SR-402-008 (16)
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City Council Report
City Council Meeting: June 27, 2006
Agenda Item: 1. -K
To:
Mayor and City Council
From:
Andy Agle, Planning & Community Development
Subject:
Certification of the Statement of Official Action for Appeals 06APP-030
and 06APP-032 of the Planning Commission's approval of Development
Review Permit 06DR-002, Reduced Parking Permit 06RPP-001, Fence
Height Modification 06-001, and certification of the Final Environmental
Impact Report for the rehabilitation and adaptive reuse of the property at
415 Pacific Coast Highway (Palisades Beach Road) as a public, beach-
oriented recreation facility.
Recommended Action
It is recommended that the City Council approve the attached Statement of Official
Action for Appeals 06APP-030 and 06APP-032 of the Planning Commission's approval
of Development Review Permit 06DR-002, Reduced Parking Permit 06RPP-001, Fence
Height Modification 06-001, and certification of the Final Environmental Impact Report
for the rehabilitation and adaptive reuse of the property at 415 Pacific Coast Highway
(Palisades Beach Road) as a public, beach-oriented recreation facility.
Discussion
This staff report transmits for City Council certification the Statement of Official Action
for Appeals 06APP-030 and 06APP-032. After holding a public hearing on May 25,
2006, the City Council certified the Final Environmental Impact Report (EIR) with the
recommended modifications contained in the May 25, 2006 supplemental staff report
and directed City staff to file an application with Caltrans for approval of a traffic signal
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at the intersection of Beach Lot 10 and Pacific Coast Highway immediately after
certification of the Final EIR; made the necessary CEQA findings; adopted a Statement
of Overriding Considerations and Mitigation Monitoring Program; approved
Development Review Permit 06-002, Reduced Parking Permit 06-002 and FencelWall
Height Modification 06-001; and denied Appeals 06APP-030 and 06APP-032.
In their motion to approve Development Review Permit 06DR-002, Reduced Parking
Permit 06RPP-001 and Fence Height Modification 06-001, the Council also added a
condition requiring the applicant to include in its application to the California Coastal
Commission all operational conditions contained in the Development Review Permit
(Special Conditions #40-#63 and #65 and Mitigation Measure Condition #38 T-2 Off-
Site Parking) as part of the project description to be reviewed by the California Coastal
Commission.
The City Council's decision was based upon the findings and conditions of approval
contained in the attached Statement of Official Action.
BudQetlFinanciallmpact
The recommendation presented in this report does not have any budget or fiscal impact.
Prepared by: Roxanne Tanemori, Associate Planner
A
Andy Agle
Interim Director, Planning & Community
Development
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City of
Santa Monica"
CITY COUNCIL
CITY OF SANTA MONICA
STATEMENT OF OFFICIAL ACTION
PROJECT
CASE NUMBER:
LOCATION:
APPLICANT:
APPELLANT:
06APP-030 and 06APP-032
415 Pacific Coast Highway
City of Santa Monica - Community & Cultural Services
Department
Palisades Beach Road Property Owners' Association;
Jonathan Ornstein
PROPERTY OWNER: State of California - Department of Parks and Recreation
CASE PLANNER:
REQUEST:
CEQA STATUS:
Roxanne Tanemori, Associate Planner
Appeals 06APP-030 and. 06APP-032 of the Planning
Commission's approval of Development Review Permit
06DR-002, Reduced Parking Permit 06RPP-001, Fence
Height Modification 06-001, and certification of the Final
Environmental Impact Report for the rehabilitation and
adaptive reuse of the property at 415 Pacific Coast
Highway as a public, beach-oriented recreation facility.
An Environmental Impact Report (EIR) was prepared for
the project in accordance with Section 15087 of the CEQA
Guidelines. On May 25, 2006, the City Council adopted a
resolution certifying the Final Environmental Impact for the
415 Pacific Coast Highway Project with staff
recommended modifications contained in the
supplemental staff report distributed on May 25, 2006. In
addition, the City Council adopted a resolution making the
necessary findings to approve the 415 Pacific Coast
Highway Project and adopted a Statement of Overriding
Considerations and Mitigation Monitoring Program.
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CITY COUNCIL ACTION
Mav 25. 2006
Date.
x
Approved based on the following findings and subject to the
conditions below:
Denied based on the following findings:
Other.
