifth floor. The project reaches a maximum height of 78 feet and
has a Floor Area Ratio of 3.0. The proposal will require the
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demolition of the existing 1 story, 15,400 sq. ft. Unity By The
Sea building. The church group will utilize the sanctuary space
on Sundays and will allow other nondenominational groups to uti-
lize the space on weekday evenings, as is the current practice.
Since the development is located in the Downtown Parking Assess-
ment District, the project is not required to provide on-site
parking. However, the proj ect does provide 92 parking spaces,
including two loading spaces. Five spaces are located at grade
at the rear of the building and the remainder are located in a
two level subterranean garage accessed from the rear alley. This
parking will be designated for the use of the retail and office
space only; parking for the sanctuary space will continue to be
provided via the City owned parking structures.
A Development Review application is required in that the project
exceeds 15,000 sq. ft. Site Review is also required to permit a 5
story/78 ft. structure in the Downtown Core where four stories/56
ft. is permitted by right and up to six storieSj84 ft. is permit-
ted with site Review.
MUNICIPAL CODE AND GENERAL PLAN CONFORMANCE
The proposed project is consistent with the Municipal Code and in
conformity with the General Plan as shown in Attachment A.
CEQA STATUS
An Initial study has been prepared for this project and approval
of a Negative Declaration is recommended. Copies of the Initial
study were distributed to the Planning commission at the begin-
ning of the 30 day public review period. Comments received and
the responses to the comments are incorporated into the Final
Initial Study (Attachment B).
FEES
The applicant will be assessed fees pursuant to Resolution No.
7286 (CCS) which established the Third street Mall and Downtown
Parking Improvement District. The applicant will also be subject
to the Housing and Parks Mi tiqation Program contained in the
adopted Land Use and Circulation Element of the General Plan and
implemented through Ordinance 1367 (CCS). The project mitigation
measures may be satisfied by an in lieu fee paid to the city as
outlined in the conditions of approval for this project.
ANALYSIS
Relationship to Land Use and Circulation Element
As proposed, the project is consistent with the policies and ob-
jectives setforth in the Land Use and Circulation Element for the
Downtown Core Commercial District. policies applicable to
development in this area encourage uses that will create activity
in the downtown during both daytime and evening hours, and re-
quire that ground floor businesses be pedestrian oriented uses
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such as comparison retail or restaurant facilities. Development
in the area is restricted to a height of four stories/56 ft. but
may be increased to a maximum of six stories/84 ft. with approval
of a Site Review permit.
The Unity By The Sea development is a mixed use project with a
variety of uses that should attract pedestrian activity both
during standard business hours as well as during the evening and
weekend when the downtown area is typically more quiet. The
development provides retail uses along the ground floor and a
large, recessed entry which will include landscaped planters and
a seating area open to the general public. The second through
fourth floor offices will be leased by the church for general
office space. The fifth floor sanctuary space will be used by
Unity By The Sea on Sundays for church services. On weekday eve-
nings the applicant will make this space available to other com-
munity groups, such as the Boys Club, Girl Scouts, and Santa
Monica College, as is the current practice. These community ori-
ented uses will enhance both the proposed project and the sur-
rounding area.
site Review
The applicant has requested approval of this proj ect with a
height of five stories/78 ft., still below the maximum allowable
height of six stories/84 ft. As discussed in the Initial Study
for this project, no significant environmental impacts would
result in any of the analyzed categories due to the construction
of the proposal. In that the fifth floor sanctuary space will be
used during non-peak hours on weekends and evenings and that the
space will also be utilized by local community groups, staff
recommends approval of the site Review request.
Project Design
Although the proposal is substantially taller than the surround-
ing structures on the east side of Fourth Street, it is located
directly across from a four story parking structure and from a
proposed six story office building. The project design features
a recessed entry and public courtyard and second floor terraces
at both the north and south elevations which are left open to the
sky to provide articulation along the sides of the building.
Building materials will be a combination of clear glass and a
light colored masonry.
