SR 07-26-2016 3E
City Council
Report
City Council Meeting: July 26, 2016
Agenda Item: 3.E
To: Mayor and City Council
From: Karen Ginsberg, Director, Community & Cultural Services, Cultural Affairs
Subject: Award of Bid for Security Services at the Annenberg Community Beach
House
Recommended Action
Staff recommends that the City Council:
1. Award Bid #4243 to DHS Private Security, Inc., a California-based company for
security services at the Annenberg Community Beach House;
2. Authorize the City Manager to negotiate and execute an agreement with DHS
Private Security, Inc. in an amount not to exceed $165,575 for one year, with four
additional one-year renewal options with a 3% annual increase, on the same
terms and conditions for a total amount not to exceed $879,060 over a five-year
period, with future year funding contingent on Council budget approval.
Executive Summary
The Annenberg Community Beach House (Beach House) has contracted with a security
firm since April 2009, adhering to the conditions of approval adopted by the City Council
in May 2006, which require the City to provide on-site personnel year-round, including
nighttime security staffing. Staff recommends the award of a bid to DHS Private
Security, Inc. for security services at the Annenberg Community Beach House. The
estimated expenditure for August 2016 through July 2017 is $165,575. The total
estimated expenditure with the optional four one-year renewal options is $879,060.
Background
The Beach House sits on a five-acre parcel of Santa Monica State Beach. This
property, originally developed by William Randolph Hearst for actress Marion Davies in
the 1920s, has played an important role in Southern California life. After being known as
the Marion Davies Estate, it became an ocean-front luxury hotel, then as a private
beach club. The site opened as a public beach facility known as the Annenberg
Community Beach House on April 25, 2009. The Beach House combines elements of
the historic Marion Davies Estate with new amenities to create a truly unique community
destination that is open to all. The vision of creating a vibrant public space was
supported by extensive input from a range of City departments, concessionaires and
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contractors, the Recreation Parks Commission and community members. Funding for
Beach House operations, as approved by the City Council in June 2008, points to the
-responsive programming, quality visitor services and a
high level of maintenance and security.
The Beach House is operated in adherence to requirements specified in the following
governing documents:
Statement of Official Action (Attachment A) approved by City Council on May 25,
2006
Settlement Agreement (Attachment B) dated September 13, 2006
Operations Plan (Attachment C) dated February 20, 2009
In accordance with the above-mentioned governing documents, the City is required to
provide year-round on-site personnel including nighttime security staffing. Since
opening its doors to the public in April 2009, the Beach House has worked with
contractors to provide security staffing for evenings, holidays when the site is closed to
the public, and other permitted functions as determined by staff.
On January 19, 2010 (Attachment D), Council awarded Bid# 2988 to Alltech Protective
Services for security guard services from January 2010 through June 2013.
On July 23, 2013 (Attachments E & F), Council awarded Bid# 4070 to Eagle Security
Services, Inc. for security guard services from August 2013 through June 2016.
On August 26, 2014, the City Council directed staff to study the potential of contracted
services being performed by in-house staff. Staff identified a total of 43 contracted
services with a total annual cost of approximately $24 million, which includes security
services for the Beach House, Big Blue Bus and the Library. Staff looked at a number of
criteria such as workforce flexibility, specialized/technical expertise, space
requirements, capital/equipment requirements, risk, proprietary control and length of
time services are needed. Based on the level of training, certification and expertise, and
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the advantages of
not recommend bringing security services in-house.
Discussion
Due to the size and accessibility of the Beach House, contracted security personnel
provide the level of security required in the governing documents for conditions of
approval for the operations of the site. Security personnel patrol the grounds from dusk
to dawn 365 days a year, to ensure the safety of employees and visitors, and that
facilities and infrastructure are secure and protected from trespassing and vandalism.
In addition to observing and reporting, duties for security personnel at the Beach House
include:
Providing regular roaming patrols at nighttime, checking in at electronic stations
throughout the site
Securing vehicle entrances to the Beach House parking lots and external doors
Staffing property at night and holidays to monitor access, maintaining a high
visibility presence, and taking appropriate measures to prevent trespassing,
damage, or theft of Beach House property
Assisting City of Santa Monica personnel, fire and law enforcement as necessary
by providing perimeter access control, traffic direction or by acting as site liaison
Enforcing rules and providing support to Beach House staff when hired for
private events that may involve alcohol, are youth-focused, or attended by high-
visibility individuals.
Vendor Selection
On May 3, 2016, the City published Notices Inviting Bids to furnish and provide security
guard services in accordance with City specifications. The bid was posted on the City's
on-line bidding site, and notices were advertised in the Santa Monica Daily Press in
accordance with City Charter and Municipal Code provisions. Four hundred eighteen
vendors were notified, fifty-seven vendors downloaded the bid. Twelve bids were
received and publicly opened on May 20, 2016 per Attachment G.
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Of the twelve bid responses received, one was rejected for vendor's failure to attend the
mandatory job walk conducted on May 12, 2016. The eleven remaining bid responses
were evaluated based on overall pricing provided. The three vendors with the lowest
overall pricing per Attachment H were invited for interviews by a panel comprised of
Community & Cultural Services Department and Finance Department staff.
DHS Private Security, Inc., Eagle Security Services, Inc. and Alltech Industries, Inc.
were evaluated based on the criteria in SMMC 2.24.072, including overall price,
previous experience, ability to deliver, quality of service, references, understanding of
the scope of service, and compliance with City scope of work and specifications. DHS
Private Security, Inc., the lowest bidder, is recommended as the best bidder. This
vendor offered the most alignment with the current Beach House scope of work and
quality of service desired inclusive of: cost; combined experience in providing site
security and private event security working with organizations such as Wiseman
Residential and the American Liver Foundation; knowledge, experience and training of
its management and field personnel; real-time response and reporting through use of
technology; and hands-on responsive management.
Financial Impacts and Budget Actions
The agreement to be awarded to DHS Private Security, Inc. is for an amount not to
exceed $879,060. Funds of $165,575 are available in the FY 2016-17 budget in the
Community & Cultural Services Department. The agreement will be charged to account
11523.555010. Future year funding is contingent on Council budget approval.
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Prepared By:
Nan Friedman, Beach House Venue Manager
Approved Forwarded to Council
Attachments:
A. Attachment A - Statement of Official Action
B. Attachment B - Settlement Agreement
C. Attachment C - Operations Plan
D. Attachment D - 01.19.10 Staff Report
E. Attachment E - 07.23.13 Staff Report
F. Attachment F - 07.23.13 Staff Report Attchment
G. Attachment G - 4243 ACBH Security Bid Results
H. Attachment H - 4243 ACBH Shortlist
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City Council Meeting: May 25, 2006
Agenda Item: 6-A
To: Mayor and City Council
From: Andy Agle, Planning & Community Development
Subject: Appeals 06APP-030 and 06APP-032 of the Planning CommissionÓs approval of
Development Review Permit 06DR-002, Reduced Parking Permit 06RPP-001, Fence Height
Modification 06-001, and certification of the Final Environmental Impact Report for the
rehabilitation and adaptive reuse of the property at 415 Pacific Coast Highway (Palisades
Beach Road) as a public, beach-oriented recreation facility.
RECOMMENDED ACTION
This report recommends that the City Council take the following actions:
1.Adopt a Resolution certifying the Final Environmental Impact Report;
2.Adopt a Resolution making the necessary CEQA findings, adopting a Statement of Overriding
Considerations and adopting a Mitigation Monitoring Program; and
3.Deny appeals 06APP-030 and 06APP-032 and approve Development Review Permit 06DR-002,
Reduced Parking Permit 06RPP-002, and Fence/Wall Height Modification 06FWHM-001, with
conditions.
EXECUTIVE SUMMARY
The applicant, the CityÓs Community and Cultural Services Department, requests approval of a
Development Review Permit, Reduced Parking Permit, and Fence/Wall Height Modification to allow for the
rehabilitation and adaptive reuse of the former Marion Davies Estate located at 415 Pacific Coast Highway
(415 PCH) as a public, beach-oriented recreation facility with space for limited cultural and social event
programming. On March 15, 2006 and April 5, 2006, the Planning Commission held public hearings and
approved the requested permits after certifying the EIR, adopting a Statement of Overriding
Considerations and Mitigation Monitoring Program, and making the requisite findings.
An appeal of the Planning CommissionÓs April 5, 2006 decision was filed by two parties: the Palisades
Beach Road Property OwnersÓ Association filed on April 10, 2006, and Mr. Jonathan Ornstein filed on April
18, 2006. In their appeal statements and letters dated March 15, 2006, April 5, 2006, April 10, 2006, and
April 18, 2006 incorporated by reference (Attachment B), both parties contend that the Planning
Commission erred in its decision to approve the requested permits and to certify the Final Environmental
Impact Report based on the following claims:
1) The Final Environmental Impact Report is inadequate with respect to its treatment of issue areas
outlined in the appeal statements which include the following: traffic, circulation and parking; noise;
land use; historic resources; aesthetics; construction effects; cumulative impacts; hazards and
hazardous materials; neighborhood effects; hydrology and water quality; and air quality.
2) The proposed project violates Proposition S, an initiative passed by voters of the City of Santa
Monica on November 6, 1990, which limits in the Beach Overlay District the development of
restaurants and/or food service facilities in excess of 2,000 square feet, and specifies that any
building or area within the Beach Overlay District currently in use as a recreational building or
recreational area shall not be removed or demolished except to replace said building or area with
open space or substantially similar recreational use or uses.
3) The issuance of the Reduced Parking Permit was not valid pursuant to SMMC Section
9.04.20.030.
Each of the topics raised in the appeal statements are analyzed in the context of the discussion of the
project contained in this report. Council review of these appeals is de novo. Based on this analysis, denial
of the appeals and taking the necessary actions to approve the project are recommended.
BACKGROUND
Commission Action
On March 15, 2006 and April 5, 2006, the Planning Commission held a public hearing and considered the
requested Development Review Permit, Reduced Parking Permit, and Fence/Wall Height Modification.
The Commission certified the Final Environmental Impact Report, adopted a resolution making the
necessary CEQA findings and adopting a Statement of Overriding Considerations and Mitigation
Monitoring Program, and approved the necessary permits.
In their action, the Commission found that the proposed project met the required Development Review
Permit findings because the location, size, massing and placement of the proposed new construction and
the overall site plan were designed to ensure compatibility with the surrounding residential and beach-
oriented usesand to ensure compatibility with the remaining historic features and overall historic nature of
the site.
With respect to the Reduced Parking Permit, the Commission found that sufficient parking would be
provided to support the mix of uses proposed on site and that the proposed shared parking plan would not
create a conflict between the participating uses on site.
Finally, with respect to Fence/Wall Height Modification, the Commission found that the proposed 7Ó4Ñ front
yard fence would serve to mitigate noise impacts from Pacific Coast Highway and help to address site
security, and was designed to reflect the original, historic fence and to ensure compatibility with
surrounding improvements in the area.
In their review of the project, the Commission also found that the applicant had revised the project to
address neighborsÓ concerns about site security and potential impacts associated with the operation of the
public recreation facility. However, in order to further ensure the projectÓs overall compatibility with the
surrounding neighborhood and with the adjacent residential and beach-oriented uses, the Planning
Commission included, as conditions of approval, twenty-four (24) Special Conditions to address neighborsÓ
concerns, in addition to incorporating the revised project mitigation measures recommended by staff.
DISCUSSION
Site Location and Description
The subject property located at 415 Palisades Beach Road (415 PCH) is a designated City Landmark
property located on Santa Monica State Beach. The subject property is a 213,879 square foot parcel
located on the west side of Palisades Beach Road approximately 700 feet south of the northern city limits
and less than ½ mile north of California Incline. Surrounding uses consist of private residential uses to the
north and south, the Pacific Coast Highway and the Palisades Bluffs to the east, and public beach and the
Pacific Ocean to the west.
Zoning District: Residential-Visitor-Commercial (RVC) Zoning District;
Beach Parking District (BPD); and
Beach Overlay District
Land Use District: High Density Housing
Parcel Area: Irregular-shaped: approximately 213,879 square feet (4.91 acres)
The subject property was originally developed by William Randolph Hearst for actress Marion Davies in the
1920s with several structures designed by renowned California architect, Julia Morgan. At the time, this
stretch of beachfront property was known as the ÐGold CoastÑ because of the numerous opulent
residences found there and the lavish lifestyle of their owners and their friends. The original estate featured
a 100-room, Georgian Revival style mansion constructed in 1928, a large Guest House (North House)
constructed in 1929, a swimming pool, and tennis courts.
After World War II, the property was sold and the new owner, Joseph Drown, added several buildings to
the site and demolished the Mansion. In 1959, the site was purchased by the State of California. The State
leased the site to the City of Santa Monica who, in turn, leased it to the Sand & Sea Club for use as private
beach club from 1960 to 1990. The City operated a seasonal, day-use beach facility at the site after the
expiration of the Sand & Sea Club lease. The site was damaged in the Northridge Earthquake in 1994,
requiring closure of all structures on the site.
Existing on-site improvements include two elements from the former 1920s Marion Davies Estate that are
identified with the siteÓs period of significance: the North House and the swimming pool. Remnants of the
original bulkhead on the west side of the site also remain on site. Other existing on-site improvements that
were constructed for subsequent private hotel and club uses include the following: the 16,950 square foot
Locker Building, recreation courts, and two surface parking lots. The Locker Building was constructed in
1948, several years after Marion Davies sold the Estate. In 2002, the California State Department of Parks
and Recreation found that the Locker Building was not eligible for the National, California or local registers
due to lack of significance and integrity. The Locker Building and existing recreation courts are proposed
for demolition in conjunction with the proposed project. Removal of these features from the site will serve
to further clarify the siteÓs period of significance and facilitate the rehabilitation of the site for public use.
The 415 PCH site continues to be owned by the State of California and, pursuant to a recently executed
long-term operating agreement with the State, the City of Santa Monica is responsible for all site
improvements, maintenance and operations. The proposed project has been guided by the goals for public
use articulated in the 415 PCH Reuse Plan that was adopted by the City Council in 1999.
Historic Resources Inventory Status
The Marion Davies Estate has been formally determined eligible for listing in the National Register of
Historic Places. On July 15, 1980, the Landmarks Commission designated Rose's House (North Guest
House) as a City Landmark and the site as a Landmark Parcel. The CommissionÓs Findings and
Determination also described the following items of special interest: the mosaic tiled swimming pool and
decking, decorative front fencing, foundation of the main house, and sea water bulkhead. These items of
special interest were not part of the Landmark designation, but simply noted as features of interest. The
other remaining improvements on site constructed for subsequent private hotel and beach club use, such
as the existing Locker Building and recreation courts, were evaluated but not included in the formal
designation of the site or as items of special interest.
Based on research of the site, the Period of Historic Significance has been established as the years from
1928, when the property was first purchased in Marion DaviesÓ name, and when construction of the
mansion and other site features began, to 1945 when Marion Davies sold the site.
In 1983, the Marion Davies Estate was identified as being a contributor to a potential ÐGold CoastÑ Historic
District on Palisades Beach Road (Pacific Coast Highway). The original Department of Parks &
Recreation form identified the period of significance for the potential district as 1922-1941 and assigned it
a status code of Ð4DÑ meaning that the district appeared to be National Register eligible but more research
would be required. In 1995, the Marion Davies Estate was re-surveyed after the Northridge earthquake
and determined to still be eligible as a contributor to a potential Gold Coast Historic District. At that time,
the potential district was reassessed and assigned a status code of Ð2D2Ñ meaning that the district was
Ðdetermined eligible for separate listing by a consensus determinationÑ resulting from a regulatory review
process.
Project Description
The project proposes the rehabilitation and adaptive reuse of the former 1920s Marion Davies Estate as a
beach-oriented, public recreational and meeting facility with space for limited cultural and social event
programming. These uses are permitted in the RVC and Beach Overlay Districts. The project includes the
following elements:
1.Construction of a two-story, approximately 7,000 square foot Pool House with locker and changing
rooms, a multi-purpose room, staff offices, and associated storage and equipment rooms.
2.Restoration and Rehabilitation of the existing historic swimming pool and deck area.
3.Construction of a one-story, approximately 700 square foot Entry Pavilion with lifeguard and staff
offices, and associated support spaces.
4.Development of outdoor recreation and leisure areas including two garden courts, paddle and beach
volleyball courts, a family picnic and childÓs play area, and two beach boardwalks.
5.Construction of a one-story, approximately 6,155 square foot Event House. The facility will include two
meeting rooms, one multi-purpose room, a food staging area (with counter space, sink, electrical
outlets and refrigeration), and associated support spaces. The facility is designed to accommodate
recreational, interpretative and cultural programs and classes; meetings and retreats; and small social
gatherings and functions.
6.Rehabilitation and adaptive reuse of the historic, two-story 9,127 square foot North House. The facility
would include meeting spaces, an interpretive center, kitchen, staff offices, and associated support
spaces.
7.Resurface and landscape the existing Beach Parking Lot 10 (South Parking Lot) and the North Parking
Lot to provide a total of 117 new vehicle parking spaces, resulting in a total of 279 parking on site
including the existing 162 spaces in Beach Parking Lot 10 that are required to remain.
A Development Review Permit has been requested for the proposed new construction. A Reduced
Parking Permit is proposed to allow for implementation of a shared parking plan in lieu of providing 106 of
the 223 required new parking spaces required for the site. A Fence/Wall Height Modification is also
proposed to allow construction of a 7Ó-4Ñ fence in the front yard setback area where a maximum height of
3Ó- 6Ñ is permitted.
The proposed project also includes the following activities that are located on public beach land that does
not have a Zoning District designation, and therefore are not subject to Zoning Ordinance requirements:
Removal of the existing restroom building and construction of a one-story, 1,000 square foot Beach
Concessions Building at the northwest corner of the project area;
Construction of a one-story, approximately 550 square foot Restroom Building immediately west of the
proposed Entry Pavilion; and
Addition of a new take-out window to the existing Back on the Beach café at the southwest corner of
the site.
ANALYSIS
Project Design
The design of the 415 PCH project and the parameters for site operations have been guided by the goals
of the 1999 Reuse Plan and by comments gathered from a variety of sources including adjacent
neighbors, the community at large, public agencies such as the State Office of Historic Preservation,
California State Parks, and the California Coastal Commission, as well as the Annenberg Foundation. The
1999 Reuse Plan is a conceptual scheme that was approved by the City Council to guide future planning
and development of the site. This Plan envisions a public place that would:
¤ Preserve the history of the site;
¤ Encourage a Ðlight touchÑ on the site;
¤ Create a community-oriented destination;
¤ Provide public recreation activities;
¤ Increase public access to the beach;
¤ Create a range of uses;
¤ Encourage diverse users;
¤ Provide year-round use; and
¤ Link to the regional open space network.
The resulting 415 PCH proposal includes a series of inter-related indoor/outdoor spaces that have been
principally designed to establish year-round, public beach recreational use and also to provide for limited
event and cultural programming during non-peak periods. A total of approximately 14,795 gross square
feet of new construction is proposed along with the addition of 117 new parking spaces, resulting in a total
of 279 parking spaces on site.
Pool House
New construction of an approximately 7,000 square foot Pool House is proposed south of the Event House
and east of the existing historic pool in order to mark the location of the original estate mansionÓs ocean-
facing façade. The new two-story Pool House has been designed to reflect both the physical and formal
stature of the mansion and its specific relationship to the Julia Morgan-designed pool. The design
incorporates vertical, pre-cast concrete columns on the west elevation of the Pool House that have been
designed to recall the original mansionÓs height and formality. The design also incorporates a new
colonnade that shades a portion of the deck area. This element is intended to recall the spatial quality and
architectural scale of the original multi-story porch that was found on the mansion.
The floor plan of the proposed Pool House includes locker and changing rooms, staff offices, and storage
and equipment rooms on the ground floor. The second floor includes an approximately 1,860 square foot
recreation room with views of the ocean, a staff office, public restrooms, and a viewing deck. Access to
the second floor of the Pool House is provided from two exterior stairwells and a centrally-located elevator.
The proposed Pool House design incorporates amenities such as locker and changing rooms and a
community room that will serve a similar purpose as the existing on site locker building that is proposed for
demolition. In response to neighborsÓ concerns regarding potential event impacts, the size of the
multipurpose room has been reduced to less than 2,000 square feet.