EFFECTIVE DATE OF ACTION: May 25,2006
EXPIRATION DATE OF ANY PERMIT GRANTED: November 25, 2007
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
DEVELOPMENT REVIEW FINDINGS
1. The physical location, size, massing and placement of proposed structures on
the site and the location of proposed uses within the project are compatible with
and relate harmoniously to surrounding sites and neighborhoods, in that, the
project, located on five acres of Santa Monica State Beach includes the
rehabilitation of historic structures (North House and swimming pool), and the
construction of well-designed, new one- and two-story buildings centrally located
on the site with ample setbacks from adjacent residential properties. The new
construction has also been designed in an L-shape to reflect the site's history, to
provide useable and varied open spaces, and to take advantage of the ocean
and mountain views provided from the site. The Event House and Pool House
have been reduced in sized and re-designed to ensure compatibility with nearby
residential uses. The scale of structures has been designed to ensure
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compatibility with the remaining historic features and overall historic nature of the
site. A system of perimeter fencing and gates has been incorporated into the
project design in order to control access to the site, and installation of security
cameras on site is a condition of project approval. A variety of measures related
to use of the site have been have been developed to help ensure compatibility
with nearby residential uses. Measures related to on-site parking facilities include
the following: Use of parking lots in conjunction with booked special events
requires that parking spaces furthest from the adjacent residential uses will be
utilized first; parking lots will be closed at 11 pm on weekdays and midnight on
weekends; and parking lots will be staffed during events and parking permits
shall be issued to event guests. Measures related to on-site activities include the
following: amplified music shall only be permitted indoors except during City
sponsored day-time events only; and a priority reservation system shall be
established at peak use periods for use of the public pool and picnic area as
noted on the plans dated May 16, 2006.
2. The rights-of-way can accommodate autos and pedestrians, including parking
and access, in that 279 parking spaces will be provided on site within two
interconnected lots to serve the project and the beach in a shared use
arrangement. Vehicular access is provided from Pacific Coast Highway into a
driveway at the south parking lot (Beach Lot 10), with exiting permitted from both
the south lot and north lot. Pedestria n and bicycle access to the site is provided
along the Santa Monica Beach Bike Path and the sand area between the 1921
mean high tide line and the bike path is defined and organized by two main
boardwalks providing universal access and pedestrian circulation to all areas of
the site.
3. The health and safety services (police, fire, etc.) and public infrastructure (e.g.
utilities) are sufficient to accommodate the new development, in that these
services already exist to meet the needs of the site and will be complimented by
on site security during the evening hours.
4. Anyon-site provision of housing or parks and public open space, which are part
of the required project mitigation measures required in Subchapter 9.04.70 Part
9.04.10.12 of the City of Santa Monica Comprehensive Land Use and Zoning
Ordinance, satisfactory meet the goals of the mitigation program, in that the
project is exempt based on the fact that the project is not an office development.
5. The project is generally consistent with the Municipal Code and General Plan, in
that the project is located within the RVC (Residential Visitor Commercial), BPD
(Beach Parking) and Beach Overlay Zoning Districts which allow for the
community-oriented uses including recreational buildings, public beaches,
playgrounds, recreational areas and parking and these uses are consistent with
those proposed by the project. The proposed project is consistent with
Proposition S (Beach Overlay Zoning District) in that project components consist
of uses expressly authorized by the proposition such as open space, parks,
incidental park structures, gardens, playgrounds, recreational buildings, and
recreational areas. In accordance with Proposition S (Beach Overlay Zoning
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District), the project does not propose a hotel, motel, restaurant and/or food
service facility of more than 2,000 square feet and/or exceeding one story in
height. Furthermore, the project is consistent with General Plan Citywide
Objective 1.1 of the Land Use Element which calls for improving the quality of life
by providing a balance of land uses consistent with fulfilling the City's role as a
regional recreational and business center by providing a regional public
recreational resource at the site, and Land Use Element Policy 1.11.1 which
encourages the development of recreation facilities to meet the needs of both
resident and daytime populations with attention to creating amenities for families
with children in that the project includes the rehabilitation of the existing pool for
recreational use, construction of a new water play area and associated pool
amenities such as showers, restrooms, changing rooms and lockers as well as a
community room to be used for informal recreation, an event house, gardens,
playgrounds and walkways. The project is consistent with Land Use Element
Policy 3.1.3, which encourages the retention of historic and architecturally
significant resources, and Goal 3 of the Historic Preservation Element, which
calls for an increase in public awareness of the history of Santa Monica and
historic preservation in the City, in that the historically significant North House
and swimming pool will be preserved and rehabilitated and the site development
will feature a multi-faceted interpretive program in response to the high level of
community interest in the site's history and its local and regional context. Land
Use Element Policy 3.1.3 also states that the design of new buildings should
respect the character of nearby historic resources and the new buildings are
designed to be compatible with the historic structures on the site while not
duplicating their design. The project is consistent with Objective 5 of the Open
Space Element which called for establishing stronger connections to regional
open spaces in that the project will reuse a portion of State owned beachfront
property along the California Coastline for broad public access and through the
site's interpretive program will connect visitors to the significance of this site as
part of the Santa Monica Mountains National Recreation Area and Santa Monica
State Beach.
6. Feasible mitigation measures have been included for all adverse impacts
identified in an Initial Study or Environmental Impact Report, in that an
Environmental Impact Report was prepared for the project and all proposed
feasible mitigation measures have been included in the project approval.
REDUCED PARKING PERMIT FINDINGS
Shared Parking
1. A sufficient number of spaces are provided to meet the greater parking demand
of the participating uses in that a total of 279 parking spaces will be provided on
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site which is sufficient to address the facility plus beachgoer parking demand.
