SR-032806-1A
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MAR 2 8 2006
F:\CityPlanning\Share\COUNCIL\STOAS\2005\05APP-010 (1260 18th Street - UUCCSM) STOAdoc
Council Mtg: March 28, 2006 Santa Monica, California
TO: Mayor and City Council
FROM: City Staff
SUBJECT: Certification of the Statement of Official Action for Appeal 05-010 of
Planning Commission's Approval of Conditional Use Permit 05CUP-004
and Variance 05VAR-006 for the Expansion of the Unitarian Universalist
Community Church of Santa Monica.
INTRODUCTION
This staff report transmits for City Council certification the Statement of Official Action
for Appeal 05-010 of the Planning Commission's approval of Conditional Use Permit
05CUP-004 and Variance 05VAR-006 for the expansion of the Unitarian Universalist
Community Church of Santa Monica.
DISCUSSION
After holding a public hearing on November 22, 2005 and December 13, 2005, the City
Council denied the appeal, upholding the Planning Commission's approval of
Conditional Use Permit 05CUP-004 and Variance 05VAR-006. The City Council's action
incorporated one additional condition of approval.
On February 14, 2006, the City Council continued the hearing to approve the Statement
of Official Action at the request of the project applicant. The City Council also directed
staff to confirm that the Statement of Official Action accurately reflects the action taken
by the Council and that all of the required findings of fact contained in the Statement of
Official Action were affirmatively made by the Council on December 13, 2005.
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MAR ~ ~ 20011
Staff reviewed the audio recording of the December 13, 2005 City Council hearing and
confirms that the action of the Council has been accurately reflected in the attached
Statement of Official Action, and that all necessary findings were made by the Council
on December 13,2005.
BUDGET/FINANCIAL IMPACT
The recommendation presented in this report does not have any budget or fiscal impact.
RECOMMENDA TION
It is recommended that the City Council approve the attached Statement of Official
Action.
Prepared by: Andy Agle, Interim Director
Amanda Schachter, Planning Manager
Roxanne Tanemori, Associate Planner
Planning and Community Development Department
Attachment: Statement of Official Action
f)
CITY OF SANTA MONICA
CITY COUNCIL
City of
Santa lUoniea'.
STATEMENT OF OFFICIAL
ACTION
PROJECT
CASE NUMBER: 05APP-010
LOCATION: 1248-1260 Eighteenth Street
APPLICANT: Unitarian Universalist Community Church
APPELLANT: Blair Calderhead
PROPERTY
OWNER: Unitarian Universalist Community Church
CASE PLANNER: Roxanne Tanemori, Associate Planner
REQUEST: Appeal of the Planning Commission's approval of
Conditional Use Permit 05CUP-004 and Variance 05VAR-
006 for the Expansion of the Unitarian Universalist
Community Church of Santa Monica.
CEQA STATUS: The project is categorically exempt from the provisions of
the California Environmental Quality Act (CEQA) pursuant
to Sections 15303 and 15331, Class 3 (e) and Class 31,
of the State Implementation CEQA Guidelines in that the
project proposes an addition to the existing church facility
that is less than 10,000 square feet, and rehabilitation of a
historic resource that is consistent with the Secretary of
the Interior's Standards for the Treatment of Historic
Properties.
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CITY COUNCIL ACTION
December 13, 2005 Date.
Appeal Upheld based on the following findings below.
x
Appeal Denied based upon the following findings and
subject to the conditions below.
Other.
EFFECTIVE DATE OF ACTION: December 13, 2005
EXPIRATION DATE OF ANY PERMIT GRANTED: December 13, 2010
LENGTH OF ANY POSSIBLE EXTENSION OF EXPIRATION DATES:
Any request for an extension of the expiration date must be received In the City
Planning Division prior to expiration of this permit.
One six (6) month extension may be permitted.
Each and all of the findings and determinations are based on the competent and
substantial evidence, both oral and written, contained in the entire record relating to the
Project. All summaries of information contained herein or in the findings are based on
the substantial evidence in the record. The absence of any particular fact from any
such summary is not an indication that a particular finding is not based in part on that
fact.
