SR-402-010 (18)
LUTM: DKW: SL
PCjstoamemo
Council Meeting:
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Santa Monica, California
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November 13, 1990
TO: Mayor and city council
FROM: City Staff
SUBJECT: certification of statement of Official Action for the
Appeal of the Kennedy-WilsonjHSM Group proj ect,
Development Review 470, Variance ZA 5368-Y (EIR 887)
for the property located at 2320 Wilshire Boulevard
INTRODUCTION
This report transmits for City Council certification the
statement of Official Action for the appeal of the above listed
proj ect for the Kennedy-Wilson/HSM Group proj ect to allow the
construction of a three and four-story, 2.0 F.A.R., 81,287
square-foot, all-office development with Wilshire Boulevard
access and subterranean parking at 2320 Wilshire Boulevard.
BACKGROUND
After public hearing and careful review of the record and staff
recommendations, on October 23, 1990, the city council denied the
appeal and approved the proposed project with additional
conditions.
RECOMMENDATION
It is respectfully recommended that the City Council approve the
attached statement of Official Action which contains findings
and conditions of approval for DR 470 and ZA 5368-Y (EIA 887).
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Prepared By: Shari Laham, Acting Senior Planner
D. Kenyon Webster, principal Planner
Paul Berlant, Director of Planning
Attachment
PB: DKW: SL
PC/STOAMEMO
10/31/90
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STATEMENT OF OFFICIAL ACTION
PROJECT
NUMBER: DR 470, ZA 5368-Y, EIR 887
LOCATION: 2320 Wilshire Boulevard
APPLICANT: HSM Group/Kennedy-wilson
REQUEST: Appeal of a Planning commission approval of a
five-story, 66'-6" tall, 101,608 square-foot, 2.5
F.A.R., commercial office development with a
four-level subterranean garage and vehicular ac-
cess on 23rd and 24th streets in the C4 zone in
the Wilshire Corridor
CITY COUNCIL ACTION
10/23/90
X
Date.
Denied appeal and approved resolution certifying
EIR and approved proj ect based on the following
findings and subject to the conditions below.
Approval of project constituted changes in proj-
ect to a three-story/39I and four-story/521,
81,287 square-foot, 2.0 F.A.R., commercial office
development wi th a subterranean garage and
vehicular access provided on Wilshire Boulevard.
Denied.
Other.
EFFECTIVE DATE OF ACTION
10/23/90
EXPIRATION DATES OF ANY PERMITS GRANTED:
10/23/91
LENGTH OF ANY POSSIBLE EXTENSION OF EXPIRATION DATE
3 months
DEVELOPMENT REVIEW FINDINGS
1. With the conditions of approval, the physical location,
size, massing, and placement of the proposed structures on
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the site and the location of proposed uses within the
proj ect are compatible with and relate harmoniously to
surrounding sites and neighborhoods, in that the building
is located on Wilshire Boulevard which is characterized by
a range of commercial development, including office build-
ings both larger and smaller than the development; and
that the proposed development with its four-story height
adj acent to Wilshire Boulevard, stepping down to three
stories on the rear of the site, combined with a large
setback and stepbacks along the alley elevation with ma-
ture landscaping, provides an appropriate transition
between the commercially-zoned land on wilshire Boulevard
and the residentially-zoned land to the south of Wilshire
Boulevard.
2. The rights-of-way can accommodate autos and pedestrians,
including parking and access, in that the site design with
vehicular access on Wilshire Boulevard and subterranean
parking provides adequate driveway and parking facilities
and the site is adjacent to three improved streets: Wil-
shire Boulevard, 23rd street and 24th street.
3. The health and safety services (police, fire, etc.) and
public infrastructure (e.g. utilities) are sufficient to
accommodate the new development, in that the proj ect is
proposed to be an in-fill of an already developed area
with all necessary services and infrastructure pre-
established and the property is currently developed with
commercial entities.
4. Anyon-site provision of housing or parks and public open
space, which are part of the required project mitigation
measures required in Subchapter 5G of the City of Santa
Monica Comprehensive Land Use and Zoning Ordinance, satis-
factorily meet the goals of the mitigation program, in
that the project will be required to comply with this
program.
5. The proj ect is generally consistent wi th the Municipal
Code and General Plan, in that the project as conditioned
is designed to meet all code and General Plan require-
ments, with the exception of the required parking
variance.