In their review of the Initial study, the Landmarks Conunission
expressed no concern regarding the demolition of the existing
Uni ty By The Sea building. The Initial study states that the
building is historically significant because it was constructed
for the Evening Outlook Newspaper, and architecturally signifi-
cant because it was designed by Parkinson and Parkinson, one of
Los Angeles' most prominent architectural firms. The Landmarks
Commission did not concur with the historically significant find-
ing since this was not the original location of the Evening Out-
look and, in fact, the Evening Outlook has had many locations
within the city. The Landmarks Commission also questioned the
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information regarding the Parkinson firm. The City's Historic
Resources survey could not verify this statement and only iden-
tifies the structure as possibly designed by the Parkinson firm.
On September 30, 1988 the applicant filed a permit to demolish
the structure. Since the building was constructed prior to 1930
the demolition permit was distributed to the Landmarks Commission
for a 30 day review period. During this time the Landmarks Com-
mission agreed not to file a Landmark Designation application and
to allow the demolition to go forward.
parking and Traffic Analysis
A traffic analysis prepared by McClelland Engineers analyzed the
traffic impacts on seven nearby intersections. Based on the city
Traffic Division guidelines, the study determined that the proj-
ect alone would not have a significant impact on traffic in the
area. However, traffic generated by area wide growth and related
projects will increase the level of service at the Colorado and
Fourth street intersection to Level of Service (LOS F) during the
p.m. peak hour. This intersection is projected to operate at
this level with or without the traffic generated from the pro-
posed project. However, since the volume/capacity ratio at this
intersection with the addition of the project is not projected to
change, the LOS F is not considered a significant impact of the
project. The city parking and Traffic Division determines that a
significant impact exists if the V/C ratio increases by 2 pere-
cent or greater and the intersection is projected to operated at
LOS E or worse before or after project related traffic. The Ini-
tial study also recommends mitigations measure to address cumula-
tive conditions such as a Transportation Management Plan and left
turn only lanes along Fourth street. These will be evaluated as
part of the City-wide Traffic Study.
It should be noted that the Fourth street and Olympic Boulevard
intersection is currently operating at LOS F. This intersection
is currently not signalized. As noted in the Initial study, sig-
nalization of this intersection will improve the operation to LOS
C. This intersection will be signalized as part of the of-
construction of the Fourth Street on-ramp to the I-lO Freeway.
The start date for this project is estimated to be 1991.
Although on-site pal;'king is not required since the project is
located in the Downtown parking Assessment District, 90 parking
spaces will be provided for the use of the retail and office
space. Based on the Zoning Ordinance requirement of one parking
space per 300 sq. ft. of office and retail space, a total of 83
parking spaces would be required. Unity By The Sea currently
utilizes the City parking structures to accommodate the parking
demand for its facility. Since the proposed sanctuary space is
smaller than the existing building (8166 sq. ft. vs. 15,400
sq. ft.) and that on-site parking will more than adequately accom-
modate the retail and office parking demand, the City parking
structures should not be impacted by the proposed project.
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Conclusion
The proposed retail/office/church development is consistent with
the policies and objectives of the Land Use Element and will pro-
vide a community oriented use in the downtown that will con-
tribute to the pedestrian activity in the area during the non-
peak evening and weekend hours.
RECOMMENDATION
Planning Staff recommends approval of DR 444, and approval of a
Negative Declaration for EIA 856 as amended by Attachment C 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 project
provides pedestrian oriented uses at the ground floor
along Fourth street as well as an outdoor seating area
open to the general public, and recessed areas along both
the front and side elevations provide articulation and
balance the overall massing of the structure.
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 90 on-site parking spaces will
be provided for the proj ect I s office and retail space
while the sanctuary space will continue to utilize the
City Parking structures and that although the Colorado and
Fourth street intersection is projected to operate at LOS
F with or without the project the volume/capacity ratio at
this intersection with the addition of the proposal is not
projected to change. Therefore, the project has been
determined not to have a significant impact on traffic in
the area.
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 in that the proposed project in that
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wastewater generated by the proposed proj ect will rep-
resent approximately 0.4 percent of the available treat-
ment capacity and that other utility and service systems
are adequate to serve the project.
