SR-402-009
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santa Monica, California
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Council Mtg: January 9, 1990
TO:
Mayor and City Council
FROM:
City Staff
SUBJECT:
certification of statement of Official
Appeal of Planning commission Denial of CUP
a 3,500 Square Foot Meeting Hall with one
Unit and Parking for 42 Cars.
Action for
89-036 for
Residential
INTRODUCTION
This report recommends that the city Council certify the attached
statement of Official Action for the above referenced appeal.
BACKGROUND
After a public hearing, and careful review of the record and
staff recommendation, the City Council upheld an appeal of the
Planning Commission's denial of a proposal to construct a 3,500
square foot meeting hall with one residential unit and parking
for 42 cars subject to the findings contained in the attached
statement of Official Action.
RECOMMENDATION
It is respectfully recommended that the Council certify the
attached Statement of Official Action.
Prepared by: David Martin, Associate Planner
D. Kenyon Webster, Principal Planner
Paul Berlant, Director of Planning
Planning Division
Community and Economic Development Department
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STATEMENT OF OFFICIAL ACTION
PROJECT
NUMBER: Conditional Use Permit 89-036
LOCATION: 2119 Virginia Avenue
APPLICANT: Santa Monica Congregation of Jehovah's witnesses
REQUEST: To permit the construction of a 3,500 square foot
meeting hall with one residential unit and park-
ing for 42 cars.
CITY COUNCIL ACTION
11/07/89
XX
Date.
Approved project based on the following findings
and subject to the conditions below.
Denied.
Other.
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 residential uses are
permitted and Places of Worship are conditionally permit-
ted in the R2 District.
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 proposed use would be located in a
mu1 ti-fami1y residential district where place of worship
is a conditionally permitted and adequate provisions have
been made to ensure that the use is compatible with adja-
cent uses.
3. The subject parcel is physically suitable for the type of
land use being proposed, in that the proposed project con-
forms to the lot coverage and density requirements for the
R2 district.
4. 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 use conforms to the requirements for the R2 district.
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5. There are adequate prov1s1ons 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 in-fill of urban
land adequately served by existing infrastructure.
6. Public access to the proposed use will be adequate, in
that the subject site is adequately served by existing
streets.
7. The physical location or placement of the use on the site
is compatible with and relates harmoniously to the sur-
rounding neighborhood, in that all setback and lot
coverage requirements for the R2 district have been met.
8. The proposed use would not be detrimental to the pUblic
interest, health, safety, convenience, or general welfare,
in that the project meets the regulations for the R2
district.
CONDITIONS
Plans
1.
This approval is for those plans dated May l7,
copy of which shall be maintained in the files
City Planning Division. Project development
consistent with such plans, except as
specified in these conditions of approval.
1989, a
of the
shall be
otherwise
2. The Plans shall comply with all other provisions of Chap-
ter 1, Article IX of the Municipal Code, (Zoning Or-
dinance) and all other pertinent ordinances and General
Plan policies of the city of Santa Monica.
3. Final parking lot layout and specifications shall be sub-
ject to the review and approval of the Parking and Traffic
Engineer.
4. Minor amendments to the plans shall be subject to approval
by the Director of Planning. A significant change in the
approved concept shall be subject to Planning Commission
Review. Construction shall be in conformance with the
plans submitted or as modified by the Planning Commission,
Architectural Review Board or Director of Planning.
5. Plans for final design, landscaping} screening, trash en-
closures, and signage shall be subject to review and ap-
proval by the Architectural Review Board.
6. The Architectural Review Board, in its review, shall pay
particular attention to the project's pedestrian orienta-
tion and amenities; scale and articulation of design ele-
ments; exterior colors, textures and materials: window
treatment; glazing~ and landscaping.
