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SR-402-008 (2) CP:JT:SHK:JMM:f:\plan\share\council\strpt\app063.attachA.doc Planning Commission Mtg: March 1, 2000 Santa Monica, California TO: The Honorable Planning Commission FROM: Planning Staff SUBJECT: Conditional Use Permit 99-032 Address: 3020 Santa Monica Boulevard Applicant: Herb Katz, RTK Architects Property Owner: Judith A. Richards Company Trust, Et Al INTRODUCTION Action: Application for Conditional Use Permit 99-032 to allow an addition to an existing automobile dealership and repair facility that will exceed 5,000 square feet in floor area. The applicant proposes to construct a two-story 9,445 square foot addition for a showroom, offices, parts department, and a waiting area for customers and a one-story, 345 square foot building for a service advisory office. In addition, the project will include 15 at-grade parking spaces and nine spaces designated for vehicle display within a new surface lot and the construction of a subterranean parking garage with 36 spaces accessed from the interior of the surface lot. The project will also include the temporary use of 3012 Santa Monica for office space for the dealership during the time of construction. As conditioned, the proposal meets all applicable development standards. Recommendation: Approval with conditions. Permit Streamlining Expiration Date: March 1, 2000 pursuant to the applicant’s extension letter on file. SITE LOCATION AND DESCRIPTION The subject property consists of five lots comprising approximately 35,330 square feet. The lot has approximately 241 feet of frontage on Santa Monica Boulevard and approximately 146 feet along Berkeley Street. The site is occupied by an 11,514 square foot, one-story service building with a mezzanine, a one-story, 1,940 square foot office and repair building, and a 345 square foot office building. Commercial uses abut the subject property along the west. A one-story liquor store exists to the east, across Berkeley Street. The properties to the north, across Santa Monica Boulevard, include a mixture of retail and office buildings. To the south, across the alley, are residential uses, including a single story dwelling and a two-story multi-family structure. Zoning District: C-4 (Highway Commercial District) Land Use District: General Commercial Parcel Area: 241.94’ x 146.03’ = 35,330.50 sq. ft. PROJECT DESCRIPTION The subject property contains an existing auto dealership consisting of a 28-foot high, 10,266 square foot service building with a 1,248 square foot mezzanine for parts storage, a 2,940 square foot service and office building with 4 bays, a small 345 square foot office and a surface parking area with 40 spaces. The 345 square foot office building that projects from the northwest corner of the main service building and the 2,940 square foot service building and office adjacent to Santa Monica Place South Alley will be demolished. Proposed is the construction of a two-story, 25' tall, 9,445 square foot showroom/office building and a one-story, 345 square foot service advisory office. The project will be an addition to an existing automobile dealership and repair facility. The showroom/office building will include 2,210 square feet of automobile display area, 2,314 square feet of office area, and 705 square feet of retail parts and parts storage area on the first floor. The second floor will be approximately 3,300 square feet which will include 555 square feet of office space, a 710 square foot conference room and approximately 900 square feet of unfinished area for future tenant improvements. The demolition of the repair and office building will allow space for a 345 square foot service advisory office, a surface parking lot with 15 parking spaces and 9 spaces for vehicle display and a 36 space subterranean parking garage with 5 additional spaces in tandem. The parking areas will be accessed from Santa Monica Boulevard with an additional exit onto Santa Monica Place South Alley. During construction, the dealership offices will be temporarily placed within an existing office structure located at 3012 Santa Monica Boulevard. The dealership office will occupy 1,226 square feet, requiring 4 parking spaces which will be provided within the existing 12-space parking lot at the rear of the building. The construction for the project will occur in two phases. Phase One will consist of construction of the subterranean parking garage and the on-grade facilities above the parking structure with the exception of the service advisors’ building and trellis. The construction area will be contained within the western portion of the lot and will include the demolition of the existing 2,940 square foot auto repair and office building, the 345 square foot office building, and the surface parking lot that occupies the west half of the lot. During Phase One, the inventory of cars on display will be reduced to twenty-five vehicles, which will be stored on the existing surface parking area located in the northeast corner of the lot. Phase Two will commence after the completion of the subterranean garage and new surface parking lot. Construction will include the showroom and office addition as will as the service advisor building and trellis proposed on the west side of the existing building. The inventory of 25 cars will be relocated to the new surface parking area on the west side of the lot. The inventory of 25 cars will require 2 parking spaces for customers. The two spaces will be accommodated on the adjacent lot, 3012 Santa Monica Boulevard where the offices will be temporarily placed. The use of the temporary offices will completely cease and will be vacated prior to the issuance of a Certificate of Occupancy for the project. In addition, no modifications or other tenant improvements will occur at 3012 Santa Monica Boulevard that would expand the existing dealership use. Staff has included Condition #52 to ensure the temporary office space will cease in a timely manner. MUNICIPAL CODE AND GENERAL PLAN CONFORMANCE The proposed project is consistent with the Municipal Code as conditioned and in conformance with the General Plan as shown in Attachment A. CEQA STATUS Categorically exempt pursuant to Section 15301(e)(2) of the CEQA State Implementation Guidelines, which exempts additions of up to 10,000 square feet to existing structures where public facilities are available and the area in which the project is located is not environmentally sensitive in that the proposed project is a 9,790 square feet addition to an existing auto dealership operation. FEES The project is not subject to special fees. PUBLIC NOTIFICATION Pursuant to Municipal Code Section 9.04.20.20.080, within 30 days after the subject application was deemed complete, the applicant posted a sign on the property stating the following information: Project case number, brief project description, name and telephone number of applicant, site address, date, time and location of public hearing, and the City Planning Division phone number. It is the applicant's responsibility to update the