The parking demand analysis contained in the EIR determined that the 415 PCH
facility would generate a parking demand of 212 spaces. There are 162 existing
parking spaces in Beach Lot 10 which must be retained. The demand analysis
indicated a peak summer beach period parking demand of 374 spaces, including
100 parking spaces needed to meet the demand for a maximum 200 guest
special event. A total of 274 spaces are required for the 415 PCH facility and
beachgoers when special events are not occurring. Therefore, the 279 available
spaces are sufficient to meet the parking demand for the 415 PCH facility and
beachgoers, except when these special events are scheduled at the meeting
facilities during peak summer beach days (Mondays-Thursdays during June
through September 1 PM - 4 PM and Fridays-Sundays during June through
September 10 AM - 6 PM), and during other peak beach days (Saturday and
Sunday during October, March, April, and May, 10 AM - 6 PM). In order to
address the special event-related demand of up to 100 parking spaces during the
peak summer beach season, Mitigation Measure T-2 has been included as a
condition of project approval. This measure requires that, if events are scheduled
during peak summer days or other peak beach days, the party booking the event
shall secure off-site parking within 5 miles of the project site for the guests with a
shuttle bus system to transport them to the site, unless the off-site parking is
located within walking-distance of the site. The party booking the event shall be
required to submit a Transportation and Parking Management Plan to the
operator of the site prior to issuance of a permit for use of the facility. The
mitigation measure further requires that the management plan include a
description of the methodology of notifying guests of the location for the shuttle, if
determined by the City to be needed; provide information regarding the number
of guests and parking spaces needed to meet this demand; and include evidence
demonstrating that 1) pre-paid parking has been secured; and 2) pre-paid shuttle
service, if needed, has been hired between the site and the off-site parking lot.
The 279 parking spaces provided on site would also be sufficient to address the
parking demand for special events scheduled on site after 6 PM during any
month of the year. In addition, the 279 parking spaces provided on site are
sufficient to address the parking demand for beachgoers, regular site operations
and special events scheduled on site after 6 PM during any month of the year.
The 279 parking spaces are also sufficient to meet the demand during regular
operation of the site, plus beachgoer parking demand, during other peak beach
days.
2. Satisfactory evidence has been submitted by the parties operating the shared
parking facility, describing the nature of the uses and times when the uses
operate so as to demonstrate the lack of conflict between them in that the City of
Santa Monica operates all parking lots involved in the parking calculations and a
shared parking analysis was conducted as part of the project's Environmental
Impact Report (EIR). The analysis indicated that sufficient parking is available for
public beachgoers and the 415 PCH facility except if special events are
scheduled during peak summer beach days and other peak beach days. A
mitigation measure has been identified to address this greater parking demand.
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The parking facilities for beachgoers (Beach Lot 10) and for the 415 PCH project
can be shared except if events are scheduled to occur during peak summer
beach days (Mondays-Thursdays during June through September 1 PM - 4 PM
and Fridays-Sundays during June through September 10 AM - 6 PM), and
during other peak beach days (Saturday and Sunday during October, March,
April, and May, 10 AM - 6 PM). Mitigation Measure T-2 has been identified to
address the greater parking demand under these scenarios. If events are
scheduled during peak summer beach days and other peak beach days, the
party booking the event shall secure off-site parking within 5 miles of the project
site for the guests with a shuttle bus system to transport them to the site, unless
the off-site parking is located within walking-distance of the site, and shall submit
a Transportation and Parking Management Plan (Plan) to the operator of the site
prior to issuance of a permit for use of the facility. The Plan shall include a
description of the methodology of notifying guests of the location for the shuttle, if
determined by the City to be needed; shall provide information regarding the
number of guests and parking spaces needed to meet this demand; and shall
include evidence demonstrating that 1) pre-paid parking has been secured; and
2) pre-paid shuttle service, if needed, has been hired between the site and the
off-site parking lot.
The 279 parking spaces provided on site would also be sufficient to address the
parking demand for special events scheduled on site after 6 PM during any
month of the year. In addition, the 279 parking spaces provided on site are
sufficient to address the parking demand for beachgoers, regular site operations
and special events scheduled on site after 6 PM during any month of the year.
The 279 parking spaces are also sufficient to meet the demand during regular
operation of the site, plus beachgoer parking demand, during other peak beach
days.
Mitigation Measure T-2 clearly states when off-site parking will be required and
how the provision of off-site parking will be implemented in order to minimize any
potential conflicts resulting from the shared use of Beach Lot 10, the North
Parking Lot, and an off-site parking facility when special events are scheduled
during the peak summer days and other peak beach days.
3. Additional documents, covenants, deed restrictions or other agreements as may
be deemed necessary by the Zoning Administrator are executed to assure that
the required parking spaces provided are maintained and uses with similar hours
and parking requirements as those uses sharing the parking remain for the life of
the building in that the proposed use is on land subject to a long-term operating
agreement with the State of California, and includes parking facilities operated by
the City of Santa Monica. The City will continue to operate the parking facilities
on site that will continue to serve visitors going to the beach and/or to the 415
PCH facility. In addition, Mitigation Measure T-2 which addresses the special
event related demand of up to 100 parking spaces is included as condition of
project approval (Condition #38) and is also a mitigation measure that is included
in the Mitigation Monitoring Program adopted for the project. Monitoring this
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mitigation measure will be done by the City of Santa Monica, Planning and
Community Development Department, Transportation Management Division.