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Fees
7. The City is contemplating the adoption of a Transportation
Management Plan which is intended to mitigate traffic and
air quality impacts resulting from both new and existing
development. The Plan will likely include an ordinance
establishing mitigation requirements, including one-time
payment of fees on certain types of new development, and
annual fees to be paid by certain types of employers in
the City. This ordinance may require that the owner of
the proposed proj ect pay such new development fees, and
that employers within the project pay such new annual em-
ployer fees related to the city's Transportation Manage-
ment Plan.
8. A Park and Recreation Facilities Tax of $200.00 per
residential unit shall be due and payable at the time of
issuance of a building permit for the construction or
placement of the residential unit on the subject lot, per
and subject to the provisions of section 6670 et seq. of
the Santa Monica Municipal Code.
Demolition
9. Until such time as the demolition is undertaken, and un-
less 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 surveil-
lance of the property to the satisfaction of the Building
and Safety Officer and the Fire Department. Any landscap-
ing material remaining shall be watered and maintained
until demolition occurs.
10. Unless otherwise approved by the Recreation and Parks De-
partment and the Planning Division, at the time of demoli-
tion, any street trees shall be protected from damage,
death, or removal per the requirements of Ordinance 1242
( CCS) .
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.
l2. 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.
Construction
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13. Unless otherwise approved by the Department of General
Services, all sidewalks shall be kept clear and passable
during the grading and construction phase of the project.
l4. Sidewalks, curbs, gutters, paving and driveways which need
replacing or removal as a result of the project as deter-
mined by the Department of General Services shall be re-
constructed to the satisfaction of the Department of
General Services. Approval for this work shall be ob-
tained from the Department of General Services prior to
issuance of the building permits.
15. 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.
16. 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 Department
of Recreation and Parks and the Department of General Ser-
vices. No street tree shall be removed without the ap-
proval of the Department of Recreation and Parks.
17. A construction period mitigation plan shall be prepared by
the applicant for approval by the Department of General
Services prior to issuance of a building permit. As ap-
plicable, this plan shall 1) Specify the names, addresses,
telephone numbers and business license numbers of all con-
tractors and subcontractors as well as the developer and
archi tect ; 2) Describe how demol i tion 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 side-
walk is proposed to be used in conjunction with construc-
tion; 5) Set forth the extent and nature of any pi1e-
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 dewater-
ing and its effect on any adjacent buildings; 8) Describe
anticipated contruction-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 normal-
ly permitted hours is proposed; 11) Describe any proposed
construction noise mitigation measures; 12) Describe con-
struction-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.
lS. A sign shall be posted on the property in a manner consis-
tent 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
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shall also indicate the hours of permissible construction
work.
19. A copy of these conditions shall be posted in an easily
visible and accessible location at all times during con-
struction at the project site. The pages shall be lami-
nated or otherwise protected to ensure durability of the
copy.
Environmental Mitigation
20. 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.)
21. Landscaping plans shall comply with Subchapter 5B
(Landscaping standards) of the zoning ordinance including
use of water-conserving landscaping materials, landscape
maintenance and other standards contained in the
Subchapter.
Miscellaneous Conditions
22. The building address shall be painted on the roof of the
building and shall measure four feet by eight feet (32
square feet).
23. 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.
24 . I f any archaeolog ical 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 sig-
nificance of the survey findings and appropriate actions
and requirements, if any, to address such findings.
25. Refuse areas, storage areas and mechanical equipment shall
screened in accordance with SMMC section 9040.13-9040.l5.
Refuse areas shall be of a size adequate to meet on-site
need, including recycling. The Architectural Review Board
in its review shall pay particular attention to the
screening of such areas and equipment.
26. 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 General Services.
Validity of Permits
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I hereby certify that this statement of Official Action accurate-
ly reflects the final determination of the City Council of the
city of Santa Monica.
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----si~ature
January ll, 1990
date
Clarlce E. Johnsen, Clty Clerk
print name and title
I hereby aqree to the above conditions of approval and
acknowledqe that failure to comply with such conditions shall
constitute qrounds for potential revocation of the permit
approval.
Applicant's Signature
Print Name and Title
PC/CCST8936
DM
l2/07/89
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