hearing date if it is changed after posting. In addition, pursuant to Municipal Code Section 9.04.20.22.050, notice of the public hearing was mailed to all owners and residential and commercial tenants of property located within a 500 foot radius of the project and published in the "Our Times" section of the Los Angeles Times at least ten consecutive calendar days prior to the hearing. A copy of the notice is contained in Attachment B. ANALYSIS Background This site is currently occupied by an 11,514 square foot service building, a one-story 2,940 square foot building with 4 service bays and a small 345 square foot office building. Parking and the display of cars for sale are located on a surface parking lot with 40 spaces facing Santa Monica Boulevard. Vehicular access to the site is provided from Santa Monica Boulevard. Two existing buildings, the one-story building with 4 service bays and offices located on the southwest corner of the property and the small one-story office building at the northwest corner of the service building will be demolished. The total area that will be demolished is 3,285 square feet. These buildings were constructed after 1960 and are not listed on the City of Santa Monica Historical Resources Inventory. Project Design The proposed 9,445 square foot addition will contain a showroom, offices, conference room, parts department and storage, customer waiting room, and a covered elevated walkway that leads to the rear parking area. The proposed 345 square foot service advisory office building will be constructed west of this building. The new office and showroom will abut the north wall of the service building so that the entire 146’ of frontage along Berkeley Avenue will be occupied by the new dealership building and repair/service facility. The dealership will also extend 109 feet along Santa Monica Boulevard. A 54.5’ x 40’ trellis will cover the service advisory building and will extend over the parking aisle that leads from Santa Monica Boulevard to Santa Monica Place South Alley. The trellis will have an open roof with beams. Occasionally, this area will contain up to three cars awaiting service within the remaining service building but no commercial activity will occur underneath the trellis. To allow traffic within the surface parking lot to access the alley and the service building, the existing parking will be reconfigured. The surface lot will contain 9 spaces reserved for auto display, 15 spaces for customers, and one space for loading. The new subterranean garage will contain 36 parking spaces of which 18 will be provided for customers and 18 for employees. One elevated platform installed within an oval shaped fountain will be used for display along Santa Monica Boulevard. The project is subject to the pedestrian oriented development standards as specified in Section 9.04.10.22.440 of the Municipal Code. The project addresses these standards by incorporating large display windows along the ground level, public entrances from both street elevations, and rooflines that drop from 25’ to 21’ in height. The showroom/office addition will be finished with stucco and metal panels. The metal panel system proposed along the front elevation facing Santa Monica Boulevard and a portion of the side elevations will delineate the lower scale of the 21’ high portion of the building. The service advisory building will be completely finished with metal panels and will include an 11.5’ high trellis that will extend approximately 40’ over the surface parking lot. The trellis will add a decorative feature. The proposed addition will not intensify the activity of the dealership, but rather enclose the majority of the existing activity within the building and add a subterranean parking area. Parking and Vehicle Storage The project, including the existing facilities, requires 51 parking spaces. A total of 51 parking spaces will be provided with an additional 9 in tandem spaces that cannot be counted to satisfy the parking requirement. Fifteen spaces will be provided for customers within the surface parking lot and 36 spaces will be provided for customers and employees within the subterranean garage. Since the blocked tandem spaces within the surface parking lot cannot be utilized as required customer and/or employee parking, these areas will be utilized for the display of vehicles. None of the tandem spaces within the subterranean garage will be used for display or vehicle storage. The commercial display areas have been included in the calculation for the total parking required on site. As shown on the plans, all of the parking spaces will be clearly marked for display, customers, and employees. Staff has added Condition #5 to ensure that the three blocked tandem spaces within the surface lot will be marked and maintained for display spaces and to ensure that all of the parking spaces are clearly designated for customer or employee parking only and shall not be used for vehicle display or storage. The Transportation Management Division reviewed and approved the parking configuration on November 11, 1999. Pursuant to Section 9.04.14.060(c), employee and customer parking shall be provided at no charge. The subterranean garage will be reserved for employees and customer parking only. It should also be noted that no vehicles for display or other commercial activity are permitted within the subterranean parking garage. Commercial activity within the subterranean garage would require that portion to be calculated as project floor area. Landscaping and Screening Pursuant to Section 9.04.14.060(d), automobile dealerships are required to provide a minimum of a 2-foot wide and 1-foot high landscape and decorative curb strip, where feasible, along the street frontage perimeter of all vehicular display areas, non-display areas and along the public right-of-ways. In addition, Section 9.04.10.04.090 requires a minimum of three shrubs per 10 feet of linear frontage or portion thereof and adequate groundcover to provide complete coverage within two years. The project complies with these standards. With the exception of vehicular access to the property, a 2-foot wide landscape strip is proposed along the entire property adjacent to Santa Monica Boulevard. In addition, a 2-foot wide landscape strip is proposed adjacent to Berkeley Street. Although shrubs are not shown on the submitted site plans, Condition #24 requires shrubs and/or other plant species that will grow as an opaque screen within two years growth. The landscape plans will also be subject to review and approval by the Architectural Review Board. In addition to landscaping required to screen vehicle storage and activities related to automobile dealerships, 10% of the area of the surface parking lot must be landscaped and one tree must be provided per 1,200 square feet of parking area. The project proposes an at grade parking lot with 9,255.5 square feet of surface area, therefore 925.5 square feet of landscaping is required. The applicant will provide 929.25 square feet of landscaping within and around the perimeter of the surface