Historic Swimming Pool & Deck Area
The historic swimming pool and surrounding marble paving will be maintained and restored. The historic
concrete deck pavers with tile inserts will be removed for pool rehabilitation and replaced in
kind. Approximately 1,500 square feet of deck area on the west and east sides of the pool will be
expanded for chairs and chaise lounges. The pool will be heated via a solar collection system.
Entry Pavilion & Restroom Building
New construction of a one-story, approximately 700 square foot Entry Pavilion is proposed between the
Pool House and existing Beach Parking Lot 10 (South Parking Lot). The Entry Pavilion has been designed
to house lifeguard and staff offices, a concessions window, and storage spaces. The Entry Pavilion is
designed to be the primary entry point for visitors entering the site from the South Parking Lot. A
designated passenger pick up/drop off location is proposed in front of the Entry Pavilion (south elevation).
The existing public restroom building on the northwest corner of the site will be demolished and
construction of a one-story, approximately 550 square foot Restroom Building is proposed in a controlled
area immediately adjacent to the Entry Pavilion. The building will include menÓs and womenÓs restrooms,
family changing rooms, and an outdoor shower/rinse area. Although the Restroom Building is proposed on
public beach land that does not have a Zoning District designation and therefore is not subject to zoning
requirements, the buildingÓs proposed form, scale, and materials are well-integrated with the design of the
Entry Pavilion.
Outdoor Spaces
The proposed site design incorporates a variety of outdoor spaces for beach-oriented recreational
activities, leisure activities, and informal gatherings. The beach area to the west is defined and organized
by two main boardwalks composed of wood and concrete. This system of boardwalks will provide universal
access and pedestrian circulation through this portion of the site to the parking lots, and to the bike path.
The north-south alignment of the Beach Walk has been designed to follow the historic 1921 mean high tide
line and the location of the historic bulkhead. The east-west alignment of the Ocean Walk provides access
to the existing bike path further west.
Beach volleyball and paddle tennis courts will be located at the north end of the beach area. A childrenÓs
play area is proposed at the south end of the beach area. This space will include play equipment and
rubber safety surface paths that will provide universal access to all equipment.
Several key open spaces have been planned east of the Boardwalk. The Garden Terrace, located
between the Event House and the North House, will be a level area with both landscape and hardscape
features. A solid masonry or cast-in-place concrete wall at the east side of the Garden Terrace will act as a
sound buffer to Pacific Coast Highway. This wall will also include a re-circulating water element. On the
north side of the Garden Terrace, an existing retaining wall will be maintained. The western edge of this
space will be defined by a railing and a grouping of palm trees to separate the Garden Terrace from the
Beach Walk. The siting of the Garden Terrace has been designed to recall and maintain a key spatial
relationship that characterized the Marion Davies Estate where tennis courts were originally located
between the North House and the original mansion.
A smaller, terraced North House Garden has been proposed immediately west of the North House. The
location of this garden reflects the original site design that incorporated a small pool in this area adjacent to
the North House.
In response to community comments, the site design also includes an enclosed family picnic area with a
water play feature adjacent to the historic swimming pool. As well, in order to address community concerns
regarding site security, design refinements have been made to also include gates at all entries to open
space areas east of the Beach Walk.
Event House
New construction of a one-story, approximately 6,155 square foot Event House is proposed on the east
side of the subject property, south of the North House. The siting of the Event House allows for views of
the beach by creating open space areas on the west side of the site adjacent to the beach. The scale and
massing of the Event House has been designed to create a lower profile element to serve as a transition
between the new, two-story Pool House to the south and the historic North House. The use of concrete,
concrete block, wood panels and tile has been incorporated in order to evoke a sense of permanence
associated with other important community structures. Window and door systems clad in wood on the
interior and aluminum on the exterior and trellis screens have been incorporated to add details reminiscent
of the construction and scale of the North House and original Mansion, while providing for durability.
In response to neighborsÓ concerns regarding event impacts, several key aspects of the proposal have
been revised. These refinements to the Event House include: reduction of total size of the Event House by
approximately 1,000 square feet; elimination of the physical connection to the Pool House; and elimination
of a large Event Room and reconfiguration of interior spaces.
The Event House as revised includes a 100 person meeting room (approximately 1,900 square feet); two
smaller 50 person meeting rooms (each approximately 800 square feet); a food staging area (with counter
space, sink, electrical outlets and refrigeration); and associated support spaces. The facility is designed to
accommodate meetings and retreats; recreational, interpretative and cultural programs and classes; and
small social gatherings and functions.
North House
The historic, two-story plus basement, 9,127 square foot North House is an extant feature of the original
Marion Davies Estate. The Georgian Revival style North House was designed by renowned architect Julia
Morgan. This structure will be rehabilitated in accordance with the Secretary of the InteriorÓs Standards for
the Treatment of Historic Properties. To the extent possible, all interior and exterior character-defining
features, materials, spatial relationships, and finishes identified in the historic structures report prepared for
the property will be retained and restored, or replaced in kind as necessary. Alterations required for the
reuse of the North House will be proposed in a manner that does not obscure or detrimentally alter
character-defining features of the structure.
The ground floor of the North House will contain two meeting rooms, an interpretive center for visitors
providing information and exhibits about the historic characteristics of the site, a restored kitchen, and staff
offices. The second floor will contain four meeting rooms, a restored veranda with an ocean view on the
west side of the building, and associated support spaces. An elevator will be installed in the North House
in order to provide ADA accessibility for the facility. The existing, attached porte cochere for a service
driveway will be retained. Exterior finishes and features such as the fenestration, clapboard siding, portico
and columns, and the molded cornice along the roofline will be restored and/or replaced in kind as
necessary.
The basement of the North House will continue to serve as space for storage and mechanical equipment.
Other Site Improvements
The proposed project also includes demolition of the existing public restroom building on public beach land
at the northwest corner of the project area and construction of a one-story, 1,000 square foot Beach
Concessions Building for recreational equipment in its place. The proposed project also includes the
addition of a new take-out window, and other tenant improvements that will not increase existing floor
areas or seating, at the existing Back on the Beach café located at the southwest corner of the project
area. Both areas are located on public beach land that do not have a Zoning District designation and
therefore are not subject to Zoning Ordinance requirements.
A preliminary landscaping plan has been developed for the project site, including the North and South
Parking Lots. Further refinement and details will be developed to include plant materials selection based
on coastal zone compatibility and minimal irrigation requirements. The Landmarks Commission will be
required to review forthcoming landscaping plans through consideration of a Certificate of
Appropriateness.
Site Security Measures & Parameters for Site Operations
The proposed project incorporates a variety of measures that will help to provide enhanced security on the
415 PCH project site in order to ensure compatibility with the adjacent residential uses. The applicant has
proposed measures such as installation of a system of perimeter fencing and internal/external gates, and
security cameras. The site will be staffed with on-site personnel year-round including daytime ranger
staffing at peak use periods and night-time security staffing. These proposed site security measures have
been incorporated as conditions of project approval. In addition, a variety of conditions of approval related
to the operational aspects of the project have also been incorporated to ensure compatibility (Special
Conditions #40 through #65).
Examples of special conditions related to on-site parking facilities include the following: Use of parking lots
in conjunction with booked special events requires that parking spaces furthest from the adjacent
residential uses will be utilized first; parking lots will be closed at 11 pm on weekdays and midnight on
weekends; and parking lots will be staffed during events and parking permits shall be issued to event
guests. Examples of special conditions related to on-site activities include the following: amplified music
shall only occur indoors except during City sponsored day-time events only; no exterior activities such as
deliveries, trash disposal or other maintenance activities, except in the case of an emergency, shall be
conducted between 11 pm and 7 am seven days per week; alcohol use shall be restricted to beer and wine
only; staffed bar service for booked indoor events only; service of alcohol is required to end ½ hour before
end of events; and a priority reservation system shall be established at peak use periods for use of the
public pool and picnic area as noted on the plans dated May 16, 2006.
Sustainability/LEED certification
The project will incorporate a number of sustainable features with the goal of attaining a LEED Silver rating
including the following: plant materials will be selected for coastal zone compatibility and water
conservation requirements; design strategies involving water efficiency measures; selection of materials
with high recycled content and no or low VOCÓs; dual flush toilets; 11 waterless urinals; use of natural light
and ventilation; and solar water heating for the pool.
Development Review Permit/Neighborhood Compatibility
Approval of a Development Review Permit is required as new construction has been proposed in excess of
7,500 square feet in floor area. The rehabilitation and reuse of the historic North House and swimming pool
has been proposed in a manner consistent with the Secretary of the InteriorÓs Standards for the Treatment
of Historic Properties. Consistent with Mitigation Measures AES-2(b) & (c) and HR-1(a), detailed plans for
the final rehabilitation design were submitted to the Landmarks Commission demonstrating that the
rehabilitation and adaptive reuse of the North House and swimming pool, and new construction within the
vicinity of the historical resources on site does not significantly affect, and is consistent with, the historic
character of the project site. These plans were approved by the Landmarks Commission through review of
a Certificate of Appropriateness Application on April 10, 2006. This action of the Landmarks Commission is
now also on appeal before the City Council.
The location and scale of proposed new structures on site have been designed to achieve a strong public
identity and to ensure compatibility with the surrounding neighborhood, and with the remaining historic
features and overall historic nature of the site. The new one- and two-story structures are centrally located
on the site with ample setbacks from adjacent residential properties provided. The new construction has
also been designed in an L-shape to reflect the siteÓs history, to provide useable and varied open spaces,
and to take advantage of the ocean and mountain views provided from the site. The proposed Event
House and Pool House have been reduced in size and re-designed to ensure compatibility with nearby
residential uses. A system of perimeter fencing and gates has been incorporated into the project in order to
help control access to the site.
In response to comments received from adjacent residents, Mitigation Measure AES-3(c) has been written
to specifically address the compatibility of site lighting with existing residential and recreational
development along Santa Monica State Beach. This mitigation measure requires that the lighting plan for
the 415 PCH facility avoid excessive nighttime lighting that is out of character with the land uses
surrounding the project site, any exterior night lighting installed on the project site shall be of low intensity,
low glare design, and shall be hooded to direct light downward onto the subject parcel and away from
surrounding residential uses so that there is no lighting spill-over onto adjacent parcels. In addition, such
lighting shall not blink, flash, or oscillate.
A variety of other measures related to use of the parking lots in conjunction with booked special events
have been developed to help ensure compatibility with nearby residential uses. These measures include
the following: parking spaces furthest from the adjacent residential uses will be utilized first; parking lots
will be closed at 11 pm on weekdays and midnight on weekends; and parking lots will be staffed during
events and parking permits shall be issued to event guests.
The overall site plan has been designed to create a beach-oriented, public gathering place that also
responds to the cultural history of the site. The location, size, massing and placement of the proposed new
construction on the site have been designed to be compatible with the surround residential and beach-
oriented uses. The proposed recreational uses and amenities on the parcel have been developed to create
a stronger connection to regional open spaces such as the Santa Monica State Beach. The proposed
project is also consistent with the Municipal Code in that the project is located within the RVC (Residential
Visitor Commercial), BPD (Beach Parking) and Beach Overlay Zoning Districts which allow for the
community-oriented uses including recreational buildings, entertainment and cultural uses, conference and
convention facilities, playgrounds, and recreational areas. Therefore, as conditioned and with incorporation
of the mitigation measures provided in the EIR, the proposed project is compatible with the neighborhood
and meets the Development Review Permit findings.
Site Access/Circulation
The existing Beach Parking Lot 10 (South Parking Lot) and the North Parking Lot will be connected by the
existing driveway along the eastern edge of the site. Vehicular access to the site will be provided from
Pacific Coast Highway into the existing driveway at the South Parking Lot. Once on-site, vehicles will pass
a kiosk where they will be directed to park in either the south lot or north lot. Vehicles parking in the north
parking lot will exit the site from an exit-only driveway at the north end of the site and vehicles parking in
the south lot will be able to exit the site at the south driveway. Access to the site for emergency vehicles
will be provided from driveways at both the north and south lots.
Pedestrian and bicycle access to the site will be provided via the existing bike path located to the west of
the site. Parking areas for a total of 50 bicycles will be provided throughout the facility.
The EIR concluded that the project will have a significant impact on the intersection of the entry driveway
to the South Parking Lot and Pacific Coast Highway and determined that a full traffic signal would fully
mitigate the impact. However, since the City does not have jurisdiction over the Caltrans controlled public-
right-of-way, the City does not have the authority to impose this requirement unilaterally. While the
proposed signal would address project-related impacts to the intersection of the South Parking Lot and
PCH, the CityÓs lack of jurisdiction to approve such a traffic signal renders this mitigation measure
infeasible.
A mitigation measure has been included requiring the applicant to use its good faith reasonable efforts to
obtain approval of a full signal at this location, including filing a Caltrans Encroachment Permit application
or other application, plans, specification and studies that provide sufficient information and details to
enable Caltrans to evaluate implementation of the full traffic signal at the entry driveway to the South
Parking Lot and Pacific Coast Highway. The mitigation measure also requires that the request to Caltrans
specify that the full traffic signal be demand-actuated and be integrated into the signal progression on
Pacific Coast Highway (Mitigation Measure T-1(c)).
Reduced Parking Permit
Pursuant to SMMC 9.10.08.040, which sets forth off-street parking requirements, a total of 223 new
parking spaces are required for the new construction on site and for the reuse of the existing North House.
A total of 385 spaces are required including the existing 162 parking spaces in the City-operated Beach
Lot 10 that must remain on site (see Table 1 below).
Both the North and South Parking Lots will be resurfaced and re-striped to provide 117 new vehicle
parking spaces, resulting in a total of 279 parking spaces provided on site, which is 106 spaces fewer than
the 385 spaces required by the Code. For this reason a Reduced Parking Permit has been requested to
allow for the implementation of a shared parking plan in lieu of providing the additional 106 required
parking spaces on site.
Assembly
Table 1. Î 415 PCH Project Use @ 1:80 Other Uses @ Parking
BULDING/SPACESF1:300 SFRequirement
North House3,5101,30548
Event House3,79456549
Pool House1,9042,60732
Entry Pavilion06342
Garden Terrace3,000038
North Garden1,750022
Pool2,530032
Total 16,4885,111223
Existing Spaces in Beach Lot 10 (To Remain) 162
Total Spaces Required by Code + Beach Lot 10385
New Parking Spaces Proposed117
Total Spaces Proposed On Site
(New Spaces + Beach Lot 10)279
Reduced Parking Permit106
A Reduced Parking Permit may be granted when shared parking is proposed subject to the provisions
contained in SMMC Section 9.04.20.030. The Municipal Code specifies that parking facilities may be
shared if multiple uses establish and operate parking facilities and if uses generate parking demands
primarily during hours when the remaining uses are not in operation subject to the following:
(1) A sufficient number of spaces are provided to meet the greater parking demand of the participating
uses.
(2) Satisfactory evidence has been submitted by the parties operating the shared parking facility,
describing the nature of the uses and times when the uses operate so as to demonstrate the lack of
conflict between them.
(3) Additional documents, covenants, deed restrictions or other agreements as may be deemed necessary
by the Zoning Administrator are executed to assure that the required parking spaces provided are
maintained and uses with similar hours and parking requirements as those uses sharing the parking
remain for the life of the building.
A parking demand analysis for the project was prepared in the EIR (Table 4.10-9, Section 4.10). Parking
demand includes 162 existing spaces for public beachgoers in Beach Lot 10 (South Parking Lot) which will
remain, plus the added project demand. Shared parking between beachgoers and site users was assumed
in this analysis given the siteÓs location and proposed beach-oriented amenities. This analysis assumed
that 25% of recreational pool users (maximum 50-person pool occupancy) would also be beachgoers, thus
resulting in a credit of 12 spaces. Finally, the analysis assumed use during peak summer beach days,
defined as Mondays Î Thursdays 1 PM Î 4 PM and Fridays Î Sundays 10 AM Î 6 PM during the months
of June through September.
The parking demand analysis evaluated the demand generated by the 415 PCH facility alone during two
peak summer conditions: 1) during regular use of the site, and 2) when a special event is scheduled. The
demand analysis determined that the 415 PCH facility alone would generate a parking demand of 112
spaces during regular use of the site during the peak summer season. The 415 PCH facility alone would
generate a parking demand of 212 spaces during peak summer beach days when a special event is
scheduled; 100 of these 212 spaces would be needed to meet the demand generated by a maximum 200
guest special event.
When combined with beachgoer parking demand of 162 spaces, the analysis found that the peak season
parking demand for the 415 PCH facility (including employees) would be 374 spaces when special events
are scheduled and 274 spaces during regular use of the site when no special events are occurring.
Therefore, the 279 parking spaces on the 415 PCH site and in Beach Lot 10 are sufficient to meet the
demand for regular operation of the site when no special events are scheduled, plus beachgoer parking
demand, during peak summer beach days.
The 279 parking spaces provided on site would also be sufficient to address the parking demand for
beachgoers, regular site operations and special events scheduled on site after 6 PM during any month of
the year. In addition, the 279 parking spaces provided on site would be sufficient to address the parking
demand for regular operation of the site plus beachgoer parking demand during other peak beach days
(defined as Saturday and Sunday during October, March, April, and May, 10 AM Î 6 PM).
In order to address the special event-related demand of up to 100 parking spaces during the peak summer
beach season, and other peak beach days, the EIR recommends Mitigation Measure T-2. This measure
requires that, if events are scheduled during peak summer days or other peak beach days, the party
booking the event shall secure off-site parking within 5 miles of the project site for the guests with a shuttle
bus system to transport them to the site, unless the off-site parking is located within walking-distance of the
site. The party booking the event shall be required to submit a Transportation and Parking Management
Plan to the operator of the site prior to issuance of a permit for use of the facility. The mitigation measure
further requires that the management plan include a description of the methodology of notifying guests of
the location for the shuttle, if determined by the City to be needed; provide information regarding the
number of guests and parking spaces needed to meet this demand; and include evidence demonstrating
that 1) pre-paid parking has been secured; and 2) pre-paid shuttle service, if needed, has been hired
between the site and the off-site parking lot. This mitigation measure does not specify the number of
required parking spaces to be provided off-site since this number will be dependent on the size of the
special event. However, as required by Mitigation Measure T-2, the site operator will be required to review
and approve the specific location and number of off-site parking spaces contained in the Transportation
and Parking Management Plan prepared by the party reserving the facility for a special event.
Mitigation Measure T-2 has been identified to address the greatest parking demand during peak summer
beach days, and other peak beach days, associated with special events held on site, and has been
incorporated into the project conditions of approval. In accordance with SMMC Section 9.04.20.030, this
mitigation measure clearly states when off-site parking will be required and how the provision of off-site
parking will be implemented in order to minimize any potential conflicts resulting from the shared use of
Beach Lot 10, the North Parking Lot, and an off-site parking facility when special events are scheduled
during the peak summer beach days and other peak beach days.
The appellants contend that a Reduced Parking Permit was issued in error by the Planning Commission
since the proposed project does not meet the criteria contained in SMMC 9.04.20.26.030 (e)(3) or (e)(4)
which describes conditions under which a Reduced Parking Permit may be granted for Landmarks and
Historic Districts. According to the appellantsÓ appeal statements, the criteria contained in SMMC
9.04.20.26.030 (e) (3) and (e) (4), have been not been applied correctly. Subsection (e) (3) specifies that
when an addition is proposed to a commercial or industrial Landmark structure or contributing structure in
a designated historic district, no additional parking spaces are required provided that the addition does not
exceed ten percent of the buildingÓs existing floor area. Subsection (e) (4) specifies that commercial or
industrial Landmark structures or contributing structures in a designated historic district that undergo a
change of use that requires additional parking may be permitted to reduce the required parking by up to
ten percent of the total required number of spaces.
Pursuant to SMMC 9.04.20.26.030, the Zoning Administrator may grant a Reduced Parking Permit for the
following: (a) Shared Parking; (b) Senior Housing; (c) Tandem Parking; (d) Low-Income Housing; and (e)
Landmarks and Historic Districts. The appellants incorrectly assert that the project applicant applied for a
Reduced Parking Permit pursuant to subsection (e) Landmarks and Historic Districts. In fact, the applicant
applied for a Parking Permit subject to subsection (a) Shared Parking. Therefore the appellantsÓ analysis of
why the project does not meet the criteria for issuance of a Reduced Parking Permit contained in
subsections 9.04.20.26.030 (e) (3) and (e) (4) are not applicable to this discussion of the 415 PCH Project.