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 Downtown Core as
specified in the Land Use Element of the General Plan and
conform to the appropriate C3 standards contained in the
zoning Ordinance.
SPECIAL CONDITIONS
1. Building lights shall be oriented toward the building and
non-reflective building materials and glazes shall be used
to minimize light and glare.
2. All required water system improvements shall be designed
and constructed to City standards. The applicant shall
pay for any upgrade of the water service line from the
West Mall Court Alley to the project.
3. A hook-up fee shall be paid to the City by the applicant.
4. The developer shall comply with the City's xeriscape land-
scaping requirements.
5. The applicant shall request a fire flow test from the city
at a fee of $200.00 to determine pressure and flow in the
water line in Fourth Court Alley. Based on the findings,
a fee for fireline upgrade may be required as specified by
the Santa Monica Fire Department.
6. The project shall comply with the city's wastewater con-
trol and water conservation ordinances.
7. Vehicles hauling dirt or other construction debris from
the site shall cover their loads to minimize dust
emissions.
8. A complete set of black and white photographs of the ex-
isting building accompanied by measure drawings shall be
prepared by the applicant and submitted to the Planning
Division prior receipt of a building permit.
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 subj ect to Planning cOJT\lllission
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Review. Construction shall be in 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. No extensions may be granted under the
provisions of SMMC section 9002.2{c).
4. 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.
5. street trees shall be maintained, relocated or provided as
required in a manner consistent with the City'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 of the Department of Recreation and Parks.
6. Ultra-low flow plumbing fixtures are required on all new
development and remodeling where plumbing is to be added.
(Maximum 1.5 gallon toilets and 1.0 gallon urinals and low
flow shower head.)
7. 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.
8. 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.
PROJECT MITIGATION FEE CONDITION
1. In accordance with Section 9046.1 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 for the pay-
ment 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 (nCPlu) 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 issuance of a
building permit.
- 7 -
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Prepared by: Amanda Schachter, Associate Planner
Attachments: A. Municipal Code and General Plan Conformance
B. Final Initial Study
C. Initial Study Corrections
D. Project Plans
PC/DR444
AS
10/17/88
- 8 -
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ATTACHMENT A
MUNICIPAL CODE AND GENERAL PLAN CONFORMANCE
Category
Permitted Use
Height
F.A.R.
Parking
~unicipal Code
C3: Permits
Retail,
Office,
Community
Uses Such As
Churches
6 Stories/90'
N/A
Land Use
Element
Downtown Core
Permits
Retail,
Office,
Pedestrian
Oriented Uses
4 Stories/56'
6 storieS/84I
With site Review
3.0
3.5 with Site
Review
"
project
Retail,
Office,
Church
5 storieS/78I
3.0
None Required. Project Located 91 Parking Spaces
in Downtown Parking Assessment
District.
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ATTACHMENT C
INITIAL STUDY CORRECTIONS
Although the following corrections will not change the analysis,
anticipated impacts, or recommended mitigation measures discussed
in the Final Initial Study, these changes should be incorporated
into the Final Initial study prior to issuing a Negative
Declaration on the proposed project.
1. Page 4-15, Paragraph 2:
"Uses permitted in the C-3 district include general retail,
banks, offices, theatres, clubs, lodges, and other similar
uses such as places of worship. The zoning regulations
establish property development standards for the district
(section 9ll6A under the zoning ordinance in effect prior to
September 8, 1988) for maximum building height and yard
setbacks."
2. Page 4-15, Paragraph 3:
The applicable code sections to reference are from the old
zoning code that was in effect prior to September 8, 1988.
Section 9044.4 should be section 9129F.l. and Section 9045.3
should be section 9l30B.
3. Page 4-15 - 4-16, Paragraph 3:
"Specific development standards applicable to the proposed
project include a maximum building height of six stories, not
to exceed 90 feet. No setbacks are required from the
property lines. Off-street freight and equipment loading
parking requirements for commercial buildings with a total
gross floor area of 15,001-45,000 sq.ft. are two spaces to be
located on-site.
4. page 4-18, Paragraph 2:
The appropriate zoning code section to reference regarding
loading space requirements is section 9130B under the zoning
ordinance in effect prior to September 8, 1988.
