SR 04-23-2019 6B
City Council Report
City Council Meeting: April 23, 2019
Agenda Item: 6.B
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To: Mayor and City Council
From: David Martin, Director, City Planning
Subject: 1921 Ocean Front Walk: Appeal of Planning Commission's decision to
approve Development Review Permit (DRP) 15ENT-0297 to allow a new five-
story (47 feet) 34,750 square-foot mixed-use housing project consisting of 22
residential units, 4,000 square-feet of ground floor commercial space, and 56
automobile parking spaces within a two-level subterranean parking garage.
Recommended Action
Staff recommends that the City Council deny the appeal and uphold the Planning
Commission’s approval by taking the following actions:
1. Deny Appeal 18ENT-0312;
2. Approve Development Review Permit 15ENT-0297; and
3. Adopt the Statement of Official Action, pursuant to the draft findings and
conditions.
Executive Summary
A project has been proposed for 1921 Ocean Front Walk. On October 2, 2018, the
Planning Commission approved Development Review Permit (DRP) 15ENT-0297 and
Certified Environmental Impact Report (EIR) 18ENT-0215 to allow a new five-story (47
feet) 34,750 square-foot mixed-use housing project consisting of 22 residential units,
4,000 square-feet of ground floor commercial space, and 56 automobile parking spaces
within a two-level subterranean parking garage. The Planning Commission staff report,
Statement of Official Action (STOA), and additional attachments to this report are
provided as attachments.
On October 17, 2018, the appellant, UNITE HERE, filed an appeal (18ENT-0312) of the
Planning Commission’s decision to approve the DRP. The EIR was not appealed and
remains certified. The appeal statement raises concerns regarding: (1) expansion of
hotel uses, (2) the potential for corporate housing, (3) compliance with the Zoning
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Ordinance, (4) compliance with the California Environmental Quality Act (CEQA), and
(5) consistency with the Coastal Act.
Pursuant to SMMC Section 9.37.130, Council’s review of the DRP approval is de novo.
This report describes the proposed project scope, provides relevant background
information, and analyzes the issues of appeal raised by the appellant. Staff
recommends that Council deny the appeal and approve the DRP based on the findings
set forth in the Draft Statement of Official Action (Draft STOA).
Background
Existing Conditions and Setting
The following table provides a brief summary of the project location, existing conditions
and setting.
Site Location Map
Zoning District Oceanfront District and BCH
Beach Overlay District
Land Use Element Designation Oceanfront District
Parcel Area (SF)/Dimensions 23,258 SF (120’ x 194’)
Existing On-Site Improvements Vacant Lot
Rent Control Status N/A
Adjacent Zoning Districts & Land Uses
North: OF and BCH – Hotel Casa Del Mar
West: OS and BCH – Santa Monica Beach
South: OS and BCH – Crescent Bay Park
East: R4 and BCH – Multiple Family
Housing
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Historic Resources Inventory N/A
The subject site consists of a single parcel, approximately 23,258 square feet in size. It
is located on the northwest corner of Ocean Way and Bay Street. Surrounding uses
include a hotel, multi-family housing, Crescent Bay Park, and Santa Monica Beach.
Ocean Way is 20 feet 5 inches higher in elevation than Ocean Front Walk.
Project Description
The proposed project is a five-story building with a maximum height of 47 feet from
Segmented Average Natural Grade that includes 4,000 square feet of ground floor
commercial space, 22 residential units totaling 31,910 square-feet of residential area,
and a floor area ratio of 1.65. Additionally, the project provides 8,100 square feet of
open space consisting of 2,800 square feet of common open space and 5,300 square
feet of private open space. There are 56 vehicle parking spaces provided in a two-level
subterranean parking garage for the commercial uses, residential tenants, and guests of
the building. Bicycle parking spaces are proposed at grade and within the subterranean
garage totaling 47 spaces (8 short-term spaces, 39 long-term spaces).
The tables below show the residential unit mix and average number of bedrooms, as
they relate to the community benefits requirements for the proposed project.
Unit Type Number of Units Percentage Number of bedrooms
Studio
1-BR 12 54% 12
2-BR 7 32% 14
3-BR 3 14% 9
TOTAL 22 -- 35
Average Number of Bedrooms 1.59
Table 1: Market Rate Unit Mix
Unit Type Number of Units Percentage of Entire
Project
Number of bedrooms
1-BR 2 Off-site* 2
2-BR 1 Off-site* 2
3-BR 1 Off-site* 3
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TOTAL 4 Off-site* 7
Average Number of Bedrooms 1.75
Table 2: Affordable Unit Mix
* Off-site affordable units would be located at 1828 Ocean Avenue.
Figure 1: Project Rendering (Corner of Ocean Front Walk and Bay Street)
As shown in Figure 2 below, the ground floor is comprised of two commercial tenant
spaces at the building frontage totaling approximately 2,360 square feet in size with a
1,640 square-foot plaza area adjacent to Ocean Front Walk. The residential lobby is
located on Ocean Way and provides access to an elevator and stairs to the residential
units above and below. The upper floors consist entirely of residential units.
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Figure 2: Ground Floor Plan
Architectural Review Board Concept Review
Pursuant to SMMC Section 9.40.040 (Development Review Permit - Procedures), a
DRP requires a preliminary Architectural Review Board (ARB) discussion on the project
design prior to Planning Commission’s formal review. The project was presented to the
ARB at its July 31, 2017 meeting. The project design was generally well-received with
the ARB expressing support of the project massing and acknowledging that the location
of the new mixed-use project is challenging due to the site configuration and
topography. While the ARB was positive regarding the overall direction of the project,
there were some minor concerns expressed regarding certain aspects of the design.
Staff expressed similar concerns with the overall project design and met with the
applicant to convey these concerns. While the applicant responded to many of the ARB
and staff comments, there were a few design comments provided by the Architectural
Review Board that were not addressed. The Planning Commission included a condition
that Board pay particular attention to these issues as pointed out below in the Planning
Commission Action section of this report.
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Planning Commission Action
On October 3, 2018, a public hearing was held by the Planning Commission to consider
the DRP. Public testimony was generally in opposition to the project, citing the potential
for corporate housing, expansion of Casa del Mar Hotel, and lack of sufficient affordable
housing.
The Commission took formal action on the DRP and certified the Environmental Impact
Report on October 3, 2018. The Planning Commission voted 5-1 (with 1 absent) to
approve the project, with amendments to Condition #1 in the Planning Commission’s
Statement of Official Action (Attachment B). In approving the project, the Commission
included the following conditions:
• The 22 residential units shall not be used for “Corporate Housing” as defined in
SMMC Section 9.51.020(A)(2), or successor thereto, nor as “Lodging” as defined in
SMMC Section 9.51.030(B)(15), or successor thereto.
• The ARB shall pay particular attention to the following design elements:
o The pedestrian oriented design of the ground floor commercial tenant spaces.
o The relationship of the building along Bay Street and the connectivity to the
public sidewalk.
o Additional study of the stair element at the building’s southeast corner is
needed.
o Consider modifying the “sails” (planar elements at balconies along the Bay Street
elevation) so they create a visual sense of movement as the features are placed
on the building down the slope (west).
o Consider modifying the proportions the building so they better relate to the
proportions of Casa Del Mar to the north.
o Study how to better integrate the west façade more fully into the rest of the
building.
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o Consider an art installation that commemorates the history of the nearby beach
area known as the Inkwell and the history of the Z-Boys in Ocean Park [this is
also provided as a recommendation to the City’s Arts Commission].
The City Council Draft Statement of Official Action (STOA) (Attachment A) includes this
recommendation as Condition #1.
Discussion
The proposed project is five-story (47 feet) in height and has a 1.65 floor area ratio
(FAR). The project exceeds the maximum Tier 1 limits (3 stories (36 feet) / 1.5 FAR) for
the OF District for projects that include off-site affordable housing in compliance with the
minimum requirements of the Affordable Housing Production Program (AHPP). The
project complies with all development standards applicable to the site and is within the
established maximums to qualify as a Tier 2 project (No limitation of stories and 47 feet
high / 2.0 FAR) with off-site affordable housing provided.
Development Review Permit
Pursuant to Santa Monica Municipal Code Section 9.40.020, a DRP is required for any
project that proposes to exceed Tier 1 zoning standards. A DRP is intended to allow
the City to review certain projects for which the design, siting, and location of uses
within the project could result in an adverse impact on the surrounding area. As such,
the DRP allows for the discretionary review of:
A. the location, size, massing, and placement of proposed structures;
B. the location of proposed uses within the project;
C. the project’s compliance with fixed and established land use standards;
D. whether the proposed siting and design should be permitted by weighing the
public need for the benefit to be derived from the proposed site plan use
against the impact which it may cause.
Pursuant to SMMC 9.40.050, in order to approve a DRP, Council on appeal must make
the following findings in an affirmative manner:
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A. The physical location, size, massing, setbacks, pedestrian orientation, and
placement of proposed structures on the site and the location of proposed
uses within the project are consistent with applicable standards and are both
compatible and relate harmoniously to surrounding sites and neighborhoods;
B. The rights-of-way can accommodate autos, bicycles, pedestrians, and multi-
modal transportation methods, including adequate parking and access;
C. The health and safety services (police, fire etc.) and public infrastructure (e.g.,
utilities) are sufficient to accommodate the new development;
D. The project is generally consistent with the Municipal Code, General Plan, and
any applicable Specific Plan;
E. Based on environmental review, the proposed project has no potentially
significant environmental impacts or any potentially significant environmental
impacts have been reduced to less than significant levels because of
mitigation measures incorporated in the project or a Statement of Overriding
Considerations has been adopted;
F. The project promotes the general welfare of the community;
G. The project has no unacceptable adverse effects on public health or safety;
and
H. The project provides Community Benefits consistent with Chapter 9.23.
Tier 2 Community Benefits
According to Chapter 9.23 of the Zoning Ordinance, projects that exceed the maximum
height or FAR allowed for Tier 1 projects are required to provide the community benefits
outlined in subsection 9.23.030 of the Chapter. The purpose of the community benefits
is to ensure that projects are allowed to exceed the base height and FAR of a
respective zoning district, and in return provide community benefits that enhance the
City’s community character.
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The project provides the required community benefits identified in Chapter 9.23
(Community Benefits) of the Zoning Ordinance for Tier 2 projects. This includes at least
50% more affordable housing units than would be required by Section 9.64.050
(Affordable Housing Production Program) of the Zoning Ordinance, and a unit mix of at
least 15% 3-BR units, at least 20% 2-BR units, and no more than 15% Studio units.
Also, the average number of bedrooms for all of the affordable housing units in a Tier 2
project shall be equal to or greater than the average number of bedrooms for all of the
market rate units in the project. Further, the project provides the augmented fees and
TDM requirements established in Chapter 9.23 of the Zoning Ordinance.
Building Massing & Modulation
The unique site has a significant grade differential of 20 feet 5 inches from Ocean Way
down to Ocean Front Walk at the beach. As such, the project steps down from Ocean
Way to Ocean Front Walk with the slope of Bay Street for access to the project and
fitting into the context of the surrounding neighborhood; the project is lower in height
and mass in comparison to Hotel Casa del Mar to the north. The project design
incorporates a series of modulating solid and void spaces that give the project a unique
and clear identity for its prominent location and visibility from Santa Monica Beach.
Open Space
The proposed project contains 22 units, which requires a minimum of 2,200 square-feet
of overall open space for the project. The project includes approximately 8,100 square-
feet of open space consisting of approximately 2,800 square-feet of common open
space and approximately 5,300 square-feet of private open space. The 5,300 square-
feet of private open space proposed would be provided as balconies and distributed
amongst the 22 units for an average of 241 square-feet of private open space per unit.
Pedestrian Orientation / Active Commercial Design
The building features a pedestrian orientation design along Ocean Front Walk by
incorporating two separate 2,000 square-foot cafés that are level with the walking path
grade, patios for outdoor dining, and a ground floor (floor-to-floor) height of
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approximately 12 feet. Since the Active Commercial Design Standards are not
applicable to the project site, a conditional of approval is included in the attached Draft
Statement of Official Action to further reinforce the intent of a pedestrian oriented design
for the commercial tenant spaces in highly walkable areas.
Parking & Access
A two-level subterranean garage with a driveway access from Bay Street is proposed
and includes a total of 56 parking spaces to accommodate residents, guests, and
commercial visitors. Additionally, the code requirements specify a minimum of 39 long-
term and 8 short-term bicycle parking spaces be provided in combination. The project
meets this requirement by providing 47 total spaces.
Zoning Code Compliance
The project is located in the Oceanfront (OF) and Beach Overlay (BCH) Districts, which
establishes property development standards that govern height, FAR, and setbacks of
the proposed building. The project is consistent with the OF and BCH Districts in that it
is a mixed-use building providing 22 residential units with a variety number of bedrooms
and commercial two commercial tenant spaces. Additinally, the project complies with all
development standards of the OF Distrct. As a result of Proposition S, all restaurant
uses in the Beach Overlay District expressly prohibits restaurants and/or food service
facilities of more than 2,000 square feet and/or exeeding one story in height. The
proposed restaurant tenant spaces do not exceed 2,000 square-feet per restaurant.
General Plan Consistency
The proposed development is also consistent with the goals, objectives and policies in
the LUCE in that the project is located in Oceanfront District land use designation in the
2010 LUCE. The development parameters in the LUCE are implemented in the Zoning
Ordinance for Tier 2 projects. The proposed project complies with all of the
development standards outlined in the Zoning Ordinance. The proposed development is
also consistent with the goals, objectives, and policies in the LUCE. Specifically, Policy
D18.2 seeks to respect the scale and character of the district’s existing residential areas
in the design and construction of new buildings and Policy D18.8 encourages visitor
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serving uses consistent with Proposition S in commercial areas west of Ocean Avenue
between Colorado Avenue and Pico Boulevard.
The proposed building complies with the 47-foot building height volume that steps down
toward Santa Monica Beach consistent with the height and mass of surrounding
buildings. Additionally, the proposed project complies with these goals and policies in
that it is a mixed-use building with two small (maximum 2,000 square-feet) ground floor
cafés facing Ocean Front Walk with residential as the proposed use on the upper floors.
The Oceanfront District designation is intended to maintain and enhance the Oceanfront
District as an important visitor serving destination with lodging, restaurants, shopping
and recreation, as well as to protect the existing residential enclaves in the area. The
unique character and scale of the area is maintained, centering on the landmark Santa
Monica Pier. New residential and commercial uses are consistent with the character of
existing buildings.
The proposed project complies with these goals and policies in that the mixed-use
residential and commercial building is designed with an inviting and activated ground
floor (proposed restaurants are a maximum 2,000 square-feet consistent with
Proposition S), includes a variety of housing unit types and affordability, and formed in a
manner that is sensitive to the context of the adjacent properties and surrounding
neighborhoods.
Housing Accountability Act (HAA)
Under the Housing Accountability Act (Government Code section 65589.5(j)), when a
proposed housing development project complies with applicable, objective general plan,
zoning, and subdivision standards and criteria, including design review standards, in
effect at the time that the housing development project's application is determined to be
complete, but a local agency proposes to disapprove the project or to impose a
condition that the project be developed at a lower density, the local agency must base
its decision upon written findings supported by evidence on the record that both of the
following conditions exist:
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“(A) The housing development project would have a specific, adverse impact
upon the public health or safety unless the project is disapproved or
approved upon the condition that the project be developed at a lower
density. As used in this paragraph, a “specific, adverse impact” means a
significant, quantifiable, direct, and unavoidable impact, based on
objective, identified written public health or safety standards, policies, or
conditions as they existed on the date the application was deemed
complete.
(B) There is no feasible method to satisfactorily mitigate or avoid the adverse
impact identified, other than the disapproval of the housing development
project or the approval of the project upon the condition that it be
developed at a lower density.”
Therefore, if after consideration of all written and oral evidence presented to the City
Council at the public hearing for the Project, the Council desires to either disapprove or
impose a condition that the Project be developed at a lower density, Council must make
the above referenced findings and direct staff to incorporate such findings and/or
conditions into the STOA. The term “lower density” includes any conditions that have
the same effect or impact on the ability of the project to provide housing.
The Housing Accountability Act does not prevent Council from imposing conditions of
approval that do not result in lower density; however, if Council imposes conditions of
approval that it believes does not result in lower density, it should clarify on the record
(i) the factual basis for imposing the conditions and (ii) why Council believes these
conditions will not result in lower density.
As explained in the body of the Planning Commission staff report for DRP 15ENT-0297
(Attachment D), staff has recommended approval of the Project based upon its
determination that the Project met all of the findings for a Development Review Permit,
subject to the applicant's compliance with all conditions in the City Council Statement of
Official Action ("STOA"), which is attached to the staff report (Attachment A). The
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Planning Commission approved the project because no oral or written evidence was
presented at the public hearing, identifying “specific, adverse impacts” as defined in the
Housing Accountability Act.
California Environmental Quality Act (CEQA)
In accordance with California Environmental Quality Act (CEQA), an Environmental
Impact Report (EIR) was prepared to analyze the potential environmental effects of the
1921 Ocean Front Walk Project and the 1828 Ocean Avenue Project. While the Projects
require two separate development review permit applications, both projects are
analyzed together in the EIR as required by CEQA. Under CEQA, an agency cannot
"piecemeal" the environmental review for a project. The EIR clearly provides an analysis
of each site independently while also evaluating the potential for combined effects. On
October 3, 2018, the Planning Commission certified the Final EIR with a 7-0 vote.
Appeal Summary
The appellant filed a timely appeal on October 17, 2018. The appellant’s appeal
statement (Attachment G) raises many specific points as to why the appeal should be
approved and DRP 15ENT-0297 denied by Council. In summary, the appeal statement
raises concerns regarding: (1) expansion of hotel uses, (2) the potential for corporate
housing, (3) compliance with the Zoning Ordinance, (4) compliance with CEQA, and (5)
consistency with the Coastal Act.
Appeal Analysis
Staff has reviewed the issues raised by the appellant’s Statement of Appeal and
provides the following analysis and responses:
1. Expansion of Hotel Uses
The project is arguably an extension of the Casa del Mar / Shutters hotel
complex, and therefore contravenes the spirit and purpose of the Oceanfront and
Beach Overlay District standards.
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The project description for the proposed project includes the following language:
“The 22 residential units are intended for use by persons as their permanent
place of residence and shall not be used as Corporate Housing or Lodging for
persons who intend their occupancy to be temporary. Consistent with
Proposition S, this project is not an expansion of any hotel use and there shall
be no hotel amenities from the adjacent hotel (e.g., housekeeping, valet,
food/room service) provided at the Project.”
Additionally, the Planning Commission included Condition of Approval No. 2
with the following language:
“The 22 residential units shall not be used for “Corporate Housing” as defined in Santa
Monica Municipal Code (SMMC) Section 9.51.020(A)(2), or successor thereto, nor as
“Lodging” as defined in SMMC Section 9.51.030(B)(15), or successor thereto.”
Therefore, the proposed description and conditions of approval restrict the use
of the proposed project from becoming corporate housing or lodging.
Additionally, the project complies with all the development standards and land
use restrictions in the Oceanfront District including height, floor area, open
space, and setbacks.
2. The potential for corporate housing
The conditions of approval are insufficient. Specifically, Condition of Approval
No. 2, which seeks to assure the project would only be residential, merely
reiterates what is already in the Municipal Code, and does not address a
major loophole in the Municipal Code. The appellant recommends adding
conditions of approval including that would a) prohibit converting the project to
corporate housing and b) require leases be a minimum term of one year.
The project description specifically states that the residential units are
intended for use by persons as their permanent place of residence and
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therefore corporate housing and lodging are not included in the proposed
project. Although typically not required for residential projects, the Planning
Commission has included a condition of approval to specifically prohibit
corporate housing or lodging. If the project operates as corporate housing,
lodging, or anything else not permitted in the Oceanfront District as defined by
the Santa Monica Municipal Code (SMMC), the City would consider it an
illegal operation and a violation of the SMMC and Planning Entitlement.
Staff does not support adding the conditions recommended by the appellant.
Prohibition of converting the project into corporate housing is repetitive in
nature to Condition No. 2, which prevents corporate housing and lodging.
Additionally, requiring leases be a minimum one year could restrict residential
uses within the Oceanfront District that are otherwise permitted within
multiple-unit dwelling development including Supportive Housing, Transitional
Housing, and Group Residential. Therefore, staff does not recommend adding
either of these recommended conditions.
3. Compliance with the Zoning Ordinance
The appellant states that the project does not comply with the underlying zoning,
which prohibits the proliferation of hotels and large restaurants.
The project is located in the Oceanfront (OF) and Beach Overlay (BCH) Districts,
which establish land use and property development standards that govern height,
FAR, and setbacks of the proposed building.
The BCH District was established as a result of Proposition S, enacated by the
voters in 1990. The purpose of the BCH District is stated, “…to add a new
overlay district to the City of Santa Monica’s Zoning Districts. This initiative
ordinance is necessary to protect the public health, safety and welfare of present
and future residents of the City of Santa Monica [the “City”] by avoiding the
deleterious effects of uncontrolled growth in the Beach Overlay District and
preserving the unique and diverse character of the Santa Monica oceanfront.
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This purpose is achieved by limiting the proposed proliferation of excessive hotel,
motel and large restaurant development within the Beach Overlay District. Such
development ignores the need to preserve Santa Monica’s greatest asset — its
oceanfront setting, view, and access to coastal resources — and to maintain its
beach and oceanfront parks as open recreational area for present and future
generations.”
The project is consistent with the OF and BCH Districts in that it is a mixed-use
building providing 22 residential units with a variety number of bedrooms and two
commercial tenant spaces. As a result of Proposition S, the Beach Overlay
District expressly prohibits restaurants and/or food service facilities of more than
2,000 square feet and/or exeeding one story in height. The proposed restaurant
tenant spaces do not exceed 2,000 square-feet per restaurant. Therefore, the
project complies with the zoning district as no hotels or restaurants greater than
2,000 square feeet in size are within the proposed project.
4. Compliance with CEQA
The project’s EIR fails to comply with CEQA.
In accordance with California Environmental Quality Act (CEQA), an
Environmental Impact Report (EIR) was prepared to analyze the potential
environmental effects of the 1921 Ocean Front Walk Project and the 1828 Ocean
Avenue Project. While the Projects require two separate development review
permit applications, both projects are analyzed together in the EIR as required by
CEQA. Under CEQA, an agency cannot "piecemeal" the environmental review
for a project. The EIR clearly provides an analysis of each site independently
while also evaluating the potential for combined effects. On October 3, 2018, the
Planning Commission certified the Final EIR with a 7-0 vote. The EIR was not
appealed and remains certified.
5. Consistency with the Coastal Act
The project is inconsistent with the Coastal Act.
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The City of Santa Monica has a certified Land Use Plan for the Coastal Zone.
However, the City does not have the authority to issue Coastal Development
Permits on behalf of the California Coastal Commission. Therefore, all projects
located in the California Coastal Zone are required to obtain approval from the
California Coastal Commission prior to the issuance of any building permits by
the City of Santa Monica. The applicant is responsible for obtaining any such
permits. Moreover, the proposed project is consistent with various policies in the
City’s Land Use Plan, including the following:
Policy 58: New development shall be located within, contiguous with, or in close
proximity to, existing developed areas able to accommodate it, or, where such
areas are not able to accommodate it, in other areas with adequate public
services and where it will not have significant adverse effects, either individually
or cumulatively, on coastal resources.
The project is located within an urban area contiguous with existing development
in the area. The property is accessible from three public streets with adequate
public services and the project will not have significant adverse effects on coastal
resources.
Recommendation
The Planning Commission approved the DRP based on the findings set forth in the
Planning Commission STOA as well as the oral and written testimony presented prior to
or during the public hearing. Council reviews the project de novo. Staff recommends
approval of the DRP based on the findings set forth in the draft STOA.
Alternative Actions
As an alternative to the staff recommendation, Council may choose to approve the
appeal based on revised findings and deny the DRP (15ENT-0297). However, in order
to do so, Council would be required to make additional findings under the Housing
Accountability Act, as stated in this report.
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Financial Impacts and Budget Actions
There is no immediate financial impact or budget action required as a result of the
recommended action.
Prepared By: Russell Bunim, Associate Planner
Approved
Forwarded to Council
Attachments:
A. 1921 Ocean Front Walk DRP Appeal Plans
B. 1921 Ocean Front Walk UNITE HERE Appeal Statement
C. 18ENT-0312 - Appeal CC STOA (1921 Ocean Front Walk)
D. Written Comments
SANTA MONICA, CA 90405
DEVELOPMENT REVIEW PERMIT ON APPEAL
APPLICATION: 15ENT - 0297
MARCH 8TH 2019
KoningEizenbergArchitecture
1454 25TH STREET, SANTA MONICA, CA 90405
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
All designs, ideas, arrangements and plans indicated by these drawings are the property and copyright of the Architect and shall neither be used on any other work nor be disclosed to any other person for any use whatsoever without written permission.
Koning Eizenberg Architecture and/or its principals and employees waives any and all liability or responsibility for problems that may occur when these plans, drawings, specifications, and/or designs are followed without the professional’s guidance with ambiguities, or conflicts which are alleged.
1921 OCEAN FRONT WALK
A2
1921 OCEAN FRONT WALK
SANTA MONICA, CA 90405
DEVELOPMENT REVIEW PERMIT ON APPEAL
MARCH 8TH 2019
KoningEizenbergArchitecture
1454 25TH STREET, SANTA MONICA, CA 90405
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
KoningEiz
1454 25th St,
310.828.6131
310.828.0719 f
All designs, ideas, a by these drawings a
the Architect and sh
work nor be disclose
use whatsoever with
Koning Eizenberg A and employees waiv responsibility for pro these plans, drawing are followed without ambiguities, or confl
PROJECT TITLE
PROJECT NO.
∆ #
1921 OCEA
1513
SANTA MONICA
PROJECT INFORMATIONRESIDENTIAL AND COMMERCIAL PARKING TABULATIONSTIER 2 COMMUNITY BENEFITS PER 9.23
PROJECTDESCRIPTION:
ADDRESS:
ZONING DISTRICT:
SETBACKS:
PARCEL AREA:
AVERAGE NATURALGRADE (A.N.G.):
EXISTING USE:
FLOOR LEVELR3
R2
R1P1REQD UNIT MIX %MIN UNITS REQDTOTAL UNITS PROVIDED
PARKING REQ'S
REQ'D PARKING RATIOTOTAL REQ'D STALLS
GUEST PARKING 1:5 UNITS
SEE SHEET A28 FOR AVERAGE UNIT SIZES
PARKING PROVIDED
LEVEL
P1
GF/P2TOTAL
STD
6
1420
COMPACT
8
1321
SHARE
0
00
TOTAL
29
27
56TOTAL PARKING STALLS PROVIDED
ST
0
0
0
015% MAX00
10
1B
2
4
4
2N/A012
1.518
2B
0
3
3
120% MIN4.47
214
3B
2
1
0
015% MIN3.33
26
TOTAL
4
8
73
22
384.4
E.V.
2
02
1921 OCEAN FRONT WALK, SANTA MONICA, CA 90405
OCEANFRONT DISTRICT
47'. SEE SHEET A18
STREET FRONTAGE = 5',NO REQUIRED SIDE AND REAR YARD SETBACKS BECAUSE NOT ADJACENT TO RESIDENTIALPROJECT PROVIDES NON-REQUIRED SIDE AND REAR SETBACKS
23,258 SF; SEE SHEET A17FOR F.A.R. CALCULATION PURPOSES A 2,222 SF EASEMENT IS
DEDUCTED FOR A REDUCED PARCEL AREA OF 21,036 SF
DIVIDED INTO THREE EQUAL SEGMENTSSEE SHEET A18
VACANT LOT
2.0 ALLOWABLE; 1.65 PROPOSED WITH REDUCED PARCEL AREA
SEE SHEET A28
PROPOSED F.A.R.:
F.A.R. & PARCEL COVERAGE CALCULATIONS
BICYCLE PARKING PROVIDED
MAXIMUM HEIGHT PERMITTED:
MAXIMUM F.A.R. PERMITTED:
LEVEL
GF/P2
R1TOTAL
SHORT-TERM
4 (ON-SITE)
48
LONG-TERM COMM.
4
04
TOTAL
43
447
LONG-TERM RES.
35
035
LONG-TERM RESIDENTIAL = 1 / BEDROOMSHORT-TERM RESIDENTIAL = 10% OF LONG-TERM (2 MIN)
LONG-TERM COMMERCIAL =1 / 3,000 SF (4 MIN)
SHORT-TERM COMMERCIAL=1 / 4,000 SF (4 MIN)
BICYCLE PARKING REQUIRED
BICYCLE PARKING
PER TABLE 9.28.140
COMMERCIAL PARKING REQUIREMENTS
UNBUNDLED PARKING IS REQUIRED PER 9.28.1102 ELECTRIC VEHICLE CHARGING STATION REQUIRED (WHEN PROVIDING 50-99 TOTAL STALLS) PER 9.28.16010% OF TOTAL PARKING IS REQUIRED TO BE EV CAPABLEA PARKING PLAN FOR THE MECHANICAL LIFTS WILL BE SUBMITTED FOR MOBILITY REVIEW - SEE A27 FOR DETAIL
UNIT TYPE
MARKET-RATE RESIDENTIAL UNITS & PARKING REQUIREMENTS
RESTAURANT 1 < 2,500 SFRESTAURANT 2 < 2,500 SF INCLUDING OUTDOOR DINING 2,000 SF @ 1/300 SF = 6.7INCLUDING OUTDOOR DINING 2,000 SF @ 1/300 SF = 6.7
55.8TOTAL REQ'D STALLS FOR PROJECT
UPPER STORY
SETBACKS:
ADDITIONAL 5' SETBACK FOR 30% OF THE FRONT STREET FACING FACADE ABOVE THE MAXIMUM GROUND FLOOR HEIGHTSEE SHEET A30
OUTDOOR LIVING AREAS:
TOTAL REQD:100 SF / UNIT PER CHAPTER 9.21.090
PRIVATE: 60 SF MIN / UNITSEE SHEET A29
RECYCLING &
REFUSE:
LOADING:1 PASSENGER LOADING SPACE (PER 9.28.080.D.3) IS REQ'D FOR PROJECTS WITH 2,501 - 7,500 SF OF COMMERCIAL FLOOR AREA
PER 9.28.080.E.2.B. RESIDENTIAL PROJECTS WITH LESS THAN 50
UNITS ARE NOT REQUIRED TO PROVIDE A LOADING AREA.
HC
3
03
(35 BEDROOMS * 1 =35)(.1 * 35 =4)
(4,000 SF COMM ÷ 3,000 SF =4)
(4,000 SF COMM ÷ 4,000 SF =4)
TOTAL REQUIRED 47
PARCEL COVERAGE:70% ALLOWABLE; 63% PROPOSEDSEE SHEET A29
RESIDENTIAL UNIT FLOOR AREA 28,233 SFRESIDENTIAL COMMON AREAS 3,677 SFCOMMERCIAL FLOOR AREA 2,840 SF *TOTAL 34,750 SF
FULL PARCEL AREA 23,258 SFFAR 1.50
PARCEL AREA LESS WEST EASEMENT 21,036 SFFAR 1.65
MAXIMUM PARCEL COVERAGE = 70% PER TABLE 9.14.030
PARCEL COVERAGE ÷ FULL PARCEL AREA
14,725 ÷ 23,258 = 63%
PARCEL
COVERAGE:
20,001 - 40,000 SF PER TABLE 9.21.130.BMIN: 28'W x 20'L x 10'H
REQUIRED UNIT MIX FOR REFERENCEA) MARKET RATE UNITS:
THREE-BEDROOM UNITS: 15% MIN
TWO-BEDROOM UNITS: 20% MIN
ONE BEDROOM UNITS: UNREGULATEDSTUDIO UNITS: NONE
ANY FRACTIONAL HOUSING UNIT LESS THAN .5 THAT RESULTS FROM THIS UNIT MIX SHALL BE
ROUNDED DOWN. ANY FRACTIONAL HOUSING UNIT EQUAL TO .5 OR MORE SHALL BE ROUNDED UP.
B) AFFORDABLE HOUSING UNITS:THE AVERAGE NUMBER OF BEDROOMS FOR ALL OF THE AFFORDABLE HOUSING UNITS COMBINED SHALL BE EQUAL TO OR GREATER THAN THE AVERAGE NUMBER OF BEDROOMS PROVIDED FOR ALL OF THE MARKET RATE UNITS PURSUANT TO SUBSECTION A.2.A
MECH. ASSIST
10
010
22 UNIT MULTI-FAMILY RESIDENTIAL PROJECT WITH GROUND FLOOR
COMMERCIAL AND 15% VERY-LOW INCOME AFFORDABLE UNITS TO
BE LOCATED OFFSITE AT 1828 OCEAN AVENUE. THIS SITE WAS SOLD BY THE CITY FOR RESIDENTIAL DEVELOPMENT. IT SHARES A LOT LINE WITH THE HISTORIC HOTEL CASA DEL MAR (CDM), AND THE PROJECT DESIGN THOUGHTFULLY INCORPORATES A VARIETY OF
DESIGN FEATURES IN RESPONSE TO THE DESIGN OF THE
ADJACENT HOTEL WHILE REMAINING IN STRICT CONFORMITY WITH
THE 2015 ZONING ORDINANCE. DUE TO PROPOSITION S (PASSED BY THE VOTERS IN 1990 TO STOP BEACHFRONT HOTEL DEVELOPMENT), THE PROJECT AT 1921 IS AN ENTIRELY DISTINCT AND SEPARATE APARTMENT USE.