FINDINGS
CONDITIONAL USE PERMIT FINDINGS
1. The proposed use is one conditionally permitted within the subject district and
complies with all of the applicable provisions of the "City of Santa Monica
Comprehensive Land Use and Zoning Ordinance", in that the expansion of
places of worship are permitted in the R2 Zone District by approval of Conditional
Use Permit. The project, which relocates existing church uses from the existing
buildings located on-site and across the alley to new facilities on the same site as
the church is consistent with Objective 1.10 of the Land Use Element. Objective
1.10 calls for protecting the scale and character of existing neighborhoods and
the proposal allows for additional space for existing on-site uses but does not
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increase the intensity of the uses that currently occur at the site, except for a
potential increase in use of the sanctuary on Sundays.
2. The proposed use would not impair the integrity and character of the district in
which it is to be established or located, in that the proposal maintains the historic
character of the site and original church structure that contribute to the
neighborhood integrity and character, and the proposed addition combined with
the existing structures on site have been designed to buffer outdoor activities that
will occur in the courtyards from the surrounding residential uses. Additionally,
the proposal will continue existing church uses on site that have occurred since
its establishment in 1930 and the construction of the social hall in 1961. The
proposal is an effort to consolidate existing uses from a location across the alley
on to the same site as the church. The expanded church will not increase the
range of activities or events at the church except those that occur within the
sanctuary associated with an increase of thirty-nine seats.
3. The subject parcel is physically suitable for the type of land use being proposed,
in that the proposed addition will occur on a relatively flat lot with no physical or
topographic constraints. Additionally, the uses will be relocated from existing
buildings on-site and from a location across the alley to an on-site location in the
new addition.
4. The proposed use is compatible with any of the land uses presently on the
subject parcel if the present land uses are to remain, in that the church is the only
existing on-site use and that this proposal is for an expansion of the space
associated with this existing use.
5. The proposed use would be compatible with existing and permissible land uses
within the district and the general area in which the proposed use is to be
located, in that the proposed use is a continuation of existing permissible use.
The project allows these continued uses to operate in more suitable spaces and
generally does not intensify current uses on the property. The 3,402 square foot
addition is designed to be compatible with surrounding uses. The expanded
church will not increase the number of activities nor increase the number of
participants in activities or events at the church except for increases within the
sanctuary.
6. There are adequate provIsions for water, sanitation, and public utilities and
services to ensure that the' proposed use would not be detrimental to public
health and safety, in that the proposed project is located on a fully developed
parcel with adequate access to all necessary utilities and will not be detrimental
to public health and safety.
7. Public access to the proposed use will be adequate, in that the church is an
established community church that draws its membership from the surrounding
neighborhood, allowing members to walk to the church. The site will have
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pedestrian access from both Eighteenth Street and Arizona Avenue and from the
alley parking spaces. Public transportation to the site is available on Wilshire
Boulevard (Big Blue Bus route No, 2), on Santa Monica Boulevard (Big Blue
Buses routes No. 1 and No. 10), on Fourteenth Street and Twentieth Street (Big
Blue Bus route No. 11). On-street parking is limited to two hours between certain
times, except for neighborhood residents. In addition, Condition #42 requires the
applicant maintain for the life of the project, a lease agreement that makes
available a minimum of twelve (12) parking spaces to parishioners and guests
during church facility operating hours within 1,000 feet of the church property.
Verification of this lease agreement, or other communication acceptable to the
City, must be provided annually.
8. The physical location or placement of the use on the site is compatible with and
relates harmoniously to the surrounding neighborhood, in that the proposal will
relocate a structure that is located in the required side yard setback area. The
relocated structure will be moved from a location that is approximately 3'-0" from
a side property line that is shared with a multi-family residence to a location that
is compliant with the required side yard setback. The 3,402 square foot addition
to the social hall is located at the rear of the property and is separated from
surrounding residential uses by an alley to the west. Additionally, the location of
the "L" shaped addition, the relocated residence and the existing buildings aid in
buffering the interior courtyards from the surrounding residential uses.
9. The proposed use is consistent with the goals, objectives, and policies of the
General Plan, in that Land Use Policy 3.1.3 encourages the "retention of historic
and architecturally significant resources" and the expansion of the social hall
retains a historically significant church sanctuary building. The proposed project
is consistent with Land Use Objective 1.1 to "Improve the quality of life for all
residents by providing a balance of land uses consistent with 1) recognizing that
the City is part of a metropolitan area with regional social problems and 2)
protecting the quality of life in all residential neighborhoods" since The Unitarian
Universalist Church of Santa Monica will continue to operate as an active place
of worship and provide programs and space for programs that address the needs
of the greater community. The number of programs and events will not increase
thus protecting the quality of life in the surrounding residential neighborhood.