6. Reasonable mitigation measures have been included for all
adverse impacts identified in an Initial study or Environ-
mental Impact Report, in that all reasonable mitigation
measures recommended by the EIR, its Supplement and Adden-
dum have been included as conditions of approval for the
project.
7. That the application for this project was filed in accor-
dance with Ordinance No. 1321 (CCS) and the Land Use Ele-
ment of the General Plan on April 22, 1988, and on April
29, 1988 was deemed SUbstantially complete relative to the
provisions of Ordinance Nos. 1441 and 1449 (CCS), and on
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May 10, 1988, the Planning Division issued a letter deem-
ing the application complete in accordance with the
aforementioned laws.
8. That in September 1988, the City adopted a new Zoning Or-
dinance, which included a similar, although not identical
standard for deeming projects complete as was included in
Ordinance Nos. 1441 and 1449 (CCS).
9. That the project application is consistent and in confor-
mance with the procedural requirements of Ordinance Nos.
1321, 1441 and 1449 (CCS) and the Zoning Ordinance. Any
ambiguity created in the Zoning Ordinance language must be
resolved by examining the overall statutory framework. In
view of the legislative history underlying Ordinance Nos.
1441 and 1449 (CCS) and the Zoning Ordinance, and the
ci ty I S determinations regarding the subj ect proj ect and
its processing, a finding of consistency is appropriate.
10. That in June 1989, a Planning Division staffperson altered
the radius map for the proj ect by inserting the date
"April 22, 1988" on it, and that this was an inappropriate
action which has no relevance to the determinations
regarding a complete application which were made in April
and May 1988.
VARIANCE FINDINGS
1. There are special circumstances or exceptional charac-
teristics applicable to the property involved, including
size, shape, topography, location, or surroundings, or to
the intended use or development of the property that do
not apply to other properties in the vicinity under an
identical zoning classification, in that the inclusion of
compact and tandem parking spaces will not detrimentally
affect the circulation and parking patterns of the project
and the permitting of 40% compact spaces has been routine-
ly approved in the past.
2. The granting of such variance will not be detrimental or
injurious to the property or improvements in the general
vicinity and district in which the property is located, in
that similar projects in the past have utilized compact
and tandem parking with no significant impact on circula-
tion patterns or neighboring properties.
3. The strict application of the provisions of this Chapter
would result in practical difficulties or unnecessary
hardships, not including economic difficulties or economic
hardships, in that past projects have incorporated compact
and tandem parking spaces with no significant impacts.
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4. The granting of a variance will not be contrary to or in
conflict wi th the general purposes and intent of this
Chapter, or to the goals, objectives, and policies of the
General Plan, in that the project as conditioned is con-
sistent with the General Plan.
5. The variance would not impair the integrity and character
of the district in which it is to be located, in that more
parking than is required will be provided and the variance
will not affect the appearance of the project.
6. The subject site is physically suitable for the proposed
variance, in that it is a recycling of commercial land
with the provision of adequate access and circulation.
7. There are adequate provisions for water, sanitation, and
public utilities and services to ensure that the proposed
variance would not be detrimental to public health and
safety, in that the project is an in-fill in a developed
area with all necessary infrastructure improvements.
8. There will be adequate provisions for public access to
serve the subject variance proposal, in that an adequate
number of driveways will be provided and pedestrian side-
walks are in existence.
9. The strict application of the provisions of Chapter 10 of
the City of Santa Monica Comprehensive Land Use and zoning
Ordinance would result in unreasonable deprivation of the
use or enjoyment of the property, in that similar approv-
als have been granted in the past which have not created
any deleterious effects and parking is provided for the
project in excess of that required.
DEVELOPMENT REVIEW CONDITIONS
Plans
1. This approval is for those plans dated 5/10/90, inclusive
of those features to be redesigned as conditioned herein,
a copy of which shall be maintained in the files of the
City Planning Division. Project development shall be con-
sistent with such plans, except as otherwise specified in
these conditions of approval.
2. Within the context of the application's grand fathered sta-
tus, the Plans shall comply with all relevant provisions
of Chapter I, 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 sub-
ject to the review and approval of the Parking and Traffic
Engineer.
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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.
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.
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 sur-
veilance of the property to the satisfaction of the Build-
ing and Safety Officer and the Fire Department. Any land-
scaping 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.
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12. Prior to issuance of a demolition permit, applicant shall
prepare for Building Division approval a rodent and pest
control plan to ensure that demolition and construction
activities at the site do not create pest control impacts
on the project neighborhood.