OUTDOOR LIVING AREA
SEE SHEET A29
*NOTE: OUTDOOR DINING EXCLUDED PER SMZO 9.04.090.A2
D
SD PRICING S
2015 ZONING ORDINANCE WITH UPDATES - TIER 2 WITH PROVISIONS WITH COMMUNITY BENEFITS
& 100% RESIDENTIAL ABOVE THE GROUND FLOOR
PER TABLE 9.14.030 AND 9.21.090
100 SF/UNIT MIN TOTAL OPEN SPACE60 SF/UNIT MIN PRIVATE OPEN SPACE
PROJECT SATISFIES REQUIREMENT THROUGH 100SF MIN PRIVATE DECKS
REQUIRED PRIVATE O.L.A. (22 UNITS X 60 SF) = 1,320 SF
PROPOSED PRIVATE O.L.A. = 5,300 SF
IN ADDITION COMMON OUTDOOR LIVING AREA IS PROVIDED AS FOLLOWS:R3 ROOF TERRACE: 2,400 SFGF RESIDENT PATIO: 400 SF
TOTAL NON-REQUIRED COMMON O.L.A. = +/- 2,800 SF
STORIES:NO LIMIT. THE NAMES OF THE FLOORS/LEVELS ARE FOR IDENTIFICATION PURPOSES ONLY AND DO NOT REFLECT THE ZONING ORDINANCE
DEFINITIONS OF “BASEMENT,” “STORY” OR “GROUND FLOOR”
FLOOR LEVEL
R4R3R2R1GROUND FLOORTOTAL # OF UNITS
AVERAGE BEDROOM RATIO FOR 1921 MARKET-RATE UNITS = 35 BEDROOMS / 22 UNITS = 1.59
AVERAGE BEDROOM RATIO FOR 1921 AFFORDABLE UNITS = 7 BEDROOMS / 4 UNITS = 1.75
ST
00000
0
TOTAL
030014
UNIT TYPE
FOR REFERENCE - AFFORDABLE RESIDENTIAL UNITS PROPOSED AT 1828 OCEAN AVENUE
1B
02000
2
2B
01000
1
3B
0
0001
1
4 AFFORDABLE UNITS (FOR 50% INCOME HOUSEHOLDS) PROVIDED OFF-SITE AT 1828 OCEAN AVE
AVERAGE BEDROOMS/UNIT - AFFORDABLE MUST BE GREATER THAN OR EQ. TO MARKET-RATE
PROJECT INFORMATION KoningEizen
1454 25th St, San
310.828.6131
310.828.0719 fax
All designs, ideas, arrang by these drawings are the
the Architect and shall ne
work nor be disclosed to a
use whatsoever without w
Koning Eizenberg Archite and employees waives an responsibility for problems these plans, drawings, sp are followed without the p ambiguities, or conflicts w
PROJECT TITLE
PROJECT NO.
∆ #
1921 OCEAN
1513
SANTA MONICA, CA
PROJECT INFORMATIONRESIDENTIAL AND COMMERCIAL PARKING TABULATIONSTIER 2 COMMUNITY BENEFITS PER 9.23
PROJECTDESCRIPTION:
ADDRESS:
ZONING DISTRICT:
SETBACKS:
PARCEL AREA:
AVERAGE NATURALGRADE (A.N.G.):
EXISTING USE:
FLOOR LEVELR3
R2
R1P1REQD UNIT MIX %MIN UNITS REQDTOTAL UNITS PROVIDED
PARKING REQ'S
REQ'D PARKING RATIOTOTAL REQ'D STALLS
GUEST PARKING 1:5 UNITS
SEE SHEET A28 FOR AVERAGE UNIT SIZES
PARKING PROVIDED
LEVEL
P1
GF/P2TOTAL
STD
6
1420
COMPACT
8
1321
SHARE
0
00
TOTAL
29
27
56TOTAL PARKING STALLS PROVIDED
ST
0
0
0
015% MAX00
10
1B
2
4
4
2N/A012
1.518
2B
0
3
3
120% MIN4.47
214
3B
2
1
0
015% MIN3.33
26
TOTAL
4
8
73
22
384.4
E.V.
2
02
1921 OCEAN FRONT WALK, SANTA MONICA, CA 90405
OCEANFRONT DISTRICT
47'. SEE SHEET A18
STREET FRONTAGE = 5',NO REQUIRED SIDE AND REAR YARD SETBACKS BECAUSE NOT ADJACENT TO RESIDENTIALPROJECT PROVIDES NON-REQUIRED SIDE AND REAR SETBACKS
23,258 SF; SEE SHEET A17FOR F.A.R. CALCULATION PURPOSES A 2,222 SF EASEMENT IS
DEDUCTED FOR A REDUCED PARCEL AREA OF 21,036 SF
DIVIDED INTO THREE EQUAL SEGMENTSSEE SHEET A18
VACANT LOT
2.0 ALLOWABLE; 1.65 PROPOSED WITH REDUCED PARCEL AREA
SEE SHEET A28
PROPOSED F.A.R.:
F.A.R. & PARCEL COVERAGE CALCULATIONS
BICYCLE PARKING PROVIDED
MAXIMUM HEIGHT PERMITTED:
MAXIMUM F.A.R. PERMITTED:
LEVEL
GF/P2
R1TOTAL
SHORT-TERM
4 (ON-SITE)
48
LONG-TERM COMM.
4
04
TOTAL
43
447
LONG-TERM RES.
35
035
LONG-TERM RESIDENTIAL = 1 / BEDROOMSHORT-TERM RESIDENTIAL = 10% OF LONG-TERM (2 MIN)
LONG-TERM COMMERCIAL =1 / 3,000 SF (4 MIN)
SHORT-TERM COMMERCIAL=1 / 4,000 SF (4 MIN)
BICYCLE PARKING REQUIRED
BICYCLE PARKING
PER TABLE 9.28.140
COMMERCIAL PARKING REQUIREMENTS
UNBUNDLED PARKING IS REQUIRED PER 9.28.1102 ELECTRIC VEHICLE CHARGING STATION REQUIRED (WHEN PROVIDING 50-99 TOTAL STALLS) PER 9.28.16010% OF TOTAL PARKING IS REQUIRED TO BE EV CAPABLEA PARKING PLAN FOR THE MECHANICAL LIFTS WILL BE SUBMITTED FOR MOBILITY REVIEW - SEE A27 FOR DETAIL
UNIT TYPE
MARKET-RATE RESIDENTIAL UNITS & PARKING REQUIREMENTS
RESTAURANT 1 < 2,500 SFRESTAURANT 2 < 2,500 SF INCLUDING OUTDOOR DINING 2,000 SF @ 1/300 SF = 6.7INCLUDING OUTDOOR DINING 2,000 SF @ 1/300 SF = 6.7
55.8TOTAL REQ'D STALLS FOR PROJECT
UPPER STORY
SETBACKS:
ADDITIONAL 5' SETBACK FOR 30% OF THE FRONT STREET FACING FACADE ABOVE THE MAXIMUM GROUND FLOOR HEIGHTSEE SHEET A30
OUTDOOR LIVING AREAS:
TOTAL REQD:100 SF / UNIT PER CHAPTER 9.21.090
PRIVATE: 60 SF MIN / UNITSEE SHEET A29
RECYCLING &
REFUSE:
LOADING:1 PASSENGER LOADING SPACE (PER 9.28.080.D.3) IS REQ'D FOR PROJECTS WITH 2,501 - 7,500 SF OF COMMERCIAL FLOOR AREA
PER 9.28.080.E.2.B. RESIDENTIAL PROJECTS WITH LESS THAN 50
UNITS ARE NOT REQUIRED TO PROVIDE A LOADING AREA.
HC
3
03
(35 BEDROOMS * 1 =35)(.1 * 35 =4)
(4,000 SF COMM ÷ 3,000 SF =4)
(4,000 SF COMM ÷ 4,000 SF =4)
TOTAL REQUIRED 47
PARCEL COVERAGE:70% ALLOWABLE; 63% PROPOSEDSEE SHEET A29
RESIDENTIAL UNIT FLOOR AREA 28,233 SFRESIDENTIAL COMMON AREAS 3,677 SFCOMMERCIAL FLOOR AREA 2,840 SF *TOTAL 34,750 SF
FULL PARCEL AREA 23,258 SFFAR 1.50
PARCEL AREA LESS WEST EASEMENT 21,036 SFFAR 1.65
MAXIMUM PARCEL COVERAGE = 70% PER TABLE 9.14.030
PARCEL COVERAGE ÷ FULL PARCEL AREA
14,725 ÷ 23,258 = 63%
PARCEL
COVERAGE:
20,001 - 40,000 SF PER TABLE 9.21.130.BMIN: 28'W x 20'L x 10'H
REQUIRED UNIT MIX FOR REFERENCEA) MARKET RATE UNITS:
THREE-BEDROOM UNITS: 15% MIN
TWO-BEDROOM UNITS: 20% MIN
ONE BEDROOM UNITS: UNREGULATEDSTUDIO UNITS: NONE
ANY FRACTIONAL HOUSING UNIT LESS THAN .5 THAT RESULTS FROM THIS UNIT MIX SHALL BE
ROUNDED DOWN. ANY FRACTIONAL HOUSING UNIT EQUAL TO .5 OR MORE SHALL BE ROUNDED UP.
B) AFFORDABLE HOUSING UNITS:THE AVERAGE NUMBER OF BEDROOMS FOR ALL OF THE AFFORDABLE HOUSING UNITS COMBINED SHALL BE EQUAL TO OR GREATER THAN THE AVERAGE NUMBER OF BEDROOMS PROVIDED FOR ALL OF THE MARKET RATE UNITS PURSUANT TO SUBSECTION A.2.A
MECH. ASSIST
10
010
22 UNIT MULTI-FAMILY RESIDENTIAL PROJECT WITH GROUND FLOOR
COMMERCIAL AND 15% VERY-LOW INCOME AFFORDABLE UNITS TO
BE LOCATED OFFSITE AT 1828 OCEAN AVENUE. THIS SITE WAS SOLD BY THE CITY FOR RESIDENTIAL DEVELOPMENT. IT SHARES A LOT LINE WITH THE HISTORIC HOTEL CASA DEL MAR (CDM), AND THE PROJECT DESIGN THOUGHTFULLY INCORPORATES A VARIETY OF
DESIGN FEATURES IN RESPONSE TO THE DESIGN OF THE
ADJACENT HOTEL WHILE REMAINING IN STRICT CONFORMITY WITH
THE 2015 ZONING ORDINANCE. DUE TO PROPOSITION S (PASSED BY THE VOTERS IN 1990 TO STOP BEACHFRONT HOTEL DEVELOPMENT), THE PROJECT AT 1921 IS AN ENTIRELY DISTINCT AND SEPARATE APARTMENT USE.
OUTDOOR LIVING AREA
SEE SHEET A29
*NOTE: OUTDOOR DINING EXCLUDED PER SMZO 9.04.090.A2
DESCR
SD PRICING SET
2015 ZONING ORDINANCE WITH UPDATES - TIER 2 WITH PROVISIONS WITH COMMUNITY BENEFITS
& 100% RESIDENTIAL ABOVE THE GROUND FLOOR
PER TABLE 9.14.030 AND 9.21.090
100 SF/UNIT MIN TOTAL OPEN SPACE60 SF/UNIT MIN PRIVATE OPEN SPACE
PROJECT SATISFIES REQUIREMENT THROUGH 100SF MIN PRIVATE DECKS
REQUIRED PRIVATE O.L.A. (22 UNITS X 60 SF) = 1,320 SF
PROPOSED PRIVATE O.L.A. = 5,300 SF
IN ADDITION COMMON OUTDOOR LIVING AREA IS PROVIDED AS FOLLOWS:R3 ROOF TERRACE: 2,400 SFGF RESIDENT PATIO: 400 SF
TOTAL NON-REQUIRED COMMON O.L.A. = +/- 2,800 SF
STORIES:NO LIMIT. THE NAMES OF THE FLOORS/LEVELS ARE FOR IDENTIFICATION PURPOSES ONLY AND DO NOT REFLECT THE ZONING ORDINANCE
DEFINITIONS OF “BASEMENT,” “STORY” OR “GROUND FLOOR”
FLOOR LEVEL
R4R3R2R1GROUND FLOORTOTAL # OF UNITS
AVERAGE BEDROOM RATIO FOR 1921 MARKET-RATE UNITS = 35 BEDROOMS / 22 UNITS = 1.59
AVERAGE BEDROOM RATIO FOR 1921 AFFORDABLE UNITS = 7 BEDROOMS / 4 UNITS = 1.75
ST
00000
0
TOTAL
030014
UNIT TYPE
FOR REFERENCE - AFFORDABLE RESIDENTIAL UNITS PROPOSED AT 1828 OCEAN AVENUE
1B
02000
2
2B
01000
1
3B
0
0001
1
4 AFFORDABLE UNITS (FOR 50% INCOME HOUSEHOLDS) PROVIDED OFF-SITE AT 1828 OCEAN AVE
AVERAGE BEDROOMS/UNIT - AFFORDABLE MUST BE GREATER THAN OR EQ. TO MARKET-RATE
RESIDENTIAL & COMMERCIAL PARKING TABULATIONS
KoningEizen
1454 25th St, San
310.828.6131 310.828.0719 fax
All designs, ideas, arrang by these drawings are the the Architect and shall ne work nor be disclosed to a use whatsoever without w
Koning Eizenberg Archite and employees waives an
responsibility for problems
these plans, drawings, sp
are followed without the p
ambiguities, or conflicts w
SHEET NO.
PROJECT TITLE
PROJECT NO.
∆ #
1921 OCEAN
1513
SANTA MONICA, CA
A
PROJECT INFORMATIONRESIDENTIAL AND COMMERCIAL PARKING TABULATIONSTIER 2 COMMUNITY BENEFITS PER 9.23
PROJECTDESCRIPTION:
ADDRESS:
ZONING DISTRICT:
SETBACKS:
PARCEL AREA:
AVERAGE NATURAL
GRADE (A.N.G.):
EXISTING USE:
FLOOR LEVEL
R3
R2R1P1REQD UNIT MIX %
MIN UNITS REQDTOTAL UNITS PROVIDEDPARKING REQ'SREQ'D PARKING RATIOTOTAL REQ'D STALLS
GUEST PARKING 1:5 UNITS
SEE SHEET A28 FOR AVERAGE UNIT SIZES
PARKING PROVIDED
LEVELP1GF/P2TOTAL
STD61420
COMPACT81321
SHARE000
TOTAL2927
56TOTAL PARKING STALLS PROVIDED
ST
000015% MAX
00
1
0
1B
2442N/A
012
1.5
18
2B
033120% MIN
4.47
2
14
3B
210015% MIN
3.33
2
6
TOTAL
4873
22
384.4
E.V.202
1921 OCEAN FRONT WALK, SANTA MONICA, CA 90405
OCEANFRONT DISTRICT
47'. SEE SHEET A18
STREET FRONTAGE = 5',NO REQUIRED SIDE AND REAR YARD SETBACKS
BECAUSE NOT ADJACENT TO RESIDENTIAL
PROJECT PROVIDES NON-REQUIRED SIDE AND REAR SETBACKS
23,258 SF; SEE SHEET A17
FOR F.A.R. CALCULATION PURPOSES A 2,222 SF EASEMENT IS
DEDUCTED FOR A REDUCED PARCEL AREA OF 21,036 SF
DIVIDED INTO THREE EQUAL SEGMENTSSEE SHEET A18
VACANT LOT
2.0 ALLOWABLE; 1.65 PROPOSED WITH REDUCED PARCEL AREASEE SHEET A28
PROPOSED
F.A.R.:
F.A.R. & PARCEL COVERAGE CALCULATIONS
BICYCLE PARKING PROVIDED
MAXIMUM HEIGHT
PERMITTED:
MAXIMUM F.A.R.
PERMITTED:
LEVEL
GF/P2R1TOTAL
SHORT-TERM
4 (ON-SITE)48
LONG-TERM COMM.
404
TOTAL
43447
LONG-TERM RES.
35035
LONG-TERM RESIDENTIAL = 1 / BEDROOM
SHORT-TERM RESIDENTIAL = 10% OF LONG-TERM (2 MIN)
LONG-TERM COMMERCIAL =1 / 3,000 SF (4 MIN)SHORT-TERM COMMERCIAL=1 / 4,000 SF (4 MIN)
BICYCLE PARKING REQUIRED
BICYCLE PARKING
PER TABLE 9.28.140
COMMERCIAL PARKING REQUIREMENTS
UNBUNDLED PARKING IS REQUIRED PER 9.28.110
2 ELECTRIC VEHICLE CHARGING STATION REQUIRED (WHEN PROVIDING 50-99 TOTAL STALLS) PER 9.28.160
10% OF TOTAL PARKING IS REQUIRED TO BE EV CAPABLE
A PARKING PLAN FOR THE MECHANICAL LIFTS WILL BE SUBMITTED FOR MOBILITY REVIEW - SEE A27 FOR DETAIL
UNIT TYPE
MARKET-RATE RESIDENTIAL UNITS & PARKING REQUIREMENTS
RESTAURANT 1 < 2,500 SFRESTAURANT 2 < 2,500 SF INCLUDING OUTDOOR DINING 2,000 SF @ 1/300 SF = 6.7INCLUDING OUTDOOR DINING 2,000 SF @ 1/300 SF = 6.7
55.8TOTAL REQ'D STALLS FOR PROJECT
UPPER STORY SETBACKS:
ADDITIONAL 5' SETBACK FOR 30% OF THE FRONT STREET
FACING FACADE ABOVE THE MAXIMUM GROUND FLOOR HEIGHT
SEE SHEET A30
OUTDOOR LIVING AREAS:TOTAL REQD:100 SF / UNIT PER CHAPTER 9.21.090PRIVATE: 60 SF MIN / UNITSEE SHEET A29
RECYCLING &
REFUSE:
LOADING:1 PASSENGER LOADING SPACE (PER 9.28.080.D.3) IS REQ'D FOR
PROJECTS WITH 2,501 - 7,500 SF OF COMMERCIAL FLOOR AREA
PER 9.28.080.E.2.B. RESIDENTIAL PROJECTS WITH LESS THAN 50 UNITS ARE NOT REQUIRED TO PROVIDE A LOADING AREA.
HC303
(35 BEDROOMS * 1 =35)
(.1 * 35 =4)
(4,000 SF COMM ÷ 3,000 SF =4)(4,000 SF COMM ÷ 4,000 SF =4)
TOTAL REQUIRED 47
PARCEL
COVERAGE:
70% ALLOWABLE; 63% PROPOSEDSEE SHEET A29
RESIDENTIAL UNIT FLOOR AREA 28,233 SF
RESIDENTIAL COMMON AREAS 3,677 SF
COMMERCIAL FLOOR AREA 2,840 SF *TOTAL 34,750 SF
FULL PARCEL AREA 23,258 SFFAR 1.50
PARCEL AREA LESS WEST EASEMENT 21,036 SFFAR 1.65
MAXIMUM PARCEL COVERAGE = 70% PER TABLE 9.14.030
PARCEL COVERAGE ÷ FULL PARCEL AREA
14,725 ÷ 23,258 = 63%
PARCEL COVERAGE:
20,001 - 40,000 SF PER TABLE 9.21.130.B
MIN: 28'W x 20'L x 10'H
REQUIRED UNIT MIX FOR REFERENCE
A) MARKET RATE UNITS:
THREE-BEDROOM UNITS: 15% MINTWO-BEDROOM UNITS: 20% MINONE BEDROOM UNITS: UNREGULATEDSTUDIO UNITS: NONE
ANY FRACTIONAL HOUSING UNIT LESS THAN .5 THAT RESULTS FROM THIS UNIT MIX SHALL BE
ROUNDED DOWN. ANY FRACTIONAL HOUSING UNIT EQUAL TO .5 OR MORE SHALL BE ROUNDED UP.
B) AFFORDABLE HOUSING UNITS:THE AVERAGE NUMBER OF BEDROOMS FOR ALL OF THE AFFORDABLE HOUSING UNITS COMBINED SHALL BE EQUAL TO OR GREATER THAN THE AVERAGE NUMBER OF BEDROOMS PROVIDED FOR ALL
OF THE MARKET RATE UNITS PURSUANT TO SUBSECTION A.2.A
MECH. ASSIST10010
22 UNIT MULTI-FAMILY RESIDENTIAL PROJECT WITH GROUND FLOOR COMMERCIAL AND 15% VERY-LOW INCOME AFFORDABLE UNITS TO BE LOCATED OFFSITE AT 1828 OCEAN AVENUE. THIS SITE WAS SOLD BY THE CITY FOR RESIDENTIAL DEVELOPMENT. IT SHARES A LOT
LINE WITH THE HISTORIC HOTEL CASA DEL MAR (CDM), AND THE
PROJECT DESIGN THOUGHTFULLY INCORPORATES A VARIETY OF
DESIGN FEATURES IN RESPONSE TO THE DESIGN OF THE ADJACENT HOTEL WHILE REMAINING IN STRICT CONFORMITY WITH THE 2015 ZONING ORDINANCE. DUE TO PROPOSITION S (PASSED BY THE VOTERS IN 1990 TO STOP BEACHFRONT HOTEL DEVELOPMENT), THE PROJECT AT 1921 IS AN ENTIRELY DISTINCT AND SEPARATE
APARTMENT USE.
OUTDOOR LIVING AREA
SEE SHEET A29
*NOTE: OUTDOOR DINING EXCLUDED PER SMZO 9.04.090.A2
DESCR
SD PRICING SET
2015 ZONING ORDINANCE WITH UPDATES - TIER 2 WITH PROVISIONS WITH COMMUNITY BENEFITS & 100% RESIDENTIAL ABOVE THE GROUND FLOOR
PER TABLE 9.14.030 AND 9.21.090
100 SF/UNIT MIN TOTAL OPEN SPACE60 SF/UNIT MIN PRIVATE OPEN SPACE
PROJECT SATISFIES REQUIREMENT THROUGH 100SF MIN PRIVATE DECKS
REQUIRED PRIVATE O.L.A. (22 UNITS X 60 SF) = 1,320 SFPROPOSED PRIVATE O.L.A. = 5,300 SF
IN ADDITION COMMON OUTDOOR LIVING AREA IS PROVIDED AS FOLLOWS:
R3 ROOF TERRACE: 2,400 SF
GF RESIDENT PATIO: 400 SF
TOTAL NON-REQUIRED COMMON O.L.A. = +/- 2,800 SF
STORIES:NO LIMIT. THE NAMES OF THE FLOORS/LEVELS ARE FOR IDENTIFICATION
PURPOSES ONLY AND DO NOT REFLECT THE ZONING ORDINANCE
DEFINITIONS OF “BASEMENT,” “STORY” OR “GROUND FLOOR”
FLOOR LEVELR4R3R2
R1
GROUND FLOOR
TOTAL # OF UNITS
AVERAGE BEDROOM RATIO FOR 1921 MARKET-RATE UNITS = 35 BEDROOMS / 22 UNITS = 1.59AVERAGE BEDROOM RATIO FOR 1921 AFFORDABLE UNITS = 7 BEDROOMS / 4 UNITS = 1.75
ST000
0
0
0
TOTAL030
0
1
4
UNIT TYPE
FOR REFERENCE - AFFORDABLE RESIDENTIAL UNITS PROPOSED AT 1828 OCEAN AVENUE
1B020
0
0
2
2B010
0
0
1
3B0000
1
1
4 AFFORDABLE UNITS (FOR 50% INCOME HOUSEHOLDS) PROVIDED OFF-SITE AT 1828 OCEAN AVE
AVERAGE BEDROOMS/UNIT - AFFORDABLE MUST BE GREATER THAN OR EQ. TO MARKET-RATE
BICYCLE PARKING
KoningEizen
1454 25th St, Sa
310.828.6131 310.828.0719 fax
All designs, ideas, arran by these drawings are th the Architect and shall n work nor be disclosed to use whatsoever without
Koning Eizenberg Archit
and employees waives a
responsibility for problem
these plans, drawings, s
are followed without the
ambiguities, or conflicts
PROJECT INFORMATIONRESIDENTIAL AND COMMERCIAL PARKING TABULATIONSTIER 2 COMMUNITY BENEFITS PER 9.23
PROJECTDESCRIPTION:
ADDRESS:
ZONING DISTRICT:
SETBACKS:
PARCEL AREA:
AVERAGE NATURAL
GRADE (A.N.G.):
EXISTING USE:
FLOOR LEVEL
R3
R2R1P1REQD UNIT MIX %MIN UNITS REQDTOTAL UNITS PROVIDEDPARKING REQ'S
REQ'D PARKING RATIOTOTAL REQ'D STALLS
GUEST PARKING 1:5 UNITS
SEE SHEET A28 FOR AVERAGE UNIT SIZES
PARKING PROVIDED
LEVEL
P1GF/P2TOTAL
STD
61420
COMPACT
81321
SHARE
000
TOTAL
2927
ST
0
00015% MAX00
1
0
1B
2
442N/A012
1.5
18
2B
0
33120% MIN4.47
2
14
3B
2
10015% MIN3.33
2
6
TOTAL
4
873
22
384.4
E.V.
202
1921 OCEAN FRONT WALK, SANTA MONICA, CA 90405
OCEANFRONT DISTRICT
47'. SEE SHEET A18
STREET FRONTAGE = 5',NO REQUIRED SIDE AND REAR YARD SETBACKS BECAUSE NOT ADJACENT TO RESIDENTIAL
PROJECT PROVIDES NON-REQUIRED SIDE AND REAR SETBACKS
23,258 SF; SEE SHEET A17
FOR F.A.R. CALCULATION PURPOSES A 2,222 SF EASEMENT IS
DEDUCTED FOR A REDUCED PARCEL AREA OF 21,036 SF
DIVIDED INTO THREE EQUAL SEGMENTSSEE SHEET A18
VACANT LOT
2.0 ALLOWABLE; 1.65 PROPOSED WITH REDUCED PARCEL AREASEE SHEET A28
MAXIMUM HEIGHT
PERMITTED:
MAXIMUM F.A.R.
PERMITTED:
COMMERCIAL PARKING REQUIREMENTS
UNIT TYPE
MARKET-RATE RESIDENTIAL UNITS & PARKING REQUIREMENTS
RESTAURANT 1 < 2,500 SFRESTAURANT 2 < 2,500 SF INCLUDING OUTDOOR DINING 2,000 SF @ 1/300 SF = 6.7INCLUDING OUTDOOR DINING 2,000 SF @ 1/300 SF = 6.7
55.8TOTAL REQ'D STALLS FOR PROJECT
HC
303
PARCEL
COVERAGE:
70% ALLOWABLE; 63% PROPOSEDSEE SHEET A29
REQUIRED UNIT MIX FOR REFERENCEA) MARKET RATE UNITS:
THREE-BEDROOM UNITS: 15% MINTWO-BEDROOM UNITS: 20% MINONE BEDROOM UNITS: UNREGULATEDSTUDIO UNITS: NONE
ANY FRACTIONAL HOUSING UNIT LESS THAN .5 THAT RESULTS FROM THIS UNIT MIX SHALL BE
ROUNDED DOWN. ANY FRACTIONAL HOUSING UNIT EQUAL TO .5 OR MORE SHALL BE ROUNDED UP.
B) AFFORDABLE HOUSING UNITS:THE AVERAGE NUMBER OF BEDROOMS FOR ALL OF THE AFFORDABLE HOUSING UNITS COMBINED SHALL BE EQUAL TO OR GREATER THAN THE AVERAGE NUMBER OF BEDROOMS PROVIDED FOR ALL OF THE MARKET RATE UNITS PURSUANT TO SUBSECTION A.2.A
MECH. ASSIST
10010
22 UNIT MULTI-FAMILY RESIDENTIAL PROJECT WITH GROUND FLOOR
COMMERCIAL AND 15% VERY-LOW INCOME AFFORDABLE UNITS TO BE LOCATED OFFSITE AT 1828 OCEAN AVENUE. THIS SITE WAS SOLD BY THE CITY FOR RESIDENTIAL DEVELOPMENT. IT SHARES A LOT LINE WITH THE HISTORIC HOTEL CASA DEL MAR (CDM), AND THE
PROJECT DESIGN THOUGHTFULLY INCORPORATES A VARIETY OF
DESIGN FEATURES IN RESPONSE TO THE DESIGN OF THE
ADJACENT HOTEL WHILE REMAINING IN STRICT CONFORMITY WITH THE 2015 ZONING ORDINANCE. DUE TO PROPOSITION S (PASSED BY THE VOTERS IN 1990 TO STOP BEACHFRONT HOTEL DEVELOPMENT), THE PROJECT AT 1921 IS AN ENTIRELY DISTINCT AND SEPARATE APARTMENT USE.
OUTDOOR LIVING AREA
SEE SHEET A29
2015 ZONING ORDINANCE WITH UPDATES - TIER 2 WITH PROVISIONS WITH COMMUNITY BENEFITS & 100% RESIDENTIAL ABOVE THE GROUND FLOOR
PER TABLE 9.14.030 AND 9.21.090
100 SF/UNIT MIN TOTAL OPEN SPACE60 SF/UNIT MIN PRIVATE OPEN SPACE
PROJECT SATISFIES REQUIREMENT THROUGH 100SF MIN PRIVATE DECKS
REQUIRED PRIVATE O.L.A. (22 UNITS X 60 SF) = 1,320 SFPROPOSED PRIVATE O.L.A. = 5,300 SF
IN ADDITION COMMON OUTDOOR LIVING AREA IS PROVIDED AS FOLLOWS:R3 ROOF TERRACE: 2,400 SF
GF RESIDENT PATIO: 400 SF
TOTAL NON-REQUIRED COMMON O.L.A. = +/- 2,800 SF
STORIES:NO LIMIT. THE NAMES OF THE FLOORS/LEVELS ARE FOR IDENTIFICATION
PURPOSES ONLY AND DO NOT REFLECT THE ZONING ORDINANCE
DEFINITIONS OF “BASEMENT,” “STORY” OR “GROUND FLOOR”
FLOOR LEVELR4R3R2R1
GROUND FLOORTOTAL # OF UNITS
AVERAGE BEDROOM RATIO FOR 1921 MARKET-RATE UNITS = 35 BEDROOMS / 22 UNITS = 1.59AVERAGE BEDROOM RATIO FOR 1921 AFFORDABLE UNITS = 7 BEDROOMS / 4 UNITS = 1.75
ST0000
0
0
TOTAL0300
14
UNIT TYPE
FOR REFERENCE - AFFORDABLE RESIDENTIAL UNITS PROPOSED AT 1828 OCEAN AVENUE
1B0200
0
2
2B0100
0
1
3B0000
1
1
4 AFFORDABLE UNITS (FOR 50% INCOME HOUSEHOLDS) PROVIDED OFF-SITE AT 1828 OCEAN AVE
AVERAGE BEDROOMS/UNIT - AFFORDABLE MUST BE GREATER THAN OR EQ. TO MARKET-RATE
TIER II COMMUNITY BENEFITS PER 9.23
OUTDOOR LIVING AREA
KoningEizen
1454 25th St, Sa
310.828.6131 310.828.0719 fax
All designs, ideas, arran by these drawings are th the Architect and shall n work nor be disclosed to use whatsoever without
Koning Eizenberg Archit and employees waives a responsibility for problem
these plans, drawings, s
are followed without the
ambiguities, or conflicts
PROJECT INFORMATIONRESIDENTIAL AND COMMERCIAL PARKING TABULATIONSTIER 2 COMMUNITY BENEFITS PER 9.23
PROJECTDESCRIPTION:
ADDRESS:
ZONING DISTRICT:
SETBACKS:
PARCEL AREA:
AVERAGE NATURAL
GRADE (A.N.G.):
EXISTING USE:
FLOOR LEVEL
R3R2R1P1REQD UNIT MIX %
MIN UNITS REQDTOTAL UNITS PROVIDEDPARKING REQ'SREQ'D PARKING RATIOTOTAL REQ'D STALLS
GUEST PARKING 1:5 UNITS
SEE SHEET A28 FOR AVERAGE UNIT SIZES
PARKING PROVIDED
LEVELP1GF/P2TOTAL
STD61420
COMPACT81321
SHARE000
TOTAL2927
56TOTAL PARKING STALLS PROVIDED
ST
000015% MAX
00
1
0
1B
2442N/A
012
1.5
18
2B
033120% MIN
4.47
2
14
3B
210015% MIN
3.33
2
6
TOTAL
4873
22
38
4.4
E.V.202
1921 OCEAN FRONT WALK, SANTA MONICA, CA 90405
OCEANFRONT DISTRICT
47'. SEE SHEET A18
STREET FRONTAGE = 5',NO REQUIRED SIDE AND REAR YARD SETBACKS
BECAUSE NOT ADJACENT TO RESIDENTIAL
PROJECT PROVIDES NON-REQUIRED SIDE AND REAR SETBACKS
23,258 SF; SEE SHEET A17
FOR F.A.R. CALCULATION PURPOSES A 2,222 SF EASEMENT IS DEDUCTED FOR A REDUCED PARCEL AREA OF 21,036 SF
DIVIDED INTO THREE EQUAL SEGMENTSSEE SHEET A18
VACANT LOT
2.0 ALLOWABLE; 1.65 PROPOSED WITH REDUCED PARCEL AREASEE SHEET A28
MAXIMUM HEIGHT
PERMITTED:
MAXIMUM F.A.R.
PERMITTED:
COMMERCIAL PARKING REQUIREMENTS
UNIT TYPE
MARKET-RATE RESIDENTIAL UNITS & PARKING REQUIREMENTS
RESTAURANT 1 < 2,500 SF
RESTAURANT 2 < 2,500 SF
INCLUDING OUTDOOR DINING 2,000 SF @ 1/300 SF = 6.7
INCLUDING OUTDOOR DINING 2,000 SF @ 1/300 SF = 6.7
55.8TOTAL REQ'D STALLS FOR PROJECT
UPPER STORY ADDITIONAL 5' SETBACK FOR 30% OF THE FRONT STREET
HC303
PARCEL
COVERAGE:
70% ALLOWABLE; 63% PROPOSEDSEE SHEET A29
REQUIRED UNIT MIX FOR REFERENCE
A) MARKET RATE UNITS:
THREE-BEDROOM UNITS: 15% MINTWO-BEDROOM UNITS: 20% MINONE BEDROOM UNITS: UNREGULATEDSTUDIO UNITS: NONE
ANY FRACTIONAL HOUSING UNIT LESS THAN .5 THAT RESULTS FROM THIS UNIT MIX SHALL BE
ROUNDED DOWN. ANY FRACTIONAL HOUSING UNIT EQUAL TO .5 OR MORE SHALL BE ROUNDED UP.