The appellants also claim that a shared parking plan may not be used in lieu of providing required parking
spaces when they will serve the normal and anticipated use of the project site. The criteria for
implementation of Shared Parking (SMMC 9.04.20.26.030(a)) do not prohibit the use of shared parking for
Ðnormal and anticipated use of project siteÑ as the appellants state. After more closely reviewing the
parking demand analysis, additional times when parking demand may exceed the number of spaces
provided on site were identified. The parking demand during these additional times has been addressed in
the revised Mitigation Measure T-2 described herein. Therefore, as detailed in the foregoing analysis, the
criteria for issuance of a Reduced Parking Permit for Shared Parking have been met. A sufficient number
of parking spaces are provided to meet the greater parking demand of the participating uses: a maximum
of 374 spaces for regular use of the site when special events are scheduled during the peak summer
beach days and during other peak beach days pursuant to Mitigation Measure T-2, which requires the
provision of off-site parking spaces combined with shuttle transportation service, when necessary, to 415
PCH facility.
Furthermore, the 279 parking spaces provided on site are sufficient to meet the parking demand for
beachgoers, regular site operations and special events scheduled on site after 6 PM during any month of
the year. The 279 parking spaces are also sufficient to meet the demand during regular operation of the
site, plus beachgoer parking demand, during other peak beach days. Therefore, through the use of shared
parking between the multiple site users, demand for parking at the facility, and the provision of off-site
parking during peak period special events, a sufficient number of spaces will be provided to support the
facility operation.
Wall Height Modification
The applicant proposes to define the site boundary along Pacific Coast Highway with a new perimeter
fence and a row of Washingtonian Palms. The chain link fence that currently runs along the eastern
property line was installed when the original fence was removed in 1995 after the Northridge earthquake.
In addition to a Certificate of Appropriateness issued by the Landmarks Commission, a Memorandum of
Agreement was entered into between the City, the State Office of Historic Preservation and the Advisory
Council on Historic Preservation regarding removal of the original fence. The agreement required that a
new fence be approved in consultation with the State Historic Preservation Officer. The currently-proposed
fence will be constructed in accordance with this Memorandum of Agreement.
The proposed 7Ó-4Ñ fence would run the 750 foot length of the east side property line and replace the
existing chain link fence on site. The height of the proposed perimeter fence exceeds the 42Ñ height
limitation for fences located in required front yard areas. Rolling gates that are a minimum of 20Ó-0Ñ wide
would be stationed at each of the four access driveways on PCH. These gates would be opened during
operating hours to allow access and views into the site. The proposed fence has been designed to address
the programmatic needs of the site. Specifically, the proposed 7Ó-4Ñ fence will help mitigate sound impacts
on the site from Pacific Coast Highway, and help to address site security issues by controlling access to
the site.
The schematic fence proposal has been designed to reflect a rhythm similar to the original, historic fence,
in terms of its height, scale and general character. The proposed fence has also been designed to be
compatible with the contemporary architecture of the new construction on site. The fence design
incorporates concrete piers that are similar in form to the vertical pre-cast concrete columns proposed on
the Pool House.
A fence conforming to the existing 42Ñ limitation for fences in a required front yard area would not serve to
attenuate noise from Pacific Coast Highway and would not reflect the form of the original, historic fence
and would not be compatible with the scale of the existing and proposed improvements on site.
Furthermore, the proposed 7Ó-4Ñ fence is compatible and similar, in terms of its height and proximity to the
public right-of-way, to other existing improvements along Pacific Coast Highway in the area of the project
site.
General Plan Consistency
The project is consistent with a variety of goals, objectives and policies outlined in the Land Use Element,
Open Space Element, and Historic Preservation Element of the City of Santa MonicaÓs General Plan. The
rehabilitation and adaptive reuse of the 415 PCH facility as a public, beach-oriented recreational facility is
consistent with General Plan Citywide Objective 1.1 of the Land Use Element which calls for improving the
quality of life by providing a balance of land uses consistent with fulfilling the CityÓs role as a regional
recreational and business center by providing a regional public recreational resource at the site.
The project is consistent Land Use Element Policy 1.11.1 which encourages the development of recreation
facilities to meet the needs of both resident and daytime populations with attention to creating amenities for
families with children in that the project includes the rehabilitation of the existing pool for recreational use,
construction of a new water play area and associated pool amenities such as showers, restrooms,
changing rooms and lockers as well as a community room to be used for informal recreation, an event
house, gardens, playgrounds and walkways.
Land Use Element Policy 3.1.3 also states that the design of new buildings should respect the character of
nearby historic resources and the new buildings are designed to be compatible with the historic structures
on the site while not duplicating their design.
The project is consistent with Objective 5 of the Open Space Element which called for establishing
stronger connections to regional open spaces in that the project will reuse a portion of State owned
beachfront property along the California Coastline for broad public access and through the siteÓs
interpretive program will connect visitors to the significance of this site as part of the Santa Monica
Mountains National Recreation Area and Santa Monica State Beach.
Objective 1 of the Open Space Element calls for the City to develop and maintain a diversified and
balanced system of high quality open space. This project supports this objective of the Open Space
Element by providing a community-oriented destination with a variety of open space areas that
accommodate swimming, volleyball, paddle tennis, picnicking, and childrenÓs play including water play and
sand play.
Objective 2 and Policy 2.1 of the Open Space Element call for the City to expand the open space system
through the use of public properties. This project supports this objective by returning a publicly owned site
that has been closed for many years to a productive public use providing an opportunity for community
members and visitors to enjoy a quintessential Southern California beach experience in Santa Monica.
Land Use Element Policy 3.1.3 encourages the retention of historic and architecturally significant
resources. Goal 3 of the Historic Preservation Element calls for an increase in public awareness of the
history of Santa Monica and historic preservation in the City. This project supports this policy and goal in
that the historically significant North House and swimming pool will be preserved and rehabilitated and the
site development will feature a multi-faceted interpretive program in response to the high level of
community interest in the siteÓs history and local and regional context.
Based on the foregoing, the proposed rehabilitation and adaptive reuse of the City Landmark-designated
415 PCH site is consistent with the goals, objectives and policies of the CityÓs General Plan.
Compliance with Proposition S
The subject property is owned by the State and managed by the City under an operating agreement with
the State. Under the operating agreement effective April 1, 2005, the City is required to develop and
operate the property as a Ðpublic recreation facility with related concessions and/or other facilities
accessible and subject to the use and enjoyment of the general pubic.Ñ The operating agreement affirms
the StateÓs intent that the property Ðbe operated as a public park and recreation facility, open and
accessible to the public in perpetuity.Ñ In addition, the operating agreement requires the City to comply
with the StateÓs general planning principles. The StateÓs General Plan for the area also calls for regional
recreational facilities which could include several types of public amenities including areas for social
gatherings, recreational facilities, a variety of food service establishments and public physical fitness
areas (Attachment E-1).
The proposed project is located within the RVC Residential Visitor Commercial District. It is also located
within the Beach Overlay District. This special overlay district was created in 1990 by a voter passed
initiative, Proposition S, codified in the City's Zoning Ordinance as Part 9.04.08.46.
History of Proposition S
In 1990, three local initiatives dealing with future beach development appeared on the ballot. These
measures were spurred by a recent increase in luxury hotel development in the beach area, including
Loews and Shutters, as well as by local restaurateur Michael McCartyÓs proposed luxury hotel and
restaurant development at 415 PCH. Following the CouncilÓs approval of the McCarty project, a
groundswell of opposition to the project emerged. Proposition Z repealing the Development Agreement
between Michael McCarty and the City was placed on the ballot. In addition, to ensure against the
proliferation of other large scale private commercial hotel and restaurant projects along the beach, a group
of residents drafted Proposition S. The express purpose of this proposition was to limit the proliferation of
excessive hotel, motel and large restaurant development and to maintain the CityÓs beach and oceanfront
parks as open recreational area and encourage recreational and public serving uses. As stated in the City
Attorney's Impartial Analysis of Proposition S: ÐThis measure ...would adopt an ordinance to establish new
restrictions related to certain types of commercial development along the coastline in Santa Monica.Ñ As a
reaction to Proposition S, local commercial developers spearheaded Proposition T which called for a more
modest three year moratorium on hotel and large restaurant development. Propositions S and Z passed,
while Proposition T failed. Taken as a whole, this vote evidenced not only the publicÓs intent to prohibit
large scale private development only available to certain segments of the community, but more importantly
evidenced a strong intent to preserve the beach for the public and to encourage development of public
facilities that could be accessed and used by the public as a whole. Thus, the campaign literature against
the McCarty project urged residents to Ðvote to STOP the destruction of our Beach Park and PRESERVE
this parkland facility as a 100% public access community center.Ñ (Emphasis added.) Likewise the
campaign literature in favor of Proposition Z touted the need to preserve the existing recreational facilities
at 415 PCH, including the 4,000 square foot Bar & Grill. (Copies of the three initiatives and a sampling of
campaign literature are collectively attached as Attachment E-2.)
Permitted Uses in Overlay District
The beach overlay district created by Proposition S permits all uses listed as permitted uses in the CityÓs
Zoning Ordinance within the district in which the subject parcel is located except hotels, motels, and
restaurants and/or food service facilities of more than 2,000 square feet and/or exceeding one story in
height.
Among the uses permitted in this district include convention and conference facilities, entertainment and
cultural uses, swim and health clubs, nightclubs, snack shops, and City Government uses. In addition,
accessory uses customarily associated with and incidental to the principal permitted use and other uses
similar to the articulated permitted uses and which are consistent and not more disruptive or disturbing
than permitted uses are also expressly permitted.
Proposition S itself also permits open space, public beaches, parks, incidental park structures, gardens,
playgrounds, recreational buildings, and recreational areas. Proposition S which was drafted with the intent
to preserve 415 PCH as a public community center defines recreational building to include all of the
elements of an urban recreational facility: Ðincidental park structures such as restrooms and maintenance
facilities, community rooms, locker rooms and showers servicing persons using the beaches or ocean,
playing courts, playgrounds, picnic areas, \[and\] public swimming pools.Ñ (Emphasis added.)
The Proposed Use Complies with Proposition S
The proposed project is a community oriented public recreational facility, which will maintain the beach and
oceanfront as a recreational area for all segments of the community. No commercial development is
proposed. The proposed project encompasses a total area of 4.91 acres and will provide the type of uses
expressly authorized by the proposition. More specifically, the proposed project incorporates a variety of
public recreational amenities including a pool and children's water play area; pool house with changing/
locker rooms, showers, restrooms, storage space; public viewing decks; volleyball courts; paddle tennis;
children's playground; outdoor showers; recreational sand area; landscaped garden area; and meeting
facilities. The proposed project would also add beach walkways to make the site fully accessible toward
the beach.
One component of the project would be a 5,400 square foot Event House. Convention halls, conference
facilities, community rooms and other similar uses are all permitted uses in this overlay zone. Following
close of the public comment period associated with the Draft EIR, refinements were made to the Event
House design to address operational concerns expressed by neighbors. The one story building has been
reduced in size by approximately 1,000 square feet, the Event House viewing deck has been removed,
and the direct physical connection to the Pool House has been eliminated. The Event House interior has
been reconfigured to provide three meeting spaces including one of approximately 1,900 square foot
space and two smaller meeting rooms of approximately 700 square feet each. The catering kitchen has
been replaced with a reduced scale food staging area that includes counter space with a sink, electrical
outlets, refrigeration and ice-making capability. The food staging area would not contain a stove, oven,
mixers, fryers, grills, or permanent steamers. Consequently, no cooking would be permitted and the
staging area would only be used to reheat, set out and serve food brought to the site by City-approved
caterers for special events.
The three separate rooms in the Event House, as well as the Pool House Recreation Room and the three
smaller meeting rooms in the North House, would be available for a wide range of public functions
including youth programs, fitness classes, cultural events, conferences, meetings, retreats, and social
events. The projectÓs conditions of approval restrict booked events whose primary activity is sit-down food
service to 2,000 square feet or less on the site at any given time.
The activities at the Event House should not be viewed in isolation from the overall public recreational use
of this site. Viewed in context, the Event House activities would occupy only a small portion of the site. The
Beach Recreational Area will be about 100,000 square feet in size and the pool and deck will be over
14,000 square feet in size. The Event House is, in contrast, much smaller.
Definition of Restaurant and Food Service Facility
Even were it appropriate to assess either the food staging area or the Event House in isolation, such use is
also consistent with Proposition S since neither facility constitutes a ÐrestaurantÑ or Ðfood service facility.Ñ
The food staging area will be contained within a one story building and constitutes a small percentage of
the overall Event House square footage. As such, it falls well under the size prohibition set forth in
Proposition S. Thus, when viewed in isolation it does not violate Proposition S. Further, when viewed in
isolation, the food staging area is a permitted use, as it constitutes an accessory use that is customarily
associated with and incidental to the facilities such as the Event House.
Likewise, even if all operations of the Event House, including the food staging area, were assessed
separately from the project as a whole, the use would be consistent with Proposition S. Proposition S does
not define restaurant. However, Santa Monica Municipal Code Section 9.04.02.030.730 defines a
restaurant as any building, room, space, or portion thereof where food is sold for consumption on site,
except uses qualifying as incidental food service. As a matter of law, this definition applies to determining
the scope and meaning of Proposition S. Since no food will be sold on site, the Event House does not
constitute a restaurant. Further, the food staging area is not intended to and could not support the
operation of a restaurant since it will not be designed for or equipped with the necessary accoutrements for
cooking or food preparation.
Although Proposition S also prohibits Ðfood service facilities,Ñ this term is not defined in the proposition or in
the Municipal Code. Indeed, it is not even mentioned in any other provision of the proposal, in the impartial
city attorneyÓs analysis, in the arguments for or against the proposition nor in the ballot literature supporting
the measure. Only large restaurant developments are directly addressed in the legislative history of the
proposition. Thus, this term should be interpreted to constitute a use where, like a restaurant, food is sold
and such sale is the dominant purpose. As designed and operated, the Event House would not be
considered a food service facility. Moreover, the RVC Residential-Visitor Commercial District expressly
permits other uses similar to the articulated uses provided they are not more disruptive or disturbing than
permitted uses. Given the limited design and operation features of the food staging area, all envisioned
uses of the Event House would be similar to other permitted uses.
Historic Use of Property Following Proposition S
One of the best indicators of voter intent behind Proposition S is the actual use of the property immediately
following the election. Following the passage of Propositions S and Z, the City converted the property into
a community beach facility. The facility contained a childrenÓs play area, showers and lockers, paddle
tennis and volleyball courts and a banquet hall containing a full service kitchen. The facility was used for a
variety of activities including: community meetings, private parties, weddings, bar mitzvahs, receptions,
company picnics, dances (including a Senior Prom), family reunions, training sessions, Boards and
Commissions dinner, and Special Olympics events. A typical event would involve 100-300 people and
catered food would typically be served. The on-site kitchen was also available for use. The facility was
also used for filming where again catered food was served. During the summer months the City
sponsored an Ðall you can eat barbequeÑ every Sunday where food was served. The City also operated a
small on-site concession stand which sold sandwiches and the like. The facility was used in this manner
until it was damaged by the 1994 earthquake. No one, including Proposition S proponents and supporters,
has ever contended that these uses violated Proposition S. Even following the earthquake and through
the present, the facility continued to be used for tented special events including wedding and private
parties serving catered food. (See Attachment E-3 for further references to the history of catered events on
the site following Proposition S). The prevalence of catered events at the facility directly following the
election in light of the high public scrutiny given the uses further demonstrates that Ðfood service facilityÑ
was not intended to extend to special events serving catered food. Indeed, were it so broadly construed, a
catered event at a private home in excess of 2,000 square feet would arguably violate Proposition S.
ENVIRONMENTAL ANALYSIS
An Environmental Impact Report (EIR) has been prepared for this project in accordance with Section
15087 of the CEQA Guidelines. A Notice of Preparation (NOP) was filed with the California Office of
Planning and Research and distributed to involved public agencies and interested parties for a public
review period which began February 11, 2005, and concluded on March 21, 2005. On March 3, 2005 a
public scoping meeting was held and approximately 25 people attended.
Copies of the Draft EIR were made available on November 8, 2005 for a 45-day public review period which
closed on December 22, 2005. Six comment letters were received on the Draft EIR. Response to those
comments has been incorporated into the Final EIR.
In accordance with Section 15128 (Effects Not Found to be Significant) of the CEQA Guidelines, the Initial
Study/NOP provided reasons why the following environmental impacts were not considered significant
and, therefore, are not addressed further the EIR:
¤ Biological Resources;
¤ Population and Housing;
¤ Shadows;
¤ Land Use and Planning;
¤ Mineral Resources; Agricultural Resources;
¤ Public Services;
¤ Utilities/Service Systems;
¤ Economic and Social Impacts; and
¤ Recreation.
The Initial Study/NOP identified potentially significant impacts on the following issue areas associated with
the construction and/or operation of the proposed project, which are addressed in detail in the EIR:
¤ Geology and Soils;
¤ Construction Effects;
¤ Historic/Cultural Resources;
¤ Transportation/Circulation and Parking;
¤ Aesthetics;
¤ Hazards and Hazardous Materials;
¤ Hydrology and Water Quality;
¤ Air Quality;
¤ Noise; and
¤ Neighborhood Effects.
The EIR analyzed the issue areas referenced above and identified potentially significant environmental
impacts, including site-specific and cumulative effects of the project in accordance with the provisions set
forth in the CEQA Guidelines. The EIR identified potentially significant impacts in the issue areas of
Geology and Soils; Construction Effects; Cultural Resources; Transportation/Circulation and Parking;
Aesthetics; Hazards and Hazardous Materials; Hydrology and Water Quality; and Utilities/Service
Systems. A chart summarizing these impacts with recommended mitigation measures is provided in Table
ES-1, in the Executive Summary section of the EIR. Mitigation measures have been proposed to reduce
all these impacts to a less than significant level with the exception of Transportation/Circulation where the
impacts remain significant and unavoidable. All of these mitigation measures are incorporated into the
conditions of approval (Condition #38) and discussed in greater detail in Attachment G. All mitigation
measures will be implemented and monitored in accordance with the proposed Mitigation Monitoring
Program contained in Attachment G. The EIR also identified Air Quality and Noise issue areas as being
less than significant without mitigation.
Transportation/Circulation
A traffic study prepared for the proposed project has determined that the estimated project-generated
traffic volumes and the cumulative, base traffic projections would result in a total of 24 weekday A.M. peak
hour trips, 104 weekday P.M. peak hour trips, and 104 weekend peak hour trips. These additional peak
hour vehicle trips traveling on the surround road network would result in significant and unavoidable
impacts at the following two intersections in the project vicinity: Pacific Coast Highway (Palisades Beach
Road) and California Incline; and at the project siteÓs primary access driveway at Beach Lot 10 and Pacific
Coast Highway.
The addition of a southbound left-turn lane on Pacific Coast Highway and an additional departure lane
along the California Incline has been recommended to fully mitigate significant impacts to the Pacific Coast
Highway and California Incline intersection. However, implementation of mitigation at the intersection of
Pacific Coast Highway and California Incline is not possible due to physical constraints such as the
Palisades Bluffs to the east and existing development to the west. Therefore, this mitigation measure has
been deemed infeasible.
Installation of a full or half signal light at the intersection of Beach Lot 10 on Pacific Coast Highway has
been recommended to fully mitigate significant project impacts to transportation and circulation in the
project area. Installation of a half-signal would require the construction of a raised median divider to
separate vehicles accelerating to the north away from the site and away from the unrelated northbound
through traffic. However, the existing lanes on PCH in this area are of substandard width (less than 12
feet wide). Therefore it is not possible to implement a half signal light at this location without widening the
roadway, which is infeasible due to the physical constraints including the bluffs to the east and property
development to the west. Installation of a full traffic signal at the intersection of Beach Lot 10 on Pacific
Coast Highway would necessitate the provision of some combination of new striping, signage, controller
cabinets, poles, mast arms, detectors and/or signal heads. However, it would not require the construction
of a raised median divider, acceleration lane or the associated roadway widening.