parking lot. Five trees are proposed within the rear portion of the parking lot, adjacent to the entrance onto Santa Monica Place South Alley; however eight trees are required. The applicant is aware of the additional trees required and will resubmit revised plans to staff to comply prior to submittal to the Architectural Review Board. Condition #24 will ensure that this requirement is met. Lighting The submitted plans do not show a lighting plan for the commercial use. Condition # 7 has been included to ensure that lighting does not exceed .5 footcandles of illumination beyond the subject site and that lighting be shielded and directed away from surrounding residential uses. In addition, none of the lights shall consist of blinking, flashing, or oscillating lamps. Loading and Unloading of Vehicles. Pursuant to Section 9.04.14.060(f), loading and unloading of vehicles is limited to the hours of 8:00 A.M. to 5:00 P.M. Monday through Saturday, excluding legal holidays and shall not block the ingress or egress of any property. Off-loading shall be on-site or off- site on private property, subject to the approval of the Transportation Management Division. Shared loading and unloading facilities are permitted. The Transportation Management Division approved plans to allow the dealership to load, unload, and store vehicles off-site at Buerge Motor Car Company located at 11775 Mississippi Avenue in West Los Angeles; therefore, no on or off-loading of vehicles will occur on the subject site. Vehicles for sale will be individually driven from Buerge Motors to the subject property. A letter of this agreement from Buerge Motor Car Company is included in Attachment E. Storage of Vehicles to be Repaired and Repair of Vehicles The operation of servicing cars will remain the same. Vehicles are serviced within the existing service building, which contains 10,266 square feet of floor area devoted to approximately 15 interior bays. All repairs and service take place within the enclosed building. Queuing of Vehicles Pursuant to Section 9.04.14.060(i), an adequate on-site queuing area for service customers shall be provided. On-site driveways may be used provided that access to required parking spaces is not blocked. The submitted plans show a double aisle of three queuing spaces below the trellis with a queuing plan monitored by designated employees. The configuration of the doubled queuing areas, as shown on the project site plan, will block parking spaces located along the west property line and therefore, would not be permitted in this area. The applicant intends to use the service building as a queuing area. Vehicles that are dropped off for service will be left with employees who will move the cars into the existing service building. The service building has an open floor area with approximately 15 interior bays and the capacity to queue 7 vehicles while maintaining a travel aisle through the building to the exit onto Berkeley Street. The queuing plan, which was submitted with the letter describing the off and on-loading plan, alley control plan and test-driving plan was approved by the Transportation Management Division on November 17, 1999. Test Driving Pursuant to Section 9.04.14.060(j), test-driving shall not take place on residential streets or alleys. Test-driving is permissible on streets designated by the City as major collector streets and is prohibited in alleys. The applicant submitted a test-driving plan to the Transportation Management Division to fulfill this requirement, which was approved on November 17, 1999. The test-driving will commence from the existing service building, which has an exit onto Berkeley Street. Vehicles will be driven a short distance (approximately 100 feet) north on Berkeley Street to Santa Monica Boulevard. Vehicles will continue eastbound on Santa Monica Boulevard to Centinela, south along Centinela thth to Olympic Boulevard, east on Olympic Boulevard to 26 Street, north along 26 Street to Santa Monica Boulevard, east on Santa Monica Boulevard for four blocks until entering the site’s parking lot. With the exception of the approximately 100’ segment on Berkeley Street, the route includes streets that are all designated by the City as . collector streets and arterial streetsCondition #12 has been included to revise the starting point of the test-driving plan so that vehicles depart from the surface parking lot directly onto Santa Monica Boulevard, thus precluding any use of residential streets. The test-driving plan is included in Attachment D. Control of Alley Pursuant to Section 9.04.14.060(k), existing dealerships must provide a plan for slowing traffic flow in the alleys adjacent to their uses. Such plans shall be designed to limit maximum speed to fifteen miles per hour and may include measures such as speed bumps or dips, one-way traffic patterns, increased signage, parking and loading prohibitions and other similar measures. The applicant proposes that there will be no off-loading or on loading activity on the subject property. A limited amount of new cars transported individually from Buerge Motor Car Company located at 11775 Mississippi Avenue in West Los Angeles, will be driven along Santa Monica Boulevard directly onto site. This would preclude any use of the alley for deliveries. In addition, the applicant proposes to post two signs stating "Please Drive Slowly. Be Considerate of the Residents" and "No Right Turn" at the corner of the Santa Monica Place Alley and Berkeley Street which will direct traffic onto Santa Monica Boulevard rather than through the residential area just south of the dealership. In addition, a "No Left Turn" sign will be posted at the alley corner at Stanford Street which will also direct traffic onto Santa Monica Boulevard and away from the residential area. The alley control plan was approved by the Transportation Management Division on November 17, 1999. Circulation Pursuant to Section 9.04.14.060(l), the location of entries and exits from automobile dealerships should be located as far away from adjacent residential properties as is reasonably feasible and shall be directed to commercial streets and away from residential areas by means of signage and design. In addition, the interior circulation systems between levels shall be internal to the building and shall not require use of public ways or of externally visible or uncovered ramps, driveways or parking areas. Access to the subterranean garage will be from the interior parking lot. The opening to the subterranean garage faces Santa Monica Boulevard. This orientation will permit vehicles entering and exiting the subterranean garage to maneuver a short distance through the surface parking lot from and onto Santa Monica Boulevard rather than utilizing the alley exit. In addition, the ramp will be buffered and screened by the site’s perimeter landscaping. The plans for circulation were approved by the Transportation Management Division on November 17, 1999. Neighborhood Compatibility The project is compatible with the uses along Santa Monica Boulevard. Santa Monica