SR-402-008 (9)
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JUL 11 .
PCD:SF:JT:SHK: JMf:\plan\share\council\stoas\stoacovercup99032 I
Council Mtg: July 11, 2000 Santa Monica, Caliifornia
TO: Mayor and City Council
FROM City Staff
SUBJECT: Supplemental Staff Report for Certification of Statement of Official Aqtion for
Appeal 00-063 of the Planning Commission's Approval of Conditional Use
Permit 99-032 to Allow an Addition to an Existing Saab Automobile
Dealership and Repair Facility at 3020 Santa Monica Boulevard. Applicant:
Herb Katz, RTK Architects. Appellant: Ed Simonian. Property Owner: Judith
A. Richards Company Trust, et al I
INTRODUCTION
This supplemental staff report transmits for City Council certification a corrected Statement
of Official Action for Appeal 00-063 of the Planning Commission's approval of Conditional
Use Permit 99-032 to allow an expansion of an existing automobile dealership with a new
9,790 square foot, 2-story building with subterranean parking.
On May 2, 2000, the Council made a motion to deny Appeal 00-063 and approve
Conditional Use Permit 99-032 with amendments to the Planning Commission's conditions
of approval.
This supplemental report serves to clarify language included in the Conditions of Approval.
Conditional Use Findings #7 and #8 and Conditional Use Permit Condition #23 have been
modified to eliminate any language referring to use of the alley. Condition #29 hClls been
modified to eliminate language pertaining to standard conditions for residential rather than
commercial uses. Condition #48 of the original Statement of Official Action has been
eliminated since the property does not have a required front yard and therefore 'the 42"
SUPPLEMGmPt. ,0
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height restrictions to walls, fences, and gates within required front yards do not lapply.
Finally Condition #15, which erroneously stated lithe use of the alley shall be lir11ited to
business patrons exiting the site and to refuse vehicles picking up refuse and r~cycling
materials on-site," has been modified City Council approved a motion to eliminate any
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access to the site from the alley by requiring the applicant to provide a solid wall with no
vehicular gate along the alley. The statement has been corrected to read as follows:
The use of the alley shall be limited to refuse vehicles picking up refuse and
recycling materials on-site. There shall be no vehicle ingress/egress frorT11
the alley to the site. The plans shall be amended to reflect a solid opaquj
wall along the alley.
BUDGET/FINANCIAL IMPACT
The recommendation presented in this report has no budget or financial impact.
RECOMMENDATION
It is respectfully recommended that the City Council approve the attached Statement of
Official Action,
Prepared by:
Suzanne Frick, Director
Jay M. Trevino, AICP, Planning Manager
Susan Healy Keene, AICP, Acting Senior Planner
Jean M. Moore, AICP, Associate Planner
Planning and Community Development Department
Attachment:
Revised Statement of Official Action
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CITY OF SANTA MONICA
CITY COUNCIL
City of
Santa Monica'.
STATEMENT OF OFFICIAL
ACtiON
PROJECT
CASE NUMBER: Conditional Use Permit 99-032
LOCATION: 3020 Santa Monica Boulevard
APPLICANT: Herb Katz, RTK Architects
APPELLANT: Ed Simonian
CASE PLANNER: Jean M. Moore, AICP, Associate Planner
REQUEST: Appeal of Planning Commission Approval of Conqitional
Use Permit 99-032 to Allow Expansion of an E~isting
Automobile Dealership with a New 9,790 Square F~ot, 2-
story Building with Subterranean Parking.
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CEQA STATUS: The project is categorically exempt from the provisipns of
CEQA pursuant to Class 3{c) of the State Impleme~tation
Guidelines in that the project involves the constructic~n of a
9,970 square foot structure, which is less than 10,000
square feet in area, is in an urbanized area zoned folr such
use and is not surrounded by environmentally sensitive
areas. The project will not involve the use of significant
amounts of hazardous materials and all public servic~s are
available to the proposed site.
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CITY COUNCIL ACTION
May 2. 2000
Date.
x
Approved based on the following findings and subjeFt to the
conditions below. .
Denied.
Other.
EFFECTIVE DATE OF ACTION:
May 2. 2000
EXPIRATION DATE OF ANY PERMITS GRANTED:
May 2, 2001
Conditional Use Permit 99-032
LENGTH OF ANY POSSIBLE EXTENSION OF EXPIRATION DATE(S):
Any request for an extension of the expiration date must be received in writing b~ the City
Planning Division prior to expiration of this permit. I
Six months
Conditional Use Permit 99-032
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 ~dditions
and subterranean garage will provide a showroom with more pedestrian 0 ientation
and landscaping along Santa Monica Boulevard and will provide ample ustomer
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 Elem~nt 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 lincrease
the activity on the subject property, will replace the cars displayed on I a larger
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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 not
encroach upon the E:ido property adjacent to the existing residential district; that all
setbacks, lot coverage height, and screening requirements for auto dealerships
within a C4 District have been met and the scale of the building is compatible with
the surrounding uses fronting Santa Monica Boulevard and is su~ject to
Architectural Review Board approval. In addition, the orientation I of the
entrance/exit to the surface parking lot and the subterranean parking garage will
direct the majority of traffic along to and from Santa Monica Boulevard. J\dditional
E:ignage will preclude traffic exiting ffom the alloy to continue along the residential
streetc.