WALL HEIGHT MODIFICATION FINDINGS
1. The subject fence, wall or hedge will be compatible with other similar structures
in the neighborhood and is required to mitigate impacts from adjacent land uses,
the subject property's proximity to public rights-of-way, or safety concerns in that
the project fronts on Pacific Coast Highway, an arterial roadway that carries over
75,000 vehicles per day north of the California Incline. The proposed 7'-4" fence
is similar in terms of its height and proximity to the public right-of-way when
compared to other existing improvements along Pacific Coast Highway in the
area of the project site. The proposed 7'-4" fence will help mitigate sound impacts
on the site from the highway, and help to address site security issues by
controlling access to the site. Additionally, breaks in the fence of a minimum of
20 feet in length will be provided at the south and north parking lots providing
views into the site and the shoreline from the highway.
2. The granting of such modification will not be detrimental or injurious to the
property or improvements in the general vicinity and district in which the property
is located in that the proposed fence will extend along the property frontage for a
maximum distance of 662 feet and will replace the historic fence with a fence of
similar height that was removed in 1995 due to extensive damage following
approval of a Certificate of Appropriateness (Dec. 13, 1993 and extended Oct.
10, 1994). The proposed fence will be replaced in accordance with a
Memorandum of Agreement between the City of Santa Monica, the State Office
of Historic Preservation and the Advisory Council on Historic Preservation, which
specifies that, in addition to local agency review and approval, the design of the
new fence will be approved in consu Itation with the State Historic Preservation
Officer.
3. The modification will not impair the integrity and character of the neighborhood in
which the fence, wall or hedge is located, in that the fence will replace a chain
link fence that was installed to secure the site along PCH with a fence that is
compatible with the site and is reminiscent of the historic fence 'that once was
located along this property line in terms of its height, scale and general character.
The proposed fence has been designed to reflect a rhythm similar to the original,
historic fence and has also been designed to be compatible with the
contemporary architecture of the new construction on site. The proposed fence
also addresses the programmatic needs of the site in that it would serve to
visually define the facility along PCH, provide site security, and serve as a sound
wall.
CONDITIONS
Plans
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1. This approval is for those plans dated May 16, 2006 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.
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 lot layout, specifications, and operations 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, Landmarks
Commission, or Director of Planning.
Landmarks Commission
5. Prior to consideration of the project by the Landmarks Commission, or City
Council on appeal, 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 Landmarks
Commission, or City Council on appeal, 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. Plans for final design, landscaping, screening, trash enclosures, and signage
shall be subject to review and approval by the Landmarks Commission, or City
Council on appeal.
7. The Landmarks Commission, or City Council on appeal, in its review, shall pay
particular attention to the proposed project's treatment of the historic North
House and swimming pool to ensu re that all rehabilitation work is done in
compliance with the Secretary of the Interior's Standards for the Treatment of
Historic Properties. The Commission, or City Council on appeal, shall also pay
particular attention to the design of the new buildings on site to ensure that they
are compatible with the remaining historic features on the site and the overall
historic character of the site.
8. Refuse areas, storage areas and mechanical equipment shall screened in
accordance with SMMC Section 9.04.10.02.130-90.04.10.02.150. Refuse areas
shall be of a size adequate to meet on-site need, including recycling. The
Landmarks Commission, or City Council on appeal, 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
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located in such a way as to minimize noise and visual impacts to surrounding
properties. Unless otherwise approved by the Landmarks Commission, or City
Council on appeal, rooftop mechanical equipment shall be located at least five
feet from the edge of the roof.
Demolition
9. 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.
10. 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 Ma nagement 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.
11. 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.
12. 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.
13. 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.
14. 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:
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mercury (in thermostats, switches, fluorescent light); polychlorinated biphenyls
(PCBs) (including light Ballast), and fuels, pesticides, and batteries.
Construction
15. 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.
16. 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.
17. 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.
18. 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)
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
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recycled and low-environmental-impact materials in building construction; 18)
provide a construction period water runoff control plan.
19. A sign shall be posted on the prope rty 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.
20. The property owner shall insure any graffiti on the site is promptly removed
through compliance with the City's graffiti removal program.
21. 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
22. 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.)
23. 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.
24. 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;
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. 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
25. The building address shall be painted on the roof of the building and shall
measure four feet by eight feet (32 square feet).
26. 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.
27. 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.
28. 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.
29. Automotive repair facilities and dealerships, parking areas and structures,
automotive paint shops, gas stations, equipment degreasing areas, and other
facilities generating wastewater with significant oil and grease content are
required to pretreat these wastes before discharging to the City sewer or storm
drain system. Pretreatment will require that a clarifier or oil/water separator be
installed and maintained on site. In caseswhere settleable solids are present (or
expected) in greater amounts than floatable oil and grease, a clarifier unit will be
required. In cases where the opposite waste characteristics are present, an
oil/water separator with automatic oil draw-off will be required instead. The
Environmental and Public Works Management Department will set specific
requirements. Building permit plans shall show the required installation.