B) AFFORDABLE HOUSING UNITS:THE AVERAGE NUMBER OF BEDROOMS FOR ALL OF THE AFFORDABLE HOUSING UNITS COMBINED SHALL BE EQUAL TO OR GREATER THAN THE AVERAGE NUMBER OF BEDROOMS PROVIDED FOR ALL
OF THE MARKET RATE UNITS PURSUANT TO SUBSECTION A.2.A
MECH. ASSIST10010
22 UNIT MULTI-FAMILY RESIDENTIAL PROJECT WITH GROUND FLOOR COMMERCIAL AND 15% VERY-LOW INCOME AFFORDABLE UNITS TO BE LOCATED OFFSITE AT 1828 OCEAN AVENUE. THIS SITE WAS SOLD BY THE CITY FOR RESIDENTIAL DEVELOPMENT. IT SHARES A LOT
LINE WITH THE HISTORIC HOTEL CASA DEL MAR (CDM), AND THE
PROJECT DESIGN THOUGHTFULLY INCORPORATES A VARIETY OF
DESIGN FEATURES IN RESPONSE TO THE DESIGN OF THE ADJACENT HOTEL WHILE REMAINING IN STRICT CONFORMITY WITH THE 2015 ZONING ORDINANCE. DUE TO PROPOSITION S (PASSED BY THE VOTERS IN 1990 TO STOP BEACHFRONT HOTEL DEVELOPMENT),
THE PROJECT AT 1921 IS AN ENTIRELY DISTINCT AND SEPARATE
APARTMENT USE.
OUTDOOR LIVING AREA
SEE SHEET A29
2015 ZONING ORDINANCE WITH UPDATES - TIER 2 WITH PROVISIONS WITH COMMUNITY BENEFITS & 100% RESIDENTIAL ABOVE THE GROUND FLOOR
PER TABLE 9.14.030 AND 9.21.090
100 SF/UNIT MIN TOTAL OPEN SPACE
60 SF/UNIT MIN PRIVATE OPEN SPACE
PROJECT SATISFIES REQUIREMENT THROUGH 100SF MIN PRIVATE DECKSREQUIRED PRIVATE O.L.A. (22 UNITS X 60 SF) = 1,320 SFPROPOSED PRIVATE O.L.A. = 5,300 SF
IN ADDITION COMMON OUTDOOR LIVING AREA IS PROVIDED AS FOLLOWS:
R3 ROOF TERRACE: 2,400 SF
GF RESIDENT PATIO: 400 SF
TOTAL NON-REQUIRED COMMON O.L.A. = +/- 2,800 SF
STORIES:NO LIMIT. THE NAMES OF THE FLOORS/LEVELS ARE FOR IDENTIFICATION
PURPOSES ONLY AND DO NOT REFLECT THE ZONING ORDINANCE
DEFINITIONS OF “BASEMENT,” “STORY” OR “GROUND FLOOR”
FLOOR LEVELR4R3R2
R1
GROUND FLOOR
TOTAL # OF UNITS
AVERAGE BEDROOM RATIO FOR 1921 MARKET-RATE UNITS = 35 BEDROOMS / 22 UNITS = 1.59AVERAGE BEDROOM RATIO FOR 1921 AFFORDABLE UNITS = 7 BEDROOMS / 4 UNITS = 1.75
ST000
0
0
0
TOTAL030
0
1
4
UNIT TYPE
FOR REFERENCE - AFFORDABLE RESIDENTIAL UNITS PROPOSED AT 1828 OCEAN AVENUE
1B020
0
0
2
2B010
0
0
1
3B000
0
1
1
4 AFFORDABLE UNITS (FOR 50% INCOME HOUSEHOLDS) PROVIDED OFF-SITE AT 1828 OCEAN AVE
AVERAGE BEDROOMS/UNIT - AFFORDABLE MUST BE GREATER THAN OR EQ. TO MARKET-RATE
KoningEizenb
1454 25th St, Santa
310.828.6131
310.828.0719 fax
All designs, ideas, arrangem by these drawings are the p the Architect and shall neith work nor be disclosed to an use whatsoever without wri
Koning Eizenberg Architect and employees waives any responsibility for problems t these plans, drawings, spec are followed without the pro ambiguities, or conflicts whi
SHEET NO.
PROJECT TITLE
PROJECT NO.
∆ #
1921 OCEAN F
1513
SANTA MONICA, CA
A
PROJECT INFORMATIONRESIDENTIAL AND COMMERCIAL PARKING TABULATIONSTIER 2 COMMUNITY BENEFITS PER 9.23
PROJECT
DESCRIPTION:
ADDRESS:
ZONING DISTRICT:
SETBACKS:
PARCEL AREA:
AVERAGE NATURALGRADE (A.N.G.):
EXISTING USE:
FLOOR LEVELR3R2R1
P1
REQD UNIT MIX %
MIN UNITS REQDTOTAL UNITS PROVIDED
PARKING REQ'S
REQ'D PARKING RATIOTOTAL REQ'D STALLSGUEST PARKING 1:5 UNITS
SEE SHEET A28 FOR AVERAGE UNIT SIZES
PARKING PROVIDED
LEVELP1
GF/P2
TOTAL
STD6
14
20
COMPACT8
13
21
SHARE0
0
0
TOTAL2927
56TOTAL PARKING STALLS PROVIDED
ST000
0
15% MAX00
10
1B244
2
N/A012
1.518
2B033
1
20% MIN4.47
214
3B210
0
15% MIN3.33
26
TOTAL487
3
22
38
4.4
E.V.2
0
2
1921 OCEAN FRONT WALK, SANTA MONICA, CA 90405
OCEANFRONT DISTRICT
47'. SEE SHEET A18
STREET FRONTAGE = 5',
NO REQUIRED SIDE AND REAR YARD SETBACKS
BECAUSE NOT ADJACENT TO RESIDENTIALPROJECT PROVIDES NON-REQUIRED SIDE AND REAR SETBACKS
23,258 SF; SEE SHEET A17FOR F.A.R. CALCULATION PURPOSES A 2,222 SF EASEMENT IS DEDUCTED FOR A REDUCED PARCEL AREA OF 21,036 SF
DIVIDED INTO THREE EQUAL SEGMENTS
SEE SHEET A18
VACANT LOT
2.0 ALLOWABLE; 1.65 PROPOSED WITH REDUCED PARCEL AREASEE SHEET A28
PROPOSED F.A.R.:
F.A.R. & PARCEL COVERAGE CALCULATIONS
BICYCLE PARKING PROVIDED
MAXIMUM HEIGHT PERMITTED:
MAXIMUM F.A.R. PERMITTED:
LEVELGF/P2R1
TOTAL
SHORT-TERM4 (ON-SITE)4
8
LONG-TERM COMM.40
4
TOTAL434
47
LONG-TERM RES.350
35
LONG-TERM RESIDENTIAL = 1 / BEDROOMSHORT-TERM RESIDENTIAL = 10% OF LONG-TERM (2 MIN)LONG-TERM COMMERCIAL =1 / 3,000 SF (4 MIN)SHORT-TERM COMMERCIAL=1 / 4,000 SF (4 MIN)
BICYCLE PARKING REQUIRED
BICYCLE PARKING
PER TABLE 9.28.140
COMMERCIAL PARKING REQUIREMENTS
UNBUNDLED PARKING IS REQUIRED PER 9.28.1102 ELECTRIC VEHICLE CHARGING STATION REQUIRED (WHEN PROVIDING 50-99 TOTAL STALLS) PER 9.28.16010% OF TOTAL PARKING IS REQUIRED TO BE EV CAPABLEA PARKING PLAN FOR THE MECHANICAL LIFTS WILL BE SUBMITTED FOR MOBILITY REVIEW - SEE A27 FOR DETAIL
UNIT TYPE
MARKET-RATE RESIDENTIAL UNITS & PARKING REQUIREMENTS
RESTAURANT 1 < 2,500 SF
RESTAURANT 2 < 2,500 SF
INCLUDING OUTDOOR DINING 2,000 SF @ 1/300 SF = 6.7
INCLUDING OUTDOOR DINING 2,000 SF @ 1/300 SF = 6.7
55.8TOTAL REQ'D STALLS FOR PROJECT
UPPER STORY SETBACKS:ADDITIONAL 5' SETBACK FOR 30% OF THE FRONT STREET FACING FACADE ABOVE THE MAXIMUM GROUND FLOOR HEIGHTSEE SHEET A30
OUTDOOR LIVING
AREAS:
TOTAL REQD:100 SF / UNIT PER CHAPTER 9.21.090PRIVATE: 60 SF MIN / UNIT
SEE SHEET A29
RECYCLING & REFUSE:
LOADING:1 PASSENGER LOADING SPACE (PER 9.28.080.D.3) IS REQ'D FOR PROJECTS WITH 2,501 - 7,500 SF OF COMMERCIAL FLOOR AREA PER 9.28.080.E.2.B. RESIDENTIAL PROJECTS WITH LESS THAN 50 UNITS ARE NOT REQUIRED TO PROVIDE A LOADING AREA.
HC3
0
3
(35 BEDROOMS * 1 =35)(.1 * 35 =4)(4,000 SF COMM ÷ 3,000 SF =4)(4,000 SF COMM ÷ 4,000 SF =4)
TOTAL REQUIRED 47
PARCEL COVERAGE:
70% ALLOWABLE; 63% PROPOSED
SEE SHEET A29
RESIDENTIAL UNIT FLOOR AREA 28,233 SFRESIDENTIAL COMMON AREAS 3,677 SFCOMMERCIAL FLOOR AREA 2,840 SF *TOTAL 34,750 SF
FULL PARCEL AREA 23,258 SF
FAR 1.50
PARCEL AREA LESS WEST EASEMENT 21,036 SF
FAR 1.65
MAXIMUM PARCEL COVERAGE = 70% PER TABLE 9.14.030
PARCEL COVERAGE ÷ FULL PARCEL AREA14,725 ÷ 23,258 = 63%
PARCEL
COVERAGE:
20,001 - 40,000 SF PER TABLE 9.21.130.B
MIN: 28'W x 20'L x 10'H
REQUIRED UNIT MIX FOR REFERENCEA) MARKET RATE UNITS:
THREE-BEDROOM UNITS: 15% MINTWO-BEDROOM UNITS: 20% MIN
ONE BEDROOM UNITS: UNREGULATED
STUDIO UNITS: NONE
ANY FRACTIONAL HOUSING UNIT LESS THAN .5 THAT RESULTS FROM THIS UNIT MIX SHALL BE ROUNDED DOWN. ANY FRACTIONAL HOUSING UNIT EQUAL TO .5 OR MORE SHALL BE ROUNDED UP.
B) AFFORDABLE HOUSING UNITS:
THE AVERAGE NUMBER OF BEDROOMS FOR ALL OF THE AFFORDABLE HOUSING UNITS COMBINED
SHALL BE EQUAL TO OR GREATER THAN THE AVERAGE NUMBER OF BEDROOMS PROVIDED FOR ALL OF THE MARKET RATE UNITS PURSUANT TO SUBSECTION A.2.A
MECH. ASSIST10
0
10
22 UNIT MULTI-FAMILY RESIDENTIAL PROJECT WITH GROUND FLOOR COMMERCIAL AND 15% VERY-LOW INCOME AFFORDABLE UNITS TO
BE LOCATED OFFSITE AT 1828 OCEAN AVENUE. THIS SITE WAS SOLD
BY THE CITY FOR RESIDENTIAL DEVELOPMENT. IT SHARES A LOT
LINE WITH THE HISTORIC HOTEL CASA DEL MAR (CDM), AND THE PROJECT DESIGN THOUGHTFULLY INCORPORATES A VARIETY OF DESIGN FEATURES IN RESPONSE TO THE DESIGN OF THE ADJACENT HOTEL WHILE REMAINING IN STRICT CONFORMITY WITH THE 2015 ZONING ORDINANCE. DUE TO PROPOSITION S (PASSED BY
THE VOTERS IN 1990 TO STOP BEACHFRONT HOTEL DEVELOPMENT),
THE PROJECT AT 1921 IS AN ENTIRELY DISTINCT AND SEPARATE APARTMENT USE.
OUTDOOR LIVING AREA
SEE SHEET A29
*NOTE: OUTDOOR DINING EXCLUDED PER SMZO 9.04.090.A2
DESCRIP
SD PRICING SET
2015 ZONING ORDINANCE WITH UPDATES - TIER 2 WITH PROVISIONS WITH COMMUNITY BENEFITS
& 100% RESIDENTIAL ABOVE THE GROUND FLOOR
PER TABLE 9.14.030 AND 9.21.090
100 SF/UNIT MIN TOTAL OPEN SPACE
60 SF/UNIT MIN PRIVATE OPEN SPACE
PROJECT SATISFIES REQUIREMENT THROUGH 100SF MIN PRIVATE DECKSREQUIRED PRIVATE O.L.A. (22 UNITS X 60 SF) = 1,320 SFPROPOSED PRIVATE O.L.A. = 5,300 SF
IN ADDITION COMMON OUTDOOR LIVING AREA IS PROVIDED AS FOLLOWS:
R3 ROOF TERRACE: 2,400 SFGF RESIDENT PATIO: 400 SF
TOTAL NON-REQUIRED COMMON O.L.A. = +/- 2,800 SF
STORIES:NO LIMIT. THE NAMES OF THE FLOORS/LEVELS ARE FOR IDENTIFICATION PURPOSES ONLY AND DO NOT REFLECT THE ZONING ORDINANCE DEFINITIONS OF “BASEMENT,” “STORY” OR “GROUND FLOOR”
FLOOR LEVELR4
R3
R2R1GROUND FLOORTOTAL # OF UNITS
AVERAGE BEDROOM RATIO FOR 1921 MARKET-RATE UNITS = 35 BEDROOMS / 22 UNITS = 1.59
AVERAGE BEDROOM RATIO FOR 1921 AFFORDABLE UNITS = 7 BEDROOMS / 4 UNITS = 1.75
ST0
0
0
000
TOTAL0
3
0
014
UNIT TYPE
FOR REFERENCE - AFFORDABLE RESIDENTIAL UNITS PROPOSED AT 1828 OCEAN AVENUE
1B0
2
0
002
2B0
1
0
001
3B0
0
0
011
4 AFFORDABLE UNITS (FOR 50% INCOME HOUSEHOLDS) PROVIDED OFF-SITE AT 1828 OCEAN AVE
AVERAGE BEDROOMS/UNIT - AFFORDABLE MUST BE GREATER THAN OR EQ. TO MARKET-RATE
F.A.R. & PARCEL COVERAGE CALCULATIONS
OWNER
NXT2 BEACH, LLC
A CALIFORNIA LIMITED LIABILITY COMPANY
ARCHITECT
KONING EIZENBERG ARCHITECTURE
1454 25TH STREET
SANTA MONICA, CA 90404
CONTACT:
HANK KONING, TROY FOSLER
T: 310.828.6131
E: hkoning@kearch.com
tfosler@kearch.com
PROJECT CONTACTS
PROJECT INFORMATION
HISTORIC PRESERVATION CONSULTANT
CHATTEL, INC.
13417 VENTURA BLVD
SHERMAN OAKS, CA 91423
SHEET INDEX
ARCHITECTURE:
A1 COVER
A2 PROJECT INFORMATION
A3 OCEAN WAY RENDERING
A4 OCEAN WAY CORNER RENDERING
A5 BAY STREET RENDERING
A6 CRESCENT BAY PARK RENDERING
A7 BAY STREET RENDERING
A8 OCEAN FRONT WALK RENDERING
A9 OCEAN FRONT WALK RENDERING
A10 NORTH COURTYARD RENDERING
A11 OCEAN FRONT WALK DEVELOPMENT
A12 SITE AERIAL & ZONING MAP
A13 SITE CONTEXT PHOTOS
A14 OCEAN WAY CONTEXT ELEVATIONS
A15 BAY STREET CONTEXT ELEVATIONS
A16 OCEAN FRONT WALK CONTEXT ELEVATIONS
A17 TOPOGRAPHIC SURVEY
A18 SEGMENTED AVERAGE NATURAL GRADE
A19 SITE / PLOT PLAN
A20 GROUND FLOOR / P2 FLOOR PLAN
A21 P1 FLOOR PLAN
A22 R1 FLOOR PLAN
A23 R2 FLOOR PLAN
A24 R3 FLOOR PLAN
A25 ROOF PLAN
A26 SITE ACCESS DIAGRAM
A27 ENLARGED RAMP PLANS / SECTIONS
A28 F.A.R. CALCULATIONS
A29 OUTDOOR LIVING AREA &
PARCEL COVERAGE CALCULATIONS
A30 UPPER STORY STEP-BACK CALCULATIONS
A31 MATERIAL & PROJECT PRECEDENTS
A32 OCEAN WAY CONTEXT ELEVATION
A33 OCEAN WAY ELEVATION
A34 BAY STREET CONTEXT ELEVATION
A35 BAY STREET ELEVATION
A36 OCEAN FRONT WALK CONTEXT ELEVATION
A37 OCEAN FRONT WALK ELEVATION
A38 COURTYARD ELEVATION
A39 BUILDING SECTION 1
A40 BUILDING SECTION 2
A41 BUILDING SECTION 3
LANDSCAPE:
L1 OVERALL SITE PLAN
L2 PLAN - STREETSCAPE
L3 ELEVATIONS - STREETSCAPE
L4 SECTIONS - BAY STREET
L5 PLAN - OCEAN FRONT WALK
L6 ELEVATION - OCEAN FRONT WALK
L7 PLAN - ENTRY COURTYARDS
L8 PLAN - ROOF TERRACE
L9 PLAN - ROOF TERRACE
A3
1921 OCEAN FRONT WALK
SANTA MONICA, CA 90405
DEVELOPMENT REVIEW PERMIT ON APPEAL
MARCH 8TH 2019
KoningEizenbergArchitecture
1454 25TH STREET, SANTA MONICA, CA 90405
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
OCEAN WAY RENDERING
A4
1921 OCEAN FRONT WALK
SANTA MONICA, CA 90405
DEVELOPMENT REVIEW PERMIT ON APPEAL
MARCH 8TH 2019
KoningEizenbergArchitecture
1454 25TH STREET, SANTA MONICA, CA 90405
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
OCEAN WAY CORNER RENDERING
A5
1921 OCEAN FRONT WALK
SANTA MONICA, CA 90405
DEVELOPMENT REVIEW PERMIT ON APPEAL
MARCH 8TH 2019
KoningEizenbergArchitecture
1454 25TH STREET, SANTA MONICA, CA 90405
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
BAY STREET RENDERING
A6
1921 OCEAN FRONT WALK
SANTA MONICA, CA 90405
DEVELOPMENT REVIEW PERMIT ON APPEAL
MARCH 8TH 2019
KoningEizenbergArchitecture
1454 25TH STREET, SANTA MONICA, CA 90405
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
CRESCENT BAY PARK RENDERING
A7
1921 OCEAN FRONT WALK
SANTA MONICA, CA 90405
DEVELOPMENT REVIEW PERMIT ON APPEAL
MARCH 8TH 2019
KoningEizenbergArchitecture
1454 25TH STREET, SANTA MONICA, CA 90405
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
BAY STREET ROUNDABOUT RENDERING
A8
1921 OCEAN FRONT WALK
SANTA MONICA, CA 90405
DEVELOPMENT REVIEW PERMIT ON APPEAL
MARCH 8TH 2019
KoningEizenbergArchitecture
1454 25TH STREET, SANTA MONICA, CA 90405
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
OCEAN FRONT WALK RENDERING
A9
1921 OCEAN FRONT WALK
SANTA MONICA, CA 90405
DEVELOPMENT REVIEW PERMIT ON APPEAL
MARCH 8TH 2019
KoningEizenbergArchitecture
1454 25TH STREET, SANTA MONICA, CA 90405
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
OCEAN FRONT WALK RENDERING
A10
1921 OCEAN FRONT WALK
SANTA MONICA, CA 90405
DEVELOPMENT REVIEW PERMIT ON APPEAL
MARCH 8TH 2019
KoningEizenbergArchitecture
1454 25TH STREET, SANTA MONICA, CA 90405
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
NORTH COURTYARD RENDERING
CASA DEL MAR HOTEL CDM PATIO
A11
1921 OCEAN FRONT WALK
SANTA MONICA, CA 90405
DEVELOPMENT REVIEW PERMIT ON APPEAL
MARCH 8TH 2019
KoningEizenbergArchitecture
1454 25TH STREET, SANTA MONICA, CA 90405
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
The proposed project has been sited in alignment with historic development all along the boardwalk
to the north, despite the fact that this particular lot juts westward 20 feet closer to the beach than do
the other properties to the north. Also, the project will provide a private entry court that has been
located on the north side, which purposefully provides generous separation between the project and
CDM. These two accommodating features (i.e., “beachfront” and side yards) of the project,
combined with the veering of the boardwalk path seaward, enhance the sight lines of CDM from
Ocean Front Walk from the south while sacrificing greater ocean views for the project residents
(and corresponding to a sizeable decrease in value to the developer).
OCEAN FRONT WALK DEVELOPMENT
A12
1921 OCEAN FRONT WALK
SANTA MONICA, CA 90405
DEVELOPMENT REVIEW PERMIT ON APPEAL
MARCH 8TH 2019
KoningEizenbergArchitecture
1454 25TH STREET, SANTA MONICA, CA 90405
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
SITE SITE
AERIAL IMAGEZONING MAP
ZONING LEGEND
SITE AERIAL AND ZONING
MAP
XA9.30
SITE AERIAL & ZONING MAP
A13
1921 OCEAN FRONT WALK
SANTA MONICA, CA 90405
DEVELOPMENT REVIEW PERMIT ON APPEAL
MARCH 8TH 2019
KoningEizenbergArchitecture
1454 25TH STREET, SANTA MONICA, CA 90405
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
BAY STREET OCEAN WAYOCEANAVE.OCEANFRONTWALKBIKEPATH1921 OCEAN FRONT WALK (E) MULTI-FAMILY APARTMENT
(E)RESTAURANT
(E) MULTI-FAMILY APARTMENT(E) MULTI-FAMILY APARTMENT(E) HOTEL CASA DEL MAR
(E) CRESCENT BAY PARK(E) PARKING LOT
(E)BAYSIDEHOTEL1 2
3
4
5
6
7
8 9
10 1112
14
13
15 16
1. APPROACH FROM OCEAN FRONT WALK 2. WALKWAY BETWEEN SHUTTERS HOTEL AND CASA DEL MAR HOTEL 3. ADJACENT CASA DEL MAR HOTEL ALONG OCEAN FRONT WALK 4. LOOKING TOWARDS THE OCEAN FRONT EDGE OF SITE 5. VIEW OF THE BIKE PATH ALONG THE BEACH
6. EXISTING SITE 7. LOOKING TOWARDS OCEAN FRONT WALK 8. PARKING LOT DIAGONALLY ACROSS BAY ST.9. END OF BAY ST.10. CRESCENT BAY PARK ACROSS BAY ST.
11. CORNER OF BAY ST. AND OCEAN WAY 12. VIEW TOWARDS THE BEACH FROM BAY ST.13. MULTI-FAMILY APARTMENT ACROSS OCEAN WAY
14. VIEW ALONG OCEAN WAY 15. ADJACENT CASA DEL MAR HOTEL ALONG OCEAN WAY 16. PICO BLVD. BETWEEN CASA DEL MAR AND SHUTTERS HOTELS
SITE CONTEXT PHOTOS
XA9.32
NEIGHBORHOOD FIGURE GROUND MAP
SITE CONTEXT PHOTOS
A14
1921 OCEAN FRONT WALK
SANTA MONICA, CA 90405
DEVELOPMENT REVIEW PERMIT ON APPEAL
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OCEAN WAY CONTEXT ELEVATIONS
EXISTING ELEVATION ACROSS BAY ST. LOOKING SOUTH
EXISTING ELEVATION ACROSS OCEAN WAY LOOKING EAST
NEIGHBORING STREET
ELEVATIONS
XA9.33
BAY ST.PROPOSED BUILDING HOTEL CASA DEL MAR (EXISTING)PICO BLVD.CRESCENT BAY PARK SHUTTERS
HOTEL
P.L.P.L.
PROJECT SITE
ROOF NOT SHOWN IN PERSPECTIVE
PROPOSED ELEVATION ALONG OCEAN WAY LOOKING WEST
EXISTING ELEVATION ALONG OCEAN WAY LOOKING WEST
0 10'5'20'
A15
1921 OCEAN FRONT WALK
SANTA MONICA, CA 90405
DEVELOPMENT REVIEW PERMIT ON APPEAL
MARCH 8TH 2019
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BAY STREET CONTEXT ELEVATIONS
P.L.P.L.
(E) SIDEWALK PROPOSED BUILDING OCEAN WAY 3-STORY RESIDENTIAL BUILDING (EXISTING)OCEAN AVE.TRAFFIC ISLANDBEACH + OCEAN FRONT WALK
P.L.P.L.
(E) SIDEWALK PROJECT SITE
SITE AND CONTEXT
ELEVATIONS
XA9.35
PROPOSED ELEVATION ALONG BAY ST. LOOKING NORTH
EXISTING ELEVATION ALONG BAY ST. LOOKING NORTH
0 10'5'20'
EXISTING ELEVATION ACROSS BAY ST. LOOKING SOUTH
A16
1921 OCEAN FRONT WALK
SANTA MONICA, CA 90405
DEVELOPMENT REVIEW PERMIT ON APPEAL
MARCH 8TH 2019
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1454 25TH STREET, SANTA MONICA, CA 90405
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310.828.0719 fax www.kearch.com
OCEAN FRONT WALK CONTEXT ELEVATIONS
P.L.P.L.
SHUTTERS ON THE BEACH HOTEL (EXISTING)59'-9"HOTEL CASA DEL MAR (EXISTING)PROPOSED BUILDING BAY STREET CRESCENT BAY PARK
P.L.P.L.
PROJECT SITE
ROOF NOT SHOWN IN PERSPECTIVE
SHUTTERS HOTEL BEYOND
EXISTING PALM TREES ON OCEAN FRONT WALK OMITTED FOR CLARITY
(E) APARTMENT BLDG BEYOND
SITE AND CONTEXT
ELEVATIONS
XA9.34
PROPOSED ELEVATION ALONG OCEAN FRONT LOOKING EAST
EXISTING ELEVATION ALONG OCEAN FRONT LOOKING EAST
0 10'5'20'
A17
1921 OCEAN FRONT WALK
SANTA MONICA, CA 90405
DEVELOPMENT REVIEW PERMIT ON APPEAL
MARCH 8TH 2019
KoningEizenbergArchitecture
1454 25TH STREET, SANTA MONICA, CA 90405
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
TOPOGRAPHIC SURVEY
Koni
1454 2
310.82 310.82
All design by these
the Archi work nor use what
Koning E and empl responsib these pla are follow ambiguiti
SHEET NO
PROJECT
PROJECT
∆ #
1921
1513
SANTA
2013 SURV
SD P
THIS SU REFERE TIME O
PRIOR THESE
ESTABL NATUR CALCUL
2.
1.
A18
1921 OCEAN FRONT WALK
SANTA MONICA, CA 90405
DEVELOPMENT REVIEW PERMIT ON APPEAL
MARCH 8TH 2019
KoningEizenbergArchitecture
1454 25TH STREET, SANTA MONICA, CA 90405
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
SEGMENTED AVERAGE NATURAL GRADE
BAY STREET OCEAN WAYP.L. 196.06'P.L. 120.00'P.L.120.00'P.L. 191.56'
HEIGHT = 47' MAX
**NO SIDE YARD REQUIRED****5' STREET FRONTAGE SETBACK****NOREARYARDREQUIRED**MID-POINT @ P.L.
(E)WALKWAY
EASEMENT, 2,222 SFDEDUCTED FROM PARCEL AREA FOR FAR CALCULATION
(E) PLANTING
(E) HOTEL CASA DEL MAR
14.20'
1
XA0.23
(E) ROOF OVERHANG
SETBACK5'-0" STREETFRONTAGE34.60'
13.66'
13.26'
13.46'
13.77'36.89'
31.96'
13.58'REAR PLFRONT PLEASEMENT
18'-6"
SANG 1
EQ
SANG 2
EQ
SANG 3
EQ
**5' STREET FRONTAGE SETBACK**EQEQGRADE POINT CALCULATIONOCEAN WAY GRADE POINT TAKEN DIRECTLY FROM PSOMAS TOPOGRAPHIC SURVEY ESTABLISHED BY JUNE 2013 AERIAL PHOTOGRAPHY. SEE SHEET A17MID-POINT AT SETBACK = 27.4'
SANG METHODOLOGY &PARCEL AREA PLAN
XA0.22
NOTES: 1. CBC GRADE PLANE & SEGMENTED AVERAGE NATURAL GRADE FOR PLANNING PURPOSES DO NOT COINCIDE WITH EACH OTHER. EACH HAVE UNIQUE CALCULATION METHODS. THEREFORE CBC FIRST FLOOR DESIGNATIONS MAY DIFFER FROM PLANNING CODE.
2. FOR CALCULATING CBC GRADE PLANE:GRADE PLANE REFERENCE POINTS REPRESENT THE AVERAGE FINISHED GRADE ELEVATION ADJOINING THE BUILDING AT EXTERIOR WALLS. GRADE PLANE SPOT ELEVATIONS 1 - 4 AVERAGE TO 24.12' ABOVE PROJECT SEA LEVEL
0 5'2.5'10'
SANG METHODOLOGY PROJECT HEIGHTS ARE ESTABLISHED USING SITE GRADING AT TIME THE APPLICATION WAS DEEMED COMPLETE. SEE A0.21
GROUND FLOOR / P213.5'
P1- W25.5'
R1 - W36.8'
R2 - W46.8'
R3 - W56.8'
ROOF - E74.3'
P.L.P.L.
PROPOSED LEVEL HEIGHTS FOR PLANNING PURPOSES
FROM S.A.N.G. 147'-0"FROM S.A.N.G. 247'-0"FROM S.A.N.G. 347'-0"(E) CASA DEL MAR HOTEL BEYOND
5'-0"
OCEAN FRONT WALK
OCEAN WAY
47'-0" ABOVE S.A.N.G.
47'-0" ABOVE S.A.N.G
47'-0" ABOVE S.A.N.G.
S.A.N.G. 1
S.A.N.G. 3
S.A.N.G. 2
34.60'
FOR MEASUREMENT PURPOSES:LINE OF 'EXISTING' GRADE AS IT EXISTED ON 10/2/15 WHEN THE DRP WAS DEEMED COMPLETE PER PSOMAS TOPOGRAPHIC SURVEY (SEE SHEET A17.(i.e., PRIOR TO WHEN STABILIZATION OF THE PUBLIC SIDEWALK RAISED THE EXISTING GRADE).
STREET FRONTAGE SETBACK @ FRONT PROPERTY LINE
SANG 3
EQ
SANG 2
EQ
SANG 1
EQ
17'-6"10'-0"10'-0"11'-3"12'-0"FOR INFORMATIONAL PURPOSES: LINE OF HIGHER EXISTING GRADE AS IT EXISTS TODAY (i.e., AFTER SIDEWALK STABILIZATION AND SHORING RAISED THE GRADE OF THE PROJECT SITE IN 2016MID-POINT @ P.L. 14.20'
GRADE POINT CALCULATIONOCEAN WAY GRADE POINT TAKEN DIRECTLY FROM PSOMAS TOPOGRAPHIC SURVEY ESTABLISHED BY JUNE 2013 AERIAL PHOTOGRAPHY. SEE SHEET A17MID-POINT AT SETBACK = 27.4'
SETBACK
5'-0"
WESTERN 18’-6” EASEMENT
This surface area of 2222sf shall be reserved for on-going
use by the public for pedestrian travel as occurs today.
GROUND FLOOR / P213.5'
P1 - W25.5'
R1 - W36.8'
R2 - W46.8'
R3 - W56.8'
ROOF - E74.3'
P.L.
PROPOSED LEVEL HEIGHTS FOR PLANNING PURPOSES
FROM S.A.N.G. 247'-0"FROM S.A.N.G. 347'-0"5'-0"
OCEAN WAY
47'-0" ABOVE S.A.N.G
47'-0" ABOVE S.A.N.G.
S.A.N.G. 3
34.60'
FOR MEASUREMENT PURPOSES:LINE OF 'EXISTING' GRADE AS IT EXISTED ON 10/2/15
WHEN THE DRP WAS DEEMED COMPLETE PER PSOMAS TOPOGRAPHIC SURVEY (SEE SHEET A17.
(i.e., PRIOR TO WHEN STABILIZATION OF THE PUBLIC SIDEWALK RAISED THE EXISTING GRADE).
STREET FRONTAGE SETBACK @
FRONT PROPERTY LINE
SANG 3
EQ
G 2
17'-6"10'-0"10'-0"11'-3"12'-0"FOR INFORMATIONAL PURPOSES:
LINE OF HIGHER EXISTING GRADE AS IT EXISTS TODAY (i.e., AFTER SIDEWALK STABILIZATION AND SHORING
RAISED THE GRADE OF THE PROJECT SITE IN 2016
GRADE POINT CALCULATIONOCEAN WAY GRADE POINT TAKEN DIRECTLY
FROM PSOMAS TOPOGRAPHIC SURVEY ESTABLISHED BY JUNE 2013 AERIAL
PHOTOGRAPHY. SEE SHEET A17MID-POINT AT SETBACK = 27.4'
SETBACK
5'-0"
ENLARGED SECTION AT OCEAN WAY
GROUND FLOOR / P213.5'
P1 - W25.5'
R1 - W36.8'
R2 - W46.8'
R3 - W56.8'
ROOF - E74.3'
P.L.
PROPOSED LEVEL HEIGHTS FOR PLANNING PURPOSES
FROM S.A.N.G. 347'-0"5'-0"
OCEAN WAY
47'-0" ABOVE S.A.N.G
.
S.A.N.G. 3
34.60'
MEASUREMENT PURPOSES:OF 'EXISTING' GRADE AS IT EXISTED ON 10/2/15
N THE DRP WAS DEEMED COMPLETE PER MAS TOPOGRAPHIC SURVEY (SEE SHEET A17.
PRIOR TO WHEN STABILIZATION OF THE PUBLIC WALK RAISED THE EXISTING GRADE).