10. The proposed use would not be detrimental to the public interest, health, safety,
convenience, or general welfare, in that places of worship are conditionally
permitted uses within the R2 District and parking for the proposed expansion of
the sanctuary, classrooms, social hall and kitchen, as well as for existing uses
will be provided for by a lease agreement that makes available a minimum of
twelve (12) parking spaces to parishioners and guests during church facility
operating hours within 1,000 feet of the church property, as required per
Condition #42. Verification of this lease agreement, or other communication
acceptable to the City, must be provided annually.
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11. Additionally, the location of the ilL" shaped addition, the relocated residence and
the existing buildings aid in buffering the interior courtyards from the surrounding
residential uses.
12. The proposed use conforms precisely to the applicable performance standards
contained in Subchapter 9.04.12 and special conditions outlined in Subchapter
9.04.14 of the City of Santa Monica Comprehensive Land Use and Zoning
Ordinance, in that no such standards apply to places of worship.
13. The proposed use will not result in an over-concentration of such uses in the
immediate vicinity, in that the Conditional Use Permit will allow an addition to an
existing church that first began operating in 1930. The proposal will not create a
new church use nor will it result in an over-concentration as it is not a new use.
VARIANCE FINDINGS
1. There are special circumstances or exceptional characteristics 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. Specifically, the
church sanctuary building, which was constructed in 1930, and the social hall,
which was constructed in 1961, were approved without on-site parking. The
subject site contains existing structures, including one building with historic
attributes, and is fully developed, thus restricting the ability to provide parking on-
site. The expanded uses will require an additional twelve parking spaces that will
be available off-site during church facility operating hours. Per Condition #42, the
applicant shall be obligated to maintain for the life of the project, a lease
agreement that makes available a minimum of twelve (12) parking spaces to
parishioners and guests during church facility operating hours within 1,000 feet of
the church property. The church has adopted a Unitarian Universalist Church of
Santa Monica Good Neighbor Parking Impact Reduction Plan and shall be
required to .implement it at all times per Condition #43.
2. The granting of such variance will not be detrimental nor injurious to the property
or improvements in the general vicinity and district in which the property is
located in that the variance allows existing church and co'mmunity uses to
expand into more suitable spaces but does not allow for an expansion in the
scope of existing uses. The variance will not alter the traffic that is associated
with activities at the church.
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 if parking were located on-site the existing church
and community facilities would be unable to expand as proposed on one
contiguous parcel in lieu of separate parcels as is the current condition.
Therefore these uses, which have had a long-standing presence in the
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neighborhood, could not operate as proposed in existing buildings with
expansion, with protected outdoor space, on one contiguous parcel.
4. The granting of a variance will not be contrary to or in conflict with the general
purposes and intent of this Chapter, nor to the goals, objectives, and policies of
the General Plan. Specifically, Land Use Policy 3.1.3 encourages the "retention
of historic and architecturally significant resources" and the expansion of the
social hall retains a historically significant church sanctuary building. The
proposed project is consistent with Land Use Objective 1.1 to "Improve the
quality of life for all residents by providing a balance of land uses consistent with
1) recognizing that the City is part of a metropolitan area with regional social
problems and 2) protecting the quality of life in all residential neighborhoods".
Specifically, the Unitarian Universalist Church of Santa Monica will continue to
operate as an active place of worship and provide programs and space for
programs that address the needs of the greater community, and will be able to
provide three on-site spaces and will be required to maintain for the life of the
project, a lease agreement for the twelve additional required parking spaces at an
off-site location within 1,000 feet of the church property during church facility
operating hours.
5. The variance would not impair the integrity and character of the district in which it
is to be located in that the parking variance allows existing church and
community uses, which have had a continually presence in this neighborhood, to
be offered on one contiguous parcel instead of on two parcels separated by an
alley, as is the current condition. The applicant is able to provide three on-site
spaces and will be required to maintain for the life of the project, a lease
agreement for the twelve additional required parking spaces at an off-site
location within 1,000 feet of the church property during church facility operating
hours.
6. The subject site is physically suitable for the proposed variance in that while the
proposed addition will occur on a relatively flat lot with no physical or topographic
constraints, several of the uses will be relocated from a location across the alley
to a compatible addition to a historic church building on site, in order to more
suitably operate a single long-standing community facility on one contiguous
parcel.