30. Mechanical equipment shall not be located on the side of any building which is
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.
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31. Final approval of any mechanical equ ipment 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.
32. 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.
33. Prior to issuance of a Certificate of Occupancy Permit, the applicant shall post a
notice at the building entry stating that the site is regulated by a Development
Review Permit 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
34. 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.
35. 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.
36. The approval of this permit shall expire if the rights granted are not exercised
within eighteen (18) months from the permit's effective date. Exercise of rights
shall mean issuance of a building permit to commence construction. 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, or if the rights granted are not exercised
within one (1) year following the earliest to occur of the following: issuance of a
Certificate of Occupancy or, if no certificate of Occupancy is required, the last
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required final inspection for the new construction. 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.
37. Applicant is advised that projects in the California Coastal Zone may need
approval of the California Coastal Commission prior to issuance of any building
permits by the City of Santa Monica. Applicant is responsible for obtaining any
such permits.
Mitigation Measure Conditions
38. AES-2(a) Planning Commission Review. The physical location, size, massing
and placement of proposed structures on the site shall be compatible with and
relate harmoniously to surrounding sites and neighborhood. Prior to issuance of
Building Permits, the applicant shall submit plans for review and approval by the
Planning Commission to demonstrate compliance with this mitigation measure.
AES-2(b) Landmarks Commission Review. The design, scale and character of
project architecture shall be compatible with the existing Georgian Revival
architectural style of the Marion Davies Estate. Rehabilitation of historic
resources shall comply with the recommendations of the Cultural Resources
Technical Report: Proposed 415 PCH Project (Historic Resources Group 2005)
and shall be consistent with the final design requirements outlined in Mitigation
Measure HR-1 (a). Prior to issuance of Building Permits, the applicant shall
submit detailed plans for review and a pproval by the Landmarks Commission, or
City Council on appeal, that demonstrate compliance with this mitigation
measure.
AES-2(c) Fence Design Requirements. Plans for the proposed project shall
include design details of the fence that is envisioned along the street frontage of
PCH. The design of the fence shall be compatible with the existing Georgian
Revival architectural style of the Marion Davies Estate and shall be subject to
review by the Planning Commission and Landmarks Commission, or City Council
on appeal, as required pursuant to Mitigation Measures AES-2(a) and (b).
AES-3(a) Low-glare Materials. All design and placement of windows shall be of
low-glare specification. Paint used for exterior facades shall be of low-reflectivity.
Metal surfaces shall be brush-polished, and shall not be highly reflective.
AES-3(b) Parking Lot Landscaping. Parking areas shall be landscaped such that
the size, type and location of species reduce the glare from vehicles parked on-
site.
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AES-3(c) Lighting Plan. In order to ensure that new sources of light are
compatible with existing residential and recreational development along Santa
Monica State Beach and to avoid excessive nighttime lighting that is out of
character with the land uses surrounding the project site, any exterior night
lighting installed on the project site shall be of low intensity, low glare design, and
shall be hooded to direct light downward onto the subject parcel and away from
surrounding residential uses so that there is no lighting spill-over onto adjacent
parcels. In addition, such lighting shall not blink, flash, or oscillate. The City
shall develop a Lighting Plan incorporating these requirements which shall be
reviewed and approved by the City's Landmark Commission, or City Council on
appeal, prior to issuance of a building permit.
CON-1 Construction Impact Mitigation Plan. The City shall prepare and
implement a Construction Impact Mitigation Plan to provide for traffic and parking
capacity management during construction and demolition of the Locker Building.
This plan shall be subject to review and approval by the Departments of
Environmental and Public Works Management and Planning and Community
Development, Transportation Management Division, at a minimum, and shall
include the following:
· A public information program to advise motorists of impending
construction activities (e.g., media coverage, portable message signs, and
information signs at the construction site);
· Approval from the City, or Caltrans if required, for any construction detours
or activity (e.g. haul routes);
· Timely notification of construction schedules to all affected agencies (e.g.
Police Department, Fire Department, Department of Environmental and
Public Works Management, and Department of Planning and Community
Development);
· Coordination of construction work with affected agencies five to ten days
prior to start of work;
· A traffic control plan for Pacific Coast Highway, which includes specific
information regarding the project's construction and activities that will
disrupt normal traffic flow;
· A pedestrian/bicyclists control plan for the beach pedestrian/bike path,
which includes information regarding the project's construction and
activities that will disrupt public use of the path;
· Minimizing dirt and demolition material hauling and construction material
delivery during the morning and afternoon peak traffic periods and
cleaning of streets and equipment as necessary;
· Scheduling and expediting of work to cause the least amount of disruption
and interference to the adjacent vehicular and pedestrian traffic flow.
Weekday daytime work on City streets shall primarily be performed
between the hours of 9:00 AM and 3:00 PM;
· Limiting of queuing of trucks to on-site and prohibition of truck queuing on
Pacific Coast Highway;
· Scheduling of preconstruction meetings with affected agencies to properly
plan methods of controlling traffic through work areas;
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· Storage of construction material and equipment within the designated
work area and limitation of equ ipment and material visibility to the public;
and
· Provision of off-street parking for construction workers, which may include
the use of a remote location with shuttle transport to the site, it determined
necessary by the City of Santa Monica.