Boulevard is the main commercial corridor for automobile dealerships. The proposed addition will be built primarily adjacent to Santa Monica Boulevard which will minimize the impact of the project on residential uses just south of the property. The majority of cars currently displayed outdoors will be relocated within the showroom and a portion of the surface parking area, which will increase pedestrian orientation along Santa Monica Boulevard. The existing 4 bay repair facility located along the east-west alley will be demolished and replaced with a smaller parking area and landscaping. Although the reconfiguration of the surface parking lot and the demolition of the 4-bay service building will provide a new entrance and exit onto Santa Monica Place alley, access to the alley will be very limited. Test-driving will not take place along the alley and deliveries of new vehicles from Buerge Motor Car Company will enter from Santa Monica Boulevard. The entrance to the subterranean parking garage will be located within the surface parking lot and will be oriented toward Santa Monica Boulevard. This configuration will reduce vehicular traffic and noise along Santa Monica Place alley which abuts residential uses to the south. In addition, the demolition of the 4-bay service building will benefit the adjacent residential uses by reducing the noise of the repair facility and by relocating most of the dealership’s activity toward Santa Monica Boulevard. The development will also be compatible in design and scale to the adjacent properties and streetscape of Santa Monica Boulevard. The project will include varied rooflines to reduce the mass of the building and to bring the building to a more pedestrian scale along Santa Monica Boulevard. Public Input Staff has received two letters of concern regarding the project and one letter from an adjacent business owner in support of the project. The letters are enclosed in Attachment F. The letters of concern address the excessive noise caused by generators, trucks using Berkeley Street for deliveries, and serviced vehicles that are driven through the alleys that abut the subject property. In addition, there are concerns regarding the increase in vehicles that are serviced on the property. The author of the letter maintains that the increase has exacerbated noise and caused an increase in oil storage on-site. The author also sites concerns regarding recycled oil is improperly stored in the alley and emits an odor that is detectable from inside adjacent residences. Other concerns include the recent increase in employees who park on Berkeley Street in front of the residential uses, the storage of trash bins in the alley, and the lack of lighting along the alley. The proposed project will address the public concerns by providing parking spaces for employees within the subterranean garage and by demolishing the four bay garage that abuts Santa Monica Place Alley. Eighteen parking spaces will be designated for employee parking. Currently, there are no employee parking spaces available on-site. Parking within the subterranean garage will reduce parking along the streets. In addition, access to the subterranean parking garage will be provided from Santa Monica Boulevard to the interior of the surface parking lot rather than from the alleys. Signs prohibiting right and left turns from the alleys will reduce the traffic flow within the residential streets. The elimination of the 4-bay garage will also reduce the service activity and noise occurring on the site. In addition, the agreement to on and off-load vehicles at Buerge Motor Car Company in Los Angeles will eliminate the noise caused by current deliveries. Traffic for individual deliveries will take place along Santa Monica Boulevard. The project includes a new 8’ x 12’ refuse/recycling enclosure along the south wall of the existing service building. This location will provide better access and a permanent location for refuse pick-up. Solid Waste Management approved the plans on December 13, 1999; however, the enclosure will be required to be expanded to 9.5’ x 13.5’ to meet the requirement for new additions between 5,000 and 10,000 square feet. Staff has included Condition #25 to ensure compliance with this requirement. In addition, Conditions #15, #16, and #17 are included to address noise, storage of chemicals, and air quality and will be enforced as part of the project. RECOMMENDATION The proposed additions for a new showroom, offices and subterranean parking garage, as conditioned, as well as the temporary use of 3021 Santa Monica Boulevard for office space during construction comply with all applicable provisions of the Zoning Ordinance and the General Plan. The proposed scale and use of the project is compatible with the existing development in the Highway Commercial District and is compatible with the Land Use Element of the General Plan. It is recommended that the Planning Commission approve the project with the following findings and conditions: 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 proposed additions and subterranean garage will provide a showroom with more pedestrian orientation and landscaping along Santa Monica Boulevard and will provide ample customer and employee parking. The additions comply with the C4, Commercial District Development Standards of the Zoning Ordinance and are consistent with the Service and Specialty Commercial Areas Section of the Land Use Element of the General Plan. 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 additions will not significantly increase the activity on the subject property, will replace the cars displayed on a larger surface lot with enclosed display areas and within a portion of the surface parking lot, and will redirect the majority of the sale and repair activity away from the abutting residential area and toward the Santa Monica Boulevard frontage. In addition, plans for test driving, control of the alley and queuing must be approved by the Transportation Management Division prior to the building permit issuance. As conditions, test-driving will be directed away from residential streets and additional signage will be posted that will also direct traffic away from residential streets and alleys. This will reduce the flow of traffic and will mitigate noise. 3. The subject parcel is physically suitable for the type of land use being proposed, in that the property is currently developed as an automobile dealership and repair facility and can accommodate the necessary public improvements and access to utilities. 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 proposed additions and subterranean garage will function as a showroom for automobiles which will enclose the majority of the existing outdoor storage and will replace and expand offices for sales and services to support the existing automobile dealership. 