The California State Department of Transportation (Caltrans) retains jurisdiction over both of these
intersections in the public right-of-way (Pacific Coast Highway/California Incline; and Pacific Coast
Highway/driveway at Beach Lot 10). Since the City does not have jurisdiction over Caltrans controlled
public-right-of-way, the City does not have the authority to impose any of these proposed requirements
unilaterally. Therefore, no feasible mitigation measures have been identified and project-related impacts to
transportation and circulation remain significant and unavoidable. Adoption of a Statement of Overriding
Considerations would be required in order to approve the proposed project. However, as noted, mitigation
measure T-1(c)has been imposed which would require the following: The applicant shall use its good faith
reasonable efforts to obtain approval of a full signal at this location, including filing a Caltrans
Encroachment Permit application or other application, plans, specification and studies that provide
sufficient information and details to enable Caltrans to evaluate implementing the Mitigation Measure.
These applications shall be submitted prior to issuance of building permits. If timely approved by Caltrans,
such improvements shall be completed prior to issuance of a certificate of occupancy for the project. In
submitting applications for this signal, the applicant will request that the signal be demand-actuated and be
integrated into the signal progression on Pacific Coast Highway. (Condition #38).
Discussion of Alternatives
Consistent Section 15091, 15092, and 15093 of the State of California CEQA Guidelines, consideration of
alternatives to the proposed project is required in order to compare the environmental impacts and
feasibility of these alternatives to the impacts foreseen for the proposed project. These project alternatives
were then analyzed to compare their impacts as well as their abilities to meet the projectÓs objectives to
develop a beach-oriented, public recreational and meeting facility that preserves the unique history of the
site. As detailed more fully in Section 6.0 of the EIR, three project alternatives were studied: No Project;
Recreational Beach Use; and the preferred design identified in the 1999 Reuse Plan.
No Project Alternative
Under the No Project Alternative, the site would be left in its current, uninhabitable state and no
rehabilitation of the site or new construction would occur. The Final EIR found that the No Project
Alternative would be environmentally superior to the proposed project on the basis of the minimization or
avoidance of physical environmental impacts. However, the No Project Alternative is not feasible since it
does not satisfy the project objectives of creating a community-oriented public recreation facility that
encourages diverse users and preserves the history of the site by providing a range of uses including
public recreational activities on a year-round basis and links to the regional open space network in that the
site would remain vacant, boarded and fenced. None of the benefits of the project would be obtained if the
No Project Alternative were adopted.
Recreational Beach Use Alternative
Under the Recreational Beach Use Alternative, a majority of the site would be devoted to courts and fields
for active beach recreation. The existing Locker Building would be demolished, and the North House and
historic pool would be rehabilitated and reused. The North House would be utilized for community
meetings and administrative offices. The pool would be rehabilitated as a swimming facility, and changing
rooms for visitors and maintenance/equipment storage buildings would be constructed. The Recreational
Beach Use Alternative is not environmentally superior to the proposed project in that the impacts would be
similar to the proposed project in most respects. Long-term impacts associated with geology and
hydrology would be reduced in comparison to the proposed project due to the increased amount of
permeable surface area. Traffic impacts would both be better and worse than the proposed project
depending on the day and hour of peak traffic. AM peak hour and weekend peak hour trips would be worse
than the proposed project and weekday PM peak hour trips would be slightly lower than the proposed
project. The parking demand for this alternative would be lower than the proposed project, however the
proposed parking supply associated with the Recreational Beach Use alternative would not be sufficient to
meet the project demand and additional parking would need to be added to mitigate this impact which
could result in a reduction in the recreational area proposed under this alternative. This alternative would
not achieve all project objectives to provide a full range of uses because no new meeting or multi-purpose
rooms would be built. Furthermore, this alternative would not meet the year-round use objective for the
project because only the North House would be available for activities during inclement weather whereby
the proposed project would provide multiple indoor spaces for community use.
1999 Reuse Plan Alternative
The 1999 Reuse Plan Alternative includes the use of the site as a public community space that would
include outdoor recreational areas and an event/meeting center. This alternative includes adaptively
reusing the historic North House as a meeting facility, and rehabilitating the existing Locker Building to be
used for meeting and special events. The existing pool would be rehabilitated for public recreational
swimming use. Changing rooms and a pool equipment maintenance and storage facility would be
developed near the pool. Based on the other project alternatives, the 1999 Reuse Plan is environmentally
superior. This alternative would not incur the potential impacts to historic resources associated with new
construction although similar impacts would be associated with the reuse of the North House and there
may be potential impacts associated with the reuse of the Locker Building due to its proximity to the North
House. The 1999 Reuse Plan alternative would not be feasible in that the costs associated with
seismically retrofitting the Locker Building, providing a new roof and other improvements to the building
shell, installing new building systems including, but not limited to HVAC, plumbing and electrical and
reconfiguring the interiors greatly exceeds the costs to demolish the building and construct a new facility.
It is further infeasible because it does not achieve the project objectives of maximizing a range of
integrated community-oriented uses and diverse users while preserving the history of the site. The 3-story
Locker Building is not from the period of historic significance and thus detracts from the history of the site.
This alternative also would not recall the site of the original mansion as effectively as the proposed project
does by locating the new Event House and Pool house in an L-shaped configuration reminiscent of the
mansion since neither structure would be built. Further the 3-story height of the Locker Building blocks
views to the ocean from the site compromising the overall beach experience and its central placement
breaks up the historic feel as well as the integrated flow of the community uses. Additionally, this
alternative, unlike the proposed project would not provide the historic North House with ample open space
around it given the scale and proximate location of the existing Locker Building to the North House.
Furthermore, the 1999 Reuse Plan alternative would result in the same immitigable traffic impacts as the
proposed project, the only impacts of the proposed project that were found to be immitigable.
Alternative locations were also considered but not identified because there are no alternative locations
available that would meet the project objectives. Furthermore, other sites of sufficient size that would
potentially reduce or avoid the projectÓs environmental impacts are not located within the City of Santa
Monica.
Based on the forgoing, and consistent with CEQA Section 15091(a)(3), it is recommended that the Council
find that the project alternatives identified in the EIR are infeasible because they do not meet the specific
objectives identified for the site as compared to the subject proposal.
Statement of Overriding Considerations
Examination of the above alternatives did not identify an alternative project that would be environmentally
superior, reasonably feasible, and would meet the specific objectives identified for the site when compared
to the proposed project. All feasible mitigation measures have been incorporated to reduce identified
impacts to a less than significant level. However, there will be significant and unavoidable traffic impacts
on the intersection of Pacific Coast Highway and California Incline and at the entrance of Beach Lot 10 on
Pacific Coast Highway.
The public benefits of the proposed project would outweigh its significant, unavoidable environmental
impacts for the following reasons:
A. The 415 Pacific Coast Highway project will rehabilitate a 5 acre historically significant site along the
Gold Coast for community use. The public site has been vacant, boarded and fenced for 12 years
and this project will implement objectives of the 1999 Reuse Plan for the site.
B. The 415 Pacific Coast Highway project will provide a public beach recreation facility on 5 acres of
Santa Monica State Beach, Santa MonicaÓs most recognized and used open space.
C. The 415 Pacific Coast Highway project will preserve the history of the site. The historic North
House and pool which were both designed by Julia Morgan will be rehabilitated for current and
future generations to enjoy.
D. The 415 Pacific Coast Highway project will significantly improve the existing conditions of the site
by converting existing impervious surfaces to landscaped and permeable surfaces, increasing
groundwater recharge and decreasing the amount of stormwater runoff which is consistent with
sustainable city goals.
E. Land Use Element Policy 1.11.1 encourages the development of recreational facilities to meet the
needs of both the resident and daytime populations. The project supports this policy of the Land
Use Element with the provision of inter-related indoor and outdoor spaces that encourage public
beach recreational use year-round and also provide for targeted event and cultural programming
during non-peak periods.
F. Objective 1 of the Open Space Element calls for the City to develop and maintain a diversified and
balanced system of high quality open space. This project supports this objective of the Open Space
Element by providing a community oriented destination with a variety of open space areas that
accommodate swimming, volleyball, paddle tennis, picnicking, and childrenÓs play including water
play and sand play.
G. Objective 2 and Policy 2.1 of the Open Space Element call for the city to expand the open space
system through the use of public properties. This project supports this objective by returning a
publicly owned site that has been closed for many years to a productive public use providing an
opportunity for community members and visitors to enjoy a quintessential Southern California beach
experience while at the same time sensing the siteÓs important historic past.
H. Land Use Element Policy 3.1.3 encourages the retention of historic and architecturally significant
resources. This project supports this policy in that the historically significant North House and
swimming pool will be preserved and rehabilitated and the site development will feature a multi-
faceted interpretive program in response to the high level of community interest in the siteÓs history
and local and regional context.
I. Land Use Element Policy 3.1.3 also states that the design of new buildings should respect the
character of nearby historic resources and the project supports this policy because the event house
and pool house are both designed to be compatible with the historic structures on the site while not
mimicking their design.
J. Objective 5 of the Open Space Element calls for establishing stronger connections to regional open
spaces. This project supports this objective by reusing a portion of State owned beachfront property
along the California Coastline for broad public access. Furthermore through the siteÓs interpretive
program visitors will be connected to the significance of the site as a gateway to the Santa Monica
National Recreation Area and as a part of Santa Monica State Beach.
In light of these benefits, it is recommended that the Final EIR be certified and a Statement of Overriding
Considerations be adopted (Attachment G).
Adequacy of the Final Environmental Impact Report
Most of the challenges to the Environmental Impact Report raised by the appellants were not timely
submitted in accordance with CEQA. However, detailed responses to the appellantsÓ claims regarding the
adequacy of the Final EIR prepared for the project are contained in Attachment D. Suggested additional
modifications to the Draft EIR are also contained therein. The Final Environmental Impact Report is legally
sufficient.
PUBLIC OUTREACH
Notice of this hearing was provided as required by Section 9.40.040(b) as follows: notice sent to all owners
and occupants within a 300-foot radius of the subject property; a newspaper notice published in the LA
Times ÐCaliforniaÑ Section on at least 10 days prior to the hearing date.
The Department of Community and Cultural Services convened a number of public workshops and
meetings since the summer of 2005 to discuss the 415 PCH Project and to gather community comments
on the emerging design and programming for the site:
1. On July 28, 2005, a public open house was held to reintroduce the public to the site and the
intended approach to the project. Approximately 80 community members participated in this event.
2. On October 1st and 2nd, 2005, a community workshop was held on-site with approximately 120
community members in attendance. The first day consisted of a formal presentation of the emerging
schematic design by the design-build team and rotating break-out sessions focusing on
neighborhood impacts, historic elements and design and community access and activities. On the
second day, the project team provided a summary and response to public comments from the
previous day.
3. On January 3, 2006, January 26, 2006 and February 21, 2006 meetings were held with neighbors
of the site to discuss specific neighbor concerns expressed during the previous community
workshop including site security, vehicular access to and from the site, and City operations and
maintenance of the facility.
A dedicated website for the 415 PCH Project (http://415pch.smgov.net) was established allowing members
of the public to view the schematic design for the site and submit comments throughout the development
of the proposed project.
In addition to the public outreach described above, presentations on the status of the project and the
schematic design for the site have been made to the City Arts Commission; Commission for a Senior
Community; Disabilities Commission; Recreation and Parks Commission; Social Services Commission;
Pier Restoration Corporation; and Santa Monica Convention and VisitorÓs Bureau. Presentations have
also been made to California State Parks, California State Office of Historic Preservation, Caltrans, and the
California Coastal Commission.
CONCLUSION
The 415 PCH project has been designed to create a unique, beach-oriented, public gathering place that
responds to the cultural history of the site and encourages year-round, public beach recreational use, and
limited special events. The project includes the rehabilitation of the historic North House and swimming
pool, and also features community and event rooms to be used for meetings, informal recreation, and
social events; and recreational and open spaces such as volleyball courts, gardens, playgrounds and
walkways. The size, scale, and siting of the project are compatible with the surrounding residential uses
with the proposed conditions. With approval of a Reduced Parking Permit to allow shared parking of the
North and South Parking Lots with conditions as noted; and approval of a modification to pedestrian-
oriented design requirements by the Landmarks Commission, or City Council on appeal, the project meets
Municipal Code requirements. The EIR identified mitigation measures which are incorporated as conditions
of approval and provisions to address residentsÓ concerns have been included as Special Conditions.
Therefore, it is recommended that the City Council deny appeals 06APP-030 and 06APP-032, certify the
Final EIR, make the necessary CEQA findings, adopt the Statement of Overriding Considerations and
Mitigation Monitoring Program, and approve Development Review Permit 06-002, Reduced Parking Permit
06-002 and Fence/Wall Height Modification 06-001 based upon the following findings and conditions:
DEVELOPMENT REVIEW FINDINGS
1.The physical location, size, massing and placement of proposed structures on the site and the
location of proposed uses within the project are compatible with and relate harmoniously to
surrounding sites and neighborhoods, in that, the project, located on five acres of Santa Monica
State Beach includes the rehabilitation of historic structures (North House and swimming pool), and
the construction of well-designed, new one- and two-story buildings centrally located on the site with
ample setbacks from adjacent residential properties. The new construction has also been designed
in an L-shape to reflect the siteÓs history, to provide useable and varied open spaces, and to take
advantage of the ocean and mountain views provided from the site. The Event House and Pool
House have been reduced in sized and re-designed to ensure compatibility with nearby residential
uses. The scale of structures has been designed to ensure compatibility with the remaining historic
features and overall historic nature of the site. A system of perimeter fencing and gates has been
incorporated into the project design in order to control access to the site, and installation of security
cameras on site is a condition of project approval. A variety of measures related to use of the site
have been have been developed to help ensure compatibility with nearby residential uses.
Measures related to on-site parking facilities include the following: Use of parking lots in conjunction
with booked special events requires that parking spaces furthest from the adjacent residential uses
will be utilized first; parking lots will be closed at 11 pm on weekdays and midnight on weekends;
and parking lots will be staffed during events and parking permits shall be issued to event guests.
Measures related to on-site activities include the following: amplified music shall only be permitted
indoors except during City sponsored day-time events only; and a priority reservation system shall
be established at peak use periods for use of the public pool and picnic area as noted on the plans
dated May 16, 2006.
2.The rights-of-way can accommodate autos and pedestrians, including parking and access, in that
279 parking spaces will be provided on site within two interconnected lots to serve the project and
the beach in a shared use arrangement. Vehicular access is provided from Pacific Coast Highway
into a driveway at the south parking lot (Beach Lot 10), with exiting permitted from both the south lot
and north lot. Pedestrian and bicycle access to the site is provided along the Santa Monica Beach
Bike Path and the sand area between the 1921 mean high tide line and the bike path is defined and
organized by two main boardwalks providing universal access and pedestrian circulation to all areas
of the site.
3.The health and safety services (police, fire, etc.) and public infrastructure (e.g. utilities) are
sufficient to accommodate the new development, in that these services already exist to meet the
needs of the site and will be complimented by on site security during the evening hours.
4.Any on-site provision of housing or parks and public open space, which are part of the required
project mitigation measures required in Subchapter 9.04.70 Part 9.04.10.12 of the City of Santa
Monica Comprehensive Land Use and Zoning Ordinance, satisfactory meet the goals of the
mitigation program, in that the project is exempt based on the fact that the project is not an office
development.
5.The project is generally consistent with the Municipal Code and General Plan, in that the project is
located within the RVC (Residential Visitor Commercial), BPD (Beach Parking) and Beach Overlay
Zoning Districts which allow for the community-oriented uses including recreational buildings, public
beaches, playgrounds, recreational areas and parking and these uses are consistent with those
proposed by the project. The proposed project is consistent with Proposition S (Beach Overlay
Zoning District) in that project components consist of uses expressly authorized by the proposition
such as open space, parks, incidental park structures, gardens, playgrounds, recreational buildings,
and recreational areas. In accordance with Proposition S (Beach Overlay Zoning District), the
project does not propose a hotel, motel, restaurant and/or food service facility of more than 2,000
square feet and/or exceeding one story in height. Furthermore, the project is consistent with
General Plan Citywide Objective 1.1 of the Land Use Element which calls for improving the quality
of life by providing a balance of land uses consistent with fulfilling the CityÓs role as a regional
recreational and business center by providing a regional public recreational resource at the site, and
Land Use Element Policy 1.11.1 which encourages the development of recreation facilities to meet
the needs of both resident and daytime populations with attention to creating amenities for families
with children in that the project includes the rehabilitation of the existing pool for recreational use,
construction of a new water play area and associated pool amenities such as showers, restrooms,
changing rooms and lockers as well as a community room to be used for informal recreation, an
event house, gardens, playgrounds and walkways. The project is consistent with Land Use
Element Policy 3.1.3, which encourages the retention of historic and architecturally significant
resources, and Goal 3 of the Historic Preservation Element, which calls for an increase in public
awareness of the history of Santa Monica and historic preservation in the City, in that the historically
significant North House and swimming pool will be preserved and rehabilitated and the site
development will feature a multi-faceted interpretive program in response to the high level of
community interest in the siteÓs history and its local and regional context. Land Use Element Policy
3.1.3 also states that the design of new buildings should respect the character of nearby historic
resources and the new buildings are designed to be compatible with the historic structures on the
site while not duplicating their design. The project is consistent with Objective 5 of the Open Space
Element which called for establishing stronger connections to regional open spaces in that the
project will reuse a portion of State owned beachfront property along the California Coastline for
broad public access and through the siteÓs interpretive program will connect visitors to the
significance of this site as part of the Santa Monica Mountains National Recreation Area and Santa
Monica State Beach.
6.Feasible mitigation measures have been included for all adverse impacts identified in an Initial Study
or Environmental Impact Report, in that an Environmental Impact Report was prepared for the project
and all proposed feasible mitigation measures have been included in the project approval.
REDUCED PARKING PERMIT FINDINGS
Shared Parking
1.A sufficient number of spaces are provided to meet the greater parking demand of the participating
uses in that a total of 279 parking spaces will be provided on site which is sufficient to address the
facility plus beachgoer parking demand. The parking demand analysis contained in the EIR
determined that the 415 PCH facility would generate a parking demand of 212 spaces. There are
162 existing parking spaces in Beach Lot 10 which must be retained. The demand analysis
indicated a peak summer beach period parking demand of 374 spaces, including 100 parking
spaces needed to meet the demand for a maximum 200 guest special event. A total of 274 spaces
are required for the 415 PCH facility and beachgoers when special events are not occurring.
Therefore, the 279 available spaces are sufficient to meet the parking demand for the 415 PCH
facility and beachgoers, except when these special events are scheduled at the meeting facilities
during peak summer beach days (Mondays-Thursdays during June through September 1 PM Î 4
PM and Fridays-Sundays during June through September 10 AM Î 6 PM), and during other peak
beach days (Saturday and Sunday during October, March, April, and May, 10 AM Î 6 PM). In order
to address the special event-related demand of up to 100 parking spaces during the peak summer
beach season, Mitigation Measure T-2 has been included as a condition of project approval. This
measure requires that, if events are scheduled during peak summer days or other peak beach days,
the party booking the event shall secure off-site parking within 5 miles of the project site for the
guests with a shuttle bus system to transport them to the site, unless the off-site parking is located
within walking-distance of the site. The party booking the event shall be required to submit a
Transportation and Parking Management Plan to the operator of the site prior to issuance of a
permit for use of the facility. The mitigation measure further requires that the management plan
include a description of the methodology of notifying guests of the location for the shuttle, if
determined by the City to be needed; provide information regarding the number of guests and
parking spaces needed to meet this demand; and include evidence demonstrating that 1) pre-paid
parking has been secured; and 2) pre-paid shuttle service, if needed, has been hired between the
site and the off-site parking lot.
The 279 parking spaces provided on site would also be sufficient to address the parking demand for
special events scheduled on site after 6 PM during any month of the year. In addition, the 279
parking spaces provided on site are sufficient to address the parking demand for beachgoers,
regular site operations and special events scheduled on site after 6 PM during any month of the
year. The 279 parking spaces are also sufficient to meet the demand during regular operation of the
site, plus beachgoer parking demand, during other peak beach days.