STREET FRONTAGE SETBACK @
FRONT PROPERTY LINE
SANG 3
EQ
17'-6"10'-0"10'-0"11'-3"12'-0"INFORMATIONAL PURPOSES:
OF HIGHER EXISTING GRADE AS IT EXISTS TODAY AFTER SIDEWALK STABILIZATION AND SHORING
ED THE GRADE OF THE PROJECT SITE IN 2016
GRADE POINT CALCULATIONOCEAN WAY GRADE POINT TAKEN DIRECTLY FROM PSOMAS TOPOGRAPHIC SURVEY ESTABLISHED BY JUNE 2013 AERIAL
PHOTOGRAPHY. SEE SHEET A17MID-POINT AT SETBACK = 27.4'
SETBACK
5'-0"
S.A.N.G. METHODOLOGY:
PER SMZO 9.04.050(A)(2), BECAUSE OF THE SLOPING PROJECT SITE, PROJECT HEIGHT LIMITS MUST BE ESTABLISHED IN
THREE EQUAL SEGMENTS. FOR PURPOSES OF S.A.N.G., THE THREE MAXIMUM HEIGHT SEGMENTS HAVE BEEN CALCULATED
FROM GRADE AS IT EXISTED ON THE DATE THE DRP APPLICATION WAS DEEMED COMPLETE AND AS CONFIRMED BY PSOMAS
LAND SURVEYOR (SEE PSOMAS TOPO SURVEY/SHEET A17) -- EVEN THOUGH EXISTING GRADE IS NOW HIGHER DUE TO
STABILIZATION OF THE PUBLIC SIDEWALK PERFORMED IN 2016 AFTER THE DRP APPLICATION WAS DEEMED COMPLETE.
A19
1921 OCEAN FRONT WALK
SANTA MONICA, CA 90405
DEVELOPMENT REVIEW PERMIT ON APPEAL
MARCH 8TH 2019
KoningEizenbergArchitecture
1454 25TH STREET, SANTA MONICA, CA 90405
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
BAY STREET OCEAN WAY(E) CASA DEL MAR HOTEL
OCEANFRONT DISTRICT PER SMZO
(E) RESIDENTIAL
R4 DISTRICT PER SMZO
P.L. 196.06'P.L. 120.00'P.L. 120.09'P.L. 191.56'OCEAN FRONT WALK(E) SIDEWALK
EDGE OF (E)
SIDEWALK
NO SIDE YARD REQUIRED(NOT ADJACENT TO RESIDENTIAL)
NO SIDE YARD REQUIRED
(NOT ADJACENT TO RESIDENTIAL)5' STREET FRONTAGE SETBACK(NOT ADJACENT TO RESIDENTIAL)NO REAR YARD REQUIRED(E) SIDEWALK GRATING
(E) PARKING METER TYP.
STREET SIGN
(E) BOLLARD
STAIR PENTHOUSE
58.3
67.5
PV PANELS
SPA POOL
CONDENSER UNITS TYP
MECH. ENCLOSURE
TREE PROTECTION ZONE, TYP. RADIUS = 10'-0" + CANOPY
6'-0" TALL FENCE & GATE
TRELLIS
19'-6"10'-0"10'-0"20'-0"
VEHICULAR ENTRY
20'-0"5'-0"74'-11"
(E) PARKING
METER TYP.
(E) BOLLARD
(E) SHRUBS
TREE
PROTECTION
ZONE TYP. , RADIUS = 10'-0" + CANOPY
(E) STREET PARKING TYP.
RECONFIGURED
POOL FENCE, 5'-0" MIN. HEIGHT
6'-0" TALL FENCE
PRIVATE DECK SETBACK5'-0" STREETFRONTAGE31.93'
36.76'
13.79'
13.22'
(E) CURB CUT
TO BE REMOVED
CLCL
(E)
SHRUBS
(E) SHRUBS
(E) PALM TREES, WASHINGTONIA ROBUSTA R.D.
R.D.
OPEN TO BELOW
OPEN TO BELOW
R.D.
NEW TRANSFORMER
ELEV
PENTHOUSE
TRELLIS . 30" MAX
PROJECTION INTO SETBACK
5' STREET FRONTAGE SETBACK
R.D.
MECH. ENCLOSURE
(N) STREET TREE
(TYP. OF 3)15'-0"15'-0"
R.D.
R.D.
MECH. ENCLOSURE
R.D.
R.D.
PRIVATE DECK
PRIVATE DECK
70.8
TRELLIS TRELLISTRELLIS TRELLISTRELLIS
TRELLIS
TRELLIS
WESTERN EASEMENT
18'-6"
8'-0"
8' WIDE SEWER EASEMENT TO BE GRANTED TO THE CITY OF SANTA MONICA, CENTERED ON EXISTING SEWER PIPE
STREET PARKING:OCEAN WAY 4 EXISTING; 4 PROPOSED
BAY ST. 6 EXISTING; 6 PROPOSED
PV PANELS
PV PANELS
(N) CURB CUT
SOLAR HOT WATER
GREASE EXHAUST VENT
DOMESTIC HOT WATER
GARAGE EXHAUSTFAN
TABL ABOV
RO
EL ST ME ME
9.21.1
PH SO
All des by thes
the Arc
work n
use wh
Koning and em respon these p are foll ambigu
SHEET
PROJEC
PROJEC
∆ #
1921
151
SANTA
SITE
1" = 10'-0"1SITE / PLOT PLAN 0 5'2.5'10'
SD
BAY STREET OCEAN WAY(E) RESIDENTIAL
R4 DISTRICT PER SMZO
P.L. 196.06'P.L. 120.00'P.L. 120.09'P.L. 191.56'OCEAN FRONT WALK(E) SIDEWALK
EDGE OF (E)
SIDEWALK
NO SIDE YARD REQUIRED
(NOT ADJACENT TO RESIDENTIAL)
NO SIDE YARD REQUIRED
(NOT ADJACENT TO RESIDENTIAL)5' STREET FRONTAGE SETBACK(NOT ADJACENT TO RESIDENTIAL)NO REAR YARD REQUIRED(E) SIDEWALK
GRATING
(E) PARKING METER TYP.
STREET SIGN
(E) BOLLARD
STAIR PENTHOUSE
58.3
67.5
PV PANELS
SPA POOL
CONDENSER UNITS TYP
MECH. ENCLOSURE
TREE PROTECTION ZONE, TYP. RADIUS = 10'-0" + CANOPY
6'-0" TALL FENCE & GATE
TRELLIS
19'-6"10'-0"VEHICULAR ENTRY
20'-0"5'-0"74'-11"
(E) PARKING METER TYP.
(E) BOLLARD
(E) SHRUBS
TREE
PROTECTION ZONE TYP. , RADIUS = 10'-0" + CANOPY
(E) STREET PARKING TYP.
RECONFIGURED
POOL FENCE, 5'-0" MIN. HEIGHT
6'-0" TALL FENCE
PRIVATE DECK SETBACK5'-0" STREETFRONTAGE31.93'
36.76'
13.79'
13.22'
(E) CURB CUT
TO BE REMOVED
CL(E)
SHRUBS
(E) SHRUBS
(E) PALM TREES, WASHINGTONIA ROBUSTA R.D.
R.D.
OPEN TO BELOW
OPEN TO BELOW
R.D.
NEW TRANSFORMER
ELEV PENTHOUSE
TRELLIS . 30" MAX
PROJECTION INTO SETBACK
5' STREET FRONTAGE SETBACK
R.D.
MECH. ENCLOSURE
(N) STREET TREE (TYP. OF 3)15'-0"R.D.
R.D.
MECH. ENCLOSURE
R.D.
R.D.
PRIVATE DECK
PRIVATE DECK
70.8
TRELLIS TRELLISTRELLIS TRELLISTRELLIS
TRELLIS
TRELLIS
8'-0"
MONICA, CENTERED ON EXISTING SEWER PIPE
STREET PARKING:OCEAN WAY 4 EXISTING; 4 PROPOSEDBAY ST. 6 EXISTING; 6 PROPOSED
PV PANELS
PV PANELS
(N) CURB CUT
SOLAR HOT
WATER
GREASE EXHAUST VENT
DOMESTIC
HOT WATER
GARAGE EXHAUSTFAN
TABLE 9.21.060 - ALLOWA ABOVE THE HEIGHT LIMIT
ROOFTOP FEATURES ELEVATOR SHAFTS - 1 STAIR PENTHOUSES 1 MECHANICAL ENCLOS MECHANICAL EQUIPME
9.21.150 - SOLAR ENERGY
PHOTOVOLTAIC SOLAR SOLAR THERMAL | WA
SHEET NO.
PROJECT TITLE
PROJECT NO.
∆ #
1921 OCEAN F
1513
SANTA MONICA, CA 9
SITE PLAN
A
1" = 10'-0"1SITE / PLOT PLAN 0 5'2.5'10'
DESCRIPT
SD PRICING SET
0 2'1'4'
0 4'2'8'
0 8'4'16'
0 10'5'20'
SITE / PLOT PLAN
A20
1921 OCEAN FRONT WALK
SANTA MONICA, CA 90405
DEVELOPMENT REVIEW PERMIT ON APPEAL
MARCH 8TH 2019
KoningEizenbergArchitecture
1454 25TH STREET, SANTA MONICA, CA 90405
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
4 5 7 8
A
D
F
I
B
1 2 6
H
E
G
3
C
BAY STREET S.A.N.G. 2S.A.N.G. 3OCEAN FRONT WALKP.L.
(E) CASA DEL MAR HOTEL
P.L.
(4) ON-SITE SHORT-TERM
BIKE SPACES
S.A.N.G. 1S.A.N.G. 2SEWAGE EJECTOR BELOW SLAB
GREASE INTERCEPTOR BELOW SLAB
SUMP BELOW SLAB
760 SF
PATIO 2
RESIDENTIAL
LOBBY
480 SF COMMON RESTROOM AREA 50/50 TO EACH CAFE
(31) LONG TERM BIKES EXISTING CDM BELOW GRADE MECHANICAL ROOM
ELEVMECH
400 SF
PATIO 1
CAFE WASTE PATH SURF BD RACKSHWR
UP
PET SALON
STORAGE/JAN.
5% SLOPE
GREASE INTERCEPTOR BELOW SLAB
MECH
BACKFLOW
PREVENTERS
GAS METERS
EXIT
25'-0"
22'-1"
RESIDENT PATIO
13.5
11.7
10.5
EXHAUST DUCTABOVE
RAIN WATER COLLECTION TANK BELOW SLAB
7'-0"28'-3"32'-2"30'-7"31'-5"27'-7"16'-9"5'-0"18'-2"4'-1"23'-8"8'-4"21'-8"5'-10"28'-8"20'-0"5'-0"14'-7"5'-0"6'-8"11'-6"LESS THAN 20 STALLS SINGLE RAMP PERMITTED
PARKING RAMP 4
5.0 %
CAFE 1 AREA
INTERIOR 1,360 SFPATIO 1 400 SF50% COMMON 240 SFTOTAL2,000 SF
CAFE 2 AREA
INTERIOR 1,000 SF
PATIO 2 760 SF
50% COMMON 240 SF
TOTAL 2,000 SF
PARKING RAMP 3 1'-6"WEST EASEMENT
18'-6"
18'-0"18'-0"
15'-0"15'-0"32'-0"INTAKE DUCT FOR CAFE
ELEV
24'-0"
RESI STND 12
RESI STND 13
RESI STND 14
RESI STND 15
RESI STND 21
RESI STND 20
RESI STND 19
RESI STND 18
RESI STND 17
RESI STND 16
RESI STND 22
RESI STND 23
RESI STND 24
RESI CMP 25
RESI CMP 26
RESI CMP 27
RESI CMP 28 RESI CMP 30
RESI STND 29
RESI CMP 31
RESI CMP 32
RESI CMP 33
RESI CMP 34
RESI CMP 35
RESI CMP 36
RESI CMP 37
RESI CMP 38
(4) XL LONG TERM BIKES 3'-6"MPOE
41'-4"
38'-5"
21'-8"
26'-5"
8'-6"18'-6"28'-4"44'-0"14'-3"18'-6"
23'-11"42'-3"29'-2"8'-6"18'-0"7'-6"15'-0"9'-0"18'-0"4'-0"HC
5'-0"
HC VAN
8'-0"
KoningEizenbergArc
1454 25th St, Santa Monica
310.828.6131 info@ 310.828.0719 fax www.
All designs, ideas, arrangements and pl by these drawings are the property and the Architect and shall neither be used work nor be disclosed to any other pers use whatsoever without written permiss
Koning Eizenberg Architecture and/or it and employees waives any and all liabil responsibility for problems that may occ
these plans, drawings, specifications, a
are followed without the professional's g
ambiguities, or conflicts which are alleg
SHEET NO.
PROJECT TITLE
PROJECT NO.
∆ #
1921 OCEAN FRON
1513
SANTA MONICA, CA 90405
A2
DESCRIPTION
SD PRICING SET
BAY STREET S.A.N.G. 2S.A.N.G. 3S.A.N.G. 1S.A.N.G. 2INTAKE DUCT FOR CAFE
8'-6"18'-0"6"4'-0"2'-0"2'-0"STANDARD PARKING STALL
BAY STREET S.A.N.G. 2S.A.N.G. 3(4) ON-SITE SHORT-TERM BIKE SPACES
S.A.N.G. 1S.A.N.G. 2SEWAGE EJECTOR BELOW SLAB
SUMP BELOW SLAB
400 SF
PATIO 1
GREASE INTERCEPTOR
BELOW SLAB
ME
EXIT
13.5
10.5RAIN WATER COLLECTION TANK BELOW SLAB 20'-0"5'-0"
CAFE 1 AREA
INTERIOR 1,360 SF
PATIO 1 400 SF
50% COMMON 240 SFTOTAL2,000 SF
PARKING RAMP 3 1'-6"INTAKE DUCT
FOR CAFE
24'-0"
RESI STND 12
RESI STND 13
RESI STND 14 RESI STND 16
RESI CMP 27
RESI CMP 28 RESI CMP
RESI STN
RESI CMP
(4) XL LONG TERM BIKES 3'-6"MPOE28'-4"42'-3"8'-6"18'-0"7'-6"15'-0"6"4'-0"2'-0"2'-0"STANDARD PARKING STALL COMPACT PARKING STALL
GROUND FLOOR / P2 BAY STREET S.A.N.G. 2S.A.N.G. 3P.L.
(4) ON-SITE SHORT-TERM BIKE SPACES
S.A.N.G. 1S.A.N.G. 2SEWAGE EJECTOR BELOW SLAB
SUMP BELOW SLAB
LOBBY
480 SF COMMON
RESTROOM AREA
50/50 TO EACH CAFE
ELEVMECH
400 SF
PATIO 1
CAFE WASTE PATH
GREASE INTERCEPTOR BELOW SLAB
MECHEXIT
25'-0"
22'-1"
13.5
10.5
EXHAUST DUCTABOVE
RAIN WATER
COLLECTION TANK
BELOW SLAB 5'-0"18'-2"4'-1"23'-8"8'-4"21'-8"20'-0"5'-0"
LESS THAN 20 STALLS SINGLE RAMP PERMITTED
CAFE 1 AREA
INTERIOR 1,360 SFPATIO 1 400 SF50% COMMON 240 SFTOTAL2,000 SF
50% COMMON 240 SFTOTAL2,000 SF
PARKING RAMP 3 1'-6"18'-0"18'-0"
15'-0"15'-0"
INTAKE DUCT FOR CAFE
ELEV
24'-0"
RESI STND 12
RESI STND 13
RESI STND 14
RESI STND 15
RESI STND 19
RESI STND 18
RESI STND 17
RESI STND 16
RESI STND 24
RESI CMP 25
RESI CMP 26
RESI CMP 27
RESI CMP 28 RESI CMP 30
RESI STND 29
RESI CMP 31
RESI CMP 32
RESI CMP 33
RESI CMP 34
(4) XL LONG TERM BIKES 3'-6"MPOE
38'-5"
21'-8"
26'-5"28'-4"14'-3"18'-6"42'-3"29'-
8'-6"18'-0"7'-6"15'-0"9'-0"18'-0"6"4'-0"2'-0"2'-0"STANDARD PARKING STALL COMPACT PARKING STALL HC PARKING STALL
HC
5'-0"
HC VAN
8'-0"
1 GROUND FLOOR / P2 FLOOR PLAN 0 4'2'8'
GROUND FLOOR/P2 FLOOR PLAN
0 2'1'4'
0 4'2'8'
0 8'4'16'
0 10'5'20'
0 2'1'4'
0 4'2'8'
0 8'4'16'
0 10'5'20'
A39
A40 A41
A21
1921 OCEAN FRONT WALK
SANTA MONICA, CA 90405
DEVELOPMENT REVIEW PERMIT ON APPEAL
MARCH 8TH 2019
KoningEizenbergArchitecture
1454 25TH STREET, SANTA MONICA, CA 90405
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
4 5 7 8
A
D
F
I
B
1 2 6
H
E
G
3
C
957 SF
1 BED
P101
A6.00
1286 SF
2 BED
P103
A6.02
DECK
DECK
COMMERCIAL& GUESTPARKING
P.L.
P.L.OCEAN FRONT WALKDRIVEWAY
20'-0"
DN
UP
HVOHVO
ELEC
PASSENGER
LOADING
DECK
EXISTING CDM BELOW GRADE MECHANICAL ROOM
TXF ABV
NEW STREET TREE (TYP OF 3)
(E) CASA DEL MAR HOTEL
S.A.N.G. 2S.A.N.G. 3S.A.N.G. 1S.A.N.G. 2BAY STREET 20'-0"25'-1"20 SF
RESITRASH
815 SF
1 BED
P102
A6.01
DECK
13'-0"18'-0"20'-0"DROP CEILING FOR PLANTING ABOVE
DROP CEILING FOR
RAMP ABOVE
325 SF
LOBBY
51'-3"
EXHAUST DUCTFROM BELOW
7'-0"28'-3"32'-2"30'-7"31'-5"27'-7"16'-9"5'-0"18'-2"4'-1"23'-8"8'-4"21'-8"5'-10"28'-8"5'-0"5'-0"
5'-0"5'-0"16.0 %10.0 %10.0 %
PARKING RAMP 2
PARKING RAMP 3
20.0 %10.0 %
5 MECHANICAL CAR STACKERS
PERF SCREEN17'-7"11'-6"6'-8"PARKING RAMP 1
8'-2" OVERHEAD CLEARANCE
18'-0"
LINE OF EXISTING SIDEWALK25'-8"ELEV
8'-0"1'-6"1'-6"18'-0"
COMM
25'-0"15'-0"
O.H. GATE
EXHAUST SHAFT ABOVE
PERF FENCE
25'-0" MIN
29'-10"
COMM STND 3
COMM STND 2
RESI HC VAN 1
COMM STND 1
COMM HC VAN 4
GUEST HC 1
COMM STND 7
COMM STND 6
COMM STND 5
COMM STND 8
COMM STND 9
GUEST STND 2
GUEST CMP 3 GUEST CMP 5
GUEST CMP 4
COMM CMP 10
COMM CMP 11
COMM CMP 12
COMM CMP 13
RESI MECH 2/3
RESI MECH 4/5
RESI MECH 6/7
RESI MECH 8/9
RESI MECH 10/11
PERF FENCE
O.H. GATE - TO REMAIN OPEN DURING CAFE HOURS
1'-9"TYP STCKR9'-4"TYP
18'-0"
RESIDENTIAL
22'-0"
KoningEizenbergArc
1454 25th St, Santa Monica
310.828.6131 info@ 310.828.0719 fax www.
All designs, ideas, arrangements and pl by these drawings are the property and the Architect and shall neither be used work nor be disclosed to any other pers use whatsoever without written permiss
Koning Eizenberg Architecture and/or it and employees waives any and all liabil responsibility for problems that may occ
these plans, drawings, specifications, a
are followed without the professional's g
ambiguities, or conflicts which are alleg
SHEET NO.
PROJECT TITLE
PROJECT NO.
∆ #
1921 OCEAN FRON
1513
SANTA MONICA, CA 90405
A2
DESCRIPTION
SD PRICING SET
0 2'1'4'
0 4'2'8'
0 8'4'16'
0 10'5'20'
0 2'1'4'
0 4'2'8'
0 8'4'16'
0 10'5'20'
P1 FLOOR PLAN
A39
A40 A41SEE A27 FOR DETAIL
A22
1921 OCEAN FRONT WALK
SANTA MONICA, CA 90405
DEVELOPMENT REVIEW PERMIT ON APPEAL
MARCH 8TH 2019
KoningEizenbergArchitecture
1454 25TH STREET, SANTA MONICA, CA 90405
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
R1 FLOOR PLAN
OPEN TO ABOVE
1825 SF
2 BED
R107
920 SF
1 BED
R104
1329 SF
2 BED
R103
1029 SF
1 BED
R101
OPEN TO ABOVE
DECK
DECK
DECK DECK
PRIVATE DECK
P.L.
P.L.OCEAN WAYUP
1436 SF
2 BED
R106
UP
570 SF
REFUSE &RECYCLE
FDC
(E) CASA DEL MAR HOTEL
S.A.N.G. 2S.A.N.G. 3S.A.N.G. 1S.A.N.G. 2(4) ON-SITE SHORT-TERM BIKE SPACES
813 SF
1 BED
R102
957 SF
1 BED
R105
40 SF
RESI
TRASH
DECK
NEW STREET TREE (TYP OF 3)
BAY STREET
25 SF
ELEC
60 SF
STRG /
PGK
710 SF
LOBBY
UP
GREEN WALL
GREEN WALL
GREEN WALL
43'-4"87'-8"29'-5"
MAIL
152'-7"
LINE OF EXISTING SIDEWALK32'-10"18'-4"28'-5"11'-6"6'-8"ELEV
22'-0"28'-0"NOTE: MAINTENANCE STAFF WILL BE RESPONSIBLE TO COLLECT ALL
TRASH & RECYCLING WITH THEIR
CONTAINERS FROM THE
RESIDENTIAL TRASH AREAS AND
TAKE MATERIAL TO THE LARGER
CONTAINERS PROVIDED BY THE CITY
HVOHVO HVO
KoningEizenbergArc
1454 25th St, Santa Monica
310.828.6131 info@ 310.828.0719 fax www.
All designs, ideas, arrangements and pl by these drawings are the property and the Architect and shall neither be used work nor be disclosed to any other pers use whatsoever without written permiss
Koning Eizenberg Architecture and/or it and employees waives any and all liabil responsibility for problems that may occ
these plans, drawings, specifications, a
are followed without the professional's g
ambiguities, or conflicts which are alleg
SHEET NO.
PROJECT TITLE
PROJECT NO.
∆ #
1921 OCEAN FRON
1513
SANTA MONICA, CA 90405
A2
DESCRIPTION
SD PRICING SET
0 2'1'4'
0 4'2'8'
0 8'4'16'
0 10'5'20'
0 2'1'4'
0 4'2'8'
0 8'4'16'
0 10'5'20'
A39
A40 A41
A23
1921 OCEAN FRONT WALK
SANTA MONICA, CA 90405
DEVELOPMENT REVIEW PERMIT ON APPEAL
MARCH 8TH 2019
KoningEizenbergArchitecture
1454 25TH STREET, SANTA MONICA, CA 90405
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
R2 FLOOR PLAN
OPEN TO BELOW
OPEN TO BELOW
DECKDECK
DECK
DECK
P.L.
P.L.
DECK
UP
1205 SF
2 BED
R207
A6.26
891 SF
1 BED
R204
A6.23
1720 SF
2 BED
R203
A6.22
1014 SF
1 BED
R201
A6.20
S.A.N.G. 2S.A.N.G. 3S.A.N.G. 1S.A.N.G. 2(E) CASA DEL MAR HOTEL
40 SF
RESI
TRASH
DECK
DECK
816 SF
1 BED
R202
A6.21
DECK
DECK
1708 SF
3 BED
R206
A6.25
1608 SF
2 BED
R205
A6.24
912 SF
1 BED
R123
A6.23
80 SF
STORAGE /MAINTENANCE
LANDSCAPED BALCONY.
GRAVEL AND PLANTING TYP
159'-8"25'-8"16'-9"11'-6"106'-3"5'-10"32'-10"28'-5"ELEV
KoningEizenbergArc
1454 25th St, Santa Monica
310.828.6131 info@ 310.828.0719 fax www.
All designs, ideas, arrangements and pl by these drawings are the property and the Architect and shall neither be used work nor be disclosed to any other pers use whatsoever without written permiss
Koning Eizenberg Architecture and/or it and employees waives any and all liabil responsibility for problems that may occ
these plans, drawings, specifications, a
are followed without the professional's g
ambiguities, or conflicts which are alleg
SHEET NO.
PROJECT TITLE
PROJECT NO.
∆ #
1921 OCEAN FRON
1513
SANTA MONICA, CA 90405
A2
DESCRIPTION
SD PRICING SET
0 2'1'4'
0 4'2'8'
0 8'4'16'
0 10'5'20'
0 2'1'4'
0 4'2'8'
0 8'4'16'
0 10'5'20'
A39
A40 A41
A24
1921 OCEAN FRONT WALK
SANTA MONICA, CA 90405
DEVELOPMENT REVIEW PERMIT ON APPEAL
MARCH 8TH 2019
KoningEizenbergArchitecture
1454 25TH STREET, SANTA MONICA, CA 90405
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
R3 FLOOR PLAN
UP
DECKDECK
P.L.
P.L.
959 SF
1 BED
R302
A6.31
S.A.N.G. 2S.A.N.G. 3S.A.N.G. 1S.A.N.G. 2(E) CASA DEL MAR HOTEL
40 SF
RESITRASH
OPEN TO
BELOW
DECK
55 SF
BATH
40 SF
STRG
3' dSPA POOL
+30"
920 SF
1 BED
R301
A6.30
2009 SF
3 BED
R303
A6.32
1813 SF
3 BED
R305
A6.34
DECK
OPEN TO
BELOW
DECK
LANDSCAPED BALCONY. GRAVEL AND PLANTING TYP
TRELLIS ABV
TRELLIS TRELLIS
159'-8"
75 SF
STRG
BBQ SINK 42'-2"11'-6"6'-8"5' POOL
FENCE
ELEV
KoningEizenbergArc
1454 25th St, Santa Monica
310.828.6131 info@ 310.828.0719 fax www.
All designs, ideas, arrangements and pl by these drawings are the property and the Architect and shall neither be used work nor be disclosed to any other pers use whatsoever without written permiss
Koning Eizenberg Architecture and/or it and employees waives any and all liabil responsibility for problems that may occ
these plans, drawings, specifications, a
are followed without the professional's g
ambiguities, or conflicts which are alleg
SHEET NO.
PROJECT TITLE
PROJECT NO.
∆ #
1921 OCEAN FRON
1513
SANTA MONICA, CA 90405
A2
DESCRIPTION
SD PRICING SET
0 2'1'4'
0 4'2'8'
0 8'4'16'
0 10'5'20'
0 2'1'4'
0 4'2'8'
0 8'4'16'
0 10'5'20'
A39
A40 A41
A25
1921 OCEAN FRONT WALK
SANTA MONICA, CA 90405
DEVELOPMENT REVIEW PERMIT ON APPEAL
MARCH 8TH 2019
KoningEizenbergArchitecture
1454 25TH STREET, SANTA MONICA, CA 90405
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
ROOF PLAN
CONDENSER UNITS TYP.,
MECH ENCLOSURE
PV PANELS
STAIR PENTHOUSE
ROOF 47'-0"ABV S.A.N.G 2
SOLAR HOT WATER S.A.N.G. 2S.A.N.G. 3S.A.N.G. 1S.A.N.G. 2(E) CASA DEL MAR HOTEL
ROOF DECK 47'-0" ABV S.A.N.G 3
ELEVATOR PENTHOUSE
MECH ENCLOSURE
GARAGE EXHAUST VENT
GREASE EXHAUST VENT
DOMESTIC HOT WATER
PV PANELS
PV PANELS
PV PANELS
109'-6"
GARAGE EXHAUSTFAN 108'-4"6'-8"CONDENSER UNITS
ROOF 47'-0"ABV S.A.N.G 3
REQUIRED PV SYSTEM PER 8.106.080
2W/ SF OF BUILDING FOOTPRINT REQUIRED, MIN.
PARCEL COVERAGE = 14,725 SF * 2W = 29,450 W42'-2"11'-6"TRELLIS, TYP
KoningEizenbergArc
1454 25th St, Santa Monica
310.828.6131 info@ 310.828.0719 fax www.
All designs, ideas, arrangements and pl by these drawings are the property and the Architect and shall neither be used work nor be disclosed to any other pers use whatsoever without written permiss
Koning Eizenberg Architecture and/or it and employees waives any and all liabil responsibility for problems that may occ
these plans, drawings, specifications, a
are followed without the professional's g
ambiguities, or conflicts which are alleg
SHEET NO.
PROJECT TITLE
PROJECT NO.
∆ #
1921 OCEAN FRON
1513
SANTA MONICA, CA 90405
A2
DESCRIPTION
SD PRICING SET
0 2'1'4'
0 4'2'8'
0 8'4'16'
0 10'5'20'
0 2'1'4'
0 4'2'8'
0 8'4'16'
0 10'5'20'
A39
A40 A41
A26
1921 OCEAN FRONT WALK
SANTA MONICA, CA 90405
DEVELOPMENT REVIEW PERMIT ON APPEAL
MARCH 8TH 2019
KoningEizenbergArchitecture
1454 25TH STREET, SANTA MONICA, CA 90405
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
CAFE1
CAFE2
LOADING @ P1 LEVEL
P1 LEVEL
ENTRANCE & EXIT@ P1 LEVEL ABOVEFROM BAY STREET
LOADING @ P2 LEVEL
REFUSE & RECYCLE @ R1 LEVEL
PICK UP AT R1
ADJACENT TO CDM
LIFT TO R1 -OCEAN WAY STREET LEVEL
PARKING
LOADING
TRASH
NOTE: MAINTENANCE STAFF WILL BE RESPONSIBLE TO
COLLECT ALL TRASH &
RECYCLING WITH THEIR CONTAINERS FROM THE RESIDENTIAL TRASH AREAS AND TAKE MATERIAL TO THE LARGER CONTAINERS
PROVIDED BY THE CITY
KoningEizenbergArc
1454 25th St, Santa Monica
310.828.6131 info@ 310.828.0719 fax www.
All designs, ideas, arrangements and pl by these drawings are the property and the Architect and shall neither be used work nor be disclosed to any other pers use whatsoever without written permiss
Koning Eizenberg Architecture and/or it and employees waives any and all liabil responsibility for problems that may occ
these plans, drawings, specifications, a
are followed without the professional's g
ambiguities, or conflicts which are alleg
SHEET NO.
PROJECT TITLE
PROJECT NO.
∆ #
1921 OCEAN FRON
1513
SANTA MONICA, CA 90405
A2
DESCRIPTION
SITE ACCESS DIAGRAM
A27
1921 OCEAN FRONT WALK
SANTA MONICA, CA 90405
DEVELOPMENT REVIEW PERMIT ON APPEAL
MARCH 8TH 2019
KoningEizenbergArchitecture
1454 25TH STREET, SANTA MONICA, CA 90405
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
5
B
6
WALK WAY
14'-7"5'-0"37'-0"
13.50'11.67'5.0 %
5.0 %6" CURB
NOTE: THIS RAMP SERVES LESS THAN 20 PARKING STALLS
GROUND FLOOR / P213.5'
P1 - W25.5'
R1 - W36.8'
5
R134.8'
P121.5'
6
10.0 %
16.0 %
10.0 %11'-2"8'-0"5.0 %
25.50'25.00'
21.17'20.67'
13.50'
11.67'CLR7'-6" MINCLR7'-6" MIN5
B
6
20'-0"5'-0"5'-0"
16.0 %10.0 %10.0 %
25.50'25.00'21.17'20.67'
4 5
I
H
4
A6.70
26.50'
BAY STREET
13% SLOPE
HVOHVO
(N) SIDEWALK(E) SIDEWALK24.00'
23.92'26.54'2%4'-0"25.50'25.50'
APPOX FLAT5.0126.65.8
SLOPES SHALL BE BLENDED TO ACHIEVE MINIMAL BREAK-OVER AND
DEPARTURE ANGLES. TRANSITIONS
TO COMPLY WITH CoSM. STNDS.16'-0"GROUND FLOOR / P213.5'
P1 - W25.5'
R1 - W36.8'
I
R134.8'
P121.5'
H
BAY STREETCLR8'-2" MIN9'-9"P.L.
5
F
6
H
G
20'-0"5'-0"
10.0 %20.0 % MAX 10.0 %
14.00'19.00'13.50'19.50'
5'-0"
GROUND FLOOR / P213.5'
P1 - W25.5'
5
P121.5'
6
10.0 %2 0.0 % M AX
10.0 %
13.50'14.00'
19.00'
19.50'CLR7'-4" MIN5'-0"5'-0"
Koning Eizenberg Architecture and/or it and employees waives any and all liabil responsibility for problems that may occ
these plans, drawings, specifications, a
are followed without the professional's g
ambiguities, or conflicts which are alleg
SHEET NO.
PROJECT TITLE
PROJECT NO.
∆ #
1921 OCEAN FRON
1513
SANTA MONICA, CA 90405
ENLARGED PARKIN
RAMP
A6
DESCRIPTION
1/8" = 1'-0"6RAMP 4 PLAN 1/8" = 1'-0"7RAMP 2&4 SECTION 1/8" = 1'-0"5RAMP 2 PLAN
1/8" = 1'-0"3RAMP 1 PLAN 1/8" = 1'-0"4RAMP 1 SECTION
1/8" = 1'-0"1RAMP 3 PLAN 1/8" = 1'-0"2RAMP 3 SECTION
0 4'2'8'0 4'2'8'0 4'2'8'
0 4'2'8'0 4'2'8'
0 4'2'8'0 4'2'8'
ENLARGED RAMP PLANS / SECTIONS
RAMP 1 PLANRAMP 1 SECTION
RAMP 3 PLANRAMP 3 SECTION
RAMP 2 PLANRAMP 4 PLANRAMP 2 & 4 SECTION
MECHANICAL STACKER DETAIL
A28
1921 OCEAN FRONT WALK
SANTA MONICA, CA 90405
DEVELOPMENT REVIEW PERMIT ON APPEAL
MARCH 8TH 2019
KoningEizenbergArchitecture
1454 25TH STREET, SANTA MONICA, CA 90405
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
1360 SFCAFE 1
656 SFELEV. LOBBY
1000 SFCAFE 2
480 SFCAFE COMMON
NOTE: OUTDOOR
DINING EXCLUDED FROM FAR PER 9.04.090
107 SFPET SALON
56 SFELEV. MECH
87 SFSTORAGE / JAN.
MECH ROOM IN GARAGE EXCLUDED FROM FAR
983 SF1 BED
1309 SF2 BED
365 SFELEV. LOBBY
272 SFELEC.
45 SFRESI TRASH
843 SF1 BED
1085 SF1 BED 2002 SF2 BED
1048 SF1 BED
1356 SF2 BED 1457 SF2 BED
1150 SFOPEN CORRIDOR801 SFRESI LOBBY
566 SFREFUSE & RECYCLE
846 SF1 BED
992 SF1 BED
47 SFRESI TRASH
86 SFPACKAGING
26 SFELEC.
1764 SF3 BED
1072 SF1 BED 1400 SF2 BED
1803 SF2 BED 982 SF1 BED 1626 SF2 BED
1156 SFOPEN CORRIDOR847 SF1 BED
47 SFRESI TRASH
83 SFSTORAGE
952 SF1 BED
1826 SF3 BED
45 SFSTORAGE
2009 SF3 BED981 SF1 BED
SPA
1089 SFOPEN CORRIDOR
45 SFRESI TRASH
137 SFRESI BATH
1050 SF1 BED
KoningEizenbergArchitecture1454 25th St, Santa Monica, CA 90404
310.828.6131 info@kearch.com310.828.0719 fax www.kearch.com
All designs, ideas, arrangements and plans indicated by these drawings are the property and copyright of the Architect and shall neither be used on any other work nor be disclosed to any other person for any
use whatsoever without written permission.