5. Page 4-19, Table 3:
The front yard setback specified as required under the zoning
ordinance development standards is not required under the old
zoning ordinance.
COR856
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A-tt-o.-ch yYJ.en +- D
STATEMENT OF OFFICIAL ACTION
PROJECT
NUMBER: DR 444, EIA 856
LOCATION: 1245 4th street
APPLICANT: Unity By The Sea
REQUEST: To construct a 5 story, 33 ,750 sq. ft. retail/
office/church development on the site of the ex-
isting Unity By The Sea building and issuance of
a Negative Declaration on the Initial study.
PLANNING COMMISSION ACTION
11/2/88
Date.
Approved based on the following findings and
subject to the conditions below.
X Denied.
other.
FINDINGS
1. The physical location and placement of proposed structures on
the site are incompatible with and do not relate harmoniously
to the surrounding sites and neighborhoods in that the proj-
ect does not step back from the property line at the upper
levels to reduce the building mass at the street frontage,
the facade is not articulated on any elevation, and that the
project does not include public amenities, such as landscaped
open space, pedestrian scale design elements, set backs or
terraces, to justify the site review request.
2. The existing and/or proposed rights-of-way and facilities for
both pedestrian and automobile traffic will not be adequate
to accommodate the anticipated results of the proposed
development, including off-street parking facilities and ac-
cess thereto in that the ingress and egress of a project of
this size via the rear alley would endanger children from the
adjacent elementry school who regularly use the alley to ac-
cess the school play yard.
- 1 -
10.
VOTE
Ayes:
Nays:
Abstain:
Absent:
(
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Farivar, Lambert, Mechur, Pyne, Nelson
None
None
Hecht, Kaufman
I hereby certify that this statement of
accurately reflects the final determination
commi99iO~/Z;L-=::/L
signature
STDR444
AS
11/09/88
!1d~;:; j~y_/~ .dlt~ ~~-r
print name and title /
Official Action
of the Planning
2~J7 ~/?
date {J ./
e4dFr/",,"r'50-7
/
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A+to...cl-1 m -c~A~+ E
A motion for approval of all consent items was approved by
the following vote: AYES: Farivar, Lambert, Mechur, Nelson,
Pyne~ ABSENT: Hecht, Kaufman.
A. TPC-068, Tentative Tract Map 46646, 515-521 San vicente
Blvd., R3, Application for a Tenant-Participating
Conversion and Tentative Parcel Map to convert a
seventeen (17) un! t apartment building into
condominiums, the Planning Commission will review the
application for compliance with the requirements of
Article XX of the city Charter (the Tenant Ownership
Rights Charter Amendment) and the state Subdivision Map
Act.
B. cUP 88-003, 119-121 Broadway, C3, To permit the on-site
sale of beer and wine in a restaurant of over 50 seats
located at 119-121 Broadway. Applicant: Warren Doi.
C. Conditional Use Permit 546, 625 Montana Avenue, C2, to
allow an off-site beer and wine alcohol license in the
C2 zone. Applicant: Montana Wine Company.
D. CUP 537a, 317 Santa Monica Boulevard, C3, To modify a
previously approved Conditional Use Permit which allowed
a 328 seat restaurant witli live comedy to permit a 328
seat comedy club at the basement level, a 122 seat
restaurant and bar at the ground floor, and the addition
of 1181.24 sq. ft. to the existing second floor for
offices, employee lockers, restrooms and storage. Hours
of operation will remain 12:00 noon to 2:00 a.m. seven
days a week. Applicant: Improv West, Inc.
E. CUP 532, TTM 49432, 908 18th street, R2, To demolish an
existing two unit residential building and construct a
two story, with loft, six unit condominium building with
12 subterranean parking spaces accessed from a rear
alley. Applicant: Yung-Mei Hung.
Continued to 11/16/88.