CON-2(a) Dust Minimization. Dust generated by the development activities shall
be kept to a minimum with a goal of retaining dust on the site through
implementation of the following measures recommended by the SCAQMD Rule
43 Handbook:
· During clearing, grading, earth moving, excavation, or transportation of cut
or fill materials, water trucks 0 r sprinkler systems are to be used to the
extent necessary to prevent dust from leaving the site and to create a
crust after each day's activities cease.
· During clearing, grading, earth moving, excavation, or transportation of cut
or fill materials, streets and sidewalks within 150 feet of the site perimeter
shall be swept and cleaned a minimum of twice weekly.
· During construction, water trucks or sprinkler systems shall be used to
keep all areas of vehicle movement damp enough to prevent dust from
leaving the site. At a minimum, this would include wetting down such
areas in the later morning and after work is completed for the day and
whenever wind exceeds 15 miles per hour.
· Soil stockpiled for more than two days shall be covered, kept moist, or
treated with soil binders to prevent dust generation.
CON-2(b) Construction Equipment Conditions. Construction equipment used on
the site shall meet the following conditions in order to minimize NOx and ROC
emissions:
· Diesel-powered equipment such as booster pumps or generators should
be replaced by electric equipment to the extent feasible; and
· The operation of heavy-duty construction equipment shall be limited to no
more than 5 pieces of equipment at anyone time.
CON-3(a) Diesel Equipment Mufflers. All diesel equipment shall be operated
with closed engine doors and shall be equipped with factory-recommended
mufflers.
CON-3(b) Electrically-Powered Tools. Electrical power shall be used to run air
compressors and similar power tools.
CON-3(c) Additional Noise Attenuation Techniques. For all noise-generating
activity on the project site associated with the installation of new facilities,
additional noise attenuation techniques shall be employed to reduce noise levels
to City of Santa Monica noise standards. Such techniques may include, but are
not limited to, the use of sound blankets on noise generating equipment and the
construction of temporary sound barriers between construction sites and nearby
sensitive receptors.
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CON-3(d) Construction Sign Posting. In accordance with Santa Monica
Municipal Code Section 4.12.120, the City shall be required to post a sign
informing all workers and subcontractors of the time restrictions for the
installation of new facilities. The sign shall also include the City telephone
numbers where violations can be reported and complaints associated with noise
associated with the installation of new facilities can be submitted.
GEO-2 Geotechnical Study. A geotechnical study shall be prepared for the
project site prior to development. Th is report shall include, but is not limited to,
an analysis of the liquefaction potential of the underlying materials. If the site is
found to be prone to seismically-induced liquefaction, appropriate techniques to
minimize liquefaction potential shall be prescribed and implemented. Suitable
measures to reduce liquefaction impacts could include, but are not limited to: (1)
specialized design of foundations by a structural engineer; (2) removal or
treatment of liquefiable soils to reduce the potential for liquefaction; (3) in-situ
densification of soils; and (4) other alterations to the ground characteristics. Any
recommended measures to minimize liquefaction potential specified by the
geotechnical study shall be fully implemented in accordance with the Uniform
Building Code and California Building Code requirements.
HHM-3: As part of Mitigation Measure HR-1 (a), as required in Final EIR Section
4.6 Historic Resources, a materials conservator would be required to evaluate
the historic ceramic tiles in the pool and North House restrooms and provide
appropriate methodology for repair and/or replacement in kind, if necessary.
Implementation of Mitigation Measure HR-1 (a) would ensure that the historic tiles
are maintained in good condition and further reduce any risk of lead exposure.
HR-1 (a) Final Rehabilitation Design. A historically compatible rehabilitation
design for the North House, pool and bulkhead shall comply with the Secretary of
Interior's Standards for the Treatment of Historic Properties and Guidelines for
Preserving, Rehabilitating, Restoring and Reconstructing Historic Buildings or the
Secretary of Interior's Standards for Rehabilitation and Guidelines for Historic
Buildings (Weeks and Grimmer, 1995). Prior to issuance of a building permit,
plans with specific design details shall be prepared and submitted to the
Landmarks Commission as part of its review of a Certificate of Appropriateness
application which review shall ensure that the rehabilitation and adaptive reuse of
the North House and swimming pool, and new construction within the vicinity of
the historical resources does not significantly affect and is consistent with the
historic character of the project site. As part of this review and any approval of
the project, in accordance with the Secretary of the Interior's Standards, the
Landmark Commission, or City Council on appeal, shall require the following:
. Alterations required for the conversion of the North House into a meeting
facility, including the installation of mechanical equipment and alterations
related to ADA accessibility, shall be designed so as to integrate, rather than
obscure, alter, or remove, character-defining features.
. The architectural design of new facilities and landscaping shall be
19
"differentiated from the old," and not detract from or overwhelm the original
historic features.
. Signage shall be placed in a manner that is compatible with and does not
obstruct character-defining features of the North House, pool, or bulkhead.