Koning Eizenberg Architecture and/or its principals and employees waives any and all liability or responsibility for problems that may occur when these plans, drawings, specifications, and/or designs are followed without the professional's guidance with
ambiguities, or conflicts which are alleged.
SHEET NO.
PROJECT TITLE
PROJECT NO.
∆ #
1921 OCEAN FRONT WALK
1513
SANTA MONICA, CA 90405
F.A.R. AREACALCULATIONS
A0.41GROUND FLOOR / P2
AREA SCHEDULE (F.A.R.)
AREA NAME QTY AREA
GROUND FLOOR / P2
CAFE 1 1 1,360 SF
CAFE 2 1 1,000 SF
CAFE COMMON 1 480 SF
ELEV. LOBBY 1 656 SF
ELEV. MECH 1 56 SF
PET SALON 1 107 SF
STORAGE / JAN. 1 87 SF
3,747 SF
P1 - W
1 BED 2 1,826 SF
2 BED 1 1,309 SF
ELEC.1 272 SF
ELEV. LOBBY 1 365 SF
RESI TRASH 1 45 SF
3,817 SF
R1 - W
1 BED 4 3,971 SF
2 BED 3 4,815 SF
CLOSED COORIDOR 1 205 SF
ELEC.1 26 SF
PACKAGING 1 86 SF
REFUSE & RECYCLE 1 566 SF
RESI LOBBY 1 801 SF
RESI TRASH 1 47 SF
10,516 SF
R2 - W
1 BED 4 3,853 SF
2 BED 3 4,829 SF
3 BED 1 1,764 SF
RESI TRASH 1 47 SF
STORAGE 1 83 SF
10,576 SF
R3 - W
1 BED 2 2,031 SF
3 BED 2 3,835 SF
RESI BATH 1 137 SF
RESI TRASH 1 45 SF
STORAGE 1 45 SF
6,093 SF
Grand total 34,750 SF
P1
R1
R2
R3 RESIDENTIAL UNIT FLOOR AREA 28,233 SFRESIDENTIAL COMMON AREAS 3,677 SFCOMMERCIAL FLOOR AREA 2,840 SF *TOTAL 34,750 SF
FULL PARCEL AREA 23,258 SFFAR 1.50
PARCEL AREA LESS WEST EASEMENT 21,036 SFFAR 1.65
F.A.R. CALCULATION
RESIDENTIAL UNIT FLOOR AREA
UNIT TYPE QTY TOTAL AREA
1 BED 12 11,681 SF
2 BED 7 10,953 SF
3 BED 3 5,599 SF
28,233 SF
AVG. UNIT SIZE
970 SF
TOTAL
1,560 SF
FLOOR AREAS PER 9.04.080
22
1,870 SF
FAR CALCULATION 1
*NOTE: OUTDOOR DINING EXCLUDED PER SMZO 9.04.090.A2
DESCRIPTION DATE
SD PRICING SET 5.10.18
1360 SFCAFE 1
656 SFELEV. LOBBY
1000 SFCAFE 2
480 SFCAFE COMMON
NOTE: OUTDOOR DINING EXCLUDED FROM FAR PER 9.04.090
107 SFPET SALON
56 SFELEV. MECH
87 SFSTORAGE / JAN.
MECH ROOM IN GARAGE EXCLUDED FROM FAR
983 SF1 BED
1309 SF2 BED
365 SF
ELEV. LOBBY
272 SFELEC.
45 SFRESI TRASH
843 SF
1 BED
1085 SF1 BED 2002 SF
2 BED
1048 SF1 BED
1356 SF2 BED 1457 SF2 BED
1150 SF
OPEN CORRIDOR801 SF
RESI LOBBY
566 SFREFUSE & RECYCLE
846 SF1 BED
992 SF1 BED
47 SF
RESI TRASH
86 SFPACKAGING
26 SFELEC.
1764 SF3 BED
1072 SF1 BED 1400 SF2 BED
1803 SF2 BED 982 SF1 BED 1626 SF2 BED
1156 SFOPEN CORRIDOR847 SF1 BED
47 SFRESI TRASH
83 SFSTORAGE
952 SF1 BED
1826 SF3 BED
45 SFSTORAGE
2009 SF3 BED981 SF1 BED
SPA
1089 SFOPEN CORRIDOR
45 SFRESI TRASH
137 SFRESI BATH
1050 SF
1 BED
KoningEizenbergArchitecture
1454 25th St, Santa Monica, CA 90404
310.828.6131 info@kearch.com310.828.0719 fax www.kearch.com
All designs, ideas, arrangements and plans indicated by these drawings are the property and copyright of the Architect and shall neither be used on any other work nor be disclosed to any other person for any use whatsoever without written permission.
Koning Eizenberg Architecture and/or its principals and employees waives any and all liability or responsibility for problems that may occur when these plans, drawings, specifications, and/or designs are followed without the professional's guidance with
ambiguities, or conflicts which are alleged.
SHEET NO.
PROJECT TITLE
PROJECT NO.
∆ #
1921 OCEAN FRONT WALK
1513
SANTA MONICA, CA 90405
A0.41GROUND FLOOR / P2
AREA SCHEDULE (F.A.R.)
AREA NAME QTY AREA
GROUND FLOOR / P2
CAFE 1 1 1,360 SF
CAFE 2 1 1,000 SF
CAFE COMMON 1 480 SF
ELEV. LOBBY 1 656 SF
ELEV. MECH 1 56 SF
PET SALON 1 107 SF
STORAGE / JAN. 1 87 SF
3,747 SF
P1 - W
1 BED 2 1,826 SF
2 BED 1 1,309 SF
ELEC.1 272 SF
ELEV. LOBBY 1 365 SF
RESI TRASH 1 45 SF
3,817 SF
R1 - W
1 BED 4 3,971 SF
2 BED 3 4,815 SF
CLOSED COORIDOR 1 205 SF
ELEC.1 26 SF
PACKAGING 1 86 SF
REFUSE & RECYCLE 1 566 SF
RESI LOBBY 1 801 SF
RESI TRASH 1 47 SF
10,516 SF
R2 - W
1 BED 4 3,853 SF
2 BED 3 4,829 SF
3 BED 1 1,764 SF
RESI TRASH 1 47 SF
STORAGE 1 83 SF
10,576 SF
R3 - W
1 BED 2 2,031 SF
3 BED 2 3,835 SF
RESI BATH 1 137 SF
RESI TRASH 1 45 SF
STORAGE 1 45 SF
6,093 SF
Grand total 34,750 SF
P1
R1
R2
R3 RESIDENTIAL UNIT FLOOR AREA 28,233 SFRESIDENTIAL COMMON AREAS 3,677 SF
COMMERCIAL FLOOR AREA 2,840 SF *TOTAL 34,750 SF
FULL PARCEL AREA 23,258 SFFAR 1.50
PARCEL AREA LESS WEST EASEMENT 21,036 SFFAR 1.65
F.A.R. CALCULATION
RESIDENTIAL UNIT FLOOR AREA
UNIT TYPE QTY TOTAL AREA
1 BED 12 11,681 SF
2 BED 7 10,953 SF
3 BED 3 5,599 SF
28,233 SF
AVG. UNIT SIZE
970 SF
TOTAL
1,560 SF
FLOOR AREAS PER 9.04.080
22
1,870 SF
*NOTE: OUTDOOR DINING EXCLUDED PER SMZO 9.04.090.A2
DESCRIPTION DATE
SD PRICING SET 5.10.18
F.A.R. CALCULATIONS
A29
1921 OCEAN FRONT WALK
SANTA MONICA, CA 90405
DEVELOPMENT REVIEW PERMIT ON APPEAL
MARCH 8TH 2019
KoningEizenbergArchitecture
1454 25TH STREET, SANTA MONICA, CA 90405
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
COMMON
PARCEL COVERAGE
PRIVATE
Calculating...
LEGEND
402 SF
NON-REQUIRED COMMON
TERRACE
15'-11"25'-6"GF COMMON:400 SFGF PRIVATE:0 SF
125 SFDECK
209 SFDECK
115 SFDECK
123 SFDECK
13'-6"7'-11"10'-2"18'-4"
8'-11"13'-11"13'-0"9'-1"
GF COMMON:0 SFGF PRIVATE:570 SF
234 SFDECK
123 SFDECK
77 SFDECK
586 SFDECK
168 SFDECK 230 SFDECK169 SFDECK
164 SFDECK
259 SFDECK
25'-2"13'-4"8'-11"
9'-1"
9'-1"17'-3"5'-2"12'-4"16'-5"16'-8"18'-3"12'-0"8'-9"9'-2"15'-11"16'-5"
25'-8"20'-4"GF COMMON:0 SFGF PRIVATE:2,010 SF
125 SFDECK
209 SFDECK
101 SFDECK
76 SFDECK
158 SFDECK
153 SFDECK
163 SFDECK
152 SFDECK
234 SFDECK
7'-2"14'-4"16'-7"10'-3"
8'-11"25'-3"13'-11"8'-11"
18'-5"10'-2"4'-0"13'-4"17'-0"15'-10"12'-10"9'-3"8'-2"8'-0"GF COMMON:0 SFGF PRIVATE:1,370 SF
14725 SFPARCEL COVERAGE
571 SFDECK
154 SFDECK147 SFDECK 158 SFDECK
148 SFDECK
2379 SFCOMMON TERRACE
55'-7"41'-2"12'-6"13'-9"39'-5"6'-11"16'-3"16'-6"7'-7"7'-8"15'-9"
9'-4"14'-11"GF COMMON:2,400 SFGF PRIVATE:1,180 SF
256 SFDECK16'-0"16'-3"
GF COMMON:0 SFGF PRIVATE:250 SF
KoningEizenbergArchitecture1454 25th St, Santa Monica, CA 90404
310.828.6131 info@kearch.com310.828.0719 fax www.kearch.com
All designs, ideas, arrangements and plans indicated by these drawings are the property and copyright of the Architect and shall neither be used on any other work nor be disclosed to any other person for any
use whatsoever without written permission.
Koning Eizenberg Architecture and/or its principals and employees waives any and all liability or responsibility for problems that may occur when these plans, drawings, specifications, and/or designs are followed without the professional's guidance with
ambiguities, or conflicts which are alleged.
SHEET NO.
PROJECT TITLE
PROJECT NO.
∆ #
1921 OCEAN FRONT WALK
1513
SANTA MONICA, CA 90405
OPEN SPACE & PARCELCOVERAGE CALCS
A0.42GROUND FLOOR / P2
P1
R1
R2
R3
MAXIMUM PARCEL COVERAGE = 70% PER TABLE 9.14.030
PARCEL COVERAGE ÷ FULL PARCEL AREA
14,725 ÷ 23,258 = 63%
OUTDOOR LIVING AREA
OPEN SPACE, PARCEL COVERAGE CALC 1
ROOF - W
DESCRIPTION DATE
SD PRICING SET 5.10.18
PARCEL COVERAGE
PER TABLE 9.14.030 AND 9.21.090
100 SF/UNIT MIN TOTAL OPEN SPACE
60 SF/UNIT MIN PRIVATE OPEN SPACE
PROJECT SATISFIES REQUIREMENT THROUGH 100SF MIN PRIVATE DECKS
REQUIRED PRIVATE O.L.A. (22 UNITS X 60 SF) = 1,320 SFPROPOSED PRIVATE O.L.A. = 5,300 SF
IN ADDITION COMMON OUTDOOR LIVING AREA IS PROVIDED AS FOLLOWS:
R3 ROOF TERRACE: 2,400 SFGF RESIDENT PATIO: 400 SF
TOTAL NON-REQUIRED COMMON O.L.A. = +/- 2,800 SF
COMMON
PARCEL COVERAGE
PRIVATE
LEGEND
402 SF
NON-REQUIRED COMMON
TERRACE
15'-11"25'-6"GF COMMON:400 SFGF PRIVATE:0 SF
125 SFDECK
209 SFDECK
115 SFDECK
123 SF
DECK
13'-6"7'-11"10'-2"18'-4"
8'-11"13'-11"13'-0"9'-1"
GF COMMON:0 SFGF PRIVATE:570 SF
234 SFDECK
123 SF
DECK
77 SFDECK
586 SFDECK
168 SFDECK 230 SFDECK169 SFDECK
164 SFDECK
259 SFDECK
25'-2"13'-4"8'-11"
9'-1"
9'-1"17'-3"5'-2"12'-4"16'-5"16'-8"18'-3"12'-0"8'-9"9'-2"15'-11"16'-5"
25'-8"20'-4"GF COMMON:0 SF
GF PRIVATE:2,010 SF
125 SFDECK
209 SFDECK
101 SFDECK
76 SFDECK
158 SFDECK
153 SFDECK
163 SFDECK
152 SFDECK
234 SFDECK
7'-2"14'-4"16'-7"10'-3"
8'-11"25'-3"13'-11"8'-11"
18'-5"10'-2"4'-0"13'-4"17'-0"15'-10"12'-10"9'-3"8'-2"8'-0"GF COMMON:0 SFGF PRIVATE:1,370 SF
14725 SFPARCEL COVERAGE
571 SF
DECK
154 SFDECK147 SFDECK 158 SFDECK
148 SFDECK
2379 SF
COMMON TERRACE
55'-7"41'-2"12'-6"13'-9"39'-5"6'-11"16'-3"16'-6"7'-7"7'-8"15'-9"
9'-4"14'-11"GF COMMON:2,400 SFGF PRIVATE:1,180 SF
256 SFDECK16'-0"16'-3"
GF COMMON:0 SF
GF PRIVATE:250 SF
KoningEizenbergArchitecture1454 25th St, Santa Monica, CA 90404
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
All designs, ideas, arrangements and plans indicated
by these drawings are the property and copyright of the Architect and shall neither be used on any other work nor be disclosed to any other person for any use whatsoever without written permission.
Koning Eizenberg Architecture and/or its principals and employees waives any and all liability or responsibility for problems that may occur when these plans, drawings, specifications, and/or designs are followed without the professional's guidance with ambiguities, or conflicts which are alleged.
SHEET NO.
PROJECT TITLE
PROJECT NO.
∆ #
1921 OCEAN FRONT WALK
1513
SANTA MONICA, CA 90405
OPEN SPACE & PARCEL
A0.42GROUND FLOOR / P2
P1
R1
R2
R3
MAXIMUM PARCEL COVERAGE = 70% PER TABLE 9.14.030
PARCEL COVERAGE ÷ FULL PARCEL AREA14,725 ÷ 23,258 = 63%
OUTDOOR LIVING AREA
ROOF - W
DESCRIPTION DATE
SD PRICING SET 5.10.18
PARCEL COVERAGE
PER TABLE 9.14.030 AND 9.21.090
100 SF/UNIT MIN TOTAL OPEN SPACE
60 SF/UNIT MIN PRIVATE OPEN SPACE
PROJECT SATISFIES REQUIREMENT THROUGH 100SF MIN PRIVATE DECKSREQUIRED PRIVATE O.L.A. (22 UNITS X 60 SF) = 1,320 SFPROPOSED PRIVATE O.L.A. = 5,300 SF
IN ADDITION COMMON OUTDOOR LIVING AREA IS PROVIDED AS FOLLOWS:
R3 ROOF TERRACE: 2,400 SF
GF RESIDENT PATIO: 400 SF
TOTAL NON-REQUIRED COMMON O.L.A. = +/- 2,800 SF
OUTDOOR LIVING AREA &
PARCEL COVERAGE CALCULATIONS
A30
1921 OCEAN FRONT WALK
SANTA MONICA, CA 90405
DEVELOPMENT REVIEW PERMIT ON APPEAL
MARCH 8TH 2019
KoningEizenbergArchitecture
1454 25TH STREET, SANTA MONICA, CA 90405
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
UPPER STORY STEP-BACK CALCULATIONSS.A.N.G. 2S.A.N.G. 3S.A.N.G. 1S.A.N.G. 25'-0" MINSTREET FRONTAGE SETBACK
THIS LEVEL AT GROUND FLOOR OR BELOW. NO UPPER STORY STEP BACK REQ'D S.A.N.G. 2S.A.N.G. 3S.A.N.G. 1S.A.N.G. 25'-0" MINSTREET FRONTAGE SETBACK
AVG UPPER STORY STEPBACK - BAY ST=365SF / 46.5' (SANG1 FRONTAGE) = 7.8' OK
SANG 2,3 AT GROUND FLOOR OR BELOW. NO UPPER STORY
STEPBACK REQ'D
365 SF S.A.N.G. 2S.A.N.G. 3S.A.N.G. 1S.A.N.G. 25'-0" MINSTREET FRONTAGE SETBACK
5'-0" MIN STREET FRONTAGE SETBACK
AVG UPPER STORY STEPBACK - BAY ST =843SF / 109.5' (SANG1,2 FRONTAGE) = 7.7' OK
SANG 3 AT GROUND FLOOR. NO UPPER STORY STEPBACK REQ'D
843 SF
S.A.N.G. 2S.A.N.G. 3S.A.N.G. 1S.A.N.G. 25'-0" MINSTREET FRONTAGE SETBACK
5'-0" MIN STREET FRONTAGE SETBACK
AVG UPPER STORY STEPBACK - BAY ST=1164SF / 164.5' (SANG1,2,3 FRONTAGE) = 7' OK
AVG UPPER STORY STEPBACK - OCEAN WAY=931SF / 115' (SANG 3
FRONTAGE) = 8' OK
1164 SF
931 SFS.A.N.G. 2S.A.N.G. 3S.A.N.G. 1S.A.N.G. 25'-0" MINSTREET FRONTAGE SETBACK
5'-0" MIN STREET FRONTAGE SETBACK
AVG UPPER STORY STEPBACK - BAY ST =1,014 SF / 126' (SANG2,3 FRONTAGE) = 8' OK
AVG UPPER STORY STEPBACK - OCEAN WAY =1,107 SF / 115' (SANG 3
FRONTAGE) = 9.6' OK
1,014 SF
1,107 SF5'-0" MINSTREET FRONTAGE SETBACK
5'-0" MIN STREET FRONTAGE SETBACK
REAR YARD - NO REQ'D SETBACK120'-0"36'-0"5'-0"
180 SF SETBACK AREA REQUIRED - OCEAN WAY
58'-10"5'-0"294 SF SETBACK AREA REQUIRED - BAY STREET
KoningEizenbergArchitecture
1454 25th St, Santa Monica, CA 90404
310.828.6131 info@kearch.com310.828.0719 fax www.kearch.com
All designs, ideas, arrangements and plans indicated by these drawings are the property and copyright of the Architect and shall neither be used on any other work nor be disclosed to any other person for any use whatsoever without written permission.
Koning Eizenberg Architecture and/or its principals and employees waives any and all liability or responsibility for problems that may occur when these plans, drawings, specifications, and/or designs are followed without the professional's guidance with ambiguities, or conflicts which are alleged.
SHEET NO.
PROJECT TITLE
PROJECT NO.
∆ #
1921 OCEAN FRONT WALK
1513
SANTA MONICA, CA 90405
SETBACK DIAGRAM
A0.43
DESCRIPTION DATE
GROUND FLOOR / P2
P1 - W
R1 - W
R2 - W
R3 - W
PER TABLE 9.14.030
AT LEAST THIRTY PERCENT OF THE BUILDING ELEVATION ABOVE THE MAXIMUM GROUND FLOOR
HEIGHT SHALL PROVIDE ADDITIONAL FIVE-FOOT AVERAGE SETBACK FROM THE MINIMUM
REQUIRED FRONT YARD SETBACK.
SETBACK CODE DIAGRAM
STREET FRONTAGE SETBACK
5'-0"5'-0"STREET FRONTAGE
SETBACK
5'-0"5'-0"5'-0"STREET FRONTAGE
SETBACK
STREET FRONTAGE
SETBACK
THIS LEVEL AT GROUND FLOOR OR BELOW.
NO UPPER STORY STEP BACK REQ'D
5'-0"5'-0"STREET FRONTAGE
SETBACK
STREET FRONTAGE
SETBACK
AVG UPPER STORY STEPBACK - PICO BLVD=3117SF / 203' = 15.4'
STEPBACK - OCEAN AVENUE=2084SF / 207' = 10'
3117SF
STREET FRONTAGE SETBACK
STREET FRONTAGE SETBACK
AVG UPPER STORY
STEPBACK - OCEAN AVENUE
=1905SF / 207' = 9.2'
STORY STEPBACK
RRACE
0' = 14'
1905 SF
STREET FRONTAGE
SETBACK
5'-0"
STREET FRONTAGE
SETBACK
RY STEPBACK - PICO BLVD
14.5'
AVG UPPER STORY STEPBACK - OCEAN AVENUE
=2339SF / 207' = 11.3'
STORY STEPBACK RRACE
0' = 18.9'
2339 SF
5'-0"
STREET FRONTAGE
SETBACK5'-0"
F SETBACK
REQUIRED BLVD
SHEET NO.
PROJECT TITLE
PROJECT NO.
∆ #
1828 OCEAN AVENUE
1512
SANTA MONICA, CA 90405
A0.43
DESCRIPTION DATE
R1
R2
R4
PER TABLE 9.14.030
AT LEAST THIRTY PERCENT OF THE BUILDING
ELEVATION ABOVE THE MAXIMUM GROUND FLOOR
HEIGHT SHALL PROVIDE ADDITIONAL FIVE-FOOT AVERAGE SETBACK FROM THE MINIMUM
REQUIRED FRONT YARD SETBACK.
SETBACK CODE DIAGRAM
MINIMUM UPPER STORY SETBACKS
A31
1921 OCEAN FRONT WALK
SANTA MONICA, CA 90405
DEVELOPMENT REVIEW PERMIT ON APPEAL
MARCH 8TH 2019
KoningEizenbergArchitecture
1454 25TH STREET, SANTA MONICA, CA 90405
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
CO-
WD-
GL-1
AL-1
AL-2
MAT
ST-1
ST-2
GL-3
GL-4
PLW
CP-1
ST-3
GL-2
RL-1
ST-4
CT-1
AL-3
WF-
AL-4
METAL PANEL BOARD FORMED CONC.
WOOD SIDING
Ko
14
31 31
All
by t the wor use
Kon and res the are
am
SHE
PRO
PRO
∆ #
192
15
SAN
MATERIAL & PROJECT PRECEDENTS
CO-1 C
WD-1 V
GL-1 T
AL-1 A
AL-2 S
MATERIA
ST-1 P
ST-2 S
GL-3 C
GL-4 A
PLW G
CP-1 A
ST-3 W
GL-2 C
RL-1 R
ST-4 P
CT-1 E
AL-3 P
WF-1 W
AL-4 A
METAL PANEL BOARD FORMED CONC.
WOOD SIDING
Koni
1454
310.82 310.82
All desig by these the Archi work nor use what
Koning E and emp responsi these pla are follow ambiguit
SHEET NO
PROJECT
PROJECT
∆ #
1921
1513
SANTA
MATE
A32
1921 OCEAN FRONT WALK
SANTA MONICA, CA 90405
DEVELOPMENT REVIEW PERMIT ON APPEAL
MARCH 8TH 2019
KoningEizenbergArchitecture
1454 25TH STREET, SANTA MONICA, CA 90405
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
BAY ST.PROPOSED BUILDING HOTEL CASA DEL MAR (EXISTING)PICO BLVD.CRESCENT BAY PARK SHUTTERS
HOTEL
P.L.P.L.
PROJECT SITE
ROOF NOT SHOWN IN PERSPECTIVE
PROPOSED ELEVATION ALONG OCEAN WAY LOOKING WEST
EXISTING ELEVATION ALONG OCEAN WAY LOOKING WEST
0 10'5'20'
P.L.P.L.
BAY ST.PROPOSED BUILDING HOTEL CASA DEL MAR (EXISTING)PICO BLVD.CRESCENT BAY PARK SHUTTERS
HOTEL
ROOF NOT SHOWN IN PERSPECTIVE
PROPOSED ELEVATION ALONG OCEAN WAY LOOKING WEST
OCEAN WAY CONTEXT ELEVATION
A33
1921 OCEAN FRONT WALK
SANTA MONICA, CA 90405
DEVELOPMENT REVIEW PERMIT ON APPEAL
MARCH 8TH 2019
KoningEizenbergArchitecture
1454 25TH STREET, SANTA MONICA, CA 90405
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
GROUND FLOOR / P213.5'
R2 - W46.8'
R3 - W56.8'
ROOF - W67.5'
ADFIB
P.L.P.L.
BAY STREET
S.A.N.G. 347'-0" MAX FROM S.A.N.G. 347'-0"3'-6" MAXPARAPET(E) CASA DEL MAR HOTEL
R134.8'
P121.5'6'-6"H EG C
STAIR & ELEV
PENTHOUSE
MECH.
ENCLOSURE
TRELLIS
STAIR PENTHOUSE
OVERHEAD DOOR AT TRASH ROOMFINISH TO MATCH ADJACENT CONC. WALL10'-9"10'-0"11'-11"13'-4"8'-0"OUTLINE OF SUBTERRANEAN GARAGE
CO-1 COLORED BOARD-FORMED CONCRETE
WD-1 VERT WD SLAT RAINSCREEN (FSC IPE)
GL-1 THERM BRKN ALUM GLAZING SYSTEM
AL-1 ALUMINUM SLAT SCREEN
AL-2 SOLID ALUMINUM (WHITE)
MATERIAL LEGEND
ST-1 PAINTED STEEL CHANNEL (WHITE)
ST-2 SOLID CAST STEEL PANEL (PATINA)
GL-3 CUSTOM STEEL GLAZING (DARK GREY)
GL-4 ALUM FOLDING WALL SYSTEM
PLW GREEN WALL SYSTEM
CP-1 ACRYLIC CEMENT PLASTER (WHITE)
ST-3 WROUGHT IRON PANEL (PATINA)
GL-2 CANTILEVERED GLASS GUARDRAIL
RL-1 ROPE NET RAILING/FENCING
ST-4 PAINTED STEEL ARBOR (DARK GREY)
CT-1 ENCAUSTIC CEMENT TILE
AL-3 PERFORATED ALUMINUM (DARK GREY)
WF-1 WOVEN FABRIC SLIDING SHADE
AL-4 ALUMINUM SLAT VENT PANEL
TABLE 9.21.060 - ALLOWABLE PROJECTIONS ABOVE THE HEIGHT LIMIT
ROOFTOP FEATURES & TRELLISES - 10'ELEVATOR SHAFTS - 18'STAIR PENTHOUSES 14' MECHANICAL ENCLOSURES - 12' MECHANICAL EQUIPMENT - 12'
9.21.150 - SOLAR ENERGY SYSTEMS
PHOTOVOLTAIC SOLAR ENERGY - 5'
SOLAR THERMAL | WATER PANELS - 7'
SHEET NO.
PROJECT TITLE
PROJECT NO.
∆ #
1921 OCEAN FRONT WALK
1513
SANTA MONICA, CA 90405
BUILDING ELEVATION -
EAST
A3.00
1/8" = 1'-0"1EAST ELEVATION 0 4'2'8'
DESCRIPTION DATE
SD PRICING SET 5.10.18
OCEAN WAY ELEVATION
A
CO-1 COLORED BOARD-FORMED CONCRETE
WD-1 VERT WD SLAT RAINSCREEN (FSC IPE)
GL-1 THERM BRKN ALUM GLAZING SYSTEM
AL-1 ALUMINUM SLAT SCREEN
AL-2 SOLID ALUMINUM (WHITE)
MATERIAL LEGEND
ST-1 PAINTED STEEL CHANNEL (WHITE)
ST-2 SOLID CAST STEEL PANEL (PATINA)
GL-3 CUSTOM STEEL GLAZING (DARK GREY)
GL-4 ALUM FOLDING WALL SYSTEM
PLW GREEN WALL SYSTEM
CP-1 ACRYLIC CEMENT PLASTER (WHITE)
ST-3 WROUGHT IRON PANEL (PATINA)
GL-2 CANTILEVERED GLASS GUARDRAIL
RL-1 ROPE NET RAILING/FENCING
ST-4 PAINTED STEEL ARBOR (DARK GREY)
CT-1 ENCAUSTIC CEMENT TILE
AL-3 PERFORATED ALUMINUM (DARK GREY)
WF-1 WOVEN FABRIC SLIDING SHADE
AL-4 ALUMINUM SLAT VENT PANEL
TABLE 9.21.060 - ALLOWABLE PROJECTIONS
ABOVE THE HEIGHT LIMIT
ROOFTOP FEATURES & TRELLISES - 10'ELEVATOR SHAFTS - 18'STAIR PENTHOUSES 14' MECHANICAL ENCLOSURES - 12' MECHANICAL EQUIPMENT - 12'
9.21.150 - SOLAR ENERGY SYSTEMS
PHOTOVOLTAIC SOLAR ENERGY - 5'
SOLAR THERMAL | WATER PANELS - 7'
KoningEizenbergArchitecture
1454 25th St, Santa Monica, CA 90404
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
All designs, ideas, arrangements and plans indicated by these drawings are the property and copyright of the Architect and shall neither be used on any other work nor be disclosed to any other person for any use whatsoever without written permission.
Koning Eizenberg Architecture and/or its principals and employees waives any and all liability or responsibility for problems that may occur when these plans, drawings, specifications, and/or designs are followed without the professional's guidance with ambiguities, or conflicts which are alleged.
0 2'1'4'
0 4'2'8'
0 8'4'16'
0 10'5'20'
S.A.N.G. METHODOLOGY:
PER SMZO 9.04.050(A)(2), BECAUSE OF THE SLOPING
PROJECT SITE, PROJECT HEIGHT LIMITS MUST BE
ESTABLISHED IN THREE EQUAL SEGMENTS
A34
1921 OCEAN FRONT WALK
SANTA MONICA, CA 90405
DEVELOPMENT REVIEW PERMIT ON APPEAL
MARCH 8TH 2019
KoningEizenbergArchitecture
1454 25TH STREET, SANTA MONICA, CA 90405
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
P.L.P.L.
(E) SIDEWALK PROPOSED BUILDING OCEAN WAY 3-STORY RESIDENTIAL BUILDING (EXISTING)OCEAN AVE.TRAFFIC ISLANDBEACH + OCEAN FRONT WALK
P.L.P.L.
(E) SIDEWALK PROJECT SITE
SITE AND CONTEXT
ELEVATIONS
XA9.35
PROPOSED ELEVATION ALONG BAY ST. LOOKING NORTH
EXISTING ELEVATION ALONG BAY ST. LOOKING NORTH
0 10'5'20'
P.L.P.L.
(E) SIDEWALK PROPOSED BUILDING OCEAN WAY 3-STORY RESIDENTIAL BUILDING (EXISTING)OCEAN AVE.TRAFFIC ISLANDBEACH + OCEAN FRONT WALK
PROPOSED ELEVATION ALONG BAY ST. LOOKING NORTH
BAY STREET CONTEXT ELEVATION
A35
1921 OCEAN FRONT WALK
SANTA MONICA, CA 90405
DEVELOPMENT REVIEW PERMIT ON APPEAL
MARCH 8TH 2019
KoningEizenbergArchitecture
1454 25TH STREET, SANTA MONICA, CA 90405
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
BAY STREET ELEVATION
GROUND FLOOR / P213.5'
P1 - W25.5'
R1 - W36.8'
R2 - W46.8'
R3 - W56.8'
ROOF - W67.5'
ROOF - E74.3'
4 5 7 81
P.L.
P.L.6'-9"10'-9"10'-0"10'-0"11'-3"12'-0"OCEAN WAY
47'-0" ABOVE S.A.N.G.
47'-0" ABOVE S.A.N.G
47'-0" ABOVE S.A.N.G.
S.A.N.G. 1
S.A.N.G. 3
S.A.N.G. 2 FROM S.A.N.G 347'-0" MAXFROM S.A.N.G 247'-0" MAXFROM S.A.N.G 147'-0" MAXPARAPET3'-6" MAX2 63
PARKING ENTRANCE
(E) CASA DEL MAR HOTEL BEYOND
STAIR PENTHOUSE
MECH.
ENCLOSURE
TRELLIS
MECH.ENCLOSURE
STAIR PENTHOUSE
OUTLINE OF SUBTERRANEAN GARAGE3'-6"6'-2"3'-6"4'-8"3'-6"12'-0"CO-1 COLORED BOARD-FORMED CONCRETE
WD-1 VERT WD SLAT RAINSCREEN (FSC IPE)
GL-1 THERM BRKN ALUM GLAZING SYSTEM
AL-1 ALUMINUM SLAT SCREEN
AL-2 SOLID ALUMINUM (WHITE)
MATERIAL LEGEND
ST-1 PAINTED STEEL CHANNEL (WHITE)
ST-2 SOLID CAST STEEL PANEL (PATINA)
GL-3 CUSTOM STEEL GLAZING (DARK GREY)
GL-4 ALUM FOLDING WALL SYSTEM
PLW GREEN WALL SYSTEM
CP-1 ACRYLIC CEMENT PLASTER (WHITE)
ST-3 WROUGHT IRON PANEL (PATINA)
GL-2 CANTILEVERED GLASS GUARDRAIL
RL-1 ROPE NET RAILING/FENCING
ST-4 PAINTED STEEL ARBOR (DARK GREY)
CT-1 ENCAUSTIC CEMENT TILE
AL-3 PERFORATED ALUMINUM (DARK GREY)
WF-1 WOVEN FABRIC SLIDING SHADE
AL-4 ALUMINUM SLAT VENT PANEL
TABLE 9.21.060 - ALLOWABLE PROJECTIONS ABOVE THE HEIGHT LIMIT
ROOFTOP FEATURES & TRELLISES - 10'ELEVATOR SHAFTS - 18'STAIR PENTHOUSES 14' MECHANICAL ENCLOSURES - 12' MECHANICAL EQUIPMENT - 12'
9.21.150 - SOLAR ENERGY SYSTEMS
PHOTOVOLTAIC SOLAR ENERGY - 5'SOLAR THERMAL | WATER PANELS - 7'
Koning Eizenberg Architecture and/or its principals and employees waives any and all liability or responsibility for problems that may occur when these plans, drawings, specifications, and/or designs are followed without the professional's guidance with ambiguities, or conflicts which are alleged.