2.Satisfactory evidence has been submitted by the parties operating the shared parking facility,
describing the nature of the uses and times when the uses operate so as to demonstrate the lack of
conflict between them in that the City of Santa Monica operates all parking lots involved in the
parking calculations and a shared parking analysis was conducted as part of the projectÓs
Environmental Impact Report (EIR). The analysis indicated that sufficient parking is available for
public beachgoers and the 415 PCH facility except if special events are scheduled during peak
summer beach days and other peak beach days. A mitigation measure has been identified to
address this greater parking demand. The parking facilities for beachgoers (Beach Lot 10) and for
the 415 PCH project can be shared except if events are scheduled to occur during peak summer
beach days (Mondays-Thursdays during June through September 1 PM Î 4 PM and Fridays-
Sundays during June through September 10 AM Î 6 PM), and during other peak beach days
(Saturday and Sunday during October, March, April, and May, 10 AM Î 6 PM). Mitigation Measure
T-2 has been identified to address the greater parking demand under these scenarios. If events are
scheduled during peak summer beach days and other peak beach days, the party booking the
event shall secure off-site parking within 5 miles of the project site for the guests with a shuttle bus
system to transport them to the site, unless the off-site parking is located within walking-distance of
the site, and shall submit a Transportation and Parking Management Plan (Plan) to the operator of
the site prior to issuance of a permit for use of the facility. The Plan shall include a description of
the methodology of notifying guests of the location for the shuttle, if determined by the City to be
needed; shall provide information regarding the number of guests and parking spaces needed to
meet this demand; and shall include evidence demonstrating that 1) pre-paid parking has been
secured; and 2) pre-paid shuttle service, if needed, has been hired between the site and the off-site
parking lot.
The 279 parking spaces provided on site would also be sufficient to address the parking demand for
special events scheduled on site after 6 PM during any month of the year. In addition, the 279
parking spaces provided on site are sufficient to address the parking demand for beachgoers,
regular site operations and special events scheduled on site after 6 PM during any month of the
year. The 279 parking spaces are also sufficient to meet the demand during regular operation of the
site, plus beachgoer parking demand, during other peak beach days.
Mitigation Measure T-2 clearly states when off-site parking will be required and how the provision of
off-site parking will be implemented in order to minimize any potential conflicts resulting from the
shared use of Beach Lot 10, the North Parking Lot, and an off-site parking facility when special
events are scheduled during the peak summer days and other peak beach days.
3.Additional documents, covenants, deed restrictions or other agreements as may be deemed
necessary by the Zoning Administrator are executed to assure that the required parking spaces
provided are maintained and uses with similar hours and parking requirements as those uses
sharing the parking remain for the life of the building in that the proposed use is on land subject to a
long-term operating agreement with the State of California, and includes parking facilities operated
by the City of Santa Monica. The City will continue to operate the parking facilities on site that will
continue to serve visitors going to the beach and/or to the 415 PCH facility. In addition, Mitigation
Measure T-2 which addresses the special event related demand of up to 100 parking spaces is
included as condition of project approval (Condition #38) and is also a mitigation measure that is
included in the Mitigation Monitoring Program adopted for the project. Monitoring this mitigation
measure will be done by the City of Santa Monica, Planning and Community Development
Department, Transportation Management Division.
WALL HEIGHT MODIFICATION FINDINGS
1. The subject fence, wall or hedge will be compatible with other similar structures in the
neighborhood and is required to mitigate impacts from adjacent land uses, the subject propertyÓs
proximity to public rights-of-way, or safety concerns in that the project fronts on Pacific Coast
Highway, an arterial roadway that carries over 75,000 vehicles per day north of the California
Incline. The proposed 7Ó-4Ñ fence is similar in terms of its height and proximity to the public right-of-
way when compared to other existing improvements along Pacific Coast Highway in the area of the
project site. The proposed 7Ó-4Ñ fence will help mitigate sound impacts on the site from the highway,
and help to address site security issues by controlling access to the site. Additionally, breaks in the
fence of a minimum of 20 feet in length will be provided at the south and north parking lots providing
views into the site and the shoreline from the highway.
2. The granting of such modification 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 the proposed
fence will extend along the property frontage for a maximum distance of 662 feet and will replace
the historic fence with a fence of similar height that was removed in 1995 due to extensive damage
following approval of a Certificate of Appropriateness (Dec. 13, 1993 and extended Oct. 10, 1994).
The proposed fence will be replaced in accordance with a Memorandum of Agreement between the
City of Santa Monica, the State Office of Historic Preservation and the Advisory Council on Historic
Preservation, which specifies that, in addition to local agency review and approval, the design of the
new fence will be approved in consultation with the State Historic Preservation Officer.
3. The modification will not impair the integrity and character of the neighborhood in which the fence,
wall or hedge is located, in that the fence will replace a chain link fence that was installed to secure
the site along PCH with a fence that is compatible with the site and is reminiscent of the historic
fence that once was located along this property line in terms of its height, scale and general
character. The proposed fence has been designed to reflect a rhythm similar to the original, historic
fence and has also been designed to be compatible with the contemporary architecture of the new
construction on site. The proposed fence also addresses the programmatic needs of the site in that
it would serve to visually define the facility along PCH, provide site security, and serve as a sound
wall.
CONDITIONS:
Plans
1.This approval is for those plans dated May 16, 2006 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, specifications, and operations 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. 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, Landmarks Commission, or Director of Planning.
Landmarks Commission
5.Prior to consideration of the project by the Landmarks Commission, or City Council on appeal, 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
Landmarks Commission, or City Council on appeal, in its review, shall pay particular attention to the
aesthetic, landscaping, and setback impacts of any ramps or other features necessitated by
accessibility requirements.
6.Plans for final design, landscaping, screening, trash enclosures, and signage shall be subject to
review and approval by the Landmarks Commission, or City Council on appeal.
7.The Landmarks Commission, or City Council on appeal, in its review, shall pay particular attention
to the proposed projectÓs treatment of the historic North House and swimming pool to ensure that all
rehabilitation work is done in compliance with the Secretary of the InteriorÓs Standards for the
Treatment of Historic Properties. The Commission, or City Council on appeal, shall also pay
particular attention to the design of the new buildings on site to ensure that they are compatible with
the remaining historic features on the site and the overall historic character of the site.
8.Refuse areas, storage areas and mechanical equipment shall screened in accordance with SMMC
Section 9.04.10.02.130-90.04.10.02.150. Refuse areas shall be of a size adequate to meet on-site
need, including recycling. The Landmarks Commission, or City Council on appeal, 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 Landmarks
Commission, or City Council on appeal, rooftop mechanical equipment shall be located at least five
feet from the edge of the roof.
Demolition
9.Until such time as the demolition is undertaken, and unless 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 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.
10.Street trees shall be maintained, relocated or provided as required in a manner consistent with the
CityÓs Community Forest Management Plan 2000, per the specifications of the Open Space
Management Division of the Community and Cultural Services Department and the CityÓs Tree
Code (SMMC Section 7.40). No street trees shall be removed without the approval of the Open
Space Management Division.
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.
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.
13.Prior to issuance of any demolition permits, a demolition materials recycling plan shall be filed for
approval by the Department of Environmental and Public Works Management which seeks to
maximize the reuse/recycling of existing building materials.
14.The applicant shall submit a report from an industrial hygienist to be reviewed and approved as to
content and form by the Environmental and Public Works Management/Environmental Programs
Division. The report shall consist of a hazardous materials survey for the structure proposed for
demolition. The report shall include a section on asbestos and in accordance with the South Coast
AQMD Rule 1403, the asbestos survey shall be performed by a state Certified Asbestos Consultant
(CAC). The report shall include a section on lead, which shall be performed by a state Certified
Lead Inspector/Assessor. Additional hazardous materials to be considered by the industrial
hygienist shall include: mercury (in thermostats, switches, fluorescent light); polychlorinated
biphenyls (PCBs) (including light Ballast), and fuels, pesticides, and batteries.
Construction
15.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.
16.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.
17.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. Immediately after commencing dirt
removal from the site, the general contractor shall provide the City of Santa Monica with written
certification that all trucks leaving the site are covered in accordance with this condition of approval.
18.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 construction 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; 16) Provide a construction materials recycling
plan which seeks to maximize the reuse/recycling of construction waste; 17) Provide a plan
regarding use of recycled and low-environmental-impact materials in building construction; 18)
provide a construction period water runoff control plan.
19.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.
20.The property owner shall insure any graffiti on the site is promptly removed through compliance
with the City's graffiti removal program.
21.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
22.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.)
23.To mitigate solid waste impacts, prior to issuance of a Certificate of Occupancy, project owner shall
submit a recycling plan to the Department of Environmental and Public Works Management for its
approval. The recycling plan shall include 1) list of materials such as white paper, computer paper,
metal cans, and glass to be recycled; 2) location of recycling bins; 3) designated 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.
24.To mitigate storm water and surface runoff from the project site, an Urban Runoff Mitigation Plan
may be required by the Department of Environmental and Public Works Management (EPWM)
pursuant to Municipal Code Chapter 7.10. Applicant shall contact EPWM to determine applicable
requirements, which include the following:
Non-stormwater runoff, sediment and construction waste from the construction site and
parking areas is prohibited from leaving the site;
An sediments or materials which are tracked off-site must be removed the same day they
are tracked off-site;
Excavated soil must be located on the site and soil piles should be covered and otherwise
protected so that sediments do not go into the street or adjoining properties;
Washing of construction or other vehicles shall be allowed adjacent to a construction site.
No runoff from washing vehicles on a construction site shall be allowed to leave the site;
Drainage controls may be required depending on the extent of grading and topography of
the site.
New development is required to reduce projected runoff pollution by at least twenty percent
through incorporation of design elements or principles, such as increasing permeable
surfaces, diverting or catching runoff via swales, berms, and the like; orientation of drain
gutters towards permeable areas; modification of grades; use of retention structures and
other methods.
Miscellaneous Conditions
25.The building address shall be painted on the roof of the building and shall measure four feet by
eight feet (32 square feet).
26.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.
27.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 to determine the significance of the survey findings and appropriate actions and
requirements, if any, to address such findings.
28.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.
29.Automotive repair facilities and dealerships, parking areas and structures, automotive paint shops,
gas stations, equipment degreasing areas, 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.
30.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.
31.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.
32.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 outdoors and all permanent mechanical equipment
to be placed indoors which may be heard outdoors.
33.Prior to issuance of a Certificate of Occupancy Permit, the applicant shall post a notice at the
building entry stating that the site is regulated by a Development Review Permit and the Statement
of Official Action, which includes the establishmentÓs conditions of approval, is available upon
request. This notice shall remain posted at all time the establishment is in operation.
Validity of Permits
34.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.
35.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 prepared by the 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.
36.The approval of this permit shall expire if the rights granted are not exercised within eighteen (18)
months from the permitÓs 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 within the time periods
specified in SMMC Section 8.08.060, or if the rights granted are not exercised within one (1) 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. Applicant is on
notice that time extensions shall not be granted if development standards or the development
process relevant to the project have changed since project approval. Additionally, the rights
associated with this approval shall expire if the establishment ceases operation for a period of one
year or longer.
37.Applicant is advised that projects in the California Coastal Zone may need approval of the
California Coastal Commission prior to issuance of any building permits by the City of Santa
Monica. Applicant is responsible for obtaining any such permits.
Mitigation Measure Conditions
38.AES-2(a) Planning Commission Review. The physical location, size, massing and placement of
proposed structures on the site shall be compatible with and relate harmoniously to surrounding
sites and neighborhood. Prior to issuance of Building Permits, the applicant shall submit plans for
review and approval by the Planning Commission to demonstrate compliance with this mitigation
measure.
AES-2(b) Landmarks Commission Review. The design, scale and character of project architecture
shall be compatible with the existing Georgian Revival architectural style of the Marion Davies
Estate. Rehabilitation of historic resources shall comply with the recommendations of the Cultural
Resources Technical Report: Proposed 415 PCH Project (Historic Resources Group 2005) and
shall be consistent with the final design requirements outlined in Mitigation Measure HR-1(a). Prior
to issuance of Building Permits, the applicant shall submit detailed plans for review and approval by
the Landmarks Commission, or City Council on appeal, that demonstrate compliance with this
mitigation measure.
AES-2(c) Fence Design Requirements. Plans for the proposed project shall include design details
of the fence that is envisioned along the street frontage of PCH. The design of the fence shall be
compatible with the existing Georgian Revival architectural style of the Marion Davies Estate and
shall be subject to review by the Planning Commission and Landmarks Commission, or City Council
on appeal, as required pursuant to Mitigation Measures AES-2(a) and (b).
AES-3(a) Low-glare Materials. All design and placement of windows shall be of low-glare
specification. Paint used for exterior facades shall be of low-reflectivity. Metal surfaces shall be
brush-polished, and shall not be highly reflective.
AES-3(b) Parking Lot Landscaping. Parking areas shall be landscaped such that the size, type and
location of species reduce the glare from vehicles parked on-site.
AES-3(c) Lighting Plan. In order to ensure that new sources of light are compatible with existing
residential and recreational development along Santa Monica State Beach and to avoid excessive
nighttime lighting that is out of character with the land uses surrounding the project site, any exterior
night lighting installed on the project site shall be of low intensity, low glare design, and shall be
hooded to direct light downward onto the subject parcel and away from surrounding residential uses
so that there is no lighting spill-over onto adjacent parcels. In addition, such lighting shall not blink,
flash, or oscillate. The City shall develop a Lighting Plan incorporating these requirements which
shall be reviewed and approved by the CityÓs Landmark Commission, or City Council on appeal,
prior to issuance of a building permit.
CON-1 Construction Impact Mitigation Plan. The City shall prepare and implement a Construction
Impact Mitigation Plan to provide for traffic and parking capacity management during construction
and demolition of the Locker Building. This plan shall be subject to review and approval by the
Departments of Environmental and Public Works Management and Planning and Community
Development, Transportation Management Division, at a minimum, and shall include the following:
¤ A public information program to advise motorists of impending construction activities (e.g.,
media coverage, portable message signs, and information signs at the construction site);
¤ Approval from the City, or Caltrans if required, for any construction detours or activity (e.g.
haul routes);
¤ Timely notification of construction schedules to all affected agencies (e.g. Police
Department, Fire Department, Department of Environmental and Public Works Management,
and Department of Planning and Community Development);
¤ Coordination of construction work with affected agencies five to ten days prior to start of
work;
¤ A traffic control plan for Pacific Coast Highway, which includes specific information
regarding the projectÓs construction and activities that will disrupt normal traffic flow;
¤ A pedestrian/bicyclists control plan for the beach pedestrian/bike path, which includes
information regarding the projectÓs construction and activities that will disrupt public use of
the path;
¤ Minimizing dirt and demolition material hauling and construction material delivery during the
morning and afternoon peak traffic periods and cleaning of streets and equipment as
necessary;
¤ Scheduling and expediting of work to cause the least amount of disruption and interference
to the adjacent vehicular and pedestrian traffic flow. Weekday daytime work on City streets
shall primarily be performed between the hours of 9:00 AM and 3:00 PM;
¤ Limiting of queuing of trucks to on-site and prohibition of truck queuing on Pacific Coast
Highway;
¤ Scheduling of preconstruction meetings with affected agencies to properly plan methods of
controlling traffic through work areas;
¤ Storage of construction material and equipment within the designated work area and
limitation of equipment and material visibility to the public; and
¤ Provision of off-street parking for construction workers, which may include the use of a
remote location with shuttle transport to the site, it determined necessary by the City of Santa
Monica.
CON-2(a) Dust Minimization. Dust generated by the development activities shall be kept to a
minimum with a goal of retaining dust on the site through implementation of the following measures
recommended by the SCAQMD Rule 43 Handbook:
¤ During clearing, grading, earth moving, excavation, or transportation of cut or fill materials,
water trucks or sprinkler systems are to be used to the extent necessary to prevent dust from
leaving the site and to create a crust after each dayÓs activities cease.
¤ During clearing, grading, earth moving, excavation, or transportation of cut or fill materials,
streets and sidewalks within 150 feet of the site perimeter shall be swept and cleaned a
minimum of twice weekly.
¤ During construction, water trucks or sprinkler systems shall be used to keep all areas of
vehicle movement damp enough to prevent dust from leaving the site. At a minimum, this
would include wetting down such areas in the later morning and after work is completed for
the day and whenever wind exceeds 15 miles per hour.
¤ Soil stockpiled for more than two days shall be covered, kept moist, or treated with soil
binders to prevent dust generation.
CON-2(b) Construction Equipment Conditions. Construction equipment used on the site shall meet
the following conditions in order to minimize NOx and ROC emissions:
¤ Diesel-powered equipment such as booster pumps or generators should be replaced by
electric equipment to the extent feasible; and
¤ The operation of heavy-duty construction equipment shall be limited to no
more than 5 pieces of equipment at any one time.
CON-3(a) Diesel Equipment Mufflers. All diesel equipment shall be operated with closed engine
doors and shall be equipped with factory-recommended mufflers.
CON-3(b) Electrically-Powered Tools. Electrical power shall be used to run air compressors and
similar power tools.
CON-3(c) Additional Noise Attenuation Techniques. For all noise-generating activity on the project
site associated with the installation of new facilities, additional noise attenuation techniques shall be
employed to reduce noise levels to City of Santa Monica noise standards. Such techniques may
include, but are not limited to, the use of sound blankets on noise generating equipment and the
construction of temporary sound barriers between construction sites and nearby sensitive receptors.
CON-3(d) Construction Sign Posting. In accordance with Santa Monica Municipal Code Section
4.12.120, the City shall be required to post a sign informing all workers and subcontractors of the
time restrictions for the installation of new facilities. The sign shall also include the City telephone
numbers where violations can be reported and complaints associated with noise associated with the
installation of new facilities can be submitted.
GEO-2 Geotechnical Study. A geotechnical study shall be prepared for the project site prior to
development. This report shall include, but is not limited to, an analysis of the liquefaction potential
of the underlying materials. If the site is found to be prone to seismically-induced liquefaction,
appropriate techniques to minimize liquefaction potential shall be prescribed and implemented.
Suitable measures to reduce liquefaction impacts could include, but are not limited to: (1)
specialized design of foundations by a structural engineer; (2) removal or treatment of liquefiable
soils to reduce the potential for liquefaction; (3) in-situ densification of soils; and (4) other alterations
to the ground characteristics. Any recommended measures to minimize liquefaction potential
specified by the geotechnical study shall be fully implemented in accordance with the Uniform
Building Code and California Building Code requirements.
HHM-3: As part of Mitigation Measure HR-1(a), as required in Final EIR Section 4.6 Historic
Resources, a materials conservator would be required to evaluate the historic ceramic tiles in the
pool and North House restrooms and provide appropriate methodology for repair and/or
replacement in kind, if necessary. Implementation of Mitigation Measure HR-1(a) would ensure that
the historic tiles are maintained in good condition and further reduce any risk of lead exposure.
HR-1(a) Final Rehabilitation Design. A historically compatible rehabilitation design for the North
House, pool and bulkhead shall comply with the Secretary of InteriorÓs Standards for the Treatment
of Historic Properties and Guidelines for Preserving, Rehabilitating, Restoring and Reconstructing
Historic Buildings or the Secretary of InteriorÓs Standards for Rehabilitation and Guidelines for
Historic Buildings (Weeks and Grimmer, 1995). Prior to issuance of a building permit, plans with
specific design details shall be prepared and submitted to the Landmarks Commission as part of its
review of a Certificate of Appropriateness application which review shall ensure that the
rehabilitation and adaptive reuse of the North House and swimming pool, and new construction
within the vicinity of the historical resources does not significantly affect and is consistent with the
historic character of the project site. As part of this review and any approval of the project, in
accordance with the Secretary of the InteriorÓs Standards, the Landmark Commission, or City
Council on appeal, shall require the following:
Alterations required for the conversion of the North House into a meeting facility, including the
installation of mechanical equipment and alterations related to ADA accessibility, shall be
designed so as to integrate, rather than obscure, alter, or remove, character-defining features.
The architectural design of new facilities and landscaping shall be Ðdifferentiated from the old,Ñ
and not detract from or overwhelm the original historic features.
Signage shall be placed in a manner that is compatible with and does not obstruct character-
defining features of the North House, pool, or bulkhead.
Testing shall be performed where necessary to ensure that the safest and gentlest means
possible are used to clean and repair materials. A materials conservator shall evaluate historic
ceramic tiles in the pool and North House restrooms and provide appropriate methodology for
repair and/or replacement in kind if necessary.
New facilities, including the Event House, Pool House, Garden and childrenÓs water play area
shall be designed to maintain spatial relationships of the character-defining features as much as
possible. New elements constructed on the site shall be designed to be reversible and to cause
minimal impact on the historic fabric of the site.
HR-1(b) Mitigation Plan for Preservation of Historic Materials During Construction: The City shall
prepare and implement a Mitigation Plan for Preservation of Historic Materials During Construction
to protect historic materials during construction of the proposed project. This plan shall be subject
to review and approval by the Planning and Community Development Department prior to issuance
of a building permit. At a minimum, it shall include the following:
Character-defining features of the property shall dictate the placement of new design
components, as well as methods and design of new construction. Structural engineers, in
consultation with a designated historian, shall evaluate the condition of extant historical
resources to better understand the potential effects of excavation activities and foundation
design.