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 showroom addition will provide the same function and occupy only a slightly larger area than the existing outdoor automobile display and sales area and will provide more pedestrian orientation along Santa Monica Boulevard. In addition, the existing four-bay service building along the south property line will be demolished, which will reduce the amount of repair activity adjacent the residential uses to the south. Test- driving will take place along the collector and arterial streets. Access to the dealership will be provided from Santa Monica Boulevard which will also reduce traffic noise and congestion along Santa Monica Place Alley. In addition, signage to reduce the flow of traffic along the alley and residential area will be posted. 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 development is an infill of urban land adequately served by existing infrastructure. 7. Public access to the proposed use will be adequate, in that the site is served by Santa Monica Boulevard, an arterial street and Santa Monica Place Alley. Customer parking and pedestrian access will be provided from the surface parking lot onto sidewalks adjacent to the north side of the proposed building. In addition, the site is accessible via Big Blue Bus lines that run east to west on Santa Monica Boulevard (Line #1) and a north-south route along Centinela with a connection along Santa Monica Boulevard (Line#14). 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 development will have frontage along Santa Monica Boulevard, a commercial corridor and will enhance the appearance and pedestrian orientation along this corridor, the addition will be constructed in front of the lot and away from the adjacent residences and that all setbacks, lot coverage height, and screening requirements for auto dealerships within a C4 District have been met, the scale of the building is compatible with the surrounding uses fronting Santa Monica Boulevard and the project is subject to Architectural Review Board approval. In addition, the orientation of the entrance/exit to the surface parking lot and the subterranean parking garage will direct the majority of traffic along Santa Monica Boulevard. Additional signage will preclude traffic exiting from the alley to continue along the residential streets. 9. The proposed use is consistent with the goals, objectives, and policies of the General Plan, in that the area is defined as a Service and Specialty Commercial District which encourages the continuance of auto sales as a major revenue source for the City and a higher intensity of auto dealerships. In addition, this District encourages new construction to have some portion of its front façade along the front property line. The project includes a showroom addition with frontage along Santa Monica Boulevard. Further, the project, as conditioned, meets all screening and landscape required for automobile dealerships. 10. The proposed use would not be detrimental to the public interest, health, safety, convenience, or general welfare, in that the project is a compatible use in the C4, Highway Commercial District and complies with the provisions of the Zoning Ordinance and the General Plan. 11. As conditioned, the proposed use conforms to the applicable conditions contained in Subchapter 9.04.20.12 and special conditions for conditional use permits for automobile dealerships contained in Subchapter 9.04.14.050 of the City of Santa Monica Comprehensive Land Use and Zoning Ordinance, in that the project is a permitted use within the C4, Commercial District and that the project design will meet all required setbacks, maximum height restrictions, lot coverage, parking, and landscaping. In addition, the operation of the dealership meets special conditions for dealerships by directing traffic away from adjacent residential uses and will provide vehicular off-loading off-site on private property. Further, no repair or service will occur outside of an enclosed building and approval of a test-driving, queuing, alley control, and operation of on and off-loading plans are required by the Transportation Management Division prior to building permit issuance. 12. The proposed use will not result in an over-concentration of such uses in the immediate vicinity, in that the project involves an addition to an existing auto dealership without expanding the site’s boundaries and is located within the Service and Specialty Commercial District which encourages the retention of auto dealerships. CONDITIONAL USE PERMIT CONDITIONS Plans 1. This approval is for those plans dated 11/16/99, except as amended by Conditions #5, # 24, and # 25. 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 and specifications 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 and Community Development. 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 and Community Development. Special Conditions for Automobile Dealerships 5. Parking and Vehicle Storage. Employee and customer parking shall be provided at no charge. Required parking for employees and customers shall be clearly designated and shall not include blocked tandem parking spaces. A maximum of nine spaces within the surface parking lot may be utilized for vehicle display. Parking shall comply with Part 9.04.10.08 of the Municipal Code. Areas designated for employee and customer parking shall not be used for vehicle storage or display. 6. Display and non-display of areas shall be screened in accordance with Section 9.04.10.04 of the Municipal Code. A minimum 2’ landscape and decorative curb strip, where feasible, shall be provided along the street frontage perimeter of all vehicle display areas. Landscape materials shall be designed to provide an opaque visual buffer at least twelve inches in height. 7. All lighting shall comply with Section 9.04.10.02.270 of the Santa Monica Municipal Code. 8. Loading and Unloading of Vehicles. As per the letter of agreement dated November 17, 1999 between Buerge Motor Car Company and Saab of Santa Monica Motors, loading, unloading and temporary storage of vehicles will occur at Buerge Motor Car Company located at 11775 Mississippi Avenue in West Los Angeles. Vehicles shall be individually driven to the subject site between the hours of 8:00 A.M. and 5:00 P.M. Monday through Saturday, excluding legal holidays and shall be driven directly on site from the Santa Monica Boulevard entrance. The Director of Planning and Community Development shall have the authority to approve an alternative plan for loading and unloading of vehicles in the event the site designated with this approval is no longer available. Any alternative plans will also be subject to approval by the Transportation Management Division. 9. Storage of Vehicles to be Repaired. No vehicles to be repaired shall be parked or stored on any public alley or street. 10. Repair of Vehicles. The repair and service facility portion of an automobile dealership shall comply with the provisions of Section 9.04.14.050 of the Municipal Code. 11. Queuing of Vehicles. An adequate on-site queuing area for service customers shall be provided. On-site driveways may be used for queuing but may not interfere with access to required parking spaces. Required parking spaces may not double as queuing spaces. On-site queuing of vehicles shall be demonstrated prior to building permit issuance. 