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SR-402-009 e. . ('-H t.f IJ ~/' (Jot; JAi'i 9 ij~v santa Monica, California ~ Od _OC~ CjED:PB:DKW:DM pcjCMEMO 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 (g-H - 1 - JAN (l rn~~.- d JJ.JI.> . . 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. . - 1 - . . 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. - 2 - . . 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 - 3 - . . 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 - 4 - - . 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 - 5 - . .. . 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. ~~ ----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 - 7 -