7. There are adequate proVISIons for water, sanitation, and public utilities and
services to ensure that the proposed variance would not be detrimental to public
health and safety in that the subject property is located within a developed
urbanized environment that is adequately served by existing infrastructure, public
utilities and services. It is not anticipated that approval of the subject application
will create a need for additional utilities or services.
8. There will be adequate provisions for public access to serve the subject variance
proposal in that the church is an established community church that draws its
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membership from the surrounding neighborhood allowing members to walk to the
church. The site will have pedestrian access from both Eighteenth Street and
Arizona Avenue and from the Seventeenth Court parking spaces. Public
transportation to the site is available on Wilshire Boulevard (Big Blue Bus route
No, 2), on Santa Monica Boulevard (Big Blue Buses routes No. 1 and NO.1 0), on
Fourteenth Street and Twentieth Street (Big Blue Bus route No. 11). On-street
parking is limited to two hours between certain times, except for neighborhood
residents. Per Condition #42, the applicant shall be obligated to maintain for the
life of the project, a lease agreement that makes available a minimum of twelve
(12) parking spaces to parishioners and guests during church facility operating
hours within 1,000 feet of the church property.
9. For the reduction of the automobile parking space requirements, the reduction is
based and conditioned upon the provision of off-site parking and an approved
parking reduction plan that incorporates transportation control measures that
have been demonstrated to be effective in reducing parking needs and that are
monitored, periodically reviewed for continued effectiveness, and enforced by the
City as contained in Section 9.04.10.08.050 of this Chapter. Specifically, per
Condition #42, the applicant shall be obligated to maintain for the life of the
project, a lease agreement that makes available a minimum of twelve (12)
parking spaces to parishioners and guests during church facility operating hours
within 1,000 feet of the church property. Verification of this lease agreement, or
other communication acceptable to the City, must be provided annually.
Additionally, per Condition #43, the applicant shall be required to implement at all
times the adopted Unitarian Universalist Church of Santa Monica Good Neighbor
Parking Impact Reduction Plan. The applicant shall submit verification of
compliance with this requirement annually.
10. The strict application of the provisions of this Chapter would result in
unreasonable deprivation of the use or enjoyment of the property in that due to
existing parcel constraints which necessitates the current condition of church
activities being offered in buildings on two parcels separated by an alley; the
location of existing improvements such as the historically significant church
sanctuary building and the existing residence; and the placement of existing
adjacent residential uses, practical use or enjoyment of the subject parcel would
not be possible.
CONDITIONS:
Plans
1. This approval is for site plans dated May 31, 2005, 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.
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2. The Plans shall comply with all other provisions of Chapter 1, Article IX of the
Municipal Code, (Zoning Ordinance) and all other pertinent ordinances and
General Plan policies of the City of Santa Monica.
3. Final parking design, layout and specifications for the three proposed on-site
parking spaces shall be subject to the review and approval of the Transportation
Management Division.
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.
Architectural Review Board
5. Prior to consideration of the project by the Architectural Review Board, the
applicant shall review disabled access requirements with the Building and Safety
Division and make any necessary changes in the project design to achieve
compliance with such requirements. The Architectural Review Board, in its
review, shall pay particular attention to the aesthetic, landscaping, and setback
impacts of any ramps or other features necessitated by accessibility
requirements.
6. Prior to submittal of landscape plans for Architectural Review Board approval, the
applicant shall contact the Department of Environmental and Public Works
Management regarding urban runoff plans and calculations.
7. Construction period signage shall be subject to the approval of the Architectural
Review Board.
8. Plans for final design, landscaping, screening, trash enclosures, and signage
shall be subject to review and approval by the Architectural Review Board.
9. The Architectural Review Board, in its review, shall pay particular attention to the
project's scale and articulation of design elements; materials; window treatment;
glazing; landscaping, location and number of proposed trees; and the project's
compatibility with the existing structures on site. In addition, the Architectural
Review Board shall pay particular attention to the nature and character of the
design in relation to the historic church structure. The Board shall also closely
review use of materials, details, and any attachments to the existing church
structure.
10. As appropriate, the Architectural Review Board shall require the use of anti-
graffiti materials on surfaces likely to attract graffiti.