Engineers shall provide a shoring design solution, if necessary, to protect historical resources
from construction procedures and mitigate the possibility of settlement due to the removal of
adjacent soil. Structural engineers shall also evaluate what temporary seismic movement the
new construction may have, and whether any measures need to be taken to allow for this
movement.
The removal of historic materials shall be minimized to the extent feasible. If any historic
materials are removed, a materials conservator shall evaluate historic material and provide
appropriate methodology for handling and/or preservation.
HWQ-3(a) Best Management Practices. The City shall include best management practices (BMPs),
such as sand filters and grease traps, within the reconfigured surface parking lots to intercept and
effectively prohibit pollutants, sediment, and debris from discharging offsite.
HWQ-3(b) Landscape Maintenance Plan. A landscaping maintenance plan shall be implemented
that limits the use of herbicides and inorganic fertilizers applied to landscaping to quantities that are
necessary to treat specific problems. The maintenance plan shall incorporate features from the City
of Santa MonicaÓs Integrated Pest Management Program, which include, but are not limited to the
following: pest-resistant plants, provisions for mechanical weed control to be used wherever and
whenever possible as the first choice; determination of the probable cause of a disease problem
and correction as necessary (e.g. soil nutrient problems, irrigation, water quality, and plant type)
prior to chemical use; provisions that herbicides are to be used only when necessary to cure a
problem and not as a preventative measure or as a regular, periodic application; and, guidelines for
use of chemical forms that have a low potential for leaching from the site.
T-2 Off-Site Parking. If events are scheduled during peak summer beach days (Mondays
ÎThursdays during June through September 1 PM Î 4 PM and Fridays Î Sundays during June
through September 10 AM Î 6 PM), and during other peak beach days (Saturday and Sunday
during October, March, April, and May, 10 AM Î 6 PM),the party booking the event shall secure off-
site parking within 5 miles of the project site for the guests with a shuttle bus system to transport
them to the site, unless the off-site parking is located within walking-distance of the site, and shall
submit a Transportation and Parking Management Plan (Plan) to the operator of the site prior to
issuance of a permit for use of the facility. The Plan shall include a description of the methodology
of notifying guests of the location for the shuttle, if determined by the City to be needed; shall
provide information regarding the number of guests and parking spaces needed to meet this
demand; and shall include evidence demonstrating that 1) pre-paid parking has been secured; and
2) pre-paid shuttle service, if needed, has been hired between the site and the off-site parking lot.
T-1(c) PCH and Lot N Entrance/primary project access point. The applicant shall use its good faith
reasonable efforts to obtain approval of a full signal at this location, including filing a Caltrans
Encroachment Permit application or other application, plans, specification and studies that provide
sufficient information and details to enable Caltrans to evaluate implementing the Mitigation
Measure. These applications shall be submitted prior to issuance of building permits. If timely
approved by Caltrans, such improvements shall be completed prior to issuance of a certificate of
occupancy for the project. In submitting applications for this signal, the applicant will request that
the signal be demand-actuated and be integrated into the signal progression on Pacific Coast
Highway.
Monitoring of Conditions
39. Pursuant to the requirements of Public Resources Code Section 21081.6, the City Planning
Division will coordinate a monitoring 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 effects on the environment. This program shall
include, but is not limited to, ensuring that the City Planning Division itself and other City divisions
and departments such as the Building Division, the Environmental and Public Works Management
Department, the Fire Department, the Police Department, the Community and Economic
Development Department and the Finance Department are aware of project requirements which
must be satisfied prior to issuance of a Building Permit, Certificate of Occupancy, or other permit,
and that other 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 Planning Director 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.
Special Conditions
40. As shown on plans dated May 16, 2006, the following design elements are required: perimeter
railings and fencing; gates at all parking lots; and gates at all entries to open space areas east of
Beach Walk, including the public restroom entries.
41. As shown on plans dated May 16, 2006, the following design elements are required: an enclosed
picnic area adjacent to pool.
42. Installation of security cameras shall be required on site prior to issuance of Certificate of
Occupancy.
43. The site will be staffed with on-site personnel year-round including daytime ranger staffing at peak
use periods and night-time security staffing.
44. 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.
45. The size of individual meeting rooms shall not exceed 2,000 square feet.
46. A priority reservation system shall be established at peak use periods for use of the public pool and
picnic area as noted on the plans dated May 16, 2006.
47. Parking lots shall close at dark for general public parking but remain open and available for event
parking only. Parking lots will be staffed during events and parking permits shall be issued to event
guests.
48. On site events shall end no later than 10 pm weekdays and 11 pm on Saturdays and Sundays, with
the parking lots closing no later than 11 pm weekdays and midnight on Saturdays and Sundays.
49. Booked social functions or meetings where the primary activity includes sit-down meal service shall
be limited to a total of 2,000 square feet at one time. Food service that is incidental to meetings or
social functions shall be exempt from this requirement. The existing restaurant on-site is exempt
from this requirement.
50. Organized food service shall be provided by on-site concessionaire and approved offsite caterers
under contract with the City of Santa Monica.
51. Alcohol use shall be restricted to beer and wine only; staffed bar service only (caterer permit), for
booked indoor events only; service of alcohol is required to end ½ hour before end of events.
52. No outside furniture rentals permitted for special functions or meetings. Furniture to be provided by
site operator.
53. Amplified music shall be permitted outdoors during City sponsored day-time events only.
54. The operator shall direct guests visiting the site for meetings or social functions to park their
vehicles in the central lot before use of the south or north parking lots.
55. The site east of the Beach Walk, and the public restrooms, as labeled on the plans dated May 16,
2006 shall close at dark year round except for booked uses.
56. During social functions staff shall be provided to patrol the premises east of the Beach Walk and
including the parking lots to ensure that guests are not disruptive to adjoining residential properties
and their residents.
57. The operator shall prohibit loitering and control noisy guests leaving the site.
58. A minimum 15Ñ X 12Ñ sign shall be posted at each parking lot requesting patrons exit the site in a
manner that will not disturb nearby residential neighborhoods. This information shall also be
provided in all marketing materials that are prepared for rental of facilities on the site for meetings
and social functions.
59. No exterior activities such as deliveries, trash disposal or other maintenance activities, except in
the case of an emergency shall be conducted between 11 pm and 7:00 am seven days per week.
60. The project shall at all times comply with the provisions of the Noise Ordinance (SMMC Chapter
4.12) unless more restrictive conditions are imposed by this permit.
61. To mitigate solid waste impacts associated with the project, the applicant shall prior to issuance of
a Certificate of Occupancy submit a recycling plan to the Environmental and Public Works
Management Department for approval. The recycling plan shall include 1) a list of recyclable
material such as paper, plastic, metal aluminum and glass to be recycled; 2) the location of
recycling bins 3)describe the nature and extent of pick up service 4) identify plans to inform visitors
of the recycling program.
62. Exterior building, parking lot and landscape lighting shall be designed to shed light pools on the
project site to enhance safety. All outdoor lighting shall be shielded and directed downward, and
have sharp cutoff qualities at property lines to minimize light and glare impacts.
63.Architectural lighting shall be provided to the extent necessary to highlight architectural elements.
Security lighting shall be installed as required to provide a secure environment for users of the site.
64.In the event that historic artifacts are exposed during grading operations, all earth-disturbing work
within the subject property must be temporarily suspended or redirected until a historic consultant
has evaluated the nature and significance of the find. After the find has been appropriately
assessed and mitigated in accordance with the Secretary of the InteriorÓs Standards, work within the
area may resume.
65.Truck deliveries to the site shall be required to occur outside of the a.m. and p.m. peak hours,
except in the case of an emergency.
Prepared by:
Roxanne Tanemori, Associate Planner
Forwarded to Council:
Approved:
Andy AgleP. Lamont Ewell
City Manager
Director, Planning & Community
Development Department
Attachments:
A.Municipal Code and General Plan Conformance
B.Appeal Statements dated April 10, 2006 and April 18, 2006
C.Site Posting Photos, Notice of Public Hearing, and Radius and Location Map
D.Response to AppellantsÓ Challenge to the Adequacy of the Final EIR and Documents Relevant to
EIR Discussion
E.Documents Relevant to Proposition S Discussion
1. Excerpt from State Resource Management and Development Plan
2. 1990 Election Materials
3. Historic Use of 415 PCH Following Proposition S
F.Resolution to Certify the Environmental Impact Report
G.Resolution Adopting a Statement of Overriding Considerations and Mitigation Monitoring Program
H.April 5, 2006 Planning Commission Statement of Official Action
I.Summary of Public Workshops on July 28, 2005 and October 1-2, 2005
J.Correspondence Received Regarding the Proposed Project
K.ApplicantÓs Response to AppellantsÓ Appeal Statements
L.Photographs of Site and Surrounding Properties
M.Renderings, Plot Plan, Floor Plans and Elevations dated May 16, 2006
N.Final Environmental Impact Report dated May 2006
O.March 2002 Technical Report: Marion Davies Estate, 415 Pacific Coast Highway
ATTACHMENT A
MUNICIPAL CODE AND GENERAL PLAN CONFORMANCE
06DR-002; 06RPP-002; 06FWHM-001
415 Pacific Coast Highway, Santa Monica
CATEGORYLAND USE MUNICIPAL CODEPROJECT
ELEMENT/
LOCAL
COASTAL
PROGRAM
LAND USE
PLAN
Permitted UseLocal Coastal Convention and Rehabilitation of existing 9,127 SF
Program: conference facilities; historic North House as meeting and
Residential-entertainment and cultural conference facility.
Visitor uses; public parks and
Commercial playgrounds; and swim
Rehabilitation of existing historic
clubs are permitted uses in
swimming pool.
the RVC District \[SMMC
9.04.08.12.020\] and the
Beach Overlay District.
New construction of approx. 6,155
\[SMMC 9.04.08.46.020\] gross SF meeting/event/cultural
programming facility.
Public parking facilities are
a permitted use in the BPD
District.
CATEGORYLAND USE MUNICIPAL CODEPROJECT
ELEMENT/
LOCAL
COASTAL
PROGRAM
LAND USE
PLAN
\[SMMC 9.04.08.060.020\]New construction of approx. 7,254
gross SF pool house with meeting
room, and locker/changing rooms.
Permitted Uses in the
Beach Overlay District: All
uses listed as permitted New construction for approx. 1,386
uses within the District in SF entry pavilion for lifeguard and
which the parcel is located. staff offices, restrooms, and a
concessions window.
Open spaces, public
beaches, parks, incidental
park structures, gardens,
New construction for outdoor garden
playgrounds, recreational
terraces; childrenÓs play area; picnic
buildings, and recreational
area; two paddle courts; and
areas. Public parking.
volleyball courts.
Prohibited Uses in the
Beach Overlay District:
Retain existing 162 parking spaces
Hotels, motels.
provided in Beach Parking Lot 10.
Restaurants and/or food
service facilities of more
than 2,000 square feet
The proposed project does not
and/or exceeding one story
include a hotel, motel, restaurant
in height.
and/or food service facility of more
\[SMMC 9.04.08.46\]
than 2,000 square feet and/or
exceeding one story in height.
Height of ---Maximum 23Ó-0Ñ (for a flat Event House: approx. 15Ó-9Ñ frm
Buildingroof)ANG
\[SMMC 9.04.08.12.060 (a)\]Pool House: approx. 22Ó-9Ñ frm ANG
Entry Pavilion: approx. 14Ó-0Ñ frm
ANG
Restroom Building: approx. 12Ó-0Ñ
frm ANG
(Existing North House: 28Ó-9Ñ)
---Maximum of two (2) stories Event House: one (1) story
Number of
permitted
StoriesPool House: two (2) stories
\[SMMC 9.04.08.12.060 (a)\]
Entry Pavilion: one (1) story
Restroom Building: one (1) story
(Existing North House: two (2)
stories)
Setbacks:N/A20Ó-0Ñ front yard setback; A minimum front yard setback of
Frontyardat least 30% of the building 32Ó-6Ñ is provided.
Sideyardelevation above 14Ó-0Ñ in
Rear Yardheight shall provide an
+/- 327Ó-6Ñ side yard setback is
additional 5Ó-0Ñ average
provided on the south side yard; +/-
CATEGORYLAND USE MUNICIPAL CODEPROJECT
ELEMENT/
LOCAL
COASTAL
PROGRAM
LAND USE
PLAN
Stepbackssetback from the minimum 267Ó-6Ñ are provided on the north
required setback. side yard.
Minimum of 27Ó-5Ñ side +/- 8Ó-0Ñ rear yard setback provided
yard setback; at least 25% for the proposed accessory building.
of the side elevation above
14Ó-0Ñ in height shall
provide an additional four-
foot average setback from
the minimum side yard
setback.
Minimum of 55Ó-0Ñ rear
yard setback; 5Ó minimum
setback required for an
accessory building.
\[SMMC 9.04..08.12.060(c)\]
Projections Into N/ANo projections into required yards
\[SMMC 9.04.10.02.180\]
Yardare proposed.
Building HeightN/A\[SMMC 9.04.10.02.030\]No building height projections are
proposed.
Projections
Lot CoverageN/AMaximum of 50% parcel Parcel coverage on site does not
coverage exceed the maximum allowable
41,800 SF (Land zoned RVC
District).
\[SMMC 9.04..08.12.060(c)\]
F.A.R.Maximum F.A.R. is .5F.A.R. for project, including existing
North House is approximately .3
\[SMMC 9.04.08.12.060(a)\]
% Walls 100% of the existing locker building
Demolishedwill be demolished (not determined
to be a historically significant
building on site). Demolition of the
historic North House is not
proposed.
1 space per 80 SF of 16,448 SF of assembly use: 206
Parking Space assembly use; 1 space per spaces required
NumberN/A300 SF of office, storage,
and locker rooms.
5,111 SF of office/storage/locker
rooms: 17 spaces required
CATEGORYLAND USE MUNICIPAL CODEPROJECT
ELEMENT/
LOCAL
COASTAL
PROGRAM
LAND USE
PLAN
162 existing beach lot
parking spaces on site.
223 New Parking Spaces Required
\[SMMC 9.04.10.08.040\]
117 New Parking Spaces Provided
A Reduced Parking Permit
may be requested to
162 existing beach lot parking
permit the reduction of
spaces on site to remain
required automobile
parking spaces when
shared parking is proposed A Reduced Parking Permit has been
as part of any
requested to allow a reduction of
development. 106 parking spaces provided on site
in conjunction with a shared parking
\[SMMC 9.04.20.26\]
plan.
Compact N/AMaximum of 40% allowed53 compact spaces are provided
Parking %(19% of total)
\[SMMC 9.04.10.08.040\]
Bicycle ParkingN/AParking area for a Parking for 50 bicycles is provided
minimum of 19 bicycles is on site.
required
\[SMMC 9.04.10.08.040\]
Height of Walls, N/AMaximum height of 3Ó-6Ñ 7Ó-4Ñ fence proposed in the front
Fencespermitted within required yard setback. A Fence Height
front yard; 8Ó-0Ñ within Modification has been requested.
required side & rear yards.
Trash AreaN/ATrash enclosure with Trash enclosure meeting the
minimum area of 248 SF minimum requirement is provided
with a solid wall and gate is adjacent to Entry Pavilion and
required.existing Beach Lot 10.
\[SMMC 9.04.10.02.151\]
Mechanical Mechanical equipment Event House: equipment screened
Equipment N/Aextending more than 12" on roof; more detail will be shown
Screeningabove roof parapet shall be on site plans to be reviewed and
fully screened from a approved by the Landmarks
horizontal plane.Commission through issuance of a
Certificate of Appropriateness.
CATEGORYLAND USE MUNICIPAL CODEPROJECT
ELEMENT/
LOCAL
COASTAL
PROGRAM
LAND USE
PLAN
Additional mechanical equipment to
be located in machine rooms in Pool
House and Entry Pavilion.
Additional equipment to be located
in the basement of existing North
House.
Location of Not permitted on side of No equipment is proposed adjacent
Mechanical building if adjacent to a to the residential building to the
EquipmentN/Aresidential building on an north of the site.
adjoining lot.
Parking Area N/ALandscaping plans will be reviewed
Screenand approved by the Landmarks
Commission through issuance of a
Certificate of Appropriateness.
Frontyard Landscaping plans will be reviewed
LandscapingN/Aand approved by the Landmarks
Commission through issuance of a
Certificate of Appropriateness.
Sideyard Landscaping plans will be reviewed
LandscapingN/Aand approved by the Landmarks
Commission through issuance of a
Certificate of Appropriateness.
Ground floor street Due to the unique location of the
Pedestrian-N/Afrontage of each structure site on PCH, the pedestrian areas of
Oriented shall be designed with the site face the ocean. The portions
Designpedestrian orientation in of the buildings with street frontage
accordance with Section serve as the ÒrearÓ elevations. This is
9.04.10.02.440. consistent with development
patterns along PCH in the area of
the project site. Pursuant to Section
9.04.10.02.440(c), a waiver of these
requirements may be requested.
The Landmarks Commission will
review this request in conjunction
with a Certificate of
Appropriateness.
N/A
CATEGORYLAND USE MUNICIPAL CODEPROJECT
ELEMENT/
LOCAL
COASTAL
PROGRAM
LAND USE
PLAN
Historic Marion Davies Estate is a Certificate of Appropriateness for
Resources Designated City Landmark. proposed project to be obtained
Inventoryfrom the Landmarks Commission.
F:\\CityPlanning\\Share\\COUNCIL\\STRPT\\2006\\415 PCH Appeal\\06APP-030-032 PC (415 PCH).doc
Operations Plan
by the City of Santa Monica
February 20, 2009
Operations Plan
Revised March 24, 2009
Table of Contents
Site Overview 1
Hours of Operation 3
Community Recreation 4
Cultural and Interpretative Programs 5
Concessions 6
Private Rentals 7
Reservations and Fees 10
Marketing 12
Parking and Transportation 13
Site Accessibility 17
Staffing Plan 18
Maintenance 20
Security 21
Sustainability 21
Settlement Agreement Conditions 23
Exhibits 24
1-Settlement Agreement
2-State Operating Agreement
3-Interpretative Master Plan
4-Graphic Standards
Annenberg Community Beach House Operating Plan
Site Overview
Located at 415 Pacific Coast Highway in Santa Monica, the Annenberg Community
Beach House sits on a magnificent five-acre parcel of Santa Monica State Beach. This
property, originally developed by William Randolph Hearst for actress Marion Davies in
the 1920s, has a vibrant and uniquely Californian history including life as the estate of a
Hollywood movie star, the posh Oceanhouse hotel, the private Sand and Sea Club, and
a public facility known simply as 415 PCH.
The Beach House provides the
public with a rare opportunity to
enjoy a quintessential Southern
California beach experience in an
unparalleled historic oceanfront
setting. In the summer and other
peak use periods, the Beach
the Bea
traditional beach amenities and
services such as showers,
changing rooms, take-out and
café-style food service, beach
equipment rental, as well as
access to the historic swimming
Event and Pool Houses at dusk
sand areas for beach volleyball,
tennis and picnicking. The winter months will focus on more contemplative pursuits such
as indoor retreats, meetings, social functions and cultural programs as well as
continued access to the sand, gardens and beach café.
In accordance with the Cit1998 Re-Use Plan, the goal of the Beach House is to
provide an exciting public community space that:
Creates a community-oriented destination
Provides public recreational activities
Increases public access to the beach
Creates a range of uses
Encourages diverse users
Provides for year-round use
Links to the regional open space network
Preserves the history of the site
1
Annenberg Community Beach House Operating Plan
Site Map
2
Annenberg Community Beach House Operating Plan
Hours of Operation
Peak use Periods
Maximum public use of the Beach House will occur during peak use periods when
. The anticipated peak use periods are:
Weekends: May and September
Daily: June, July and August
Anticipated public access hours during peak use periods are:
Guest Pool incl. Garden
Parking Services Changing Terrace incl. View Deck Beach Beach
Lot Office Rooms Splash Pad (Public Hours) Café Concession
Open 8:00 AM 8:30 AM 10 AM 8:30 AM 8:30 AM 6:00 PM 8:00 AM 9:00 AM
Close Sunset* 6:00 PM 6:00 PM Sunset* 10:00 AM Sunset Sunset 5:00 PM
*
Except for Special Events
The Marion Davies Guest House will host cultural programs and docent tours on a
scheduled basis. The Event House will be reserved for City cultural programs, youth
camps, and limited private use rentals.