12. Test Driving. Test driving shall not be done on residential streets or alleys. For the purposes of this subsection, streets which are designated by the City as major collector streets shall be permissible areas for test driving. Test-driving for the subject site may not commence or include Berkeley Street but shall commence from Santa Monica Boulevard. Each dealership operator shall have an affirmative obligation to inform all its personnel of this requirement and to ensure compliance with it. The test- driving plan approved by the Transportation Management Division on November 17, 1999, shall be revised to show the beginning point within the surface parking lot with direct access to Santa Monica Boulevard. 13. Control of Alley Traffic. Notwithstanding the prohibition of alley use for test driving, the dealership operator shall comply with the alley control plan presented to and approved by Transportation Management Division on November 17, 1999. In addition, subsequent changes or amendments to the alley control plan may be approved by the Director of Planning and Community Development. The alley control plan shall incorporate plans for slowing traffic in alleys adjacent to their uses, with the objective of minimizing dangers to pedestrians and neighboring vehicle operations, and of minimizing noise and other environmental incursions into the neighborhood. Such plans shall be designed to limit the maximum speed to 15 miles per hour and may include measures such a speed bumps or dips, one-way traffic patterns, increased signage, parking and loading prohibitions and similar measures. 14. Circulation. The location of entries and exits from dealerships shall be located as far away from adjacent residential properties as is reasonably feasible and shall be directed to commercial streets and away from residential areas by means of signage and design. The interior circulation system between levels shall be internal to the building and shall not require use of public ways or of externally visible or uncovered ramps, driveways or parking areas. No arrangement shall be permitted which requires vehicles to back into an alley or other public way. 15. Noise Control. (1) There shall be no outdoor loudspeakers. Interior loudspeakers shall produce no more than 45 dba at a boundary abutting or adjacent to a residential parcel, under normal operating conditions (e.g., with windows open if they are likely to be opened). (2) All noise generating equipment exposed to the exterior shall be muffled with sound absorbing materials to minimize noise impacts on adjacent properties and shall not be operated before 8:00 A.M. or after 6:00 P.M. if reasonably likely to cause annoyance to abutting or adjacent residences. (3) Rooftop storage areas shall be screened with landscaping and noise absorbing materials to minimize noise impacts on adjacent properties. 16. Toxic Storage and Disposal. (1) Gasoline storage tanks shall be constructed and maintained under the same conditions and standards that apply for service stations. (2) There shall be full compliance with the terms and conditions of all City laws relating to the storage and disposal of toxic chemicals and hazardous wastes. 17. Air Quality. (1) Use of brake washers shall be required in service stalls or areas where service is performed on brakes employing asbestos or other materials known to be harmful when dispersed in the air. (2) All mechanical ventilation equipment shall be directed to top story exhaust vents which face away from abutting or adjacent residential properties. (3) Exhaust systems shall be equipped with appropriate and reasonable available control technology to minimize noxious pollutants which would otherwise be emitted. Architectural Review Board 18. 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. 19. 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. 20. In addition to other landscaping requirements, the Architectural Review Board, in its review, shall ensure that the perimeter of the surface parking lot and auto display areas are adequately screened with an opaque structure and/or landscaping. 21. Plans for final design, landscaping, screening, and trash enclosures shall be subject to review and approval by the Architectural Review Board. 22. The Architectural Review Board, in its review, shall pay particular attention to the project's pedestrian orientation and amenities; scale and articulation of design elements; exterior colors, textures and materials; window treatment; glazing; and landscaping. 23. Construction period signage shall be subject to the approval of the Architectural Review Board. 24. 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 that Part. Landscaping adjacent to the public right-of-ways shall provide an opaque screen within two years growth. One tree per 1,200 square feet of paved area for parking shall be provided within the paved area and/or within the perimeter of the surface parking lot. The applicant shall revise plans prior to submittal to the Architectural Review Board to show required trees and perimeter landscaping. 25. Refuse areas, storage areas and mechanical equipment shall be screened in accordance with SMMC Section 9.04.10.02.130-9.04.10.02.151. Refuse areas shall be of a size adequate to meet on-site need, including recycling. Prior to submittal to the Architectural Review Board, the applicant shall submit revise plans to staff showing a 9.5’ x 13.5’ refuse/recycling area. The revised plans shall be subject to approval by Solid Waste Management. 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 (unless located within a mechanical room). 26. No gas or electric meters shall be located within the required front or street side yard setback areas. The Architectural Review Board in its review shall pay particular attention to the location and screening of such meters. Demolition 27. Until such time as the demolition is undertaken, and unless the structure is currently in use, the existing structure shall be maintained and secure 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. 28. 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. 29. Prior to issuance of a demolition permit, applicant shall prepare for Building Division approval a rodent and pest control plan to insure that demolition and construction activities at the site do not create pest control impacts on the project neighborhood. 30. No demolition of buildings or structures 50 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 application for landmark designation is filed, no demolition shall be approved until a final determination is made by the Landmarks Commission on the application. Construction 31. 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. 32. 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. 33. 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. 