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11. Landscaping plans shall comply with Part 9.04.10.04 (Landscaping Standards) of
the Zoning Ordinance including use of water-conserving landscaping materials,
landscape maintenance and other standards contained in the Subchapter.
12. Refuse areas, storage areas and mechanical equipment shall screened in
accordance with SMMC Section 9.04.10.02.130-9.04.10.02.150. Refuse areas
shall be of a size adequate to meet on-site need, including recycling. The
Architectural Review Board in its review shall pay particular attention to the
screening of such areas and equipment. Any rooftop mechanical equipment shall
be minimized in height and area, and shall be located in such a way as to
minimize noise and visual impacts to surrounding properties. Unless otherwise
approved by the Architectural Review Board, rooftop mechanical equipment shall
be located at least five feet from the edge of the roof. Except for solar hot water
heaters, no residential water heaters shall be located on the roof.
Demolition
13. Until such time as the demolition is undertaken, and unless the structure is
currently in use, the existing structure shall be maintained and secured by
boarding up all openings, erecting a security fence, and removing all debris,
bushes and planting that inhibit the easy surveillance of the property to the
satisfaction of the Building and Safety Officer and the Fire Department. Any
landscaping material remaining shall be watered and maintained until demolition
occurs.
14. Street trees shall be maintained, relocated or provided as required in a manner
consistent with the City's Community Forest Management Plan 2000, per the
specifications of the Open Space Management Division of the Community and
Cultural Services Department and the City's Tree Code (SMMC Section 7.40).
No street trees shall be removed without the approval of the Open Space
Management Division.
15. Immediately after demolition (and during construction), a security fence, the
height of which shall be the maximum permitted by the Zoning Ordinance, shall
be maintained around the perimeter of the lot. The lot shall be kept clear of all
trash, weeds, etc.
16. Prior to issuance of a demolition permit, applicant shall prepare for Building
Division approval a rodent and pest control plan to ensure that demolition and
construction activities at the site do not create pest control impacts on the project
neighborhood.
17. No demolition of buildings or structures 40 years of age or older shall be
permitted until the end of a 60-day review period by the Landmarks Commission
to determine whether an application for landmark designation shall be filed. If an
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application for landmark designation is filed, no demolition shall be approved until
a final determination is made by the Landmarks Commission on the application.
18. Prior to issuance of any demolition permits, a demolition materials recycling plan
shall be filed for approval by the Department of Environmental and Public Works
Management which seeks to maximize the reuse/recycling of existing building
materials.
19. The applicant shall submit a report from an industrial hygienist to be reviewed
and approved as to content and form by the Environmental and Public Works
Management/Environmental Programs Division. The report shall consist of a
hazardous materials survey for the structure proposed for demolition. The report
shall include a section on asbestos and in accordance with the South Coast
AQMD Rule 1403, the asbestos survey shall be performed by a state Certified
Asbestos Consultant (CAC). The report shall include a section on lead, which
shall be performed by a state Certified Lead Inspector/Assessor. Additional
hazardous materials to be considered by the industrial hygienist shall include:
mercury (in thermostats, switches, fluorescent light); polychlorinated biphenyls
(PCBs) (including light Ballast), and fuels, pesticides, and batteries.
Construction
20. Unless otherwise approved by the Department of Environmental and Public
Works Management, all sidewalks shall be kept clear and passable during the
grading and construction phase of the project.
21. Sidewalks, curbs, gutters, paving and driveways which need replacing or removal
as a result of the project as determined by the Department of Environmental and
Public Works Management shall be reconstructed to the satisfaction of the
Department of Environmental and Public Works Management. Approval for this
work shall be obtained from the Department of Environmental and Public Works
management prior to issuance of the building permits.
22. Vehicles hauling dirt or other construction debris from the site shall cover any
open load with a tarpaulin or other secure covering to minimize dust emissions.
Immediately after commencing dirt removal from the site, the general contractor
shall provide the City of Santa Monica with written certification that all trucks
leaving the site are covered in accordance with this condition of approval.