SHEET NO.
PROJECT TITLE
PROJECT NO.
∆ #
1921 OCEAN FRONT WALK
1513
SANTA MONICA, CA 90405
BUILDING ELEVATION -
SOUTH
A3.01
1/8" = 1'-0"1SOUTH ELEVATION 0 4'2'8'
DESCRIPTION DATE
SD PRICING SET 5.10.1
OCEAN FRONT WALK
BEYOND
A
CO-1 COLORED BOARD-FORMED CONCRETE
WD-1 VERT WD SLAT RAINSCREEN (FSC IPE)
GL-1 THERM BRKN ALUM GLAZING SYSTEM
AL-1 ALUMINUM SLAT SCREEN
AL-2 SOLID ALUMINUM (WHITE)
MATERIAL LEGEND
ST-1 PAINTED STEEL CHANNEL (WHITE)
ST-2 SOLID CAST STEEL PANEL (PATINA)
GL-3 CUSTOM STEEL GLAZING (DARK GREY)
GL-4 ALUM FOLDING WALL SYSTEM
PLW GREEN WALL SYSTEM
CP-1 ACRYLIC CEMENT PLASTER (WHITE)
ST-3 WROUGHT IRON PANEL (PATINA)
GL-2 CANTILEVERED GLASS GUARDRAIL
RL-1 ROPE NET RAILING/FENCING
ST-4 PAINTED STEEL ARBOR (DARK GREY)
CT-1 ENCAUSTIC CEMENT TILE
AL-3 PERFORATED ALUMINUM (DARK GREY)
WF-1 WOVEN FABRIC SLIDING SHADE
AL-4 ALUMINUM SLAT VENT PANEL
TABLE 9.21.060 - ALLOWABLE PROJECTIONS
ABOVE THE HEIGHT LIMIT
ROOFTOP FEATURES & TRELLISES - 10'ELEVATOR SHAFTS - 18'STAIR PENTHOUSES 14' MECHANICAL ENCLOSURES - 12' MECHANICAL EQUIPMENT - 12'
9.21.150 - SOLAR ENERGY SYSTEMS
PHOTOVOLTAIC SOLAR ENERGY - 5'
SOLAR THERMAL | WATER PANELS - 7'
KoningEizenbergArchitecture
1454 25th St, Santa Monica, CA 90404
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
All designs, ideas, arrangements and plans indicated by these drawings are the property and copyright of the Architect and shall neither be used on any other work nor be disclosed to any other person for any use whatsoever without written permission.
Koning Eizenberg Architecture and/or its principals and employees waives any and all liability or responsibility for problems that may occur when these plans, drawings, specifications, and/or designs are followed without the professional's guidance with ambiguities, or conflicts which are alleged.
0 2'1'4'
0 4'2'8'
0 8'4'16'
0 10'5'20'
S.A.N.G. METHODOLOGY:
PER SMZO 9.04.050(A)(2), BECAUSE OF THE SLOPING
PROJECT SITE, PROJECT HEIGHT LIMITS MUST BE
ESTABLISHED IN THREE EQUAL SEGMENTS
A36
1921 OCEAN FRONT WALK
SANTA MONICA, CA 90405
DEVELOPMENT REVIEW PERMIT ON APPEAL
MARCH 8TH 2019
KoningEizenbergArchitecture
1454 25TH STREET, SANTA MONICA, CA 90405
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
P.L.P.L.
SHUTTERS ON THE BEACH HOTEL (EXISTING)59'-9"HOTEL CASA DEL MAR (EXISTING)PROPOSED BUILDING BAY STREET CRESCENT BAY PARK
P.L.P.L.
PROJECT SITE
ROOF NOT SHOWN IN PERSPECTIVE
SHUTTERS HOTEL BEYOND
EXISTING PALM TREES ON OCEAN FRONT WALK OMITTED FOR CLARITY
(E) APARTMENT BLDG BEYOND
SITE AND CONTEXT
ELEVATIONS
XA9.34
PROPOSED ELEVATION ALONG OCEAN FRONT LOOKING EAST
EXISTING ELEVATION ALONG OCEAN FRONT LOOKING EAST
0 10'5'20'
P.L.P.L.
SHUTTERS ON THE BEACH HOTEL (EXISTING)59'-9"HOTEL CASA DEL MAR (EXISTING)PROPOSED BUILDING BAY STREET CRESCENT BAY PARK
ROOF NOT SHOWN IN PERSPECTIVE
SHUTTERS HOTEL BEYOND
ROOF NOT SHOWN IN PERSPECTIVE
PROPOSED ELEVATION ALONG OCEAN FRONT LOOKING EAST
OCEAN FRONT WALK CONTEXT ELEVATION
A37
1921 OCEAN FRONT WALK
SANTA MONICA, CA 90405
DEVELOPMENT REVIEW PERMIT ON APPEAL
MARCH 8TH 2019
KoningEizenbergArchitecture
1454 25TH STREET, SANTA MONICA, CA 90405
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
OCEAN FRONT WALK ELEVATION
GROUND FLOOR / P213.5'
P1 - W25.5'
R1 - W36.8'
R2 - W46.8'
R3 - W56.8'
A D F I
P.L.P.L.
B
(E) CASA DEL MAR HOTEL
BAY STREET47'-0" MAX FRON S.A.N.G. 147'-0"S.A.N.G. 1
S.A.N.G. 2 47'-0" MAX FROM S.A.N.G. 247'-0"S.A.N.G. 3 47'-0" MAX FROM S.A.N.G. 347'-0"3'-6" MAXPARAPETHEGC
STAIR
PENTHOUSE
ELEV. OVERRUN & MECH.ENCLOSURE
TRELLIS
MECH.ENCLOSURE
MECH.ENCLOSURE
STAIR
PENTHOUSE & TRELLIS
10'-0"10'-0"11'-3"12'-0"CO-1 COLORED BOARD-FORMED CONCRETE
WD-1 VERT WD SLAT RAINSCREEN (FSC IPE)
GL-1 THERM BRKN ALUM GLAZING SYSTEM
AL-1 ALUMINUM SLAT SCREEN
AL-2 SOLID ALUMINUM (WHITE)
MATERIAL LEGEND
ST-1 PAINTED STEEL CHANNEL (WHITE)
ST-2 SOLID CAST STEEL PANEL (PATINA)
GL-3 CUSTOM STEEL GLAZING (DARK GREY)
GL-4 ALUM FOLDING WALL SYSTEM
PLW GREEN WALL SYSTEM
CP-1 ACRYLIC CEMENT PLASTER (WHITE)
ST-3 WROUGHT IRON PANEL (PATINA)
GL-2 CANTILEVERED GLASS GUARDRAIL
RL-1 ROPE NET RAILING/FENCING
ST-4 PAINTED STEEL ARBOR (DARK GREY)
CT-1 ENCAUSTIC CEMENT TILE
AL-3 PERFORATED ALUMINUM (DARK GREY)
WF-1 WOVEN FABRIC SLIDING SHADE
AL-4 ALUMINUM SLAT VENT PANEL
TABLE 9.21.060 - ALLOWABLE PROJECTIONS ABOVE THE HEIGHT LIMIT
ROOFTOP FEATURES & TRELLISES - 10' | 25%ELEVATOR SHAFTS - 18' | 15%STAIR PENTHOUSES 14' | 25%MECHANICAL ENCLOSURES - 12' | 25%MECHANICAL EQUIPMENT - 12' | 30%
9.21.150 - SOLAR ENERGY SYSTEMS
PHOTOVOLTAIC SOLAR ENERGY - 5'SOLAR THERMAL | WATER PANELS - 7'
SHEET NO.
PROJECT TITLE
PROJECT NO.
∆ #
1921 OCEAN FRONT WALK
1513
SANTA MONICA, CA 90405
BUILDING ELEVATION -
WEST
A3.02
1/8" = 1'-0"1WEST ELEVATION 0 4'2'8'
DESCRIPTION DATE
SD PRICING SET 5.10.18
0 2'1'4'
0 4'2'8'
0 8'4'16'
0 10'5'20'
A
CO-1 COLORED BOARD-FORMED CONCRETE
WD-1 VERT WD SLAT RAINSCREEN (FSC IPE)
GL-1 THERM BRKN ALUM GLAZING SYSTEM
AL-1 ALUMINUM SLAT SCREEN
AL-2 SOLID ALUMINUM (WHITE)
MATERIAL LEGEND
ST-1 PAINTED STEEL CHANNEL (WHITE)
ST-2 SOLID CAST STEEL PANEL (PATINA)
GL-3 CUSTOM STEEL GLAZING (DARK GREY)
GL-4 ALUM FOLDING WALL SYSTEM
PLW GREEN WALL SYSTEM
CP-1 ACRYLIC CEMENT PLASTER (WHITE)
ST-3 WROUGHT IRON PANEL (PATINA)
GL-2 CANTILEVERED GLASS GUARDRAIL
RL-1 ROPE NET RAILING/FENCING
ST-4 PAINTED STEEL ARBOR (DARK GREY)
CT-1 ENCAUSTIC CEMENT TILE
AL-3 PERFORATED ALUMINUM (DARK GREY)
WF-1 WOVEN FABRIC SLIDING SHADE
AL-4 ALUMINUM SLAT VENT PANEL
TABLE 9.21.060 - ALLOWABLE PROJECTIONS
ABOVE THE HEIGHT LIMIT
ROOFTOP FEATURES & TRELLISES - 10'ELEVATOR SHAFTS - 18'STAIR PENTHOUSES 14' MECHANICAL ENCLOSURES - 12' MECHANICAL EQUIPMENT - 12'
9.21.150 - SOLAR ENERGY SYSTEMS
PHOTOVOLTAIC SOLAR ENERGY - 5'
SOLAR THERMAL | WATER PANELS - 7'
KoningEizenbergArchitecture
1454 25th St, Santa Monica, CA 90404
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
All designs, ideas, arrangements and plans indicated by these drawings are the property and copyright of the Architect and shall neither be used on any other work nor be disclosed to any other person for any use whatsoever without written permission.
Koning Eizenberg Architecture and/or its principals and employees waives any and all liability or responsibility for problems that may occur when these plans, drawings, specifications, and/or designs are followed without the professional's guidance with ambiguities, or conflicts which are alleged.
S.A.N.G. METHODOLOGY:
PER SMZO 9.04.050(A)(2), BECAUSE OF THE SLOPING
PROJECT SITE, PROJECT HEIGHT LIMITS MUST BE
ESTABLISHED IN THREE EQUAL SEGMENTS
A38
1921 OCEAN FRONT WALK
SANTA MONICA, CA 90405
DEVELOPMENT REVIEW PERMIT ON APPEAL
MARCH 8TH 2019
KoningEizenbergArchitecture
1454 25TH STREET, SANTA MONICA, CA 90405
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
COURTYARD ELEVATION
GROUND FLOOR / P213.5'
R2 - W46.8'
R3 - W56.8'
ROOF - E74.3'
4578 1
R134.8'
P121.5'
R464.3'
2
47'-0" ABOVE S.A.N.G.
47'-0" ABOVE S.A.N.G
47'-0" ABOVE S.A.N.G.
S.A.N.G. 1
S.A.N.G. 3
S.A.N.G. 2FROM S.A.N.G 347'-0" MAXFROM S.A.N.G 247'-0" MAXFROM S.A.N.G 147'-0" MAXP.L.
P.L.
6 3
ENTRANCE
STAIR PENTHOUSE
TRELLIS
ELEV. OVERRUN & MECH.ENCLOSURE
MECH.ENCLOSURE
STAIR PENTHOUSE BEYOND
OUTLINE OF SUBTERRANEAN GARAGE3'-6" MAXPARAPETCO-1 COLORED BOARD-FORMED CONCRETE
WD-1 VERT WD SLAT RAINSCREEN (FSC IPE)
GL-1 THERM BRKN ALUM GLAZING SYSTEM
AL-1 ALUMINUM SLAT SCREEN
AL-2 SOLID ALUMINUM (WHITE)
MATERIAL LEGEND
ST-1 PAINTED STEEL CHANNEL (WHITE)
ST-2 SOLID CAST STEEL PANEL (PATINA)
GL-3 CUSTOM STEEL GLAZING (DARK GREY)
GL-4 ALUM FOLDING WALL SYSTEM
PLW GREEN WALL SYSTEM
CP-1 ACRYLIC CEMENT PLASTER (WHITE)
ST-3 WROUGHT IRON PANEL (PATINA)
GL-2 CANTILEVERED GLASS GUARDRAIL
RL-1 ROPE NET RAILING/FENCING
ST-4 PAINTED STEEL ARBOR (DARK GREY)
CT-1 ENCAUSTIC CEMENT TILE
AL-3 PERFORATED ALUMINUM (DARK GREY)
WF-1 WOVEN FABRIC SLIDING SHADE
AL-4 ALUMINUM SLAT VENT PANEL
TABLE 9.21.060 - ALLOWABLE PROJECTIONS ABOVE THE HEIGHT LIMIT
ROOFTOP FEATURES & TRELLISES - 10' | 25%ELEVATOR SHAFTS - 18' | 15%STAIR PENTHOUSES 14' | 25%MECHANICAL ENCLOSURES - 12' | 25%MECHANICAL EQUIPMENT - 12' | 30%
9.21.150 - SOLAR ENERGY SYSTEMS
PHOTOVOLTAIC SOLAR ENERGY - 5'SOLAR THERMAL | WATER PANELS - 7'
and employees waives any and all liability or responsibility for problems that may occur when these plans, drawings, specifications, and/or designs are followed without the professional's guidance with ambiguities, or conflicts which are alleged.
SHEET NO.
PROJECT TITLE
PROJECT NO.
∆ #
1921 OCEAN FRONT WALK
1513
SANTA MONICA, CA 90405
BUILDING ELEVATION -
NORTH
A3.03
1/8" = 1'-0"1NORTH ELEVATION 0 4'2'8'
DESCRIPTION DATE
SD PRICING SET 5.10.18
OCEAN FRONT WALK
BEYOND
OCEAN WAY
A
CO-1 COLORED BOARD-FORMED CONCRETE
WD-1 VERT WD SLAT RAINSCREEN (FSC IPE)
GL-1 THERM BRKN ALUM GLAZING SYSTEM
AL-1 ALUMINUM SLAT SCREEN
AL-2 SOLID ALUMINUM (WHITE)
MATERIAL LEGEND
ST-1 PAINTED STEEL CHANNEL (WHITE)
ST-2 SOLID CAST STEEL PANEL (PATINA)
GL-3 CUSTOM STEEL GLAZING (DARK GREY)
GL-4 ALUM FOLDING WALL SYSTEM
PLW GREEN WALL SYSTEM
CP-1 ACRYLIC CEMENT PLASTER (WHITE)
ST-3 WROUGHT IRON PANEL (PATINA)
GL-2 CANTILEVERED GLASS GUARDRAIL
RL-1 ROPE NET RAILING/FENCING
ST-4 PAINTED STEEL ARBOR (DARK GREY)
CT-1 ENCAUSTIC CEMENT TILE
AL-3 PERFORATED ALUMINUM (DARK GREY)
WF-1 WOVEN FABRIC SLIDING SHADE
AL-4 ALUMINUM SLAT VENT PANEL
TABLE 9.21.060 - ALLOWABLE PROJECTIONS
ABOVE THE HEIGHT LIMIT
ROOFTOP FEATURES & TRELLISES - 10'ELEVATOR SHAFTS - 18'STAIR PENTHOUSES 14' MECHANICAL ENCLOSURES - 12' MECHANICAL EQUIPMENT - 12'
9.21.150 - SOLAR ENERGY SYSTEMS
PHOTOVOLTAIC SOLAR ENERGY - 5'
SOLAR THERMAL | WATER PANELS - 7'
KoningEizenbergArchitecture
1454 25th St, Santa Monica, CA 90404
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
All designs, ideas, arrangements and plans indicated by these drawings are the property and copyright of the Architect and shall neither be used on any other work nor be disclosed to any other person for any use whatsoever without written permission.
Koning Eizenberg Architecture and/or its principals and employees waives any and all liability or responsibility for problems that may occur when these plans, drawings, specifications, and/or designs are followed without the professional's guidance with ambiguities, or conflicts which are alleged.
0 2'1'4'
0 4'2'8'
0 8'4'16'
0 10'5'20'
S.A.N.G. METHODOLOGY:
PER SMZO 9.04.050(A)(2), BECAUSE OF THE SLOPING
PROJECT SITE, PROJECT HEIGHT LIMITS MUST BE
ESTABLISHED IN THREE EQUAL SEGMENTS
A39
1921 OCEAN FRONT WALK
SANTA MONICA, CA 90405
DEVELOPMENT REVIEW PERMIT ON APPEAL
MARCH 8TH 2019
KoningEizenbergArchitecture
1454 25TH STREET, SANTA MONICA, CA 90405
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
GROUND FLOOR / P213.5'
P1 - W25.5'
R1 - W36.8'
R2 - W46.8'
R3 - W56.8'
4 5 7 81263
3'-3"47'-0" ABOVE S.A.N.G.
47'-0" ABOVE S.A.N.G
47'-0" ABOVE S.A.N.G.
S.A.N.G. 1
S.A.N.G. 3
S.A.N.G. 2
OCEAN FRONT WALK
(E) WALKWAY
ROOF EAST70.80'14'-0"10'-0"10'-0"11'-3"12'-0"OCEAN WAY
47'-0" MAX FROM S.A.N.G. 347'-0"(E) CASA DEL MAR HOTEL BEYOND
MECH ENCLOSURE
STAIR PENTHOUSE 3'-6" MAXPARAPET12'-6"10'-0"11'-3"12'-0"10'-9"10'-0"10'-0"11'-3"14'-0"10'-0"11'-11"7'-0"13'-2"3'-6"MECH ENCLOSURE
CONDENSER UNIT
PLANTER
TRELLIS
(E) ABANDONED PUMP STATION FOUNDATION
(E) CASA DEL MAR
HOTEL BEYOND
P.L.P.L.12'-0"15'-4"9'-0"MECH STACKERS IN THIS ZONEMECH STACKERS IN THIS ZONE
TABLE 9.21.060 - ALLOWABLE PROJE
ABOVE THE HEIGHT LIMIT
ROOFTOP FEATURES & TRELLISE ELEVATOR SHAFTS - 18'STAIR PENTHOUSES 14'
MECHANICAL ENCLOSURES - 12' MECHANICAL EQUIPMENT - 12'
9.21.150 - SOLAR ENERGY SYSTEMS
PHOTOVOLTAIC SOLAR ENERGY SOLAR THERMAL | WATER PANEL
Koning Eizenberg Architecture and/or its princ
and employees waives any and all liability or responsibility for problems that may occur whe these plans, drawings, specifications, and/or d are followed without the professional's guidanc
ambiguities, or conflicts which are alleged.
SHEET NO.
PROJECT TITLE
PROJECT NO.
∆ #
1921 OCEAN FRONT W
1513
SANTA MONICA, CA 90405
BUILDING SECTIONS
A4.0
1/8" = 1'-0"1SECTION 1 0 4'2'8'
DESCRIPTION
SD PRICING SET
BUILDING SECTION 1
A
CO-1 COLORED BOARD-FORMED CONCRETE
WD-1 VERT WD SLAT RAINSCREEN (FSC IPE)
GL-1 THERM BRKN ALUM GLAZING SYSTEM
AL-1 ALUMINUM SLAT SCREEN
AL-2 SOLID ALUMINUM (WHITE)
MATERIAL LEGEND
ST-1 PAINTED STEEL CHANNEL (WHITE)
ST-2 SOLID CAST STEEL PANEL (PATINA)
GL-3 CUSTOM STEEL GLAZING (DARK GREY)
GL-4 ALUM FOLDING WALL SYSTEM
PLW GREEN WALL SYSTEM
CP-1 ACRYLIC CEMENT PLASTER (WHITE)
ST-3 WROUGHT IRON PANEL (PATINA)
GL-2 CANTILEVERED GLASS GUARDRAIL
RL-1 ROPE NET RAILING/FENCING
ST-4 PAINTED STEEL ARBOR (DARK GREY)
CT-1 ENCAUSTIC CEMENT TILE
AL-3 PERFORATED ALUMINUM (DARK GREY)
WF-1 WOVEN FABRIC SLIDING SHADE
AL-4 ALUMINUM SLAT VENT PANEL
TABLE 9.21.060 - ALLOWABLE PROJECTIONS
ABOVE THE HEIGHT LIMIT
ROOFTOP FEATURES & TRELLISES - 10'ELEVATOR SHAFTS - 18'STAIR PENTHOUSES 14' MECHANICAL ENCLOSURES - 12' MECHANICAL EQUIPMENT - 12'
9.21.150 - SOLAR ENERGY SYSTEMS
PHOTOVOLTAIC SOLAR ENERGY - 5'
SOLAR THERMAL | WATER PANELS - 7'
KoningEizenbergArchitecture
1454 25th St, Santa Monica, CA 90404
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
All designs, ideas, arrangements and plans indicated by these drawings are the property and copyright of the Architect and shall neither be used on any other work nor be disclosed to any other person for any use whatsoever without written permission.
Koning Eizenberg Architecture and/or its principals and employees waives any and all liability or responsibility for problems that may occur when these plans, drawings, specifications, and/or designs are followed without the professional's guidance with ambiguities, or conflicts which are alleged.
0 2'1'4'
0 4'2'8'
0 8'4'16'
0 10'5'20'
S.A.N.G. METHODOLOGY:
PER SMZO 9.04.050(A)(2), BECAUSE OF THE SLOPING
PROJECT SITE, PROJECT HEIGHT LIMITS MUST BE
ESTABLISHED IN THREE EQUAL SEGMENTS
A40
1921 OCEAN FRONT WALK
SANTA MONICA, CA 90405
DEVELOPMENT REVIEW PERMIT ON APPEAL
MARCH 8TH 2019
KoningEizenbergArchitecture
1454 25TH STREET, SANTA MONICA, CA 90405
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
GROUND FLOOR / P213.5'
P1 - W25.5'
R1 - W36.8'
R2 - W46.8'
R3 - W56.8'
4 5 7 81
R134.8'
2 63
ROOF EAST70.80'
OCEAN FRONT WALK
47'-0" ABOVE S.A.N.G.
47'-0" ABOVE S.A.N.G
47'-0" ABOVE S.A.N.G.
S.A.N.G. 1
S.A.N.G. 3
S.A.N.G. 2
(E) WALKWAY
(E) CASA DEL MAR HOTEL BEYOND
14'-0"10'-0"10'-0"11'-3"12'-0"OCEAN WAY
47'-0" MAX FROM S.A.N.G. 347'-0"MECH ENCLOSURE
12'-6"10'-0"11'-3"12'-0"14'-0"10'-0"10'-0"16'-1"9'-0"MECH ENCLOSURE
1'-2"3'-4"11"GUARDRAIL BEYOND
PATIO
P.L.P.L.
(E) CASA DEL MAR HOTEL BEYOND 3'-6" MAXPARAPETTABLE 9.21.060 - ALLOWABLE PROJ
ABOVE THE HEIGHT LIMIT
ROOFTOP FEATURES & TRELLISE ELEVATOR SHAFTS - 18' | 15%STAIR PENTHOUSES 14' | 25%
MECHANICAL ENCLOSURES - 12' MECHANICAL EQUIPMENT - 12' | 3
9.21.150 - SOLAR ENERGY SYSTEMS
PHOTOVOLTAIC SOLAR ENERGY
SOLAR THERMAL | WATER PANE
Koning Eizenberg Architecture and/or its prin
and employees waives any and all liability or responsibility for problems that may occur wh these plans, drawings, specifications, and/or are followed without the professional's guidan
ambiguities, or conflicts which are alleged.
SHEET NO.
PROJECT TITLE
PROJECT NO.
∆ #
1921 OCEAN FRONT W
1513
SANTA MONICA, CA 90405
BUILDING SECTIONS
A4.0
0 4'2'8' 1/8" = 1'-0"1SECTION 3
DESCRIPTION
SD PRICING SET
BUILDING SECTION 2
A
CO-1 COLORED BOARD-FORMED CONCRETE
WD-1 VERT WD SLAT RAINSCREEN (FSC IPE)
GL-1 THERM BRKN ALUM GLAZING SYSTEM
AL-1 ALUMINUM SLAT SCREEN
AL-2 SOLID ALUMINUM (WHITE)
MATERIAL LEGEND
ST-1 PAINTED STEEL CHANNEL (WHITE)
ST-2 SOLID CAST STEEL PANEL (PATINA)
GL-3 CUSTOM STEEL GLAZING (DARK GREY)
GL-4 ALUM FOLDING WALL SYSTEM
PLW GREEN WALL SYSTEM
CP-1 ACRYLIC CEMENT PLASTER (WHITE)
ST-3 WROUGHT IRON PANEL (PATINA)
GL-2 CANTILEVERED GLASS GUARDRAIL
RL-1 ROPE NET RAILING/FENCING
ST-4 PAINTED STEEL ARBOR (DARK GREY)
CT-1 ENCAUSTIC CEMENT TILE
AL-3 PERFORATED ALUMINUM (DARK GREY)
WF-1 WOVEN FABRIC SLIDING SHADE
AL-4 ALUMINUM SLAT VENT PANEL
TABLE 9.21.060 - ALLOWABLE PROJECTIONS
ABOVE THE HEIGHT LIMIT
ROOFTOP FEATURES & TRELLISES - 10'ELEVATOR SHAFTS - 18'STAIR PENTHOUSES 14' MECHANICAL ENCLOSURES - 12' MECHANICAL EQUIPMENT - 12'
9.21.150 - SOLAR ENERGY SYSTEMS
PHOTOVOLTAIC SOLAR ENERGY - 5'
SOLAR THERMAL | WATER PANELS - 7'
KoningEizenbergArchitecture
1454 25th St, Santa Monica, CA 90404
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
All designs, ideas, arrangements and plans indicated by these drawings are the property and copyright of the Architect and shall neither be used on any other work nor be disclosed to any other person for any use whatsoever without written permission.
Koning Eizenberg Architecture and/or its principals and employees waives any and all liability or responsibility for problems that may occur when these plans, drawings, specifications, and/or designs are followed without the professional's guidance with ambiguities, or conflicts which are alleged.
0 2'1'4'
0 4'2'8'
0 8'4'16'
0 10'5'20'
S.A.N.G. METHODOLOGY:
PER SMZO 9.04.050(A)(2), BECAUSE OF THE SLOPING
PROJECT SITE, PROJECT HEIGHT LIMITS MUST BE
ESTABLISHED IN THREE EQUAL SEGMENTS
A41
1921 OCEAN FRONT WALK
SANTA MONICA, CA 90405
DEVELOPMENT REVIEW PERMIT ON APPEAL
MARCH 8TH 2019
KoningEizenbergArchitecture
1454 25TH STREET, SANTA MONICA, CA 90405
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
GROUND FLOOR / P213.5'
P1 - W25.5'
R1 - W36.8'
R2 - W46.8'
R3 - W56.8'
ROOF - W67.5'
ADFIBHEGC
(E) CASA DEL MAR
HOTEL
P.L.
P.L.
BOTTOM OF SLOPING POOL SLAB
MECH ENCLOSURE
STAIR PENTHOUSE
10'-9"10'-0"10'-0"11'-3"12'-0"10'-9"10'-0"10'-0"11'-3"12'-0"S.A.N.G. 33'-6" MAXPARAPET47'-0" MAX FROM S.A.N.G. 347'-0"(E) ABANDONED PUMP STATION FOUNDATION
PARKING RAMP DN
2 BED
2 BED
1 BED
1 BED
1 BED
PRIVATE PATIO
PRIVATE PATIO
OPEN CORRIDOR
RESIDENTIAL PARKING
COMMERCIAL / GUEST /
RESIDENTIAL PARKING
ELEC
BUILDING SECTION 3
A
CO-1 COLORED BOARD-FORMED CONCRETE
WD-1 VERT WD SLAT RAINSCREEN (FSC IPE)
GL-1 THERM BRKN ALUM GLAZING SYSTEM
AL-1 ALUMINUM SLAT SCREEN
AL-2 SOLID ALUMINUM (WHITE)
MATERIAL LEGEND
ST-1 PAINTED STEEL CHANNEL (WHITE)
ST-2 SOLID CAST STEEL PANEL (PATINA)
GL-3 CUSTOM STEEL GLAZING (DARK GREY)
GL-4 ALUM FOLDING WALL SYSTEM
PLW GREEN WALL SYSTEM
CP-1 ACRYLIC CEMENT PLASTER (WHITE)
ST-3 WROUGHT IRON PANEL (PATINA)
GL-2 CANTILEVERED GLASS GUARDRAIL
RL-1 ROPE NET RAILING/FENCING
ST-4 PAINTED STEEL ARBOR (DARK GREY)
CT-1 ENCAUSTIC CEMENT TILE
AL-3 PERFORATED ALUMINUM (DARK GREY)
WF-1 WOVEN FABRIC SLIDING SHADE
AL-4 ALUMINUM SLAT VENT PANEL
TABLE 9.21.060 - ALLOWABLE PROJECTIONS
ABOVE THE HEIGHT LIMIT
ROOFTOP FEATURES & TRELLISES - 10'ELEVATOR SHAFTS - 18'STAIR PENTHOUSES 14' MECHANICAL ENCLOSURES - 12' MECHANICAL EQUIPMENT - 12'
9.21.150 - SOLAR ENERGY SYSTEMS
PHOTOVOLTAIC SOLAR ENERGY - 5'
SOLAR THERMAL | WATER PANELS - 7'
KoningEizenbergArchitecture
1454 25th St, Santa Monica, CA 90404
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
All designs, ideas, arrangements and plans indicated by these drawings are the property and copyright of the Architect and shall neither be used on any other work nor be disclosed to any other person for any use whatsoever without written permission.
Koning Eizenberg Architecture and/or its principals and employees waives any and all liability or responsibility for problems that may occur when these plans, drawings, specifications, and/or designs are followed without the professional's guidance with ambiguities, or conflicts which are alleged.
0 2'1'4'
0 4'2'8'
0 8'4'16'
0 10'5'20'
S.A.N.G. METHODOLOGY:
PER SMZO 9.04.050(A)(2), BECAUSE OF THE SLOPING
PROJECT SITE, PROJECT HEIGHT LIMITS MUST BE
ESTABLISHED IN THREE EQUAL SEGMENTS
L1
1921 OCEAN FRONT WALK
SANTA MONICA, CA 90405KoningEizenbergArchitecture
1454 25TH STREET, SANTA MONICA, CA 90405
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
OVERALL SITE PLAN OCEAN WAY(E) SIDEWALKBAY STREET
CASA DEL MAR
(E)
(E)
(E)
(E)
TRANSFORMER
BIKE PARKING, TYP.
PAVING FOR
ROLLING TRASH
BINS
(E) SIDEWALK
GRATES, TYP.
MAIN ENTRY
N
NEW STREET TREES IN
DECOMPOSED GRANITE
SIDEWALK CUTOUTS
BOULDER BENCHES,
TYP.
ACACIA ANEURA
TREES AT DINING
TERRACEOCEAN FRONT WALK0’4’8’16’
DEVELOPMENT REVIEW PERMIT ON APPEAL
MARCH 8TH 2019
L2
1921 OCEAN FRONT WALK
SANTA MONICA, CA 90405KoningEizenbergArchitecture
1454 25TH STREET, SANTA MONICA, CA 90405
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
LANDSCAPE PLAN - STREETSCAPEOCEAN WAYCASA DEL MAR
Festuca glauca
Opuntia ‘Santa Rosa’Washingtonia filifera
Stachys byzantina Leymus ‘Blue Prince’
BAY STREET
N
PROPOSED WASHINGTONIA
FILIFERA, TYP OF 4 (TO MATCH
HISTORIC TREES AT ADJACENT
CRESCENT BAY PARK)
BOULDER BENCHES,
TYP. (E) SIDEWALKOCEAN FRONT WALKNOT TO SCALE
DEVELOPMENT REVIEW PERMIT ON APPEAL
MARCH 8TH 2019
L3
1921 OCEAN FRONT WALK
SANTA MONICA, CA 90405KoningEizenbergArchitecture
1454 25TH STREET, SANTA MONICA, CA 90405
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
LANDSCAPE ELEVATIONS - STREETSCAPE
PROPOSED WASHINGTONIA
FILIFERA, TYP OF 4
PROPOSED MELALEUCA
NESOPHILA
BAY STREET ELEVATION
OCEAN AVE ELEVATION
MOUNDED, DROUGHT
RESISTANT PLANTING
0’4’8’16’
0’4’8’16’
DEVELOPMENT REVIEW PERMIT ON APPEAL
MARCH 8TH 2019
L4
1921 OCEAN FRONT WALK
SANTA MONICA, CA 90405KoningEizenbergArchitecture
1454 25TH STREET, SANTA MONICA, CA 90405
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
A B C
SECTION ‘A“ AT BAY STREET SECTION ‘B“ AT BAY STREET SECTION ‘C“ AT BAY STREET
P.L.
P.L.
P.L.