34. Street trees shall be maintained, relocated or provided as required in a manner consistent with the City's Tree Code (Ord. 1242 CCS), per the specifications of the Community and Cultural Services Department and the Department of Environmental and Public Works Management. No street tree shall be removed without the approval of the Community and Cultural Services Department. 35. 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 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. 36. The property owner shall insure any graffiti on the site is promptly removed through compliance with the City's graffiti removal program. 37. 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. 38. 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 39. 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.) 40. Parking areas and structures 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 cases where 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. Miscellaneous Conditions 41. The building address shall be painted on the roof of the building and shall measure four feet by eight feet (32 square feet). 42. 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 and Community Development to determine the significance of the survey findings and appropriate actions and requirements, if any, to address such findings. 43. 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. 44. No fence, gate, or wall within the required front yard setback, inclusive of any subterranean garage slab and fencing, gate, or railing on top thereof, shall exceed a height of 42" above actual grade of the property. 45. 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. 46. 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. 47. 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 indoors which may be heard outdoors. Validity of Permits 48. 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. 49. Within ten days of City 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 City 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. 50. This determination shall not become effective for a period of fourteen days from the date of determination. If appealed, a final determination is effective on the date an appeal decision is rendered. 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 permits 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 withintwo years, or if the rights granted are not exercised within one 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 required final inspection for the new construction. One six month extension may be permitted if approved by the Director of Planning and Community Development. Applicant is on notice that time extensions may not be granted if development standards relevant to the project have changed since project approval. 51. Within thirty (30) days after final approval of the project, a sign shall be posted on site stating the date and nature of the approval. The sign shall be posted in accordance with the Zoning Administrator guidelines and shall remain in place until a building permit is issued for the project. The sign shall be removed promptly when a building permit is issued for the project or upon expiration of the Conditional Use Permit. 52. Prior to the issuance of Certificate of Occupancy and/or final inspection for the project, use of the temporary offices for the dealership located at 3012 Santa Monica Boulevard must cease and be vacated. In addition, no alterations or expansions are permitted at 3012 Santa Monica Boulevard while occupied by the dealership. Prepared by: Jean M. Moore, AICP, Associate Planner Attachments: A. Municipal Code and General Plan Conformance B. Notice of Public Hearing C. Radius and Location Map D. Approved Plans for Test Driving, Queuing, and Alley Control E. Off-site Loading and Unloading Agreement F. Letters Received from Public G. Photographs of Site and Surrounding Properties H. Plot Plan, Floor Plans, Elevations, and Phasing of Project I. Plot Plan and Floor Plan of Temporary Office Space ATTACHMENT A SUPPLEMENTAL REPORT MUNICIPAL CODE AND GENERAL PLAN CONFORMANCE CATEGORY LAND MUNICIPAL CODE PROJECT USE ELEMENT Permitted UseGeneral Expansion of existing Expansion of existing Commercialautomobile dealership by automobile dealership by more than 10% or more than 67.5% (9,790 square feet). 5,000 SF, whichever is less. N/AFor parcels fronting on Lot fronts Santa Monica ? Maximum Height Santa Monica Blvd.:Boulevard: ?? Max. Height = 30’ ?? 28’ height ?? Max. stories = 2 ?? 2 stories Floor Area Ratio Maximum F.A.R. = 1.15 for F.A.R. = 0.61 (F.A.R.)auto dealerships with (21,510/35,330.5) Conditional Use Permit Min. Lot SizeN/A7,500 SF 35,330.5 SF ?? Setbacks N/ASetbacks:Setbacks: ???? As per 9.04.10.04, a 2’ landscape strip along ?? Front landscaped area equal to 123’ of addition fronting 1.5 times the street frontage Santa Monica Blvd for a total is required within the first 10’ of 380 SF. (2’ strip beyond adjacent to the street building is not counted since frontage line. (241.94’ x 1.5 this is required separately for = 362.91) along Santa parking area.) 2’ wide by Monica Blvd. (146’ x 1.5) = 135’ long (270 SF) 219 SF along Berkeley landscape strip adjacent to Street Berkeley Street. ?? Side ?? 10’ on interior side if ?? contain windows & doors to 67’ to west interior property ?? Rear interior line. ???? None, if property does not Property is separated from abut R District. (Project will R District by 15’ alley. not contain more than 2 stories). ? Pedestrian OrientationN/AAs per 9.04.10.02.440, 70% ? of street façade shall have:?? Articulated in design by ?? large window displays, metal Articulated façade panel and stucco textures and arched metal canopy with window display facing Berkeley Street. Street frontages will contain public entrances and landscaping to enhance pedestrian orientation. Façade design is ?? 50% min. up to 8’ of façade also subject to approval by shall be transparent. the ARB to ensure (109.33’/2) x 8 = 437.36 SF pedestrian orientation. ?? Signage oriented to ?? 69’ x 8’ = 552 SF pedestrians ?? Signage subject to ARB ?? Exterior lighting approval. ?? Min. of one public entrance ?? Lighting subject to ARB from street façade. approval. ?? Entrances proposed along Santa Monica Boulevard and Berkeley Street. Building Height N/AMechanical equipment may Rooftop mechanical Projectionsproject a maximum of 12’ equipment will not project above the permitted height above 30’ in height. of the district (30’) if Screening subject to ARB screened.approval. Refuse/Recycling N/ANew Development between 8’ x 12’ trash enclosure Rooms5,000 SF and 10,000 SF proposed. (Will need to shall provide a 9.5’ wide x revise to 9.5’ x 13.5’ prior to 13.5’ long enclosure with 8’ submittal to ARB As per high wall. Condition 25) Permitted Outdoor N/AAutomobile dealership Fountain with outdoor car Usesdisplays and storage lots if display proposed along on private property affiliated Santa Monica Boulevard. with the permitted use. Parking AccessN/AAlley access is required Ingress/egress from Santa when alley exists, with Monica Boulevard with exit exceptions per Section only onto alley. 9.04.10.08.080 Parking Space NumberN/A????? 1/400 SF of 15 surface parking spaces. showroom/offices and ?? 