23. A construction period mitigation plan shall be prepared by the applicant for
approval by the Department of Environmental and Public Works Management
prior to issuance of a building permit. The approved mitigation plan shall be
posted on the construction site for the duration of the project construction and
shall be produced upon request. As applicable, this plan shall 1) Specify the
names, addresses, telephone numbers and business license numbers of all
contractors and subcontractors as well as the developer and architect; 2)
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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 sidewalk is proposed to be
used in conjunction with construction; 5) Set forth the extent and nature of any
pile-driving operations; 6) Describe the length and number of any tiebacks which
must extend under the property of other persons; 7) Specify the nature and
extent of any dewatering and its effect on any adjacent buildings; 8) Describe
anticipated construction-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 normally permitted
hours is proposed; 11) Describe any proposed construction noise mitigation
measures; 12) Describe construction-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 parking; 15) List a designated on-site construction manager; 16)
Provide a construction materials recycling plan which seeks to maximize the
reuse/recycling of construction waste; 17) Provide a plan regarding use of
recycled and low-environmental-impact materials in building construction; 18)
provide a construction period water runoff control plan.
24. A sign shall be posted on the property in a manner consistent with the public
hearing sign requirements which shall identify the address and phone number of
the owner and/or applicant for the purposes of responding to questions and
complaints during the construction period. Said sign shall also indicate the hours
of permissible construction work.
25. The property owner shall insure any graffiti on the site is promptly removed
through compliance with the City's graffiti removal program.
26. A copy of these conditions shall be posted in an easily visible and accessible
location at all times during construction at the project site. The pages shall be
laminated or otherwise protected to ensure durability of the copy.
Environmental Mitigation
27. Ultra-low flow plumbing fixtures are required on all new development and
remodeling where plumbing is to be added. (Maximum 1.6 gallon toilets and 1.0
gallon urinals and low flow shower head.)
28. To mitigate solid waste impacts, prior to issuance of a Certificate of Occupancy,
project owner shall submit a recycling plan to the Department of Environmental
and Public Works Management 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.
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29. To mitigate storm water and surface runoff from the project site, an Urban Runoff
Mitigation Plan may be required by the Department of Environmental and Public
Works Management (EPWM) pursuant to Municipal Code Chapter 7.10.
Applicant shall contact EPWM to determine applicable requirements, which
include the following:
. Non-stormwater runoff, sediment and construction waste from the
construction site and parking areas is prohibited from leaving the site;
. An sediments or materials which are tracked off-site must be removed the
same day they are tracked off-site;
. Excavated soil must be located on the site and soil piles should be
covered and otherwise protected so that sediments do not go into the
street or adjoining properties;
. Washing of construction or other vehicles shall be allowed adjacent to a
construction site. No runoff from washing vehicles on a construction site
shall be allowed to leave the site;
. Drainage controls may be required depending on the extent of grading
and topography of the site.
· New development is required to reduce projected runoff pollution by at
least twenty percent through incorporation of design elements or
principles, such as increasing permeable surfaces, diverting or catching
runoff via swales, berms, and the like; orientation of drain gutters towards
permeable areas; modification of grades; use of retention structures and
other methods.
Miscellaneous Conditions
30. The building address shall be painted on the roof of the building and shall
measure four feet by eight feet (32 square feet).
31. 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.
32. If any archaeological remains are uncovered during excavation or construction,
work in the affected area shall be suspended and a recognized specialist shall be
contacted to conduct a survey of the affected area at project's owner's expense.
A determination shall then be made by the Director of Planning to determine the
significance of the survey findings and appropriate actions and requirements, if
any, to address such findings.
33. Street and/or alley lighting shall be provided on public rights-of-way adjacent to
the project if and as needed per the specifications and with the approval of the
Department of Environmental and Public Works Management.
34. Mechanical equipment shall not be located on the side of any building which is
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adjacent to a residential building on the adjoining lot. Roof locations may be
used when the mechanical equipment is installed within a soundrated parapet
enclosure.
35. Final approval of any mechanical equipment installation will require a noise test
in compliance with SMMC section 4.12.040. Equipment for the test shall be
provided by the owner or contractor and the test shall be conducted by the owner
or contractor. A copy of the noise test results on mechanical equipment shall be
submitted to the Community Noise officer for review to ensure that noise levels
do not exceed maximum allowable levels for the applicable noise zone.
36. Final building plans submitted for approval of a building permit shall include on
the plans a list of all permanent mechanical equipment to be placed outdoors and
all permanent mechanical equipment to be placed indoors which may be heard
outdoors.
37. Prior to Final Inspection the applicant shall post a notice at the building entry
stating that the site is regulated by a Conditional Use Permit and Variance and
the Statement of Official Action, which includes the establishment's conditions of
approval, is available upon request. This notice shall remain posted at all time
the establishment is in operation.