7’-0”
PATIO
+5'-4"
7’-9”
5'-6”
LANDSCAPE SECTIONS - BAY STREET
N
0’4’8’16’
PATIO
+4'-3"
DEVELOPMENT REVIEW PERMIT ON APPEAL
MARCH 8TH 2019
L5
1921 OCEAN FRONT WALK
SANTA MONICA, CA 90405KoningEizenbergArchitecture
1454 25TH STREET, SANTA MONICA, CA 90405
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
LANDSCAPE PLAN - OCEAN FRONT WALK
Festuca glauca
Acacia aneura
Leymus ‘Blue Prince’
Stachys byzantina White Bouganvillea OCEAN WAYCASA DEL MAR OCEAN FRONT WALKBAY STREET OCEAN WAYBAY STREET
ACACIA ANEURA,
TYP. OF 3
VINE WALL
N(E) SIDEWALKOCEAN FRONT WALKNOT TO SCALE
DEVELOPMENT REVIEW PERMIT ON APPEAL
MARCH 8TH 2019
L6
1921 OCEAN FRONT WALK
SANTA MONICA, CA 90405KoningEizenbergArchitecture
1454 25TH STREET, SANTA MONICA, CA 90405
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
LANDSCAPE ELEVATION - OCEAN FRONT WALK
PROPOSED ACACIA ANEURA,
TYP. OF 3
PROPOSED WASHINGTONIA
FILIFERA, TYP. OF 4
PROPOSED MELALEUCA
NESOPHILA, TYP. OF 4
0’4’8’16’
DEVELOPMENT REVIEW PERMIT ON APPEAL
MARCH 8TH 2019
L7
1921 OCEAN FRONT WALK
SANTA MONICA, CA 90405KoningEizenbergArchitecture
1454 25TH STREET, SANTA MONICA, CA 90405
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com OCEAN WAYCASA DEL MAR
BAY STREET
LANDSCAPE PLAN - ENTRY COURTYARDS
Farfugium japonicum
Vine Cables
Copa de Oro Vine OCEAN WAYCASA DEL MAR
BAY STREET
RAISED PLANTERS WITH
VINE CABLES, TYP.
N(E) SIDEWALKOCEAN FRONT WALKNOT TO SCALE
DEVELOPMENT REVIEW PERMIT ON APPEAL
MARCH 8TH 2019
L8
1921 OCEAN FRONT WALK
SANTA MONICA, CA 90405KoningEizenbergArchitecture
1454 25TH STREET, SANTA MONICA, CA 90405
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com OCEAN WAYBAY STREET
CASA DEL MAR
PRIVATE
TERRACE PRIVATE
TERRACE
PRIVATE
BALCONY, TYP
RAISED SPA
POOL
MELALEUCA
NESOPHILA TREE,
TYP OF 5
(E) SIDEWALKOCEAN FRONT WALKGRAVEL
SURROUND
0’4’8’16’
N
LANDSCAPE PLAN - ROOF TERRACEDEVELOPMENT REVIEW PERMIT ON APPEAL
MARCH 8TH 2019
L9
1921 OCEAN FRONT WALK
SANTA MONICA, CA 90405KoningEizenbergArchitecture
1454 25TH STREET, SANTA MONICA, CA 90405
310.828.6131 info@kearch.com
310.828.0719 fax www.kearch.com
CASA DEL MAR
BAY STREET
Melaleuca nesophila Melaleuca nesophila Flower
Senecio mandraliscaePotted Grasses Fire Table and Seating Dining Trellis
LANDSCAPE PLAN - ROOF TERRACE
CHAISE LOUNGES
AND UMBRELLAS
GRAVEL SURROUND
OUTDOOR DINING
AREA WITH BBQ
AND SEATING BELOW
TRELLIS
MELALEUCA
NESOPHILA,
TYP. OF 3
FIRE TABLE,
TYP. OF 2
RAISED
SPA POOL
Raised Spa Pool
N
NOT TO SCALE OCEAN FRONT WALKDEVELOPMENT REVIEW PERMIT ON APPEAL
MARCH 8TH 2019
City of Santa Monica
City Planning Division
CITY COUNCIL
STATEMENT OF OFFICIAL ACTION
PROJECT INFORMATION
CASE NUMBER: Appeal 18ENT-0312
LOCATION: 1921 Ocean Front Walk
APPLICANT: Koning Eizenberg Architecture
PROPERTY OWNER: NXT2 BEACH, LLC
CASE PLANNER: Russell Bunim, AICP, Acting Senior Planner
REQUEST: Appeal of the Planning Commission’s approval of
Development Review Permit 15ENT-0297 for a new
four-story mixed-use residential and commercial
building with 22 residential units, 4,000 square-feet of
ground floor commercial tenant space, and 56 parking
spaces located in a subterranean parking garage.
The 22 residential units are intended for use by persons
as their permanent place of residence and shall not be
used as Corporate Housing or Lodging for persons who
intend their occupancy to be temporary. Consistent with
Proposition S, this project is not an expansion of any
hotel use and there shall be no hotel amenities from the
adjacent hotel (e.g., housekeeping, valet, food/room
service) provided at the Project.
As volunteered by the applicant, in the event that the
applicant elects to meet its Tier 2 affordable housing
production program obligation on site, the developer
shall coordinate with the City’s Housing Division and an
agency to facilitate support services for the households
occupying the affordable units, and make every effort to
coordinate and complement the services of other similar
providers for affordable residents of 50% income
households or greater in the neighboring area. The
support services shall be in place prior to the issuance
of certificate of occupancy of the affordable units if
provided on site.
2
18ENT-0312
Statement of Official Action
AFFORDABLE HOUSING: Four 50% income deed-restricted affordable units (2
one-bedroom, 1 two-bedroom, and 1 three-bedroom)
located off-site at 1828 Ocean Avenue.
CEQA STATUS: An Environmental Impact Report was prepared to
analyze the potential environmental effects of the 1921
Ocean Front Walk Projects and the 1828 Ocean Avenue
Project. The EIR analyzes the impacts of each project
individually and cumulatively. A Notice of Preparation
(NOP) was published on September 13, 2016 for a 30-
day comment period. On April 10, 2018, a Notice of
Completion and Public Availability of the Draft EIR was
published, commencing a 45-day public comment
period for the Draft EIR. The Final EIR was published on
August 30, 2018, and certified by the Planning
Commission on October 3, 2018.
CITY COUNCIL ACTION
April 23, 2019 Determination Date
Appeal granted based on the following findings.
X
Appeal Denied; Application approved based on the following
findings and subject to the conditions below.
Other.
EFFECTIVE DATES OF ACTIONS IF
NOT APPEALED:
April 23, 2019
EXPIRATION DATE OF ANY PERMITS
GRANTED:
October 22, 2022
LENGTH OF ANY POSSIBLE
EXTENSION OF EXPIRATION DATES * :
12 months
* Any request for an extension of the expiration date must be received in the City Planning
Division prior to expiration of this permit.
Each and all of the findings and determinations are based on the competent and substantial
evidence, both oral and written, contained in the entire record relating to the Project. All
summaries of information contained herein or in the findings are based on the substantial
evidence in the record. The absence of any particular fact from any such summary is not an
indication that a particular finding is not based in part on that fact.
3
18ENT-0312
Statement of Official Action
FINDINGS
DEVELOPMENT REVIEW PERMIT FINDINGS
A. The physical location, size, massing, setbacks, pedestrian orientation, and placement
of proposed structures on the site and the location of proposed uses within the project
are consistent with applicable standards and are both compatible and relate
harmoniously to surrounding sites and neighborhoods in that the proposed project
includes a mixed-use commercial and residential building that complies with the
Oceanfront (OF) and Beach Overlay (BCH) Districts development standards.
Specifically, the physical size and massing of the project fits in the context of the
surrounding neighborhood; it complies with the height limitation in the Zoning Ordinance
using segmented average natural grade (SANG) for measuring height and is smaller in
scale compared to Hotel Casa del Mar immediately adjacent to the north. The project
complies with the street frontage setbacks on Ocean Way and Bay Street and is further
setback on Ocean Front Walk in order to accommodate outdoor dining for the
commercial tenant spaces. Lastly, the proposed commercial and residential land uses
relate harmoniously to the existing residential development along Ocean Way and the
mix of uses along Ocean Front Walk. The building is not subject to the commercial
boulevard active commercial uses development standards; however, the project does
provide active commercial uses and incorporates a pedestrian oriented ground floor
surrounding the property on Ocean Way, Bay Street, and Ocean Front Walk.
B. The rights-of-way can accommodate autos, bicycles, pedestrians, and multi-modal
transportation methods, including adequate parking and access, in that the project will
provide 56 parking spaces in a two-level subterranean garage with vehicle access from
Bay Street. Furthermore, the project includes pedestrian entrances to the residential
units from Ocean Way and Ocean Front Walk and pedestrian access to the commercial
tenant spaces from Ocean Front Walk. Eight (4 commercial and 4 residential) short-term
bicycle spaces are located along the building frontages on Ocean Front Walk and Ocean
Way. 39 (4 commercial and 35 residential) long-term bicycle spaces are being provided.
C. The health and safety services (police, fire, etc.) and public infrastructure (e.g. utilities)
are sufficient to accommodate the new development, in that the proposed development
is located in an urbanized area that is already adequately served by existing City
infrastructure. No new safety services or public infrastructure will be required for this
project.
D. The project is generally consistent with the Municipal Code, General Plan, and any
applicable Specific Plan, in that the project is located in the Oceanfront District land use
designation in the 2010 LUCE. The development parameters in the LUCE are
implemented in the Zoning Ordinance for Tier 2 projects. The proposed project complies
with all of the development standards outlined in the Zoning Ordinance.
The proposed development is also consistent with the goals, objectives, and policies in
the LUCE. Specifically, Policy D18.2 seeks to respect the scale and character of the
district’s existing residential areas in the design and construction of new buildings.
4
18ENT-0312
Statement of Official Action
The proposed building complies with the building height volume that steps down toward
Santa Monica Beach consistent with the height and mass of surrounding buildings.
Additionally, the proposed project complies with LUCE goals and policies in that it is a
mixed-use building with two small (maximum 2,000 square- feet) ground floor cafés
facing Ocean Front Walk with residential as the proposed use on the upper floors.
The Oceanfront District designation is intended to maintain and enhance the Oceanfront
District as an important visitor serving destination with lodging, restaurants, shopping
and recreation, as well as to protect the existing residential enclaves in the area. The
unique character and scale of the area is maintained, centering on the landmark Santa
Monica Pier. New residential and commercial uses are consistent with the character of
existing buildings. As little change is expected to occur within this District, many of the
existing uses remain, including residential, local and visitor-serving uses such as
restaurants, hotels, beach clubs, and public facilities. Existing hotels may remodel and
rebuild, not to exceed existing floor area and building footprint, in accordance with
Proposition S. Future uses protect the residential enclaves, maintaining the existing
character of the Oceanfront District, and support its function as a local and regional
recreational amenity.
The proposed project complies with these goals and policies in that the mixed-use
residential and commercial building is designed with an inviting and activated ground
floor (restaurants are a maximum 2,000 square-feet consistent with Proposition S),
includes a variety of housing unit types and affordability, and formed in a manner that is
sensitive to the context of the adjacent properties and surrounding neighborhood.
E. Based on environmental review, the proposed project has no potentially significant
environmental impacts or any potentially significant environmental impacts have been
reduced to less than significant levels because of mitigation measures incorporated in
the project.
In accordance with CEQA, an EIR was prepared to analyze the potential environmental
effects of the 1921 Ocean Front Walk Project and the 1828 Ocean Avenue Project.
While the Projects would require two separate development review permits, both
projects are analyzed together in the EIR as required by CEQA. Under CEQA, an
agency cannot "piecemeal" the environmental review for a project. Per CEQA, a
"project" is defined as the "whole of the action." An EIR must include an analysis of the
environmental effects of the project, which includes a future expansion or other action
if: (1) it is a reasonably foreseeable consequence of the initial project; and (2) the future
expansion or action will be significant in that it will likely change the scope or nature of
the initial project or its environmental effects. In the case of the 1828 Ocean Avenue
Project and 1921 Ocean Front Walk Project, the affordable housing requirement for the
Ocean Front Walk Project may be provided off-site at 1828 Ocean Avenue (affordable
housing Scenario A). The EIR clearly provides an analysis of each site independently
while also evaluating the potential for combined effects given the proximity of the Project
Sites.
In accordance with Section 15082 of the CEQA Guidelines, a Notice of Preparation
(NOP) was published on September 13, 2016 for a 30-day comment period which
5
18ENT-0312
Statement of Official Action
indicated the City’s intent to prepare an EIR for both projects. The NOP was distributed
to Federal, State, Regional, and City agencies, neighborhood groups, and occupants
and owners within a 1,000-foot radius of the project sites and was published on the
City’s Planning and Community Development website. Additionally, a public scoping
meeting was held on October 20, 2016, to present the projects and receive comments
on the scope of the EIR.
On April 10, 2018, a Notice of Completion and Public Availability of the Draft EIR was
published, commencing a 45-day public comment period for the Draft EIR.
The environmental issues studied in detail in the Draft EIR include:
Aesthetics
Air Quality
Construction Effects
Cultural Resources
Energy
Geology and Soils
Greenhouse Gas Emissions
Hazards and Hazardous Materials
Hydrology and Water Quality
Land Use and Planning
Neighborhood Effects
Noise and Vibration
Population and Housing
Fire Protection
Police Protection
Transportation/Traffic
Utilities – Wastewater and Water Supply
Other issue areas such as Agricultural/Forestry Resources, Biological Resources,
Mineral Resources, Neighborhood Effects, Recreation, and Solid Waste were
determined to be less than significant in the Initial Study (Appendix A of the EIR).
The Final EIR, which was published in August 2018, contains all comments and
responses to comments received during the comment period as well as minor changes
to the Draft EIR. The Draft EIR was available for a 45-day public review period, during
which a total of 9 comment letters were received. Most of the comment letters were from
members of the public and 2 were from commenting agencies.
Comments were raised regarding the mass/scale of the buildings, traffic impacts of the
projects, and concerns regarding short-term rentals of the residential units. Responses
to all comments received are included in the Final EIR.
Significant Impacts
Based on the analysis provided in the EIR, there are no significant and unavoidable
impacts associated with the 1921 Ocean Front Walk Project or the 1828 Ocean Avenue
Project (individually and on a cumulative basis).
6
18ENT-0312
Statement of Official Action
Alternatives Studied
Although there were no significant environmental impacts identified. In accordance with
CEQA, the EIR studied five alternatives to the projects, which are intended to reduce
the environmental impacts of the projects:
Alternative 1 – No Project/No Build (Existing Conditions)
Alternative 2 – Projects with Less than 7,500 square feet
Alternative 3 – Tier 1 Development with On-Site Affordable Housing
Alternative 4 – Tier 2 Development with Reduced FAR and Reduced Density
Alternative 5 – Tier 1 Development with Reduced Density
Environmentally Superior Alternative
In general, the environmentally superior alternative as defined by CEQA should
minimize adverse impacts to the project site and its surrounding environment. Of the
alternatives considered, the "No Project/No Build Alternative” does not create any new
impacts; therefore, it is environmentally superior to the project, which proposes to
change existing conditions. However, the No Project/No Build Alternative does not meet
any of the project objectives. CEQA Guidelines section 15126.6 states that if the
environmentally superior alternative is the No Project/No Build Alternative, the EIR shall
also identify an environmentally superior alternative from among the other alternatives.
The remaining alternatives were reviewed in accordance with the State CEQA
Guidelines requirement to identify an environmentally superior Alternative other than the
No Project/No Build Alternative. Of the remaining Alternatives, Alternative 2, with 4,999
sf of cultural use and 2,500 sf restaurant at the 1921 Ocean Front Walk Site, would be
the environmentally superior alternative. However, Alternative 2 would not meet the
project objectives. Further, while Alternative 2 would incrementally reduce
environmental impacts but it would not be supportive of City goals and policies to
accommodate housing needs and sustainable development patterns to reduce vehicle
miles traveled. The project as proposed would provide a higher level of community
benefits and greater support for the goals and policies related to the provision of in-fill
housing development in high quality transit areas.
F. The project promotes the general welfare of the community in that it allows for the
redevelopment of existing, underutilized property with a mixed-use project that is
compliant with the LUCE vision for the area. The proposed project provides 22
residential units and features space for a neighborhood serving ground-floor commercial
use. Further, the project would provide community benefits including four residential
units (15% of the project off-site at 1828 Ocean Avenue) affordable to 50% income level
households, a specified market-rate unit mix of no more than 15% studios, at least 20%
two-bedrooms, and at least 15% three bedrooms, an average number of bedrooms for
the market-rate units of at least 1.2, enhanced development impact fees (i.e.
Transportation Impact Fee, Parks & Recreation Impact Fee) 14% above the base fee,
and enhanced Transportation Demand Management elements such as 75%
transportation allowance and free bike valet for the commercial uses if vehicle valet is
provided.
7
18ENT-0312
Statement of Official Action
G. The project has no unacceptable adverse effects on public health or safety in that the
project is a mixed-use project consisting of residential uses and is designed to
accommodate neighborhood-serving commercial uses. The commercial uses are
located along Ocean Front Walk, which is adjacent to Santa Monica Beach and other
commercial uses. The project complies with all development standards in the Zoning
Ordinance and conditions of approval for project operations ensure that the project will
not adversely affect public health or safety.
H. The project provides Community Benefits consistent with Chapter 9.23 of the Zoning
Ordinance in that it provides 50% more affordable housing units than would be required
by the City’s Affordable Housing Production Program, a minimum unit mix, a minimum
average number of bedrooms, and enhanced development fees 14% above the base
fee for the Transportation Impact Fee and Parks and Recreation Impact Fee (i.e. Open
Space). As a result, the project would provide community benefits including four
residential units (15% of the project located 0ff- site at 1828 Ocean Avenue) affordable
to 50% income level households, a specified market-rate unit mix of no more than 15%
studios, at least 20% two- bedrooms, and at least 15% three bedrooms, an average
number of bedrooms for the market-rate units of at least 1.2, enhanced development
impact fees (i.e. Transportation Impact Fee, Parks & Recreation Impact Fee) 14% above
the base fee, and enhanced Transportation Demand Management elements such as
75% transportation allowance and free bike valet for the commercial uses if vehicle valet
is provided.
MITIGATION MEASURES AND CONDITIONS OF APPROVAL
SECTION A – MITIGATION MEASURES
1. MM-ARCH-1. Prior to the issuance of a demolition permit, the Applicant shall retain a
qualified Archaeologist who meets the Secretary of the Interior’s Professional
Qualifications Standards (qualified Archaeologist) to oversee an archaeological monitor
who shall be present during construction excavations such as clearing/grubbing,
grading, trenching, or any other construction excavation activity associated with the
Project. The frequency of monitoring shall be based on the rate of excavation and
grading activities, the materials being excavated (younger sediments vs. older
sediments), and the depth of excavation, and if found, the abundance and type of
archaeological resources encountered. Full-time monitoring may be reduced to part-
time inspections, or ceased entirely, if determined adequate by the qualified
Archaeologist. Prior to commencement of excavation activities, an Archaeological
Sensitivity Training shall be given for construction personnel. The training session, shall
be carried out by the qualified Archaeologist, will focus on how to identify archaeological
resources that may be encountered during earthmoving activities, and the procedures
to be followed in such an event.
2. MM-ARCH-2. In the event that historic (e.g., bottles, foundations, refuse dumps/privies,
etc.) or prehistoric (e.g., hearths, burials, stone tools, shell and faunal bone remains,
etc.) archaeological resources are unearthed, ground-disturbing activities shall be halted
or diverted away from the vicinity of the find so that the find can be evaluated. An
appropriate buffer area shall be established by the qualified Archaeologist around the
8
18ENT-0312
Statement of Official Action
find where construction activities shall not be allowed to continue. Work shall be allowed
to continue outside of the buffer area. All archaeological resources unearthed by Project
construction activities shall be evaluated by the qualified Archaeologist. If the resources
are prehistoric or Native American in origin, the Applicant shall retain a Native American
representative from a Gabrielino Tribe who shall be present to monitor further
construction excavations and shall coordinate with the City and Qualified Archaeologist
regarding the treatment and curation of any prehistoric archaeological resources. If a
resource is determined by the qualified Archaeologist to constitute a “historical resource”
pursuant to CEQA Guidelines Section 15064.5(a) or a “unique archaeological resource”
pursuant to Public Resources Code Section 21083.2(g), the qualified Archaeologist shall
coordinate with the Applicant and the City to develop a formal treatment plan that would
serve to reduce impacts to the resources. The treatment plan established for the
resources shall be in accordance with CEQA Guidelines Section 15064.5(f) for historical
resources and Public Resources Code Sections 21083.2(b) for unique archaeological
resources. Preservation in place (i.e., avoidance) is the preferred manner of treatment.
If preservation in place is not feasible, treatment may include implementation of
archaeological data recovery excavations to remove the resource along with
subsequent laboratory processing and analysis. Any archaeological material collected
shall be curated at a public, non-profit institution with a research interest in the materials,
such as the Fowler Museum, if such an institution agrees to accept the material. If no
institution accepts the archaeological material, they shall be donated to a local school
or historical society in the area for educational purposes.
3. MM-ARCH-3: Prior to the release of the grading bond that is required for a grading
permit to guarantee that grading will be completed in conformity with the approved
building plans and terms of the grading permit, the qualified Archaeologist shall prepare
a final report and appropriate California Department of Parks and Recreation Site Forms
at the conclusion of archaeological monitoring. The report shall include a description of
resources unearthed, if any, treatment of the resources, results of the artifact
processing, analysis, and research, and evaluation of the resources with respect to the
California Register of Historical Resources and CEQA. The report and the Site Forms
shall be submitted by the Project applicant to the City, the South Central Coastal
Information Center, and representatives of other appropriate or concerned agencies to
signify the satisfactory completion of the development and required mitigation
measures.
4. MM-ARCH-4: If human remains are encountered unexpectedly during implementation
of the Project, State Health and Safety Code Section 7050.5 requires that no further
disturbance shall occur until the County Coroner has made the necessary findings as to
origin and disposition pursuant to PRC Section 5097.98. If the remains are determined
to be of Native American descent, the coroner has 24 hours to notify the NAHC. The
NAHC shall then identify the person(s) thought to be the Most Likely Descendent (MLD).
The MLD may, with the permission of the land owner, or his or her authorized
representative, inspect the site of the discovery of the Native American remains and
may recommend to the owner or the person responsible for the excavation work means
for treating or disposing, with appropriate dignity, the human remains and any
associated grave goods. The MLD shall complete their inspection and make their
recommendation within 48 hours of being granted access by the land owner to inspect
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the discovery. The recommendation may include the scientific removal and
nondestructive analysis of human remains and items associated with Native American
burials. Upon the discovery of the Native American remains, the landowner shall ensure
that the immediate vicinity, according to generally accepted cultural or archaeological
standards or practices, where the Native American human remains are located, is not
damaged or disturbed by further development activity until the landowner has discussed
and conferred, as prescribed in this mitigation measure, with the MLD regarding their
recommendations, if applicable, taking into account the possibility of multiple human
remains. The landowner shall discuss and confer with the descendants all reasonable
options regarding the descendants' preferences for treatment. Whenever the NAHC is
unable to identify a MLD, or the MLD identified fails to make a recommendation, or the
landowner or his or her authorized representative rejects the recommendation of the
descendants and the mediation provided for in Subdivision (k) of Section 5097.94, if
invoked, fails to provide measures acceptable to the landowner, the landowner or his or
her authorized representative shall inter the human remains and items associated with
Native American human remains with appropriate dignity on the property in a location
not subject to further and future subsurface disturbance.
5. MM-PALEO-1: Prior to the issuance of a demolition permit, the Applicant shall retain a
qualified Paleontologist to develop and implement a paleontological monitoring program
for construction excavations that would encounter older Quaternary alluvial sediments
(associated with sediments below six feet deep across either of the Project Sites). The
qualified Paleontologist hold a pregrading/excavation meeting for construction
personnel to discuss the monitoring program and how to identify paleontological
resources that may be encountered during earthmoving activities, and the procedures
to be followed in such an event. A qualified Paleontologist is defined as a paleontologist
meeting the criteria established by the Society for Vertebrate Paleontology. The qualified
Paleontologist shall supervise a paleontological monitor who shall be present at such
times as required by the Paleontologist during construction excavations into older
alluvial sediments. Monitoring shall consist of visually inspecting fresh exposures of rock
for larger fossil remains and, where appropriate, collecting wet or dry screened sediment
samples of promising horizons for smaller fossil remains. The frequency of monitoring
inspections shall be determined by the qualified Paleontologist and shall be based on
the rate of excavation and grading activities, the materials being excavated, and the
depth of excavation, and if found, the abundance and type of fossils encountered. Full-
time monitoring can be reduced to part-time inspections, or ceased entirely, if
determined adequate by the qualified Paleontologist.
6. MM-PALEO-2: If a potential fossil is found, the paleontological monitor shall be allowed
to temporarily divert or redirect grading and excavation activities in the area of the
exposed fossil to facilitate evaluation of the discovery. An appropriate buffer area shall
be established by the qualified Paleontologist around the find where construction
activities shall not be allowed to continue. Work shall be allowed to continue outside of
the buffer area. At the qualified Paleontologist’s discretion, and to reduce any
construction delay, the grading and excavation contractor shall assist in removing
rock/sediment samples for initial processing and evaluation. If preservation in place is
not feasible, the qualified Paleontologist shall implement a paleontological salvage
program to remove the resources from their location. Any fossils encountered and
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recovered shall be prepared to the point of identification and catalogued before they are
submitted to their final repository. Any fossils collected shall be curated at a public, non-
profit institution with a research interest in the materials, such as the Natural History
Museum of Los Angeles County, if such an institution agrees to accept the fossils. If no
institution accepts the fossil collection, they shall be donated to a local school in the area
for educational purposes. Accompanying notes, maps, and photographs shall also be
filed at the repository and/or school.
7. MM-PALEO-3: Prior to the release of the grading bond that is required for a grading
permit to guarantee that grading will be completed in conformity with the approved
building plans and terms of the grading permit, the qualified Paleontologist shall prepare
a report summarizing the results of the monitoring and salvaging efforts, the
methodology used in these efforts, as well as a description of the fossils collected and
their significance. The report shall be submitted by the Applicant to the City, the Natural
History Museum of Los Angeles County, and representatives of other appropriate or
concerned agencies to signify the satisfactory completion of the Project and required
mitigation measures.
8. MM-NOISE-1: Construction Noise Management Plan. A Construction Noise
Management Plan shall be prepared by the applicant and approved by the City. The
Plan shall address noise impacts and outline measures that would be used to reduce
impacts. Measures shall include:
• To the extent that they exceed the applicable construction noise limits, construction
activities shall be restricted to between the hours of 10 a.m. and 3 p.m. Monday
through Friday, in accordance with Section 4.12.110(d) of the SMMC.
• The construction contractor(s) shall ensure that construction equipment is properly
maintained and in working order per manufacturer specifications and that all
construction equipment is equipped with manufacturer-approved mufflers and
baffles.
• The construction contractor(s) shall place noise-generating construction equipment
and locate construction staging areas away from sensitive uses, to the extent
practical to the satisfaction of the Department of Building and Safety. All stationary
construction equipment will be located and oriented so that emitted noise is directed
away from sensitive receptors nearest the Project Sites.
• Heavily loaded trucks shall be shall be routed away from residential streets,
conforming to the City’s recommended haul route corridors.
• Construction activities shall be scheduled so as to avoid operating several pieces of
high noise-generating equipment simultaneously, to the extent practical.
• The construction contractor(s) shall implement noise attenuation measures, which
may include temporary noise barriers and/or noise blankets placed between noise-
generating construction equipment and activities and the off-site noise sensitive
receptors to the satisfaction of the City’s Department of Building and Safety.
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9. MM-NOISE-2: Construction Vibration. The applicant and its contractor(s) shall
implement the following vibration-reduction measures:
• The construction contractor(s) shall restrict the use of large bulldozers and other
similarly large vibration-generating equipment, so that the vibration-generating
portion of the equipment (i.e., the motor, engine, power plant, or similar) remains at
the minimum applicable distances shown on Table 4.13- 15 of the EIR as measured
to guest rooms of Hotel Casa Del Mar, and the residential structures designed for
long-term human occupancy along Ocean Way, unless it can be demonstrated to
the satisfaction of the City based on in-situ measurements (prior to initiation of full-
scale demolition/excavation) that vibration levels can be kept below the threshold of
80 VdB at vibration sensitive receptor locations where sleeping occurs through any
combination of revised setbacks, alternative construction equipment, alternative
construction methods, alternative sequencing of activities, or limitations of hours
(between 10:00 AM and 3:00 PM) during which such activity can occur. The vibration
measurements, if undertaken, shall be performed by a qualified acoustician,
approved by the City at the contractor/Applicant’s sole cost.
• In order to protect the character defining features of the historic Hotel Casa Del Mar,
the following mitigation measure shall be implemented at the Ocean Front Walk
Project:
To avoid or minimize potential construction vibration damage to finish materials on
the Hotel Casa Del Mar, the condition of such materials shall be documented by a
qualified preservation consultant, prior to initiation of construction. During
construction, the contractor shall install and maintain at least two continuously
operational automated vibrational monitors on the Hotel Casa Del Mar building. The
monitors must be capable of being programmed with two predetermined vibratory
velocities levels: a first-level alarm equivalent to a 0.45 inches per second at the face
of the building and a regulatory alarm level equivalent to 0.5 inches per second at
the face of the building. The monitoring system must produce real-time specific
alarms (via text message and/or email to on-site personnel) when velocities exceed
either of the predetermined levels. In the event of a first-level alarm, feasible steps
to reduce vibratory levels shall be undertaken, including but not limited to
halting/staggering concurrent activities and utilizing lower-vibratory techniques. In
the event of an exceedance of the regulatory level, work in the vicinity shall be halted
and the Hotel Casa Del Mar building visually inspected for damage. Results of the
inspection must be logged. In the event damage occurs to historic finish materials
due to construction vibration, such materials shall be repaired in consultation with a
qualified preservation consultant, and if warranted, in a manner that meets the
Secretary of the Interior’s Standards.
10. MM-TRAF-1. The applicant shall prepare, implement, and maintain a Construction
Traffic Mitigation Plan (Plan) for review and approval prior to issuance of a building
permit to address traffic during construction and shall be designed to:
• Prevent traffic impacts on the surrounding street network;
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• Minimize parking impacts both to public parking and access to private parking to the
greatest extent practicable;
• Ensure safety for both those constructing the Project and the surrounding
community;
• Prevent substantial truck traffic through residential neighborhoods; and
• Provide for coordination with adjacent or nearby construction projects
The Plan shall be subject to review and approval by the following City departments:
Public Works, Fire, Planning and Community Development, and Police, to ensure that
the Plan has been designed in accordance with this mitigation measure and meets City
standards. This review shall occur prior to issuance of grading or building permits. It
shall, at a minimum include the following:
Ongoing Requirements throughout the Duration of Construction.
• A detailed Plan for work zones shall be maintained. At a minimum, this shall include
parking and travel lane configurations; warning, regulatory, guide, and directional
signage; and area sidewalks, bicycle lanes, and parking lanes. The Plan shall include
specific information regarding the Projects’ construction activities that may disrupt
normal pedestrian and traffic flow, and the measures to address these disruptions.
Further, the Plan shall address, in addition to normal traffic and pedestrian
conditions, conditions regarding beach accessibility and parking, for pedestrians and
automobiles, and avoidance of conflicts with loading activities at the hotels that are
adjacent to the Project Sites. Such plans shall be reviewed and approved by the
Strategic and Transportation Planning Division prior to commencement of
construction and implemented in accordance with this approval.
• Work within the public right-of-way shall be performed between 9:00 AM and 4:00
PM. This work includes dirt and demolition material hauling and construction material
delivery. Work within the public right-of-way outside of these hours shall only be
allowed after the issuance of an after-hours construction permit.
• Streets and equipment shall be cleaned in accordance with established Public Works
Department requirements.
• Trucks shall only travel on a City-approved construction route. Truck queuing/staging
shall not be allowed on Santa Monica streets. Limited queuing may occur on the
construction site itself.
• Materials and equipment shall be minimally visible to the public; the preferred
location for materials is to be onsite, with a minimum amount of materials within a
work area in the public right-of-way, subject to a current Use of Public Property
Permit.
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• Any requests for work before or after normal construction hours within the public
right-of-way shall be subject to review and approval through the After Hours Permit
process administered by the Building and Safety Division.
• Provision of off-street parking for construction workers, which may include the use
of a remote location with shuttle transport to the site, if determined necessary by the
City of Santa Monica.
Project Coordination Elements That Shall Be Implemented Prior to Commencement of
Construction.
• The applicant shall advise the traveling public of impending construction activities
(e.g., information signs, portable message signs, media listing/notification, and
implementation of an approved Plan).
• The applicant shall obtain a Use of Public Property Permit, Excavation Permit, Sewer
Permit, or Oversize Load Permit, as well as any Caltrans permits required, for any
construction work requiring encroachment into public rights-of-way, detours, or any
other work within the public right-of-way.
• The applicant shall provide timely notification of construction schedules to all affected
agencies (e.g., MTA. Big Blue Bus, Police Department, Fire Department, Public
Works Department, and Planning and Community Development Department) and to
all owners and residential and commercial tenants of property within a radius of 500
feet.
• The applicant shall coordinate construction work with affected agencies in advance
of start of work. Approvals may take up to two weeks per each submittal.
Coordination with MTA regarding construction activities that may impact Metro bus
lines or result in closures lasting over six months shall be initiated at least 30 days in
advance of construction activities.
• The applicant shall obtain Strategic and Transportation Planning Division approval
of any haul routes for earth, concrete, or construction materials and equipment
hauling.
SECTION B – CONDITIONS OF APPROVAL
Project Specific Conditions
1. Recommendation for the Architectural Review Board to consider the following design-
related points raised during the Planning Commission’s review of the development
review permit for the project:
The pedestrian oriented design of the ground floor commercial tenant spaces.
The relationship of the building along Bay Street and the connectivity to the public
sidewalk.
Additional study of the stair element at the building’s southeast corner is needed.
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Consider modifying the “sails” (planar elements at balconies along the Bay Street
elevation) so they create a visual sense of movement as the features are placed on
the building down the slope (west).
Consider modifying the proportions the building so they better relate to the
proportions of Casa Del Mar to the north.
Study how to better integrate the west façade more fully into the rest of the building.
Consider an art installation that commemorates the history of the nearby beach area
known as the Inkwell and the history of the Z-Boys in Ocean Park [this is also
provided as a recommendation to the City’s Arts Commission].
2. The 22 residential units shall not be used for “Corporate Housing” as defined in SMMC
Section 9.51.020(A)(2), or successor thereto, nor as “Lodging” as defined in SMMC
Section 9.51.030(B)(15), or successor thereto.