Construction
12. 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.
13. 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.
14. 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.
15. 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.
16. A construction period mitigation plan shall be prepared by
the appl icant 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
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 side-
walk is proposed to be used in conjunction with construc-
tion; 5) Set forth the extent and nature of any piledriv-
ing 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 building; 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 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
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which shall m1n1m1ze use of public streets for parking;
15) List a designated on-site construction manager.
17. 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
shall also indicate the hours of permissible construction
work.
18. 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
19. 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.)
20. Prior to issuance of a Certificate of Occupancy, project
owner shall present documentation to the General Services
Department certifying that existing Santa Monica occupan-
cies with toilets installed prior to 1978 have been retro-
fitted with ultra low-flow toilets (1.6 gallons per flush
or less) such that development of the new project will not
result in a net increase in wastewater flows. Flow from
existing occupancies which will be removed as part of the
new development may be deducted from flow attributable to
the new development if such occupancies have been occupied
within one year prior to issuance of a Building Permit for
the proposed project. Flow calculations for new develop-
ment and existing occupancies shall be consistent wi th
guidelines developed by the General Services Department.
21. To mitigate solid waste impacts, prior to issuance of a
Certificate of Occupancy, proj ect owner shall submit a
recycling plan to the Department of General Services for
its approval. The recycling plan shall include 1) list
of materials such as white paper, metal cans, and glass to
be recycled; 2) location of recycling bins; 3) desig-
nated recycling coordinator; 4) nature and extent of
internal and external piCk-Up service; 5) piCk-Up
schedule; 6) plan to inform tenants/occupants of service.
22 . To mitigate circulation impacts, prior to issuance of a
certificate of Occupancy, project owner shall submit a
transportation demand management plan to the Department of
General Services for its approval. This plan shall in-
clude: 1) Name, address and telephone number of desig-
nated person (s) responsible for coordinating transporta-
tion demand management measures at the development. Said
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person(s) need not maintain full-time positions. 2) De-
mand management measures to be employed at the site to
reduce circulation impacts which would otherwise occur.
Such measures may include, but are not limited to programs
addressing: A. Education and Marketing to alert employees
and visitors to the site of demand reduction programs and
incentives; B. Parking Management such as parking charges
for single-occupant vehicles, reduced rates for car and
vanpools; C. Ridesharing programs such as a rideshare
matching program, incentives, and car and vanpool sub-
sidies; D. Transit programs such as provision of bus
schedules to employees and visitors, subsidized bus tokens
and passes to employees and visitors; E. Bicycling pro-
grams such as provision of secure bicycle storage facili-
ties, prov is ion of showers and lockers; F. Al terna t i ve
Work Schedules for building employees to avoid peak AM and
PM traffic hours and reduce overall trips; G. Trip Length
Reduction by programs to increase proportion of employees
residing within three miles of the project site. The goal
of the Transportation Demand Management Plan shall be to
reduce vehicle trips which would otherwise occur by twenty
percent.
In the event that the City adopts a Transportation Manage-
ment Plan implementing ordinance which overlaps with the
requirements of this condition prior to issuance of a Cer-
tificate of Occupancy for the project, to the extent that
any provisions of this condition conflict with the im-
plementing ordinance, the ordinance shall supercede such
provisions.
23. Landscaping plans shall comply with Subchapter 5B (Land-
scaping Standards) of the Zoning Ordinance use of water-
conserving landscaping materials, landscape maintenance
and other standards contained in the Subchapter.
Miscellaneous Conditions
24. The building address shall be painted on the roof of the
building and shall measure four feet by eight feet (32
square feet).
25. 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.
26. No medical office use shall be permitted at the site.
27. If any archaeological remains are uncovered during excava-
tion 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 proj ect IS
owner I s expense. A determination shall then be made by
the Director of Planning to determine the significance of
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the survey findings and appropriate actions and require-
ments, if any, to address such findings.
28. Refuse areas, storage areas and mechanical equipment shall
be screened in accordance with SMMC section 9040.13-
9040.15. Refuse areas shall be of a size adequate to meet
on-site need, including recycling. The Architectural Re-
view Board in its review shall pay particular attention to
the screening of such areas and equipment.
29. 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
30. In the event permittee violates or fails to comply with
any conditions of approval of this permit, no further per-
mits, licenses, approvals or certificates of occupancy
shall be issued until such violation has been fully
remedied.