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 faQade along the
front property line. The project includes a showroom addition with frontage along
Santa Monica Boulevard. Further, the project meets all screening and landscape
required for automobile dealerships. I
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 theC4,
Highway Commercial District and complies with the provisions of the Zoning
Ordinance and the General Plan.
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 dealership meets special conditions for
dealerships by directing traffic away from adjacent residential uses, will provide a
vehicular off-loading off-site on private property. Further, no repair or service will
occur outside of an enclosed building and a test-driving plan, queuing plan, alley
control plan and operation of on and off-loading has been approval, by the
Transportation Management Division. I
The proposed use will not result in an over-concentration of such usek 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
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and Specialty Commercial District which encourages the retention lot. auto
dealerships.
CONDITIONAL USE PERMIT CONDITIONS
Plans
1.
This approval is for those plans dated 11/16/99, except as amended by Conditions
#5, #6, #9, #12, #15, #18, #23, #28, and #29. 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.
The Plans shall comply with all other provisions of Chapter 1, Article 'fc of the
Municipal Code, (Zoning Ordinance) and all other pertinent ordinances and General
Plan policies of the City of Santa Monica.
2.
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 Develbpment.
Special Conditions for Automobile Dealerships
5.
Parking and Vehicle Storage. Parking for employees and customers shall be provided
on-site and shall conform to Santa Monica Municipal Code (SMMC) 9.04.10.08.
Employee and customer parking shall be provided at no charge. No portion of the
subterranean garage may be used for vehicle storage, display or o~her use
contributing to the dealership's inventory. I
Spaces for the disabled drivers shall be covered' to conform to reqUiretents of
Chapter 11(b) of the 1998 Building Code.
6.
7.
Display and non-display of areas shall be screened in accordance with SMMC Section
9.04.10.04. A minimum 2' landscape and decorative curb strip, where feaSijle, shall
be provided along the street frontage perimeter of all vehicle display areas.
Landscape materials shall be designed to provide an opaque visual buffe at least
twelve inches in height.
8.
All lighting shall comply with Section 9.04.10.02.270 of the Santa Monica Municipal
Code.
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9.
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. Alternative plans shall consist of an equivalent facility to
maintain operation Of, the dealership. Any alternative plans will also be Srbject to
approval by the Transportation Management Division. ,
10.
Storage of Vehicles to be Repaired. No repaired vehicles or vehicles awaiti~g repair
shall be parked or stored on any public alley or street. I
11.
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.
12.
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 tOI building
permit issuance.
13.
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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.
14,
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 the 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
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may include measures such a speed bumps or dips, one-way traffic ~atterns,
increased signage, parking and loading prohibitions and similar measures.
15. The use of the alley (Ioc~ted .....ithin the propoced Gouth wall) shall be limited to
business patrons exiting the cite and to refuse vehicles picking up refuse and
recycling materials on-site. There shall be no vehicle inoress/egress from the alley
to the site. The olans shall be amended to reflect a solid opaque wall along the alley.
16. Circulation. The location of entries and exits from dealerships shall be locat~d 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 o~ 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.
17. 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 re~sonably
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. (4) Existing dealerships shall comply with the
provisions of this subsection within six months after the adoption of this Chapter.
18. The applicant shall provide sound buffering at the existing service building t~ mitigate
noise emitting from the building.
19. 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.
20. Air Quality. (1) Use of brake washers shall be required in service stalls br areas
where service is to be 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 minimizel noxious
pollutants which would otherwise be emitted.
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Architectural Review Board
21 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 rampsl or other
features necessitated by accessibility requirements.
22. Prior to submittal of landscape plans for Architectural ReviewBoard approval, the
applicant shall contact the Department of Environmental and Public Works
Management regarding urban runoff plans and calculations.
The Architectural Review Board shall pay particular attention to the height of the wall
and landscaping requirements along the alley to appropriately screen the project
and to mitigate noise generated from tr~ffic and from the site. Pursuant to SMMC
9.04.10.04.080(4), the applicant shall provide a wall up to 12' in height aldng the
rear alley to mitigate noise emanating from the subject site. The wall h,i9ht and
design is subject to approval by the Architectural Review Board.
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.
25.
Plans for final design, landscaping, screening, and trash enclosures shall bf subject
to review and approval by the Architectural Review Board.
The Architectural Review Board, in its review, shall pay particular attenti~n to the
project's pedestrian orientation and amenities; scale and articulation of design
elements; exterior colors, textures and materials; window treatment; gla~ing; and
landscaping. I
Construction period signage shall be subject to the approval of the ArcKitectural
Review Board. . r
26.
28. 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. The applicant shall provide a 2'
landscape strip along the outside of the rear perimeter wall, subject to apqroval by
the Architectural Review Board. !
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t;onstruction
35. 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.
36. 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 De-
partment 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.
37. 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.
38. 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.
39. A construction period mitigation plan shall be prepared by the applicant for approval
by the Department of Environmental and Public Works Management prior to is-
suance 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. I
40. The property owner shall insure any graffiti on the site is promptly removed through
1,
compliance with the City's graffiti removal program.
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.
42. 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
43. 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 showerhead.) I
44. 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
45. The building address shall be painted on the roof of the building and shall measure
four feet by eight feet (32 square feet).
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.
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.
11
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