7. PUBLIC HEARINGS:
A. DR 444, EIA 856, 1245 4th street, C3, To construct a 5
story, 33,750 sq. ft. retail/office/church development
with 3,965 sq. ft. of ground floor retail space, 20,833
sq. ft. of office space on the second, third, and fourth
floors, and an 8, l66 sq. ft. sanctuary on the fifth
floor. The structure reaches a maximum height of 78
feet. A total of 92 parking spaces will be provided in
a three level subterranean garage accessed from the rear
alley. A Development Review Permit is required for a
commercial development over 15,000 sq. ft. A Negative
Declaration for Initial study ErA 856 will also be
considered. This involves making the determination that
the project will have no significant environmental
impacts. Applicant: Unity By The Sea.
- 2 -
Following the staff report, Commissioner Farivar
commented that the plans were too large to handle and
asked that in the future plans be submitted in a smaller
size, maximum size 36" x 24". Commissioner Farivar also
asked staff if the building was eligible for landmark
status. Staff stated the building was eligible, but the
Landmark's Commission, after reviewing the demolition
permit, decided not to file a Landmark Application.
Chair Nelson commented on the Initial Study and Negative
DeClaration, in particular, the traffic section which
did not include the intersection of 4th street and Santa
Monica Boulevard. The city Traffic Engineer explained
that the study focused on maj or intersections, wi th a
determination that the 4th street and Arizona Avenue
intersection would be most impacted. The Traffic
Engineer did not know why the 4th Street and Santa
Monica Boulevard was omitted.
Chair Nelson asked the Traffic Engineer about the
ingress/egress of the one way alley and if distribution
was considered for all egress onto Arizona Avenue. The
Traffic Engineer stated the distribution statistics
represent the macro-envirQnment and are percentages of
the gross, not specific. Chair Nelson asked about the
impact of the project on the Wednesday Farmer's Market.
The Traffic Engineer stated that he did not believe the
Farmer's Market impact was analyzed. Chair Nelson noted
there was heavy pedestrian traffic on Farmer's Market
day. Chair Nelson stated it was a localized problem.
The Traffic Engineer stated that the City's Land Use
Element and Circulation Element asks for alley access,
when feasible, and that the parking plans were reviewed
by staff with the alley access requirement in mind.
Also, all the downtown area alleys are one way. Chair
Nelson asked if the flow of the alley should be reduced,
especially for this project. The Traffic Engineer
stated that some businesses have asked for this change
and a study may be done to assess the feasibility.
Chair Nelson asked about the school crossing in the
alley. The Traffic Engineer stated there was a
potential problem, although a recent study indicated no
problems. Chair Nelson asked about vehicles parking in
the alley and that he had seen a sixteen foot van
blocking the crosswalk. The Traffic Engineer suggested
Parking Enforcement be asked to step up their patrols of
the alley. Chair Nelson asked about the City parking
structure across the street and asked if the midblock
pedestrian crosswalk could be eliminated. The Traffic
Engineer stated a study could be done.
Chair Nelson asked about page 4-45 of the Initial study
and asked about the analysis criteria. The Traffic
Engineer stated that the Critical Movement Approach
- 3 -
(CMA) was a widely used and accepted form of analysis.
Chair Nelson asked for a copy of the CMA.
Commissioner Lambert commented on the removal of the
midblock crosswalk and stated it would promote
jaywalking. commissioner Lambert said it seemed as if
Unity would be using the city parking structure rather
than their own parking on Sundays. Staff stated this
was correct.
Commissioner Farivar asked why there was no morning peak
hour traffic counts in Table B, page 4-40 of the the
EIR. commissioner Farivar commented on the discrepancy
between the p.m. peak hour LOS of "e" for the
intersection of 4th street and Arizona Avenue in the EIR
and the AMe Mul ticinema EIR stating the same
intersection LOS at liE". The Traffic Engineer stated
the existing conditions on 4th street had changed
between the two studies and that 4th street now has two
lanes of traffic and no parking whereas before metered
parking existed along 4th Street.
Commissioner Pyne asked the Traffic Engineer if the 4th
Street and OlYmpic Boulevard intersection was
signalized. It is not.
Commissioner Farivar asked staff about the height of the
building which exceeds the site review threshold and
that there are no references in the staff report as to
the conditions that warrant the additional floor. Staff
stated that on page 3 of the staff report, staff
analysis indicated that no significant impacts would
result from the Site Review request and that the
sanctuary would be considered community use.