31. within ten days of Planning Division transmittal of the
statement of Official Action, project applicant shall sign
and return a copy of the statement of Official Action pre-
pared by the Planning Division, agreeing to the Conditions
of approval and acknowledging that failure to comply with
such conditions shall consti tute grounds for potential
revocation of the permit approval. By signing same, ap-
plicant shall not thereby waive any legal rights applicant
may possess regarding said conditions. The signed State-
ment shall be returned to the Planning Division. Failure
to comply with this condition shall constitute grounds for
potential permit revocation.
32. This determination shall become immediately effective on
the date of determination.
Monitoring of Conditions
33. Pursuant to the requirements of Public Resources Code Sec-
tion 21081.6, the city Planning Division will coordinate a
moni toring and reporting program regarding any required
changes to the project made in conjunction with project
approval and any conditions of approval, including those
conditions intended to mitigate or avoid significant ef-
fects on the environment. This program shall include, but
is not limited to, ensuring that the Planning Division
itself and other City divisions and departments such as
the Building Division, the General Services Department,
the Fire Department, the Police Department, the Land Use
and Transportation Management Department and the Finance
Department, are aware of project requirements which must
be satisfied prior to issuance of a Building Permit, Cer-
tificate of Occupancy, or other permit, and that other
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responsible agencies are also informed of conditions
relating to their responsibilities. Project owner shall
demonstrate compliance with conditions of approval in a
written report submitted to the Principal Planner and
Building Officer prior to issuance of a Building Permit or
Certificate of Occupancy, and, as applicable, provide
periodic reports regarding compliance with such conditions
upon its receipt from the City of a written request for
the same.
SPECIAL CONDITIONS
34. To mitigate adverse bulk and traffic impacts of project as
identified in the EIR, floor area ratio of the proj ect
shall be limited to 2.0. If any part of the project con-
sists of a fourth story, the fourth floor of the project
shall not exceed a height of 52 feet and shall only be
permitted within a 45-foot depth from the Wilshire
Boulevard frontage of the site. If any part of the proj-
ect is less than four stories, the maximum height of this
part shall not exceed three stories and a height of 39
feet. The Architectural Review Board (ARB) may modify the
amount of any fourth story of the building permitted with
the finding that such modifications are consistent with
the overall building design and that the 45-foot setback
limit for the fourth floor is substantially maintained.
The design of the remaining floors shall remain substan-
tially in conformance with plans dated May 10, 1990 with
the requirement that a minimum 30' rear setback from the
rear property line adjacent to the alley be provided for
an entirely three-story structure and a minimum 50' rear
setback from the rear property line adjacent to the alley
be provided if any part of the project involves a four-
story structure. A three-foot landscaped front setback on
the Wilshire frontage shall be provided. Otherwise, the
building footprint and setbacks shall remain in substan-
tial conformance with the plans approved by the city
Council.
The rear setback shall be landscaped with mature trees in
a park-like setting to the satisfaction of the Architec-
tural Review Board in order to buffer the structure from
the adjacent residential district across the alley to the
south.
The width of the terraces provided along the Wilshire
frontage of the third floor shall be increased to at least
seven feet. A terrace of at least seven feet in width
shall be provided along the Wilshire frontage of the
fourth floor. Cutbacks at the Wilshire corners of the
fourth floor shall also be provided. The requirements
contained in this paragraph shall be upheld unless it is
clearly proved to the principal Planner that it is in-
feasible to construct the permitted 2.0 F.A.R., 81,287
square-foot project while meeting these requirements, in
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which case, the maximum width terrace possible shall be
provided.
The revised project shall provide a minimum of one (non-
tandem) parking space for every 300 square feet of floor
area. The number of compact spaces shall not exceed 31%
of the total parking spaces. Vehicle access shall be pro-
vided entirely on wilshire Boulevard.
35. The first floor floorplate shall be level with the side-
walk to permit distant, future recycl ing of the ground
floor of the building to retail use at such time as suffi-
cient transportation management measures are in place to
make the prohibition of retail uses, based on the in-
herently greater traffic generation rate, unnecessary.
36. Vehicular access to the project shall be provided fully on
wilshire Boulevard, the location, number and placement of
which driveways shall be determined by the City Parking
and Traffic Engineer. The driveways shall be designed
with an adequate level area at top of driveway ramp to
provide safe sight distance of oncoming pedestrians to the
satisfaction of the City Parking and Traffic Engineer to
minimize neighborhood impact.