36 parking spaces within service advisor office; the subterranean garage. 18 ? 9,445/400 = 23.6. spaces are designated for ?? employees (excluding the 5 1/ 2,000 SF of exterior display area; 287/2000 = marked spaces in tandem), .014, plus nine spaces (144 and 18 are designated for sf x 9 = 1,296)/2000 = .65 customers for a total of 36 ??spaces that meet the 1/300 SF for parts area; parking requirement. (1,248 existing + 551 proposed)/300 = 6.0 ?? 1/500 SF of existing non- bay service area; 10,266/500 = 20.5 ?? Total= 51 parking ?? 40% required parking may spaces, 17 of which are be compact parking spaces. compact. ?? Total = 50.7 or 51 parking ?? One space shown, with spaces with a maximum of additional space to allow for 20 compact spaces. total of four. Adjacent to ?? New non-residential west entry to building. development shall have 4 ?? N/A: addition is less than bicycle spaces on-site. 15,000 SF ?? Bicycle spaces equal to 5% of required vehicle parking and min. of one electrical outlet for electric vehicles required for new structures over 15,000 SF. Loading Spaces for ???? One loading (10’ x 20’) One loading (10’ x 20’) Commercial Buildings space is required for space proposed in addition and Loading and commercial buildings to the loading area currently Unloading Criteria for between 3,000 and 15,000 within service building with Automobile square feet. one bay accessed from ? Dealerships. interior of parking lot. ?? Addition to existing ?? dealership. Off-loading will New or substantially remodeled dealerships shall be located off-site on the provide off-loading facilities private property of Buerge on private property (on or Motor Car Company located off-site). in the City of Los Angeles. Approved 11/18/99 by the ??Transportation Management Off-loading shall be on-site Division. or off-site, subject to ?? Transportation Off-loading will be located Management. Loading shall at Buerge Motor Car not block ingress or egress Company located in the City of any adjacent property.of Los Angeles. Approved by the Transportation Management Division on November 18, 1999. LandscapingN/A???? In C4 District: 1.5 times the 2’ landscape strip along street frontage of the parcel 123’ of addition fronting shall be landscaped within Santa Monica Blvd for a total the first 10’ of the adjacent of 380 SF. (2’ strip beyond right-of-way. building is not counted since this is required separately for parking area.) 2’ wide by 135’ long (270 SF) landscape strip adjacent to ?? 10% of parking area shall ? Berkeley Street be landscaped, including 1 ?? 929.25 SF of landscaped tree per 1,200 SF of paved area and 5 trees are area. 9,255 x 10% = 925.5 proposed for the surface lot. SF landscaping. (Condition 25 requires 9,255/1,200= 7.7 or 8 trees revised plans to show 8 ?? Lighting trees as per Code prior to ARB submittal.) ?? Illumination and placement ?? A 2’ landscaped strip shall of lights not shown. Shall be provided with a minimum comply prior to ARB review. of 3 shrubs per 10’ of linear ?? 2’ landscape strip frontage. provided. Shrubs 3’ apart ?? Display and non-display are proposed along areas shall be screened with perimeter of site. Planting opaque material at least 12 subject to approval by the inches in height. ARB. ?? Vegetative material must provide 12" high opaque screening around perimeter of display and non-display areas. Subject to ARB. NOTICE OF A PUBLIC HEARING BEFORE THE SANTA MONICAPLANNING COMMISSION SUBJECT: Conditional Use Permit 99-032 3020 Santa Monica Boulevard/C4, Highway Commercial District Applicant: Herb Katz, RTK Architects A Public Hearing will be held by the Planning Commission on the following request: Application for a Conditional Use Permit to permit the expansion of an existing automobile dealership by more than 5,000 square feet. Proposed is the construction of a two-story, 9,445 square foot addition for offices and a showroom and a one-story, 345 square foot service advisory office building. The project will include 15 at grade parking spaces and a 36 space subterranean parking garage accessed from Santa Monica Boulevard. Office space for the dealership during construction will be temporarily located within the existing office building at 3012 Santa Monica Boulevard. (Planner: Jean M. Moore) DATE/TIME: WEDNESDAY, March 1, 2000 at 7:00 P.M. LOCATION: Council Chambers, Santa Monica City Hall 1685 Main Street, Santa Monica, California HOW TO COMMENT The City of Santa Monica encourages public comment. You may comment at the Planning Commission public hearing, or by writing a letter. Written information received before NOON on the Wednesday before the hearing will be given to the Planning Commission in their packet. Information received after that time will be given to the Planning Commission at the meeting. Address your letters to: Jean M. Moore: Re: CUP99-032 City Planning Division 1685 Main Street, Room 212 Santa Monica, CA 90401 MORE INFORMATION If you want additional information about this project or wish to review the project, please contact the Case Planner at (310) 458-8341. The Zoning Ordinance is available at the Planning Counter during business hours or available on the City’s web site at www.santa-monica.org The meeting facility is handicapped accessible. If you have any special needs such as sign language interpreting, please contact the Office of the Disabled at (310) 458-8701. TDD Number: (310) 458-8696. Santa Monica Bus Lines #1, #2, #3, #7 and #8 serve the City Hall. Pursuant to California Government Code Section 65009(b), if this matter is subsequently challenged in Court, the challenge may be limited to only those issues raised at the Public Hearing described in this notice, or in written correspondence delivered to the City of Santa Monica at, or prior to, the Public Hearing. ESPAÑOL Esto es una noticia de una audiencia pública para revisar applicaciónes proponiendo desarrollo en Santa Monica. Si deseas más información, favor de llamar a Carmen Gutierrez en la División de Planificación al número (310) 458-8341. ATTACHMENT C Radius & Location Map 3020 Santa Monica Boulevard Electronic version of attachment is not available for review. Document is available for review at the City Clerk’s Office and the Libraries. Attachment D Approved Plans For Test Driving, Queuing, & Alley Control Electronic version of attachment is not available for review. Document is available for review at the City Clerk’s Office and the Libraries. ATTACHMENT E Off-site Loading and Unloading Agreement Electronic version of attachment is not available for review. Document is available for review at the City Clerk’s Office and the Libraries. ATTACHMENT F Letters Received from Public Electronic version of attachment is not available for review. Document is available for review at the City Clerk’s Office and the Libraries. ATTACHMENT G Photographs of Site & Surrounding Properties Electronic version of attachment is not available for review. Document is available for review at the City Clerk’s Office and the Libraries. 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