. Testing shall be performed where necessary to ensure that the safest and
gentlest means possible are used to clean and repair materials. A materials
conservator shall evaluate historic ceramic tiles in the pool and North House
restrooms and provide appropriate methodology for repair and/or replacement
in kind if necessary.
. New facilities, including the Event House, Pool House, Garden and children's
water play area shall be designed to maintain spatial relationships of the
character-defining features as much as possible. New elements constructed
on the site shall be designed to be reversible and to cause minimal impact on
the historic fabric of the site.
HR-1 (b) Mitigation Plan for Preservation of Historic Materials During
Construction: The City shall prepare and implement a Mitigation Plan for
Preservation of Historic Materials During Construction to protect historic
materials during construction of the proposed project. This plan shall be subject
to review and approval by the Planning and Community Development
Department prior to issuance of a building permit. At a minimum, it shall include
the following: '"
. Character-defining features of the property shall dictate the placement of new
design components, as well as methods and design of new construction.
Structural engineers, in consultation with a designated historian, shall
evaluate the condition of extant historical resources to better understand the
potential effects of excavation activities and foundation design.
. Engineers shall provide a shoring design solution, if necessary, to protect
historical resources from construction procedures and mitigate the possibility
of settlement due to the removal of adjacent soil. Structural engineers shall
also evaluate what temporary seismic movement the new construction may
have, and whether any measures need to be taken to allow for this
movement.
. The removal of historic materials shall be minimized to the extent feasible. If
any historic materials are removed, a materials conservator shall evaluate
historic material and provide appropriate methodology for handling and/or
preservation.
HWQ-3(a) Best Management Practices. The City shall include best management
practices (BMPs), such as sand filters and grease traps, within the reconfigured
surface parking lots to intercept and effectively prohibit pollutants, sediment, and
debris from discharging offsite.
HWQ-3(b) Landscape Maintenance Plan. A landscaping maintenance plan shall
be implemented that limits the use of herbicides and inorganic fertilizers applied
to landscaping to quantities that are necessary to treat specific problems. The
maintenance plan shall incorporate features from the City of Santa Monica's
20
Integrated Pest Management Program, which include, but are not limited to the
following: pest-resistant plants, provisions for mechanical weed control to be
used wherever and whenever possible as the first choice; determination of the
probable cause of a disease problem and correction as necessary (e.g. soil
nutrient problems, irrigation, water quality, and plant type) prior to chemical use;
provisions that herbicides are to be used only when necessary to cure a problem
and not as a preventative measure or as a regular, periodic application; and,
guidelines for use of chemical forms that have a low potential for leaching from
the site.
T-2 Off-Site Parking. If events are scheduled during peak summer beach days
(Mondays -Thursdays during June through September 1 PM - 4 PM and Fridays
- Sundays during June through September 10 AM - 6 PM), and during other
peak beach days (Saturday and Sunday during October, March, April, and May,
10 AM - 6 PM), the party booking the event shall secure off-site parking within 5
miles of the project site for the guests with a shuttle bus system to transport them
to the site, unless the off-site parking is located within walking-distance of the
site, and shall submit a Transportation and Parking Management Plan (Plan) to
the operator of the site prior to issuance of a permit for use of the facility. The
Plan shall include a description of the methodology of notifying guests of the
location for the shuttle, if determined by the City to be needed; shall provide
information regarding the number of guests and parking spaces needed to meet
this demand; and shall include evidence demonstrating that 1) pre-paid parking
has been secured; and 2) pre-paid shuttle service, if needed, has been hired
between the site and the off-site parki ng lot.
T -1 (c) PCH and Lot N Entrance/primary proj~ct access point. The applicant shall
use its good faith reasonable efforts to obtain approval of a full signal at this
location, including filing a Caltrans Encroachment Permit application or other
application, plans, specification and studies that provide sufficient information
and details to enable Caltrans to evaluate implementing the Mitigation Measure.
These applications shall be submitted prior to issuance of building permits. If
timely approved by Caltrans, such improvements shall be completed prior to
issuance of a certificate of occupancy for the project. In submitting applications
for this signal, the applicant will request that the signal be demand-actuated and
be integrated into the signal progression on Pacific Coast Highway.
Monitoring of Conditions
39. Pursuant to the requirements of Public Resources Code Section 21081.6, the
City Planning Division will coordinate a monitoring and reporting program
regarding any required changes to the project made in conjunction with project
approval and any conditions of approval, including those conditions intended to
mitigate or avoid significant effects on the environment. This program shall
include, but is not limited to, ensuring that the City Planning Division itself and
other City divisions and departments such as the Building Division, the
Environmental and Public Works Management Department, the Fire Department,
the Police Department, the Community and Economic Development Department
21
and the Finance Department are aware of project requirements which must be
satisfied prior to issuance of a Building Permit, Certificate of Occupancy, or other
permit, and that other responsible agencies are also informed of conditions
relating to their responsibilities. Project own~r shall demonstrate compliance with
conditions of approval in a written report submitted to the Planning Director and
Building Officer prior to issuance of a Building Permit or Certificate of Occupancy,
and, as applicable, provide periodic reports regarding compliance with such
conditions.