Non-Peak Use Periods
During non-peak use periods, the areas west of the Beach Walk will be open daily for
-generating events
and more limited public activities such as pool use for a specified number of warm
weather-activated days as well as access to garden areas when they are not booked for
private events. The anticipated non-peak public use periods are:
Weekdays: May and September
Daily: October - April
Anticipated use hours during non-peak periods are:
Guest Pool incl. Garden
Parking Services Changing Terrace incl. View Deck Beach Beach
Lot Office Rooms Splash Pad (Public Hours) Café Concession**
Open 8:00 AM 8:30 AM None 8:30 AM 8:30 AM 8:00 AM 10:00 AM
Close Sunset* 5:30 PM None Sunset* Sunset* Sunset 3:00 PM
*Except for Special Events
** Weekends only
3
Annenberg Community Beach House Operating Plan
Community Recreation
A majority of the site is available free to the public year-round for typical beach
recreation A Great Day at the Be Recreational facilities include gardens, beach
s, and beach volleyball and beach tennis courts. When
the pool is not open, the View Deck is available to the public free of charge. Priority
access to the Splash Pad by those using the pool may be established once use patterns
become apparent. The six beach volleyball and tennis courts are available on a first
come, first served basis free of charge. During peak use periods, three of these courts
also are available by 3-day advance reservation for a fee.
Recreational Swim
The pool will be available primarily for recreational swimming during peak use periods.
A Pool Pass set at affordable rates provides unlimited, all-day access to the holder for
use of the pool and the pool deck, showers and lockers, and the View Deck. A Family
Pass is also offered at a discounted rate. A specified number of Pool Passes are
available by reservation up to three days in advance. Pool operations are staffed by the
Community and Cultural Services Department, Community Programs Division.
Pool Dollar Days
To promote the Pool Pass as well as to ensure that lower-income families will have the
opportunity to participate, a discounted entry of $1 per person will be piloted during the
inaugural summer, probably every Monday during the summer period. Dollar Day
entries will be available to those entering the pool between 10 a.m. and noon and they
will then be available to enjoy a full day there. Fees for later entries will not be
discounted. Reservations will not be available on those dates.
Lap Swim
Based on community input, there may be adequate demand for a cost-covering lap
swim option on summer weekday mornings from 8:30 to 10 a.m. It is estimated that the
pool could accommodate approximately 16 swimmers at a time. Because lifeguard
hours have not been budgeted for this option, an early morning lap swim program would
need to be cost-covering. Accordingly an advance purchase system would be needed
to ensure the receipt of adequate Pool Pass fees to cover direct lifeguard costs. Staff
will continue to assess demand and the feasibility of providing this either during the
inaugural season or in the future.
Private Pool Rental
The pool and deck will be available for rent outside of normal public hours, September
through May.
4
Annenberg Community Beach House Operating Plan
Community Classes
During peak periods, informal, drop-in fitness and recreational classes will be scheduled
based on visitor interest and demand. During non-peak seasons, classes may be
offered over multiple weeks and provide more in-depth learning opportunities and
activities. At all times of the year, programming will be targeted to the wide variety of
youth, adults, and seniors expected to visit the Beach House.
Youth camps
The Club Room in the Event House will serve as the home base for City Youth Day
Camps.
curriculum and will afford opportunities for education about the history of the beach and
the Beach House as well as to study contemporary issues related to the beach
environment.
Cultural and Interpretative Programs
Cultural pwill be scheduled
throughout the year and may include docent-led tours, intimate concerts or
performances, silent film screenings, culturally-oriented talks or lectures, and changing
installations and exhibits. Various physical platforms have been designed into the
onsite (i.e. the Guest House, Event House and its gallery, and the Pool House) will
serve as a backdrop for a roster of cultural offerings
Cultural Affairs Division in partnership with local non-profit organizations and other City
departments.
Interpretative Themes
Three overarching themes will guide site interpretation.
Three Remarkable Individuals: William Randolph Hearst, Marion Davies, and Julia
.
A Beach Like No Other: The Southern California beach occupies a unique place
within the physical and cultural landscape of America.
A Public Place Henceforth: The site of the Beach House has seen an evolution from
private ownership to public management and ownership leading to today's universal
access.
An Interpretative Master Plan (see the attached exhibit) has been developed to be
implemented over time. Elements of the plan include:
An interactive electronic guest book rich with historic postcards and photographs.
A display of historic photos in the Guest House.
A multi-faceted installation at the south entry to the Beach House that provides a site
overview and a glimpse of all the interpretative element and themes.
Audio tours available by phone or podcast.
A viewfinder that allows the viewer to see the site through time.
5
Annenberg Community Beach House Operating Plan
An evocative installation of the Marion Davies era in the Guest House dining room.
Website with additional content and stories.
Docent Tours
The City will partner with the Santa Monica Conservancy to develop and implement
docent-guided interpretive tours that comple
themes. Utilizing up to 100 volunteer docents, the Conservancy will provide
approximately two tours per day during peak use periods, depending on demand. The
Conservancy will be responsible for recruiting and training all volunteers. Daily tours
will be free and open to the public. A fee may be charged for private tours or tours
provided as part of a private rental.
Visitor Center
During peak use periods, the Marion Davies Guest House will be staffed by docents to
provide visitor information about the site, Santa Monica and Santa Monica State Beach,
interpretive design elements will be showcased in the Guest House and available to the
public free of charge.
Concessions
The site is serviced by one concessionaire, Back on the Beach Food Company, Inc.
This concessionaire provides sit-down and take-away food service from the beach café,
and beach equipment rentals and retail sales from the concession building. The
concessionaire may provide catering services for private rentals on site. Additional
goods and services such as mobile food carts, pool-side orders and delivery, or Marion
Davies Guest House tea service may be provided upon written authorization by the City.
At a minimum, the concessionaire is required to provide the following services:
Plan, fund, and install all trade furnishings, fixtures, and equipment necessary for all
concession facilities including the beach café and beach concession building to
ensure first-class facilities;
Equip and maintain high-quality, sit-down food service at the beach café;
Equip and maintain high-quality, take-away food service;
Make available high-quality catering services for special events and meetings on
site. Note: the right to cater at the Beach House is not exclusive to the
concessionaire.
Promote healthy and sustainable food practices such as serving healthy, locally, and
sustainably grown, organic foods, and organic ingredients whenever possible.
Use recycled products that, at a minimum, are consistent with existing City
regulations and modified as necessary to meet future regulations.
Equip and maintain high-quality, beach-related equipment for rent and related items
for sale at the beach concession building such as chairs, umbrellas, and boogie
6
Annenberg Community Beach House Operating Plan
boards, and various sundries that provide for the health, safety, and convenience of
visitors.
Meet all health and safety codes, rules, and regulations as required.
Contract Terms
The term of the Back on the Beach Food Company concession contract is ten years
commencing December 1, 2008.
The rent is $100,000 per year or 10% of annual gross receipts, whichever is greater.
The minimum annual rent of $100,000 per year shall be adjusted for changes in the
Consumer Price Index beginning with fiscal year 2009/10 and continuing every
second fiscal year thereafter (e.g. FY 2011/12, FY 2013/14).
During fiscal year 2008/09, the minimum annual rent is waived and only ten percent
of gross sales will be due to account for start-up delays and other operational issues.
Private Rentals
During non-peak periods, specific Beach House facilities will be available for private
rental for meetings and social functions as well as commercial filming. Rooms in the
historic Marion Davies Guest House, the Event House, and Pool House, as well as the
adjacent gardens and the pool deck, offer a wide variety of both small and large, and
formal and informal gathering spaces. A summary of facilities follows:
7
Annenberg Community Beach House Operating Plan
Square
RoomFootage
Event House
All3,590
Garden Terrace Room1,978
Terrace Lounge733
Club Room879
All plus Garden Terrace12,620
North House
All 2,089
The Parlor703
Veranda Room South
368
Veranda Room North366
Retreat Room 1231
Retreat Room 2206
Retreat Room 3214
2nd Floor, All1,386
Pool House
All4,370
Sand and Sea Room 1,860
View Deck1,670
Pool Deck840
The Patio1,974
Whole Site22,474
Marketing and Sales
Marketing and sales initially will be provided by a marketing contractor. It is likely the
Beach House will have an initial flood of interest, but a sales manager may be
necessary to develop the full revenue potential of the facility following the
curiosity and interest. The consultant will work with the City to assess current and
emerging market segments and implement sales strategies. Initial marketing efforts will
focus on the local market and early visitors to the Beach House, and will utilize
partnerships with the Santa Monica Convention and Visitors Bureau and local hotels.
Booking
Private rental bookings and event coordination initially will be provided by City staff.
Rentals will be based on booking policies developed by the Department of Community
and Cultural Services. Discounted use of facilities by non-profit organizations will be
offered for available facilities after an initial full-price booking period. Venues may be
rented weekdays between 8 am and 11 pm and weekends between 8 am and midnight
(inclusive of set-up, break-down, and clean-up). All events must conclude no later than
one hour prior to closing. The parking lot will be closed by 11 pm weekdays and
midnight weekends.
8
Annenberg Community Beach House Operating Plan
The private rental schedule will conform to the restrictions and transportation and
parking requirements outlined in Exhibit 1, Settlement Agreement. In general, private
rentals will be available as summarized below.
Facility Peak Season Shoulder Season Low Season
Pool House Limited Private Use Limited Private Use Priority Use
Event House Limited Private Use Priority Private Use, Priority Use
Weekdays
Guest House Limited Private Use Priority Private Use, Priority Use
Weekdays
Rental Rates
Rental rates will be established based on market conditions and comparable venues.
Preliminary rental rates are summarized below. These rates are subject to change
based on market fluctuations.
Special EventsMeetings
Square Max # of Half Day Full Day 2 hours
RoomFootagePeople(5 hours)(9 hours)min
Event House
All3,590240$ 2,500$ 4,000 $ 400
Garden Terrace Room1,978132$ 1,500$ 2,500 $ 250
Terrace Lounge73349$ 350$ 700 $ 200
Club Room87959$ 250$ 500 $ 250
All plus Garden Terrace12,620240$ 3,500$ 5,300na
Marion Davies Guest House
All3,510234$ 1,800$ 3,500 $ 600
The Parlor2,124142$ 1,000$ 2,000 $ 150
Veranda North and South73549$ 350$ 700$ 250
Veranda Rooms plus Retreat Rooms 1-31,38692$ 500$ 1,000$ 300
Pool House
All4,370291$ 2,500$ 4,500na
Sand & Sea Room plus View Deck3,530235$ 1,800$ 3,500$ 800
Pool Deck84056$ 600$ 900na
The Patio1,974132$ 900$ 1,500na
Entire Site22,474500$ 7,000$ 12,000na
9
Annenberg Community Beach House Operating Plan
Caterers
All caterers must be pre-approved by the City. An approval process including qualifying
criteria will be developed and made available to all interested parties. At a minimum,
the criteria will include minimum insurance coverage with required endorsements,
compliance with service and operational standards for the site, and completion of a site
orientation class.
General Facility Rental Rules
Events will be governed by a set of rental rules that have been developed and guided
by the numerous settlement agreement conditions as described in Exhibit 1. Key
restrictions include:
Beer and wine may be served by a properly-licensed and bonded caterer and in
accordance with all applicable laws. No alcohol may be served outside. Service of
alcohol must cease one-half hour prior to the end of an event.
No amplified music for private events is permitted outside.
Sit-down meal service may not exceed 2,000 square feet of space if not incidental to
a meeting or social function at any one time.
Outside Vendors
It is anticipated that a range of special event and meeting support services, including
event planning and coordination, audio/visual equipment and operation, and additional
security or support staff, may be available at market rates. Outside caterers and other
outside vendors will be required to share a percentage of their gross receipts with the
City, consistent with other City beach concession agreements.
Reservations and Fees
Community Use Reservations
Most fee-based services and amenities will be available by advanced reservation as a
service for those visitors who desire a level of certainty about their use of specific Beach
House amenities. Online, in-person and phone reservations will be available up to three
days in advance with full non-refundable payment due at the time the reservation is
made. An online credit card option will be offered. Reservations must be claimed by
noon the day of the reservations. Unclaimed reservations will then be released to the
public on a first come first served basis.
Reservations will be available for approximately 100 parking spaces, for 50% to 75% of
the total capacity for the pool, and up to three beach volleyball/tennis courts. The
maximum reservations that can be made by one person for any given day is for one
parking space, six Pool Passes, and one court time of 1.5 hours.
10
Annenberg Community Beach House Operating Plan
Site Fees
Fees have been established for public access to facilities with limited capacity and high
operational costs including parking and pool access. Fees were established based on
fees for comparable City facilities as well as market rates for similar activities and
services in the region.
Parking
Proposed fees for parking (up to $10 per day) are commensurate with Council-approved
rates for the Central Beach Parking Lots and the Pier Deck Lot, the highest demand lots
on Santa Monica State Beach. To provide affordable access, both hourly and daily
rates will be available. To maximize public access to the Beach House, use of beach
and residential parking permits will be prohibited in the Beach House parking lots at
least until public demand can be fully evaluated. Senior and disabled passes will be
allowed.
Programs and Classes
All fees for programs and classes offered by the City or City contracted instructors will
be set to cover the direct costs of providing the services at the Beach House. Specific
fees for recreational and community classes and programs offered by City contractors
will be established through a public bidding process. Financial assistance (partial
reduction of fees) is available to qualifying Santa Monica resident youth from low and
moderate-income families. Initial fees are as follows:
Pool Day Pass
Adult $10.00
Child (under 18 years of age) $4.00
Senior (age 65 or older) $5.00
Family Pass (2 adults and 2 children) $24.00
Beach Volleyball and Tennis Court Reservations
Walk-up (first come, first served) Free
Reservation $5.00
Private Facility Rental and Use
Facility Rental Charges for private events and commercial filming will be established
based on comparable market rates. To provide opportunities for non-profit
organizations and government agencies, a discount of up to 50% will be offered to a
limited number of non-profit and governmental organizations each month.
11
Annenberg Community Beach House Operating Plan
Marketing
Planned outreach for the Beach
House during its inaugural year is
designed to educate people on the
concept of a public beach club,
while addressing challenges such
as demand and community
expectations. Outreach efforts will
primarily be conducted online and
seek to build upon positive word of
mouth generated through opening
events. The goal for the first year
will be to reach as much of the local
community as possible.
Subsequent plans will expand
focus to the tourist trade, both
domestic and international.
Screen shot of Beach House website
Media
A series of timed, themed press releases will be issued throughout the inaugural period.
nd how the facility came to be in
existence. Working in conjunction with the Santa Monica Convention & Visitors Bureau,
a media tour will be held prior to the public opening in April. New media such as online
networking sites, reviews and blogs will also be utilized.
Website
efforts. All communication materials on the Beach House will encourage interested
parties to visit its website, beachhouse.smgov.net, for more information. The playful
new website will appeal to a broad range of Beach House users in an easy to use
format that will encourage visitors to plan their visit ahead of time by using the website
as their guide. The site will coordinate with separate websites for the private events and
interpretive components.
Cross-Promotion
Community outreach and education will be conducted in coordination with the
Annenberg Foundation, California State Parks, the Santa Monica Convention & Visitors
Bureau, Back on the Beach Café and the Santa Monica Big Blue Bus. Private event
marketing will focus on establishing relations with the general managers and concierges
of local hotels and regional caterers, and draw upon the considerable interest from local
residents and professional associations.
12
Annenberg Community Beach House Operating Plan
Brand Extension
The Beach House brand will be grown through development and production of saleable
through the on site concessionaire.
Parking and Transportation
The public may access the Beach House through multiple modes of transportation
including by foot, bike, private vehicle, and public transportation.
Parking
For private vehicles, the Beach House contains three adjoining parking lots - the South,
Central, and North Lots. The South Lot (415 PCH) serves as the main entrance and
contains a public entrance lane, two public exit lanes, an emergency vehicle
entrance/exit, and a drop-off area. The Central Lot is accessible via the South Lot and
serves as the primary lot for private event guests and vendors. The North Lot (445
PCH) is accessible via the South and Central lots and contains a public exit and an
emergency vehicle entrance/exit. The North Lot is primarily dedicated to staff and
reserved parking.
Spaces
There are approximately 277 parking spaces in the three lots. Each lot contains several
handicap accessible spaces adjacent to primary Beach House entry points, as well as
five hybrid vehicle only parking spaces.
Equipment
The parking facility is equipped with three (3) pay-by-space machines. These machines
can be programmed as self-serve or attendant operated. Patrons will park and pay at
the machine by entering the parking stall number. The machines will accept cash and
give cash chan
Meter Cash Card.
Hours
The parking lots are open to the public from 8 a.m. to one-half hour after sunset. The
lots will remain open until 11 pm Monday-Friday and midnight Saturday-Sunday for
guests of private events. In an effort to minimize the impact on neighbors, guests of
private events will be issued special parking passes and be required to park in the
Central Lot before utilizing the North and South Lots.
Fees
Both daily and hourly rates are available Hourly rates are structured to provide value to
visitors staying two hours or less. Parkers may select the preferred rate on the parking
13
Annenberg Community Beach House Operating Plan
machine after parking. Hourly and daily rates may be applied to any available parking
space.
May - September April and October November - March
Mon-Fri Weekend Mon-Fri Weekend Mon-Fri Weekend
Daily
$8.00 $10.00 $6.00 $8.00 $6.00 $7.00
Hourly
$4.00 $4.00 $3.00 $4.00 $3.00 $3.00
Weekend rates apply on holidays
Staffing
contractor will provide primary staff for parking lot operations. During
low-use periods, such as winter week days, the parking lot may be unattended.
Monday Tuesday Wednesday Thursday Friday Saturday Sunday
May - September
Supervisor Supervisor Supervisor Supervisor Supervisor Supervisor Supervisor
(9am-5 pm) (9am-5 pm) (9am-5 pm) (9am-5 pm) (9am-5 pm) (9am-5 pm) (9am-5 pm)
Attendant Attendant Attendant Attendant Attendant
(8am-8pm) (8am-8pm) (8am-8pm) (8am-8pm) (8am-8pm)
October - April
Supervisor Supervisor Supervisor Supervisor Supervisor
(9am-5 pm) (9am-5 pm) (9am-5 pm) (9am-5 pm) (9am-5 pm)
During peak use
supplement parking contractor operations to assist with reservation check-in and traffic
direction.
Traffic Flow and Signage
During the summer, demand for this facility will be high. Due to the limitations imposed
by PCH and the parking lot configuration, the lot can not be closed to incoming vehicles
from the north bound turn lane. Vehicles unable to find a parking space will circulate
through the parking lots and exit to PCH from the North Lot. The on-duty parking
attendant or the traffic director will be responsible for keeping the cars moving through
the lots and directing overflow cars to exit. To keep traffic moving, staff may install
waiting and s
pcitation of the appropriate Municipal Code
Section, 03.12.270 (d).
Permit Parking
Beach Permit Parking including monthly, semi-annual, and annual parking permits and
Residential Overnight Parking Permits will not be accepted at these lots unless and until
staff determines that daily public parking demand is being met. Senior and Disabled
Placards will be accepted for free daily parking year-round.
14
Annenberg Community Beach House Operating Plan
Staff Parking
Parking for on-site staff, including contractors, will be very limited during peak use
periods. A special staff parking pass will be developed for use by authorized staff. The
landscape maintenance contractor and Community Maintenance Department will each
have one dedicated parking space. Beach House staff will coordinate by division to
ensure minimum use of parking spaces at the Beach House and to coordinate car
pooling and other alternatives when feasible. Alternative parking locations should be
used when possible. Staff will be issued standard Beach Parking Permits for use in
other north beach lots. Alternative modes of transportation such as bicycles, bus, and
carpooling are encouraged. As space becomes available during low-use periods, all
Beach House staff will be authorized to park in the Beach House lots.
Reserved Parking
The North Lot will be dedicated to Beach House staff, contractors, and reserved public
parking. Parking reservations will be available to the public on regularly scheduled pool
days. Reservations will not be available when the pool is closed or during winter pool
openings. Reservations for up to 100 parking spaces will be accepted between one and
three days prior to the reservation date. A reservation will guarantee the guest a
parking space when they arrive between 9 am and noon.