Validity of Permits
38. In the event permittee violates or fails to comply with any conditions of approval
of this permit, no further permits, licenses, approvals or certificates of occupancy
shall be issued until such violation has been fully remedied.
39. 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, agreeing to the Conditions of approval
and acknowledging that failure to comply with such conditions shall constitute
grounds for potential revocation of the permit approval. By signing same,
applicant shall not thereby waive any legal rights applicant may possess
regarding said conditions. The signed Statement shall be returned to the City
Planning Division. Failure to comply with this condition shall constitute grounds
for potential permit revocation.
40. 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. Any appeal must be made in the form required by the Zoning
Administrator. The approval of this permit shall expire if the rights granted are not
exercised within one year from the permit's effective date. Exercise of rights
shall mean issuance of a building permit to commence the first phase of
construction. A detailed phasing plan is required prior to issuance of this permit.
In addition, a building permit for all phases of construction must be obtained
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within five (5) years of Conditional Use Permit effective date. However, the permit
shall also expire if the building permit expires, if final inspection is not completed
or a Certificate of Occupancy is not issued within the time periods specified in
SMMC Section 8.08.060. One six month extension may be permitted if approved
by the Director of Planning. Applicant is on notice that time extensions shall not
be granted if development standards or the development process relevant to the
project have changed since project approval. Additionally, the rights associated
with this approval shall expire if the establishment ceases operation for a period
of one year or longer.
Special Conditions
41. The applicant shall discontinue all use of 1253 Seventeenth Street authorized by
Conditional Use Permit 94-015 and cease to exercise any rights under that CUP
immediately after final inspection of the proposed new classrooms at the 1260
Eighteenth Street property.
42. The applicant shall be obligated to maintain for the life of the project, a lease
agreement that makes available a minimum of twelve (12) parking spaces to
parishioners and guests during church facility operating hours. Such parking
spaces shall be located within 1,000 feet of the church property. The applicant
shall submit the proposed lease agreement for review and approval by the
Zoning Administrator prior to final inspection of the proposed new classrooms at
the 1260 Eighteenth Street property and/or final inspection of the sanctuary
expansion. Verification of this lease agreement, or other communication
acceptable to the City, must be provided annually thereafter.
43. The applicant shall be required to implement at all times the adopted Unitarian
Universalist Church of Santa Monica Good Neighbor Parking Impact Reduction
Plan, Exhibit H to the November 22, 2005 staff report. The applicant shall submit
verification of compliance with this requirement annually.
44. For purposes of noise abatement in residential districts, organized outdoor
activities shall be limited to the hours of 9:00 a.m. to 8:00 p.m.
45. Prior to issuance of a building permit, the applicant shall photo-document the
subject property with black & white film, supplemented with digital photography
and a new State Inventory Form (DPR 523 form) for submission to the City
Planning Division. Photographic documentation shall be conducted in a manner
acceptable to the City Planning Division and by an individual familiar with the
recordation of historic buildings and prepared in a format consistent with the
Historic American Buildings Survey (HABS) guidelines and standards for field
photography. Views should include contextual views, all exterior elevations and
detailed views of significant architectural/historical features.
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VOTE
Ayes:
Nays:
Abstain:
Absent:
Bloom, Holbrook, Katz, Shriver
Genser, McKeown, O'Connor
None
None
NOTICE
If this is a final decision not subject to further appeal under the City of Santa Monica
Comprehensive and Zoning Ordinance, the time within which judicial review of this
decision must be sought is governed by Code of Civil Procedures Section 1094.6, which
provision has been adopted by the City pursuant to Municipal Code Section 1.16.010.
I hereby certify that this Statement of Official Action accurately reflects the final
determination of the City Council of the City of Santa Monica.
.~~..~ ~;;,~..-:t
MARIA M. STEWART, City Clerk
3 <:J-- '1. - 0 f-
Date
Acknowledqement by Permit Holder
I agree to the above conditions of approval and acknowledge that failure to comply with
any and all conditions shall constitute grounds for potential revocation of the permit
approval.
Signature
Date
Print name here
Drivers License Number
F:\CityPlanning\Share\COUNCIL\STOAS\2005\05APP-010 (1260 18th Street - UUCCSM) STOA.doc
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