Special Conditions
40. As shown on plans dated May 16, 2006, the following design elements are
required: perimeter railings and fencing; gates at all parking lots; and gates at all
entries to open space areas east of Beach Walk, including the public restroom
entries.
41 . As shown on plans dated May 16, 2006, the following design elements are
required: an enclosed picnic area adjacent to pool.
42. Installation of security cameras shall be required on site prior to issuance of
Certificate of Occupancy.
43. The site will be staffed with on-site personnel year-round including daytime
ranger staffing at peak use periods and night-time security staffing.
44. 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.
45. The size of individual meeting rooms shall not exceed 2,000 square feet.
46. A priority reservation system shall be established at peak use periods for use of
the public pool and picnic area as noted on the plans dated May 16, 2006.
47. Parking lots shall close at dark for general public parking but remain open and
available for event parking only. Parking lots will be staffed during events and
parking permits shall be issued to event guests.
48. On site events shall end no later than 10 pm weekdays and 11 pm on Saturdays
and Sundays, with the parking lots closing no later than 11 pm weekdays and
midnight on Saturdays and Sundays.
49. Booked social functions or meetings where the primary activity includes sit-down
meal service shall be limited to a total of 2,000 square feet at one time. Food
service that is incidental to meetings or social functions shall be exempt from this
requirement. The existing restaurant on-site is exempt from this requirement.
22
50. Organized food service shall be provided by on-site concessionaire and
approved offsite caterers under contract with the City of Santa Monica.
51 . Alcohol use shall be restricted to beer and wine only; staffed bar service only
(caterer permit), for booked indoor events only; service of alcohol is required to
end % hour before end of events.
52. No outside furniture rentals permitted for special functions or meetings. Furniture
to be provided by site operator.
53. Amplified music shall be permitted outdoors during City sponsored day-time
events only.
54. The operator shall direct guests visiti ng the site for meetings or social functions
to park their vehicles in the central lot before use of the south or north parking
lots.
55. The site east of the Beach Walk, and the public restrooms, as labeled on the
plans dated May 16, 2006 shall close at dark year round except for booked uses.
56. During social functions staff shall be provided to patrol the premises east of the
Beach Walk and including the parking lots to ensure that guests are not
disruptive to adjoining residential properties and their residents.
57. The operator shall prohibit loitering and control noisy guests leaving the site.
58. A minimum 15" X 12" sign shall be posted at each parking lot requesting patrons
exit the site in a manner that will not disturb nearby residential neighborhoods.
This information shall also be provided in all marketing materials that are
prepared for rental of facilities on the site for meetings and social functions.
59. No exterior activities such as deliveries, trash disposal or other maintenance
activities, except in the case of an emergency shall be conducted between 11 pm
and 7:00 am seven days per week.
60. The project shall at all times comply with the provisions of the Noise Ordinance
(SMMC Chapter 4.12) unless more restrictive conditions are imposed by this
permit.
61. To mitigate solid waste impacts associated with the project, the applicant shall
prior to issuance of a Certificate of Occupancy submit a recycling plan to the
Environmental and Public Works Management Department for approval. The
recycling plan shall include 1) a list of recyclable material such as paper, plastic,
metal aluminum and glass to be recycled; 2) the location of recycling bins
3)describe the nature and extent of pick up service 4) identify plans to inform
visitors of the recycling program.
23
62. Exterior building, parking lot and landscape lighting shall be designed to shed
light pools on the project site to enhance safety. All outdoor lighting shall be
shielded and directed downward, and have sharp cutoff qualities at property lines
to minimize light and glare impacts.
63. Architectural lighting shall be provided to the extent necessary to highlight
architectural elements. Security lighting shall be installed as required to provide
a secure environment for users of the site.
64. In the event that historic artifacts a re exposed during grading operations, all
earth-disturbing work within the subject property must be temporarily suspended
or redirected until a historic consultant has evaluated the nature and significance
of the find. After the find has been appropriately assessed and mitigated in
accordance with the Secretary of the Interior's Standards, work within the area
may resume.
65. Truck deliveries to the site shall be required to occur outside of the a.m. and p.m.
peak hours, except in the case of an emergency.
66. The applicant shall include in its application to the California Coast Commission
all operational conditions (Special Conditions #40-#63 and #65 and Mitigation
Measure Condition #38 T -2 Off-Site Parking) contained in this Development
Review Permit (06DR-002) as part of the project description to be reviewed by
the California Coastal Commission for the rehabilitation and adaptive reuse of the
property at 415 Pacific Coast Highway as a public, beach-oriented recreation
facility.
VOTE
Ayes: Bloom, Genser, McKeown, O'Connor, Shriver and Holbrook
Nays: None
Abstain:
Absent: Katz
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.
24
~ ~.-..;}
MARIA M. STEWART, ity Clerk
"1.....l ~-Ub
Date
Acknowledqement bv 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\COUNCfL\STOAS\2006\06APP-030 and 06APP-032 Council STOA (415 PCH).doc
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