Commissioner Farivar asked if this was included as a
condition of approval. Staff indicated it was not
included but could be added. Commissioner Farivar asked
if there were any windows on the south side of the
property. Staff indicated the south elevation was
mostly glass. Commissioner Farivar asked if the windows
were on the property line. Staff stated there were
windows on the property line. Commissioner Farivar
asked what would happen if the adjacent property was
built to an equal height. staff stated this would block
the view of the windows, however the building height
requirements have been reduced under the new zoning
code.
The applicant, Dr. Philip NicOla, 1804 Montana Avenue,
Santa Monica, was present to discuss the proj ect with
the Commission.
Commissioner Farivar asked the applicant if there was
any special reason for having the sanctuary on the
highest floor. Dr. Nicola stated it was the desire of
his congregation.
- 4 -
The architect, Mark Fuote, 1331 Washington Boulevard,
Venice, was present to answer questions from the
Commission.
Commissioner Pyne asked the architect why the fourth and
fifth stories of the building were not stepped back.
Mr. Fuote stated the concept for the building was for an
uplifting feeling, therefore the sanctuary was to be
high above the street. The entry is three stories high,
Mr. Fuote explained, and there is a big courtyard. The
building has curved corners and large opening at either
end and in the middle.
Commissioner Mechur commented on guidelines in the Land
Use Element and Zoning Ordinance which require a set
back above a certain height limit. The applicant stated
that the concept was to give the street a more open
feeling. Commissioner Mechur asked if there was an
economic analysis done on the project stating that this
building was what the church needed to build in order to
survive. The applicant stated that 3.5 FAR is allowed,
but would not economically work; also the current
building is in need of major repairs ($1 million).
Commissioner Mechur asked what would happen if there
were not three levels of subterranean parking. The
applicant stated first, the building would not lease and
no loan would be possible because banks will not lend to
a project that uses public facility parking.
Additionally, the applicant stated that the building
needs three cars per 1000 square feet to finance the
project.
Commissioner Farivar asked if the glass would be
reflective. The applicant stated it would not be
reflective. commissioner Farivar stated the building
was tight and monolithic and asked if the sanctuary
could be set back in some way to differentiate it from
the rest of the building. The applicant stated that
Unity is a non-traditional church, described the
philosophy, and expressed the church's desire to be part
of the community and surroundings.
Chair Nelson asked the applicant if he was aware of the
Land Use Element and Circulation Element, adopted in
October 1984, prior to designing the building. The Land
Use Element called for set backs above the third floor.
The applicant stated that they were a mixed use building
wi th retail on the ground floor I office space in the
middle and the sanctuary on the top. The applicant
further stated that putting the sanctuary on the top had
a1 ready ha1 ved the square footage. Secondly, the top
floor is 22 feet high, and would not work well for an
office space. The sanctuary was designed to fulfill
multi-purpose activities. Chair Nelson asked if
medical/office space was planned for the building. The
appl icant stated that they could not meet the parking
- 5 -
requirements for this. Chair Nelson asked if the
applicant would object to a _ condition restricting
medical/office space from the building. The applicant
stated there would be no objection.
Commissioner Farivar asked the applicant what the
maximum occupancy on a busy Sunday would be for the
sanctuary. The appl icant stated there are currently
350-400 people on a sunday and ptoject 500-700 within
the next five years. Commissioner Farivar asked if the
sanctuary was designed to hold that many people. The
architect stated that the sanctuary is non-fixed pewed
(open space) and could hold approximately 700 people.
Commissioner Lambert asked about the square footage for
the sanctuary. Currently the sanctuary is about 15,000
square feet. The proposed project has about 8,000
square feet.
The director of Crossroads Elementary School, Joan
Green, 1229 4th street, was present to voice opposition
to the project.
Commissioner Mechur asked Ms. Green about the usage of
the Crossroads play yard located across the alley from
the school. Ms. Green stated the play yard was in use
every half hour from 9am-3pm, Monday through Friday; and
that the children were under adult supervision at all
time. commissioner Mechur asked Ms. Green about the
current problems with the alley traffic for the school.