The list of parking reservations will be printed out by Beach House staff and delivered to
the parking attendant or supervisor by 9 am daily. A parking attendant will monitor use
of the North Lot to ensure that spaces are used only by staff or those with reservations.
Those with reservations not claimed by 12:30 pm will be assigned a parking space on a
first come, first served basis. Late arrivals with reservations do not have to pay the daily
parking rate again, but are not guaranteed a space.
Electronic Car Count System
Electronic counters are located at the main entrance of the North and South Lots to
enable real time parking availability to be reported
telephone recording, or other media.
Transportation
Bicycle and Pedestrian Access
The Beach House is accessible from the South Bay Bicycle Trail, which, along this
section, is available to bicyclists, joggers, skaters, wheelchair riders, and pedestrians.
The trail stretches 22 miles from Will Rogers State Beach to Torrance County Beach
and provides easy access from most of Santa Monica. Pedestrians can access the
South Bay Bicycle Trail from any of the beach parking lots, as well as the pedestrian
overpasses at the Santa Monica Pier and Palisades Park at Broadway, Arizona, and
California Streets, and Montana Avenue.
Parking for 181 bicycles will be provided at racks located at key locations on the site. In
addition, dependant on demand, the Beach House concessionaire will offer a bike valet
15
Annenberg Community Beach House Operating Plan
service for a nominal fee during peak use periods. An effort will be made to prevent
potential user conflicts on the South Bay Bicycle Trail through signage and other design
options.
Tide Shuttle
The Big Blue Bus will provide shuttle service to the Beach House via the Tide Ride
during peak use periods. The shuttle will service a one-way loop through the city,
including Bernard Way, Ocean Park Blvd, Fourteenth Street, and Montana Avenue.
This route will provide for two trips to the Beach House hourly and take approximately
30 minutes to complete. Depending on funding availability, the service is proposed for
weekends May through September from 9:30 a.m. to 8:00 p.m. and will cost $.50 each
way ($.25 for seniors and persons with a disability).
Big Blue Bus Route 9
Big Blue Bus Line 9 currently stops approximately one-half mile north of the Beach
House at West Channel Road where there is an existing pedestrian tunnel under the
Pacific Coast Highway with access to the beach and the Beach House via the South
Bay Bicycle Trail, which may be used by pedestrians as well as bicyclists in that
location.
16
Annenberg Community Beach House Operating Plan
Paratransit Services
-a-Ride service will also be available for residents 60 years of age or
older and disabled persons 18 years of age and older.
Site Accessibility
Facility Access
The Beach House is fully compliant with the requirements of the Americans with
Disabilities Act (ADA), providing access for all throughout the site. New facilities are
Pool Houses. Historic facilities have been made accessible to the extent possible and
in compliance with ADA and applicable historic codes. In the Marion Davies Guest
House, an elevator has been installed to provide second floor access, and two
accessible restrooms have been added. At the pool, an elevator and ramp are available
for access to the pool and pool deck as well as the second floor of the Pool House
including the View Deck. A portable lift can provide access into the historic pool.
Beach Access
The Beach Recreation Area, providing a range of informal beach recreation
opportunities, is defined by a series of boardwalks and concrete pathways. The Beach
Walk traverses the site from north to south while the Ocean Walk traverses the sand
from the Beach Walk west, across the South Bay Bicycle Trail and towards the ocean.
Together these walks provide universal access and pedestrian circulation from the
parking lots, pool, gardens, and closer to the surf than any other location on the beach.
In addition, a beach wheel chair will be available at the Beach House concession stand,
free of charge, to provide access to anywhere on the sand.
Program Access
Program access includes effective and accessible signage and communication
materials. Site signage and informational materials comply with ADA requirements.
Appropriate auxiliary aids and services will be provided upon request. Auxiliary aids
include large print materials, sign language interpreters, and other forms audio and
visual media. The Guest Services Coordinator is the designated employee to serve as
contact for concerns or grievances and other aspects of program services that physical
accessibility does not fulfill.
Service Animals
A person with a disability or a trainer of a guide, signal, or service dog has the right to
be accompanied by a guide, signal, or service dog. If with a trainer, the dog must be on
a leash and tagged as a guide, signal, or service dog (Civil Code Section 54.1(b)(6)(A)
and 54.2; Food and Agr. Code Section 308550 and 30852).
17
Annenberg Community Beach House Operating Plan
Staffing Plan
Administration and Guest Services
Beach House Manager (Permanent)
The Beach House Manager is responsible for overall management and operation of the
Beach House including daily operations, community programs and activities, guest
services, special events, community relations, marketing and promotions.
Administrative Analyst (Permanent)
The Administrative Analyst is responsible for management and oversight of contracts
and agreements, developing and monitoring the Beach House budget for the
Community and Cultural Services and Community Maintenance Departments,
overseeing accounts receivable and accounts payable, supervising the Guest Services
Coordinator and Guest Services Assistants and assisting the Beach House Manager as
needed.
Guest Services Coordinator (Permanent)
This position is responsible for coordinating the functions of the Guest Services Office
and performing a wide variety of duties including insuring delivery of an exceptional
level of service to guests, creating outreach and marketing materials and performing
clerical and accounting duties.
Guest Services Assistant (Seasonal)
The Guest Services Assistant works seasonally during peak use periods to provide the
first impression to Beach House guests. The Guest Services Assistants are responsible
for taking reservations, collecting fees, checking-in guests and providing public
information.
Recreation
Beach Recreation Supervisor (Permanent)
The Beach Recreation Supervisor is responsible for the development and oversight of
recreational programs at Santa Monica State Beach, including the Beach House,
Muscle Beach, Chess Park, other beach parks and beach tennis and volleyball courts.
This position serves as operational back-up to the Beach House Manager.
Recreation Coordinator (Seasonal)
The Recreation Coordinator is responsible for coordinating the daily recreational
activities at the Beach House including use of the swimming pool and amenities, courts,
and classroom space. The position is responsible for monitoring the aquatics program
18
Annenberg Community Beach House Operating Plan
and class instructors. The Recreation Coordinator works seasonally during peak use
periods and serves as back-up to the Beach Recreation Supervisor.
Beach Recreation Leader (Seasonal)
The Beach Recreation Leader is the eyes, ears, and voice of the Beach House,
interacting with guests utilizing the various amenities available on site. This position is
responsible for developing and implementing cultural and recreational programming,
acting as a site ambassador, assisting guests, and monitoring and security the facility.
This position works seasonally during peak use periods.
Chief Lifeguard (Seasonal)
The Chief Pool Lifeguard monitors and coordinates the daily operation and maintenance
of the Beach House pool, including assisting with the training and monitoring of pool
lifeguards and other aquatics staff. This position works seasonally during peak use
periods.
Pool Lifeguard (Seasonal)
The Pool Lifeguard ensures the safety of the public and other users at the Beach House
pool performing emergency care as necessary and pool maintenance duties. This
position works seasonally and assists the Chief Pool Lifeguard in pool operation
activities, as required.
Custodial
Aquatic Maintenance Worker
The Aquatic Maintenance Worker is the lead custodian on site. This position is
custodial crew.
Custodian I
The Custodian I provide custodial services to the facility including cleaning and
restocking restrooms and kitchens; collecting and removing trash; cleaning, dusting,
and polishing furniture and other woodwork; and sweeping, vacuuming, and mopping
floors.
Custodian II
The custodian II leads, schedules, and assists custodial crews and provides custodial
services as necessary.
Facility Attendant (Seasonal)
The Facility Attendant assists in preparing facilities for events and programs including
set-up and break-down of tables and chairs. This position also is responsible for
providing basic custodial services before, during and after an event or program.
19
Annenberg Community Beach House Operating Plan
Landscaping
blic Landscape Division.
Maintenance
The City is committed to providing the site with the highest level of maintenance
possible through a combination of City and contracted staff. A range of vendors will
provide routine maintenance and prompt emergency response for facility needs that
.
Custodial
One to two custodians led by an Aquatic Maintenance Worker will provide daily cleaning
and maintOne Facility
Attendant will assist daily with light custodial duties while preparing for and breaking
down equipment and furnishings associated with programs, activities, and private
rentals. Custodial shifts will run from approximate 6 am to 1 am year-round, ensuring
the facility is maintained to the highest standards at all times and that maintenance
needs that may impact visitor use, such as floor cleaning, can occur outside of public
hours.
Landscaping
Daily landscaping needs will be met by a landscaping contractor. One contractor will be
on site eight hours a day, seven days a week, excluding holidays. The contractor will
provide daily sand grooming, litter patrol, and sweeping of all outdoor areas. In
addition, the contractor will be responsible for maintaining all landscaping including
weeding, trimming, cultivating, and irrigating.
Pool and Splash Pad
and
splash pad. An aquatics contractor will provide regular service to the pumps and
chemical feed systems and be available at all times to address unforeseen functional
and maintenance needs.
20
Annenberg Community Beach House Operating Plan
Security
At peak, a total of 12 staff will provide site supervision during daylight hours, including
staff with specific training in and responsibility for site monitoring and coordination with
the Santa Monica Police Department. All s
Department to deal with basic safety and security issues and on when and how to
properly report an incident to police dispatch.
Alarm and Security Systems
Security cameras, mounted in key outdoor locations, will be periodically monitored by
on site City staff. All buildings are equipped with an alarm system that is activated when
a door or window is broken or opened. Only key City staff will have the alarm codes to
disable the system. The alarm system will be tested and maintained regularly by a
contractor.
Keys
Master facility keys will be limited to senior staff and custodial leads. In addition, a
master key will be provided either in an on-site lock box or directly to the Fire and Police
Departments for emergency access purposes. Keys with limited access will be
distributed as necessary to lower level staff. Contract staff is not likely to have keys to
any part of the facility.
Security Guards
Overnight security services will be provided by a contract security service daily.
Daytime security services also may be provided on holidays or other low-staff periods.
the site to record security patrols and ensure that guards cover the entire facility on a
regular basis throughout the night. Security guards will carry cell phones to contact
police dispatch as necessary. They will not carry weapons of any kind. Additional
security may be required for private events depending on the size and nature of the
event.
Emergency Response
A dedicated access point into both the South and North Lots has been created for
emergency vehicle access. Combination locks will be used to secure access gates and
combinations will be provided to the Police and Fire Departments.
Sustainability
LEED Rating
The sustainable design goals and objectives developed for the Beach House are based
on the Leadership in Energy and Environmental Design (LEED) Green Building Rating
System. The project includes achievement of LEED New Construction (NC) Silver
21
Annenberg Community Beach House Operating Plan
rating; however, the design will incorporate measures that go beyond the scope of
LEED and the Silver rating. Under LEED NC Silver a minimum of 33 points is required.
For added assurance, the project aim is to achieve 38 points total. Due to its historic
status, the Marion Davies Guest House does not fit into the LEED credit program.
Key Sustainable Features
Sustainable Site
Hazardous Materials Abatement: Removal of lead-based paint, asbestos insulation,
and wooden piles containing preservatives.
Erosion and Sedimentation Control (during construction)
Alternate Transportation: Shuttle service
Storm Water Design: Water retention ponds to return rainwater back into the ground.
Heat Island Effect
Tree shaded parking lots.
o
White roofing materials for reduction in heat gain on roofs.
o
Coated parking lots to reduce stored heat in pavement.
o
Light Pollution Reduction: Full-cutoff lamps to reduce light pollution, lighting
contained within property.
Water Efficiency
Water Efficient Landscaping:
Drip irrigation system.
o
Native and drought tolerant plants and trees.
o
Water saving devices including shower spray heads.
Reduction in wastewater treatment by using waterless urinals and dual flush toilet
valves.
Energy and Atmosphere
Building Commissioning by an independent agency to ensure mechanical systems
are operating correctly and efficiently.
Green Power electricity produced by alternate sources of energy.
Solar powered water heater system for swimming pool.
Non-heat transferring (reflective) glazing on all exterior windows (excluding the
Marion Davies Guest House). Also, many windows contain an additional top section
of ceramic frit silkscreen, another form of solarban.
Materials and Resources
Building Reuse: Reuse existing structures that have been cleaned and free of
hazardous materials.
Construction Waste: Divert construction waste from landfill; instead recycle
materials.
22
Annenberg Community Beach House Operating Plan
Local/Regional Materials: Incorporate post-consumer materials into new materials,
concrete, plastics, insulation, and cabinetry. New decking made of recycled plastic
products. New building siding made of recycled concrete products
Indoor Air Quality
Air filtration system and clean air program during construction.
Low-emitting materials, paints, adhesives and sealants.
Thermo Comfort: Building management system for efficient heating and cooling.
Innovation and Design
Educational Outreach Program
On-site recycling and composting available.
o
Interpretive/Informational materials on LEED certification and related topics.
o
Website with LEED educational information.
Settlement Agreement
Specified conditions for the Beach House are set forth in Exhibits A and B of a
Settlement Agreement entered into by the City of Santa Monica and the Palisades
Beach Property Owners Association Inc., et al. The conditions that must be in place for
at least 10 years and those that must be in place for at least 7.5 years from issuance of
the Certificate of Occupancy are included in Exhibit 1 of this Operating Plan, and
incorporated herein by reference.
23
Annenberg Community Beach House Operating Plan
Exhibits
Settlement Agreement
Conditions of the Settlement Agreement between the City of Santa Monica and the
Palisades Beach Road Property Owners Association.
State Operating Agreement
Agreement between the State of California, Department of Parks and Recreation, and
the City of Santa Monica, granting the City authority to operate the site of the Beach
House through 2105.
Interpretive Master Plan
Comprehensive plan for the development and installation of interpretive exhibits
throughout the site.
Graphic Standards
Standards for the use of the Beach House graphic identity including templates for
various materials and collateral.
24
ATTACHMENT A
BID #: 4243BID RESULTSBID CLOSING DATE: 5/20/16
Close Range International,
BID DESCRIPTION: PROVIDE SECURITY GUARD SERVICES AT
Alltech Industries, IncCalifornia Panther Security DHS Private Security, Inc.Eagle Security Services, Inc.Kingdom Security
Inc.
THE KEN EDWARDS CENTER AS REQUIRED BY CUSTODIAL
SERVICES
Monterey Park, CALos Angeles, CALos Angeles, CACanoga Park, CAGardena, CASan Diego, CA
RESPONSERESPONSERESPONSERESPONSERESPONSE
MANDATORY JOB WALK ATTENDANCE
Yes Yes Yes Yes Yes Yes
PRICING
RESPONSERESPONSERESPONSERESPONSERESPONSE
HOURLY LABOR RATE PER SECURITY GUARD
$ 20.00 $ 20.85 $
22.92 $ 17.90 $ 19.95 $
21.45
Price is all inclusive or services requested, rate above includes LWO, workers comp,
PLEASE DESCRIBE ANY ADDITIONAL FEES & CHARGES
price will change is services requested change, health ins., payroll taxes, uniforms & N/A
ex. Armed officer, vehicle required, etc.equipment
GENERAL QUESTIONS
RESPONSERESPONSERESPONSERESPONSERESPONSE
PAYMENT TERMS
No discount, Net 30N/ANet 30Net 30Net 30Net 30
15%* Increase.*Based on LWO, workers
RENEWAL OPTIONS: PERIOD 2
CPI% Increase7.8% Increase3% IncreaseSame price, terms, and conditions5% Increase
comp, liability, and payroll tax increase.
15%* Increase.*Based on LWO, workers
RENEWAL OPTIONS: PERIOD 3
CPI% Increase7.8% Increase3% IncreaseSame price, terms, and conditions5% Increase
comp, liability, and payroll tax increase.
15%* Increase.*Based on LWO, workers
RENEWAL OPTIONS: PERIOD 4
CPI% Increase7.2% Increase3% IncreaseSame price, terms, and conditions5% Increase
comp, liability, and payroll tax increase.
15%* Increase.*Based on LWO, workers
RENEWAL OPTIONS: PERIOD 5
CPI% Increase6.7% Increase3% IncreaseSame price, terms, and conditions5% Increase
comp, liability, and payroll tax increase.
ARIZONA
CompleteCompleteCompleteCompleteCompleteComplete
LIVING WAGE
CompleteCompleteCompleteCompleteIncompleteComplete
OAKS
CompleteIncompleteCompleteCompleteIncompleteIncomplete
BUSINESS LICENSE: VENDOR PHYSICALLY LOCATED IN
NoNoNo
SANTA MONICA?
BUSINESS LICENSE: VENDOR PHYSICALLY COMES INTO
THE CITY OF SANTA MONICA TO CONDUCT BUSINESS
NoYesNo
AND/OR MAKE DELIVERIES?
BID #: 4243BID RESULTSBID CLOSING DATE: 5/20/16
Legions Protective Services, Securitas Security Services Servexo Protective
BID DESCRIPTION: PROVIDE SECURITY GUARD SERVICES AT
Picore InternationalPublic Protective ServicesSecurity Defense
THE KEN EDWARDS CENTER AS REQUIRED BY CUSTODIAL LLCUSA, Inc.Services, Inc
SERVICES
Gardena, CACalabasas, CALos Angeles, CALos Angeles, CARialto, CAGardena, CA
RESPONSERESPONSERESPONSERESPONSERESPONSE
No -- Bid returned to vendor
MANDATORY JOB WALK ATTENDANCE
Yes Yes Yes Yes Yes
PRICING
RESPONSERESPONSERESPONSERESPONSERESPONSE
HOURLY LABOR RATE PER SECURITY GUARD
$ 26.00 $ 21.10 $
24.57 $ 23.18 $ 18.92
Servexo observes the following Holidays:
Hourly electronic cell phone & software New Year Day, President's Day, Memorial
Holidays and health insurance will be billed
PLEASE DESCRIBE ANY ADDITIONAL FEES & CHARGES
Day, Independence Day, Labor Day,
as incurred
per hour.Thanksgiving Day, Christmas Day at $28.38
per hourly labor rate.
GENERAL QUESTIONS
RESPONSERESPONSERESPONSERESPONSERESPONSE
PAYMENT TERMS
1% Discount (10 Day Net)Net 30 None Available1% Discount; 15 Days Net
RENEWAL OPTIONS: PERIOD 2
14.29%1.90% IncreaseSame price, terms, and conditions offered5% IncreaseSame price, terms, and conditions offered
RENEWAL OPTIONS: PERIOD 3
10.41%Same price, terms, and conditions offeredSame price, terms, and conditions offered5% Increase2% Increase
RENEWAL OPTIONS: PERIOD 4
7.54%Same price, terms, and conditions offeredSame price, terms, and conditions offered5% IncreaseNo response
RENEWAL OPTIONS: PERIOD 5
0.70%Same price, terms, and conditions offeredSame price, terms, and conditions offered5% IncreaseNo response
ARIZONA
CompleteCompleteCompleteCompleteComplete
LIVING WAGE
CompleteCompleteCompleteCompleteComplete
OAKS
CompleteIncompleteIncompleteCompleteIncomplete
BUSINESS LICENSE: VENDOR PHYSICALLY LOCATED IN
No
SANTA MONICA?
BUSINESS LICENSE: VENDOR PHYSICALLY COMES INTO
THE CITY OF SANTA MONICA TO CONDUCT BUSINESS
No
AND/OR MAKE DELIVERIES?
1
BID #4243: PROVIDE SECURITY GUARD SERVICES AS REQUIRED
BY THE ANNENBERG COMMUNITY BEACH HOUSE
Approximate Annual DHS Private Eagle Security Alltech Industries,
Hours: 9,250Security, Inc. Services, Inc.
Inc.
Period 1:
(Aug 2016-July 2017)
$ 165,575$ 184,538$ 185,000
Period 2: Renewal Option
(Aug 2017-July 2018)
$ 170,542$ 184,538$ 185,000 њ /tL
Period 3: Renewal Option
(Aug 2018-July 2019)
$ 175,659$ 184,538$ 185,000 њ /tL
Period 4: Renewal Option
(Aug 2019-July 2020)
$ 180,928$ 184,538$ 185,000 њ /tL
Period 5: Renewal Option
(Aug 2020-July 2021)
$ 186,356$ 184,538$ 185,000 њ /tL
IƚǒƩƌǤ \[ğĬƚƩ wğƷĻʹ
tĻƩźƚķ Њ
υ ЊА͵ВЉυ ЊВ͵ВЎυ ЋЉ͵ЉЉ
Total Contract: 5 years$ 879,060$ 922,688$ 925,000 њ /tL
wĻŅĻƩĻƓĭĻʹ
AgreementNo.10345
(CCS)