37. On-site parking shall be provided without charge to cus-
tomers and employees at the project site unless and until
such time as a preferential parking district is es-
tablished in the project area which in the judgement of
the Planning Director and Parking and Traffic Engineer
will adequately protect neighborhood residents from poten-
tial parking impacts of the project. Width of the handi-
capped parking stalls shall be increased by one foot. The
revised parking layout shall be reviewed and approved by
the City parking and Traffic Engineer. The developer
shall provide attendent parking during the hours that the
office building is open for business.
38. To mitigate traffic impacts identified in the environmen-
tal impact analysis, no car wash, retail or bank uses
shall be permitted in the project.
39. If requested by the Santa Monica Transportation Depart-
ment, prior to issuance of a Certificate of Occupancy,
proj ect owner shall provide and maintain a bus shelter
built to City specifications along the Wilshire frontage
of the project to facilitate use of bus transit by project
employees and visitors.
40. The exterior building materials shall be light in color.
No mirrored or darkly-tinted glass shall be used on the
exterior of the building. The ARB shall pay particular
attention to these elements of the development.
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41. Prior to issuance of a Certificate of Occupancy for the
project, and if required by the General Services Depart-
ment, applicant shall perform to the satisfaction or reim-
burse the Ci ty for the cost of the following traffic
mi tigation measures to mitigate the proj ect' s share of
traffic resulting in a significant impact at Cloverfield
Boulevard and the westbound off-ramp during both the morn-
ing and evening peak hour.
The mitigation measure is as follows: The Cloverfield/
westbound off-ramp can be mitigated by striping the second
westbound left-turn lane as a shared left and right-turn
lane. This shared lane I however, cannot be implemented
until Cloverfield Boulevard is widened to a six-lane road-
way with left-turn channelization. This widening is
recommended as a near-term improvement in the draft city-
wide traffic study.
42. Prior to issuance of a certificate of Occupancy for this
project, the applicant shall confer with the Principal of
McKinley Elementary School and the President of its Parent
Teacher Association to discuss the potential impact of
this project on the safety of child pedestrian movements
to and from the school. Thereafter, the applicant shall
report to the city 1 s Parking and Traffic Engineer all
recommendations agreed upon in those meetings. Applicant
shall take all appropriate action to implement any and all
recommendations approved by the City's Parking and Traffic
Engineer.
PROJECT MITIGATION FEE CONDITION
43. In accordance with Sections 9046.1 - 9046.4 of the Santa
Monica Municipal Code, prior to issuance of a building
permit the developer shall execute an irrevocable letter
of credit or other form of security acceptable to the city
for the payment of an in-lieu fee for housing and parks
equal to $2.25/sq.ft. for the first 15,000 sq. ft. of net
rentable office floor area and $5.00/sq.ft. for the
remaining net rentable office floor area. This fee shall
be adjusted for inflation by the percentage change in the
Consumer Price Index ("CPI") between October 1984 through
the month in which the payment is made. Upon mutual
agreement of the developer and the City, the developer may
satisfy the proj ect Mitigation measures by providing low
and moderate income housing or developing new park space
on or off the project site. To fulfill this obligation an
agreement shall be secured in writing by the devleoper and
approved by the City Attorney and City staff prior to is-
suance of a building permit. As of April 1990, this fee
would be approximately $594,700.00.
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VOTE
Ayes:
Nays:
Abstain:
Absent:
Abdo, Finkel, Katz and Zane
Genser
Jennings and Reed
NOTICE
If this is a final decision not subject to further appeal under
the City of Santa Monica Comprehensive Land Use and Zoning Or-
dinance, the time within which judicial review of this decision
must be sought is governed by Code of Civil Procedure Section
1094.6, which provision has been adopted by the City pursuant to
Municipal Code Section 1400. This does not supercede Public
Resources Code Section 21167, which governs the time within which
judicial review of the city's acts or decisions in connection
with the California Environmental Quality Act must be sought.
I hereby certify that this statement of Official Action accurate-
ly reflects the final determination of the Planning Commission of
the city of Santa Monica.
~< a~c
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//fr/Jo
date
Clarice E. Johnsenr City Clerk
print name and title
I hereby agree to the above conditions of approval and
acknowledge that failure to comply with such conditions shall
constitute grounds for potential revocation of the permit
approval.
Applicant's Signature
Print Name and Title
PC/stoahsm
SL
11/05/90
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