Ms. Green stated that there was less of a problem with
the alley than with 4th street.
Commissioner Pyne asked Ms. Green her top three concerns
as primary neighbor impacted by the project. Ms. Green
stated her concerns as follows: (1) the traffic pattern
in the alley [changing the direction of flow would not
help]; (2) continuous operation of the school,
specifically during construction [concern about noise,
dust, debris and toxics]; and (3) request for an initial
study of asbestos and toxics at the site and mitigation
measures for any such problems.
Chair Nelson asked about the all~y drop-off and pick-up
for the children, specifically how many children came by
car, on foot, or by public conveyance (bus). Ms. Green
stated that all children arrive by car, mostly in
carpools, and that the alley drop-off has proved less
hazardous than a 4th street drop-off. Single child
drop-off is done by the parent parking in the City
structure and walking the child across 4th street to the
school.
Chair Nelson asked if the play yard was used for early
arriving children. Ms. Green stated it was. Chair
Nelson asked about the earliest hour for drop-off. Ms.
- 6 -
Green stated Sam. Chair Nelson asked how many children
were involved. Ms. Green stated about 40 children were
involved. Chair Nelson asked if a crossing guard was
present. Ms. Green stated school personnel escort
children across the alley and 4th street.
Dr. Nicola was allowed three minutes for rebuttal.
Commissioner Lambert asked the applicant if construction
machinery would be used in the alley during
construction. The applicant stated that all demolition
and excavation would be done during the summer months,
if possible, and the plan is to block the 4th street
sidewalk for construction machinery.
Commissioner Lambert asked the Traffic Engineer if a
school crossing can be signalized in some way. The
Traffic Engineer stated that a pedestrian signal with a
flashing red light has been used as a school crossing.
commissioner Lambert asked if such a signal could be
installed in the alley. The Traffic Engineer stated
that would not be feasible.
Commissioner Farivar expressed his disappointment in the
project because the proposed building goes to all
property lines; has a flat, glass facade; no facade
differentiation; and does not do justice to the site.
commissioner Pyne asked Commissioner Farivar to state
the conditions he would need for approval,
Commissioner Farivar explained that staff was asking the
Commission to allow an additional floor because there
would be no adverse impact on the environment. However,
Commissioner Farivar maintained that the project does
not attempt to fit with the environment; and he would
like to see an attempt to retain some of the original
facade, if feasible; that the facade not be a curtain
wall wrap around; and that there be a differentiation
between the alley and street facades.
Commissioner Lambert said the intensity of the use was
only one problem. Another important problem is the
safety of the children.
Commissioner Mechur asked staff if the project was
denied would it need to return under the new ordinance.
staff stated it would. Commissioner Mechur asked if a
continuation or conditional approval could be done.
Staff indicated that there are only two weeks left
before the application runs out under the streamlining
Act, which is too short of a time for redesigning the
project. Staff recommended a conditional approval for
redesign. Commissioner Mechur stated that the traffic
portion of the Initial study was too vague and too
broad; that site issues and alley usage will impact 4th
- 7 -
street and the alley; that these issues are inadequately
covered; that a more pedestrian scale is desired; and
that no financial data was enclosed to indicate why the
building was designed as it was.
Commissioner Lambert made a motion to deny the
application based on the fOllowing reasons: design
elements, intensity, and effect on the safety of those
using the alley. Commissioner Mechur seconded the
motion.
Commissioner Farivar asked staff if the project is
denied, must it return conforming to the new zoning
ordinance. staff stated it would unless it was appealed
and approved by the city Council. Commissioner Farivar
stated he would rather condition the approval for
redesign and voice the problems with the design rather
than denying it and having the possibility of it being
approved, as is, by the Council.
Commissioner Mechur stated the proj ect could be
conditioned to meet the four story, 56 ft. height
limit, conform to the Land Use Element and have it return
to Planning Commission aft~r redesign.
staff indicated the project would need to return in two
weeks under the Streamlining Act.
Commissioner Mechur stated that would be acceptable if
the building was scaled down and comments were sent on
to ARB.
Commissioner Lambert stated concern that this was more
than a design issue, but a safety issue as well.
commissioner Farivar stated a desire to reduce the size
of the project.
Commissioner Lambert asked for the addition of the
safety issue for alley access.
Commissioner Farivar asked if the Traffic Engineer could
address that issue in the next two weeks.
commissioner Pyne stated that a reduction in size would
not alter the safety issue.
commissioner Lambert stated it was also the design issue
in question.
staff recommended that the Commission continue the
proj ect for two weeks, pending staff's drafting
conditions for approval.
Chair Nelson stated his objections to the project as
follows: (1) the project does not provide amenities as
- 8 -
stated in the site review criteria; (2) need to avoid
excess massing on the street frontage; and (3)
inadequacies in the environmental document, specifically
mitigation measures, no mention of play yard or Farmer's
Market, and significant alley egress problems. Chair
Nelson stated the project should be denied.
The motion was denying the project was approved by the
following vote: AYES: Farivar, Lambert, Mechur,
Nelson, pyne; ABSENT: Hecht, Kaufman.
B. DR 456, CUP 521, EtA 875, 1313 Third street Promenade,
C3, To construct a 32,391 square foot 1,583 seat,
six-plex movie theatre on the site of the existing
Criterion Theatre. The building would reach a maximum
height of 56 feet with a Floor Area Ratio of 2.37. The
proposal would require the demolition of the criterion
Theatre but would involve the restoration of the
criterion Apartment Building. A Oevelopment Review
Permit is needed to construct a non-residential building
greater than 15,000 sq. ft. A Conditional Use Permit is
needed to permit the total number of movie theatre seats
in the downtown to exceed 3500. A Negative Declaration
for EIA 875 will also be considered. (This involves
making a determination that the project will have no
significant environmental impacts.)
Following the staff report, questions were asked of
staff. Chair Nelson asked that the consultant's
representative come forward to answer questions on the
EtA. Chair Nelson commented on the inaccurate water
consumption and sewage data present in the EtA.
Commissioner Farivar also noted discrepancies in the EtA
regarding the traffic data and placement of the ticket
booth.
The applicant, william Hertz, director of marketing and
public relations for the Mann Theaters represented the
project.
commissioner Lambert asked the applicant about the
relocation of the Criterion apartment tenants during the
renovation. The applicant stated the tenants had all
returned to the building and the major work was
complete.
Mr. Hertz introduced Ed stewart, the construction
director; Peter Cohen, in charge of real estate; and
Jeff Cooper, the architect.
commissioner Mechur asked the applicant what decision
led Mann Theaters not to restore the original ticket
booths. The applicant replied that the ingress/egress
was not acceptable for today I s use, and that the old
booth is too small for today's usage. Commissioner
Mechur asked Mr. Cooper about the rooftop mechanical
- 9 -
--
UNITED STATES POST OFFICE
" " Q -h /07--:e
APR 1 1 1989
DATE
Aprll 6, 1989
_~~l~=L _L-J
~ (I J :.~::- -l~
~~ I T r~ ~ E F~ r;
OUR REF
LLW:hc
SUBJECT
Hearlng - Unity by the Sea
'89 APP 10 P 2 :51
.... I .:.~;:... .
. GAUr
.
.
o
TO
City Council, Clty Clerk's Office
1685 Main Street, Room 102
Santa Monlca, CA 90401
ThlS post office does have a few concerns that we feel obllged to
mention, They are as follows:
1) Ul11 the construction in progress seriously hamper the
movement of mail vehicles in the alley?
2) Wlll the lncrease in actlvities at Unlty by the Sea--the
increased movement of vehicles ln the alley--hamper the
movement of mail vehicles?
3) Wlll the 92 parking spaces planned be adequate or will
some visltors to Unlty by the Sea have to seek parklng
10 the alley and on postal property; a potential hinderance
to the movement of the mall?
~'w~
Lincoln L. Willard
Postmaster
Santa Monlca. CA 90406-9998
cc: Unity by the Sea
1245 4th Street
Santa ~onica. CA 90401
NCS
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A~ 1 1 1989