3. Pursuant to SMMC Section 9.23.030(D) the project shall provide the following
community benefits:
a. Affordable Housing: Pursuant to Santa Monica Municipal Code (SMMC) Chapter
9.64, the project is subject to the City's Affordable Housing Production Program
which requires the proposed 22-unit housing project to provide one of the
following: 1) five percent of the total units of the project for 30% income
households, 2) ten percent of the total units of the project for 50% income
households, or 3) twenty percent of the total units of the project for 80% income
households. Pursuant to SMMC Section 9.23.030(A)(1), the applicant is required
to provide at least 50% more affordable housing units than would be required
pursuant to Section 9.64.050. The applicant has elected to provide ten percent
of the total units of the project for 50% income households. Additionally, in a Tier
2 project, the applicant will be providing a community benefit for 50% over the
amount required.
b. Unit Mix: Pursuant to SMMC Section 9.23.030(A)(2), the project is required to
have a varied unit mix of at least 15% three-bedroom units, at least 20% two-
bedroom units, and no more than 15% studio units with average number of
bedrooms greater than 1.2. The average number of bedrooms of the affordable
units shall be equal to or greater than the market rate units.
c. Affordable Housing Commercial Linkage Fee: Pursuant to SMMC Section
9.23.030(A)(3), no building permit shall be issued for the project until the
applicant pays an Affordable Housing Commercial Linkage Fee of 14 percent
above the base fee applicable at the time of issuance of the building permit for
that portion of the commercial floor area above the maximum Tier 1 floor area
allowed by the Zoning Ordinance.
d. Transportation Impact Fee: Pursuant to SMMC Section 9.23.030(B), no building
permit shall be issued for the project until the applicant pays a Transportation
Impact Fee of 14 percent above the base fee applicable at the time of issuance
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of the building permit for that portion of the floor area above the maximum Tier 1
floor area allowed by the Zoning Ordinance.
e. Parks and Recreation Development Impact Fee: Pursuant to SMMC Section
9.23.030(C), no building permit shall be issued for the project until the applicant
pays a Parks and Recreation Development Impact Fee of 14 percent above the
base fee applicable at the time of issuance of the building permit for that portion
of the floor area above the maximum Tier 1 floor area allowed by the Zoning
Ordinance.
f. Transportation Demand Management: The applicant shall include the TDM
measures required by SMMC Section 9.23.030(D) in the project’s TDM Plan.
g. Pursuant to SMMC Section 9.64.090, the Parks and Recreation Development
Impact Fee described in SMMC Chapter 9.67, the Transportation Impact Fee
described in SMMC Chapter 9.66, and the Child Care Linkage Fee described in
SMMC Chapter 9.65 shall be waived for required affordable housing units.
Prioritization of potential occupants of the on-site or off-site affordable housing
unit(s) shall be in accordance with the Affordable Housing Production Program
Ordinance Guidelines. Developer hereby acknowledges that in approving a
Development Review Permit for the Project, the City is modifying development
standards otherwise applicable to the Project such as increasing the Floor Area
Ratio and Building Height, and other property development standards. In
exchange for such forms of assistance from the City, which constitute direct
financial contributions to the Developer, Developer will enter into a contract with
the City prior to issuance of a building permit which among other conditions will
require Developer to provide and maintain four units off site that are available to
and occupied by Fifty Percent Income Households at Affordable Rent, as defined
by Santa Monica Municipal Code Chapter 9.64; although Developer shall have
the right to elect to provide the four units on-site in Developer’s sole an absolute
discretion. The Developer agrees and acknowledges that this contract will
provide forms of assistance to the Developer within the meaning of Civil Code
Section 1954.52(b) and Chapter 4.3 of the State Planning and Zoning Laws,
Government Code Section 65915 et seq.
Administrative
4. The approval of this permit shall expire if the rights granted are not exercised within
three and a half years (for projects in the Coastal Zone) from the permit’s effective date.
Exercise of rights shall mean issuance of a building permit to commence construction.
5. 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.
6. Within ten days of City 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 City Planning Division, agreeing to the conditions of approval and acknowledging
that failure to comply with such conditions shall constitute grounds for potential
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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.
7. Within thirty (30) days after final approval of the project, a sign shall be posted on site
stating the date and nature of the approval. The sign shall be posted in accordance with
the Zoning Administrator guidelines and shall remain in place until a building permit is
issued for the project. The sign shall be removed promptly when a building permit is
issued for the project or upon expiration of the Development Review Permit.
Indemnity
8. Applicant shall defend, indemnify, and hold harmless the City and its boards,
commissions, agents, officers, and employees (collectively, "City") from any claims,
actions, or proceedings (individually referenced as "Claim" and collectively referenced
as "Claims") against the City to attack, set aside, void, or annul, the approval of this
Development Review Permit concerning the Applicant's proposed project, or any Claims
brought against the City due to the acts or omissions in any connected to the Applicant's
project. City shall promptly notify the applicant of any Claim and shall cooperate fully in
the defense. Nothing contained in this paragraph prohibits the City from participating in
the defense of any Claims, if both of the following occur:
(1) The City bears its own attorney's fees and costs.
(2) The City defends the action in good faith.
Applicant shall not be required to pay or perform any settlement unless the settlement
is approved by the Applicant.
In the event any such action is commenced to attack, set aside, void or annul all, or any,
provisions of any approvals granted for the Project, or is commenced for any other
reason against the City for the act or omissions relating to the Applicant's project, within
fourteen (14) days following notice of such action from the City, the Applicant shall file
with the City a performance bond or irrevocable letter of credit, or other form of security
satisfactory to the City ("the Security") in a form satisfactory to the City, and in the
amount of $100,000 to ensure applicant's performance of its defense, indemnity and
hold harmless obligations to City. The Security amount shall not limit the Applicant's
obligations to the City hereunder. The failure of the Applicant to provide the Security
shall be deemed an express acknowledgment and agreement by the Applicant that the
City shall have the authority and right, without consent of the Applicant, to revoke the
approvals granted hereunder.
Conformance with Approved Plans
9. This approval is for those plans dated March 8, 2019, 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.
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10. Minor amendments to the plans shall be subject to approval by the Director of Planning.
A significant change in the approved concept shall be subject to Planning Commission
Review. Construction shall be in conformance with the plans submitted or as modified
by the Planning Commission, Architectural Review Board, or Director of Planning.
11. Project plans shall be subject to complete Code Compliance review when the building
plans are submitted for plan check and shall comply with all applicable provisions of
Article IX of the Municipal Code and all other pertinent ordinances and General Plan
policies of the City of Santa Monica prior to building permit issuance.
Fees
12. As required by California Government Code Section 66020, the project applicant is
hereby notified that the 90-day period has begun as of the date of the approval of this
application, in which the applicant may protest any fees, dedications, reservations, or
other exactions imposed by the City as part of the approval or as a condition of approval
of this development. The fees, dedications, reservations, or other exactions are
described in the approved plans, conditions of approval, and/or adopted city fee
schedule.
13. No building permit shall be issued for the project until the developer complies with the
requirements of Chapter 9.30 of the Santa Monica Municipal Code, Private Developer
Cultural Arts Requirement.
14. No building permit shall be issued for the project until the developer complies with the
requirements of Chapter 9.65 of the Santa Monica Municipal Code, the Child Care
Linkage Program.
15. No building permit shall be issued for the project until the developer complies with the
requirements of Chapter 9.66 of the Santa Monica Municipal Code, the Transportation
Impact Fee Program.
16. No building permit shall be issued for the project until the developer complies with the
requirements of Chapter 9.53, the Transportation Demand Management Fee.
Mitigation Monitoring Program
17. 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 and Safety Division, the Department of Environmental and Public
Works, the Fire Department, the Police Department, the Planning and Community
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
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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.
Cultural Resources
18. 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.
Rent Control
19. Pursuant to SMMC Section 4.24.030, prior to receipt of the final permit necessary to
demolish, convert, or otherwise remove a controlled rental units from the housing
market, the owner of the property shall first secure a removal permit under Section
1803(t), an exemption determination, an approval of a vested rights claim from the Rent
Control Board, or have withdrawn the controlled rental units pursuant to the provisions
of the Ellis Act.
Project Operations
20. 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.
21. No exterior activity such as trash disposal, disposal of bottles or noise generating trash,
deliveries or other maintenance activity generating noise audible from the exterior of the
building shall occur during the hours of 11:00pm to 7:00am daily. In addition, there shall
be no outdoor cleaning of the property with pressurized or mechanical equipment during
the hours of 9:00pm to 7:00am daily. Trash containers shall be secured with locks.
Final Design
22. Plans for final design, landscaping, screening, trash enclosures, and signage shall be
subject to review and approval by the Architectural Review Board.
23. Landscaping plans shall comply with Subchapter 9.26.040 (Landscaping Standards) of
the Zoning Ordinance including use of water-conserving landscaping materials,
landscape maintenance and other standards contained in the Subchapter.
24. Refuse areas, storage areas and mechanical equipment shall be screened in
accordance with SMMC Sections 9.21.100, 9.21.130 and 9.21.140. Refuse areas shall
be of a size adequate to meet on-site need, including recycling. The Architectural
Review Board in its review shall pay particular attention to the screening of such areas
and equipment. 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 Architectural Review Board,
rooftop mechanical equipment shall be located at least five feet from the edge of the
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roof. Except for solar hot water heaters, no residential water heaters shall be located on
the roof.
25. No gas or electric meters shall be located within the required front or street side yard
setback areas. The Architectural Review Board in its review shall pay particular attention
to the location and screening of such meters.
26. Prior to consideration of the project by the Architectural Review Board, the applicant
shall review disabled access requirements with the Building and Safety Division and
make any necessary changes in the project design to achieve compliance with such
requirements. The Architectural Review Board, in its review, shall pay particular
attention to the aesthetic, landscaping, and setback impacts of any ramps or other
features necessitated by accessibility requirements.
27. As appropriate, the Architectural Review Board shall require the use of anti-graffiti
materials on surfaces likely to attract graffiti.
Construction Plan Requirements
28. During demolition, excavation, and construction, this project shall comply with SCAQMD
Rule 403 to minimize fugitive dust and associated particulate emission, including but not
limited to the following:
All material excavated or graded shall be sufficiently watered to prevent
excessive amounts of dust. Watering shall occur at least three times daily with
complete coverage, preferably at the start of the day, in the late morning, and
after work is done for the day.
All grading, earth moving, or excavation activities shall cease during periods of
high winds (i.e., greater than 20 mph measured as instantaneous wind gusts) so
as to prevent excessive amounts of dust.
All material transported on and off-site shall be securely covered to prevent
excessive amounts of dust.
Soils stockpiles shall be covered.
Onsite vehicle speeds shall be limited to 15 mph.
Wheel washers shall be installed where vehicles enter and exit the construction
site onto paved roads or wash off trucks and any equipment leaving the site each
trip.
An appointed construction relations officer shall act as a community liaison
concerning onsite construction activity including resolution of issues related to
PM10 generation.
Streets shall be swept at the end of the day using SCAQMD Rule 1186 certified
street sweepers or roadway washing trucks if visible soil is carried onto adjacent
public paved roads (recommend water sweepers with reclaimed water).
All active portions the construction site shall be sufficiently watered three times a
day to prevent excessive amounts of dust.
29. 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 indoors which may be heard
outdoors.
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30. Kitchen facilities including, but not limited to, restaurants, caterers, school cafeterias,
hotels, hospitals, and other commercial cooking facilities must conduct operations in a
manner which avoids causing grease blockages to the City sewer.
a. A grease interceptor must be installed for all projects with kitchen facilities as
described above unless a variance is granted through City of Santa Monica Water
Resources Protection. The minimum capacity of the interceptor will be
determined using Chapter 10 of the latest California Plumbing Code. Contributory
sources shall include wastewater from kitchen area including pot sinks, pre-rinse
sinks, dishwashers, floor drains, and mat washing areas. Show the location of
the grease interceptor on the plumbing plans that clearly indicates what drain
fixtures will connect to the interceptor.
b. All grease interceptors, regardless of size, shall be equipped with a standard
final-stage sample box.
Construction Period
31. 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.
32. 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.
33. Developer shall prepare a notice, subject to the review by the Director of Planning and
Community Development, that lists all construction mitigation requirements, permitted
hours of construction, and identifies a contact person at City Hall as well as the
developer who will respond to complaints related to the proposed construction. The
notice shall be mailed to property owners and residents within a 200-foot radius from
the subject site at least five (5) days prior to the start of construction.
34. 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.
35. 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.
Standard Conditions
36. Lofts or mezzanines shall not exceed 33.3% of the room below unless compliance with
the district's limits on number of stories can be maintained.
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Statement of Official Action
37. Mechanical equipment shall not be located on the side of any building which is adjacent
to a residential building on the adjoining lot, unless otherwise permitted by applicable
regulations. Roof locations may be used when the mechanical equipment is installed
within a sound-rated parapet enclosure.
38. 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.
39. Construction period signage shall be subject to the approval of the Architectural Review
Board.
40. The property owner shall insure any graffiti on the site is promptly removed through
compliance with the City’s graffiti removal program.
MOBILITY DIVISION
41. Developer shall comply with SMMC Chapter 9.53, Transportation Demand
Management, including payment of the Developer Annual TDM Fee pursuant to Section
9.53.110.
42. Final auto parking, bicycle parking and loading layouts specifications shall be subject to
the review and approval of the Mobility Division:
43. Where a driveway, garage, parking space or loading zone intersects with the public right-
of-way at the alley or sidewalk, hazardous visual obstruction triangles shall be provided
in accordance with SMMC Section 9.21.180.
44. Slopes of all driveways and ramps used for ingress or egress of parking facilities shall
be designed in accordance with the standards established by the Mobility Manager but
shall not exceed a twenty percent slope.
45. Bicycle parking provided in the Project shall meet the requirements of SMMC Section
9.28.140.
PUBLIC LANDSCAPE
46. Street trees shall be maintained, relocated or provided as required in a manner
consistent with the City’s Urban Forest Master Plan, per the specifications of the Public
Landscape Division of the Community & Cultural Services Department and the City’s
Tree Code (SMMC Chapter 7.40). No street trees shall be removed without the approval
of the Public Landscape Division.
47. Prior to the issuance of a demolition permit all street trees that are adjacent to or will be
impacted by the demolition or construction access shall have tree protection zones
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Statement of Official Action
established in accordance with the Urban Forest Master Plan. All tree protection zones
shall remain in place until demolition and/or construction has been completed.
48. Replace or plant new street trees in accordance with Urban Forest Master Plan and in
consultation with City Arborist.
OFFICE OF SUSTAINABILITY AND THE ENVIRONMENT
49. Developer is hereby informed of the availability for free enrollment in the Savings By
Design incentive program where available through Southern California Edison. If
Developer elects to enroll in the program, enrollment shall occur prior to submittal of
plans for Architectural Review and an incentive agreement shall be executed with
Southern California Edison prior to issuance of a building permit.
50. The project shall comply with requirements in section 8.106 of the Santa Monica
Municipal code, which adopts by reference the California Green Building Standards
Code and which adds local amendments to that Code. In addition, the project shall meet
the landscape water conservation and construction and demolition waste diversion
requirements specified in Section 8.108 of the Santa Monica Municipal Code.
PUBLIC WORKS DEPARTMENT (PWD)
General Conditions
51. Developer shall be responsible for the payment of the following Public Works
Department (PWD) permit fees prior to issuance of a building permit:
a. Water Services
b. Wastewater Capital Facility
c. Water Demand Mitigation
d. Fire Service Connection
e. Tieback Encroachment
f. Encroachment of on-site improvements into public right-of-way
g. Construction and Demolition Waste Management – If the valuation of a project is
at least $50,000 or if the total square feet of the project is equal to or greater than
1000 square feet, then the owner or contractor is required to complete and submit
a Waste Management Plan. All demolition projects are required to submit a Waste
Management Plan. A performance deposit is collected for all Waste Management
Plans equal to 3% of the project value, not to exceed $30,000. All demolition only
permits require a $1,000 deposit or $1.00 per square foot, whichever is the greater
of the two.
Some of these fees shall be reimbursed to developer in accordance with the City’s
standard practice should Developer not proceed with development of the Project. In
order to receive a refund of the Construction and Demolition performance deposit, the
owner or contractor must provide receipts of recycling 70% of all materials listed on the
Waste Management Plan.
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Statement of Official Action
52. Any construction related work or use of the public right-of-way will be required to obtain
the approval of the City of Santa Monica, including but not limited to: Use of Public
Property Permits, Sewer Permits, Excavation Permits, Alley Closure Permits, Street
Closure Permits, and Temporary Traffic Control Plans.
53. Plans and specifications for all offsite improvements shall be prepared by a Registered
Civil Engineer licensed in the State of California for approval by the City Engineer prior
to issuance of a building permit.
54. 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.
55. Upon commencement of construction, 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, developer and contractor for the purposes of
responding to questions and complaints during the construction period. Said sign shall
also indicate the hours of permissible construction work.
56. Prior to the demolition of any existing structure, the applicant shall submit a report from
an industrial hygienist to be reviewed and approved as to content and form by the
Building & Safety 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.
Water Resources
57. Connections to the sewer or storm drains require a sewer permit from the PWD - Civil
Engineering Division. Connections to storm drains owned by Los Angeles County
require a permit from the L.A. County Department of Public Works.
58. Parking areas and structures and other facilities generating wastewater with potential
oil and grease content are required to pretreat the wastewater before discharging to the
City storm drain or sewer system. Pretreatment will require that a clarifier or oil/water
separator be installed and maintained on site.
59. If the project involves dewatering, developer/contractor shall contact the LA Regional
Water Quality Control Board (RWQCB) to obtain an NPDES Permit for discharge of
groundwater from construction dewatering to surface water. For more information refer
to: http://www.waterboards.ca.gov/losangeles/ and search for Order # R4-2003-0111.
60. Prior to the issuance of the first building permit, the applicant shall submit a sewer study
that shows that the City’s sewer system can accommodate the entire development. If
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Statement of Official Action
the study does not show to the satisfaction of the City that the City’s sewer system can
accommodate the entire development, prior to issuance of the first building permit, the
Developer shall be responsible to upgrade any downstream deficiencies, to the
satisfaction of the Water Resources Manager, if calculations show that the project will
cause such mains to receive greater demand than can be accommodated. Improvement
plans shall be submitted to the Engineering Division. All reports and plans shall also be
approved by the Water Resources Engineer.
61. Prior to the issuance of the first building permit, the applicant shall submit a water study
that shows that the City’s water system can accommodate the entire development for
fire flows and all potable needs. Developer shall be responsible to upgrade any water
flow/pressure deficiencies, to the satisfaction of the Water Resources Manager, if
calculations show that the project will cause such mains to receive greater demand than
can be accommodated. Improvement plans shall be submitted to the Engineering
Division. All reports and plans shall also be approved by the Water Resources Engineer.
62. Commercial or residential units are required to either have an individual water meter or
a master meter with sub-meters.
63. All existing sanitary sewer “house connections” to be abandoned, shall be removed and
capped at the “Y” connections.
64. The fire services and domestic services 3-inches or greater must be above ground, on
the applicant’s site, readily accessible for testing.
65. Developer is required to meet state cross-connection and potable water sanitation
guidelines. Refer to requirements and comply with the cross-connections guidelines
available at:
http://www.lapublichealth.org/eh/progs/envirp/ehcross.htm. Prior to issuance of a
Certificate of Occupancy, a cross-connection inspection shall be completed.
66. Ultra-low flow plumbing fixtures are required on all new development and remodeling
where plumbing is to be added, including dual flush toilets, 1.0 gallon urinals and low
flow shower heads.
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Statement of Official Action
Urban Water Runoff Mitigation
67. To mitigate storm water and surface runoff from the project site, an Urban Runoff
Mitigation Plan shall be required by the PWD pursuant to Municipal Code Chapter 7.10.
Prior to submittal of landscape plans for Architectural Review Board approval, the
applicant shall contact PWD to determine applicable requirements, such as:
a. The site must comply with SMMC Chapter 7.10 Urban Runoff Pollution Ordinance
for the construction phase and post construction activities;
b. Non-storm water runoff, sediment and construction waste from the construction site
and parking areas is prohibited from leaving the site;
c. Any sediments or materials which are tracked off-site must be removed the same
day they are tracked off-site;
d. Excavated soil must be located on the site and soil piles should be covered and
otherwise protected so that sediments are not tracked into the street or adjoining
properties;
e. No runoff from the construction site shall be allowed to leave the site; and
f. Drainage control measures shall be required depending on the extent of grading and
topography of the site.
g. Development sites that result in land disturbance of one acre or more are required
by the State Water Resources Control Board (SWRCB) to submit a Storm Water
Pollution Prevention Plan (SWPPP). Effective September 2, 2011, only individuals
who have been certified by the Board as a “Qualified SWPPP Developer” are
qualified to develop and/or revise SWPPPs. A copy of the SWPPP shall also be
submitted to the PWD.
68. Prior to implementing any temporary construction dewatering or permanent groundwater
seepage pumping, a permit is required from the City Water Resources Protection
Program (WRPP). Please contact the WRPP for permit requirements at least two weeks
in advance of planned dewatering or seepage pumping. They can be reached at (310)
458-8235.
Public Streets & Rights-of-Way
69. Prior to the issuance of a Certificate of Occupancy for the Project, all required offsite
improvements, such as AC pavement rehabilitation, replacement of sidewalk, curbs and
gutters, installation of street trees, lighting, etc. shall be designed and installed to the
satisfaction of the Public Works Department and Public Landscape Division.
70. All off-site improvements required by the Public Works Department shall be installed.
Plans and specifications for off-site improvements shall be prepared by a registered civil
engineer and approved by the City Engineer.
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Statement of Official Action
71. Unless otherwise approved by the PWD, all sidewalks shall be kept clear and passable
during the grading and construction phase of the project.
72. Sidewalks, curbs, gutters, paving and driveways which need replacing or removal as a
result of the project or needed improvement prior to the project, as determined by the
PWD shall be reconstructed to the satisfaction of the PWD. Design, materials and
workmanship shall match the adjacent elements including architectural concrete,
pavers, tree wells, art elements, special landscaping, etc.
73. Street and alley sections adjacent to the development shall be replaced as determined
by the PWD. This typically requires full reconstruction of the street or alley in accordance
with City of Santa Monica standards for the full adjacent length of the property.
Utilities
74. No Excavation Permit shall be issued without a Telecommunications Investigation by
the City of Santa Monica Information Systems Department. The telecommunications
investigation shall provide a list of recommendations to be incorporated into the project
design including, but not limited to measures associated with joint trench opportunities,
location of tie-back and other underground installations, telecommunications conduit
size and specifications, fiber optic cable specifications, telecommunications vault size
and placement and specifications, interior riser conduit and fiber optic cable, and
adjacent public right of way enhancements. Developer shall install two
Telecommunications Vaults in either the street, alley and/or sidewalk locations
dedicated solely for City of Santa Monica use. Developer shall provide two unique,
telecommunication conduit routes and fiber optic cables from building
Telecommunications Room to Telecommunications Vaults in street, alley and/or
sidewalk. Developer will be responsible for paying for the connection of each
Telecommunications Vault to the existing City of Santa Monica fiber optic network, or
the extension of conduit and fiber optic cable for a maximum of 1km terminating in a
new Telecommunications Vault for future interconnection with City network. The final
telecommunications design plans for the project site shall be submitted to and approved
by the City of Santa Monica Information Systems Department prior to approval of project.
a. Project shall comply with City of Santa Monica Telecommunications Guidelines
b. Project shall comply with City of Santa Monica Right-of-Way Management Ordinance
No. 2129CCS, Section 3 (part), adopted 7/13/04
75. Prior to submittal of plan check application, make arrangements with all affected utility
companies and indicate points of connection for all services on the site plan drawing.
Pay for undergrounding of all overhead utilities within and along the development
frontages. Existing and proposed overhead utilities need to be relocated underground.
76. Location of Southern California Edison electrical transformer and switch
equipment/structures must be clearly shown on the development site plan and other
appropriate plans within the project limits. The SCE structures serving the proposed
development shall not be located in the public right-of-way.
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Statement of Official Action
Resource Recovery and Recycling
77. Development plans must show the refuse and recycling (RR) area dimensions to
demonstrate adequate and easily accessible area. If the RR area is completely
enclosed, then lighting, ventilation and floor drain connected to sewer will be required.
Section 9.21.130 of the SMMC has dimensional requirements for various sizes and
types of projects. Developments that place the RR area in subterranean garages must
also provide a bin staging area on their property for the bins to be placed for collection.
78. Contact Resource Recovery and Recycling RRR division to obtain dimensions of the
refuse recycling enclosure.
79. Prior to issuance of a building permit, submit a Waste Management Plan, a map of the
enclosure and staging area with dimensions and a recycling plan to the RRR Division
for its approval. The State of California AB 341 requires any multi-family building housing
5 units or more to have a recycling program in place for its tenants. All commercial
businesses generating 4 cubic yards of trash per week must also have a recycling
program in place for its employees and clients/customers. Show compliance with these
requirements on the building plans. Visit the Resource Recovery and Recycling (RRR)
website or contact the RRR Division for requirements of the Waste Management Plan
and to obtain the minimum dimensions of the refuse recycling enclosure. The recycling
plan shall include:
List of materials such as white paper, computer paper, metal cans, and glass to
be recycled;
Location of recycling bins;
Designated recycling coordinator;
Nature and extent of internal and external pick-up service;
Pick-up schedule; and
Plan to inform tenants/ occupants of service.
80. For temporary excavation and shoring that includes tiebacks into the public right- of-
way, a Tieback Agreement, prepared by the City Attorney, will be required.
81. Nothing contained in these Conditions of Approval shall prevent Developer from seeking
relief pursuant to any Application for Alternative Materials and Methods of Design and
Construction or any other relief as otherwise may be permitted and available under the
Building Code, Fire Code, or any other provision of the SMMC.
Construction Period Mitigation
82. A construction period mitigation plan shall be prepared by the applicant for approval by
the following City departments prior to issuance of a building permit: Public Works, Fire,
Planning and Community Development, and Police. The approved mitigation plan shall
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Statement of Official Action
be posted on the site for the duration of the project construction and shall be produced
upon request. As applicable, this plan shall:
a. Specify the names, addresses, telephone numbers and business license
numbers of all contractors and subcontractors as well as the developer and
architect;
b. Describe how demolition of any existing structures is to be accomplished;
c. Indicate where any cranes are to be located for erection/construction;
d. Describe how much of the public street, alleyway, or sidewalk is proposed to be
used in conjunction with construction;
e. Set forth the extent and nature of any pile-driving operations;
f. Describe the length and number of any tiebacks which must extend under the
property of other persons;
g. Specify the nature and extent of any dewatering and its effect on any adjacent
buildings;
h. Describe anticipated construction-related truck routes, number of truck trips,
hours of hauling and parking location;
i. Specify the nature and extent of any helicopter hauling;
j. State whether any construction activity beyond normally permitted hours is
proposed;
k. Describe any proposed construction noise mitigation measures, including
measures to limit the duration of idling construction trucks;
l. Describe construction-period security measures including any fencing, lighting,
and security personnel;
m. Provide a grading and drainage plan;
n. Provide a construction-period parking plan which shall minimize use of public
streets for parking;
o. List a designated on-site construction manager;
p. Provide a construction materials recycling plan which seeks to maximize the
reuse/recycling of construction waste;
q. Provide a plan regarding use of recycled and low-environmental-impact materials
in building construction; and
r. Provide a construction period water runoff control plan.
83. Construction Conditions:
a. Construction Phasing: If the two sites are constructed concurrently, the
excavation of one Project Site would be completed before the excavation of the
second site would be commenced.
b. Construction Equipment: Construction equipment operating at the Project
Sites will be subject to a number of requirements, which will be included in
applicable bid documents and successful contractor(s) must demonstrate the
ability to supply such equipment. Construction measures will include the
following:
The Project shall utilize off-road diesel-powered construction equipment
that meets or exceeds the CARB and USEPA Tier 4 interim off-road
emissions standards for equipment rated at 50 hp or greater during Project
construction. All equipment rated at 50 hp or greater will be outfitted with
Best Available Control Technology (BACT) devices including a CARB
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18ENT-0312
Statement of Official Action
certified Level 3 Diesel Particulate Filter or equivalent. Implementation of
this feature will minimize diesel particulate matter and NOX emissions
during construction activities. A copy of each unit’s certified tier
specification or model year specification and CARB or SCAQMD operating
permit (if applicable) shall be available upon request at the time of
mobilization of each applicable unit of equipment.
Equipment such as tower cranes and welders shall be electric or
alternative fueled (i.e., non-diesel). To the extent possible, pole power will
be made available for use with electric tools, equipment, lighting, etc.
Alternative-fueled generators shall be used when commercial models that
have the power supply requirements to meet the construction needs of the
Project are readily available from local suppliers/vendors.
The two Project Sites will not simultaneously engage in on-road heavy-
duty haul truck or concrete truck activities on any given day of construction
throughout the entire duration of construction. During each day of
demolition, excavation, or concrete pouring activities, when on-road
heavy-duty demolition or soil haul trucks or concrete trucks are operating
for one of the two Project Sites, no on-road heavy-duty demolition or soil
haul trucks or concrete trucks may be used to transport demolition debris,
excavated soil, or concrete to or from the other Project Site.
c. Control of VOCs: The Projects will utilize low-emitting materials pursuant to the
requirements of the California Green Building Standards (CALGreen) Code.
Indoor coatings will be limited to 50 grams per liter of VOCs or less.
VOTE: Appeal 18ENT-0312
Ayes:
Nays:
Abstain:
Absent:
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Statement of Official Action
NOTICE
If this is a final decision not subject to further appeal under the City of Santa Monica
Comprehensive Land Use and Zoning Ordinance, the time within which judicial review of this
decision must be sought is governed by Code of Civil Procedure Section 1094.6, which
provision has been adopted by the City pursuant to Municipal Code Section 1.16.010.
I hereby certify that this Statement of Official Action accurately reflects the final determination
of the Planning Commission of the City of Santa Monica.
________________________________ _____________________________
Denise Anderson-Warren, City Clerk Date
Acknowledgement by Permit Holder
I hereby agree to the above conditions of approval and acknowledge that failure to comply with such
conditions shall constitute grounds for potential revocation of the permit approval.
Print Name and Title Date
Applicant’s Signature
1
Vernice Hankins
From:Adeline McNeil <adelinemcneil93@gmail.com>
Sent:Thursday, April 18, 2019 8:35 AM
To:councilmtgitems
Subject:Permit 15ENT-0297 Complaint
Hello,
I would like to appeal the planning commission’s approval of development review permit 15ENT-0297. I am
against the construction of this building. It destroys the natural beauty of Santa Monica and the construction
noise is a nuisance to residents and visitors.
Please reconsider this building.
Thank you,
Adeline McNeil
Item 6-B 04/23/19
1 of 27 Item 6-B 04/23/19
1
Vernice Hankins
From:Laura Ziko <lauraziko@gmail.com>
Sent:Thursday, April 18, 2019 8:36 AM
To:councilmtgitems
Subject:15ENT-0297
Hello,
I would like to appeal the planning commission’s approval of development review permit 15ENT-0297. I am
against the construction of this building. It destroys the natural beauty of Santa Monica and the construction
noise is a nuisance to residents and visitors.
Please reconsider this building.
Thank you,
Laura
Item 6-B 04/23/19
2 of 27 Item 6-B 04/23/19
1
Vernice Hankins
From:Courtney Shaw <rosie34posie34@gmail.com>
Sent:Thursday, April 18, 2019 8:36 AM
To:councilmtgitems
Subject:Permit 15ENT-0297 Complaint
Hello,
I would like to appeal the planning commission’s approval of development review permit 15ENT‐0297. I am against the
construction of this building. It destroys the natural beauty of Santa Monica and the construction noise is a nuisance to
residents and visitors.
Please reconsider this building.
Thank you.
Item 6-B 04/23/19
3 of 27 Item 6-B 04/23/19
1
Vernice Hankins
From:Courtney Shaw <courtneyshaw3@outlook.com>
Sent:Thursday, April 18, 2019 8:36 AM
To:councilmtgitems
Subject:Permit 15ENT-0297 Complaint
Hello,
I would like to appeal the planning commission’s approval of development review permit 15ENT‐0297. I am against the
construction of this building. It destroys the natural beauty of Santa Monica and the construction noise is a nuisance to
residents and visitors.
Please reconsider this building.
Thank you,
Courtney Shaw
Item 6-B 04/23/19
4 of 27 Item 6-B 04/23/19
1
Vernice Hankins
From:Jaime Palmer <palmer.jaime@yahoo.com>
Sent:Thursday, April 18, 2019 8:37 AM
To:councilmtgitems
Subject:Permit 15ENT-0297 Complaint
Hi,
I would like to appeal the planning commission’s approval of development review permit 15ENT-0297. I am
against the construction of this building. It destroys the natural beauty of Santa Monica and the construction
noise is a nuisance to residents and visitors.
Please reconsider this building.
Thank you,
Jaime
Jaime Palmer
palmer.jaime@yahoo.com
Item 6-B 04/23/19
5 of 27 Item 6-B 04/23/19
1
Vernice Hankins
From:C Shaw <cshaw93@gmail.com>
Sent:Thursday, April 18, 2019 8:42 AM
To:councilmtgitems
Subject:Appeal 18ENT-0312
Hello,
I would like to appeal the planning commission’s approval of development review permit 15ENT-0297. I am
against the construction of this building. It destroys the natural beauty of Santa Monica and the construction
noise is a nuisance to residents and visitors.
Please PLEASE reconsider this building.
Thank you.
Item 6-B 04/23/19
6 of 27 Item 6-B 04/23/19
1
Vernice Hankins
From:Brittany Shaw <brittanyshaw03@gmail.com>
Sent:Thursday, April 18, 2019 8:43 AM
To:councilmtgitems
Subject:Appeal 18ENT-0312
Hello City Clerk,
I would like to voice my appeal to the planning commission's approval of the development review permit
15ENT-0297. I am against the construction of this building. As a resident of Santa Monica who lives right by
the property, the building will completely obstruct my apartment views for which I moved to Santa Monica
specifically for. The noise will also be a huge nuisance
Please let me know if there's any additional information I can provide to help stop this construction.
Thank you!
Brittany
Item 6-B 04/23/19
7 of 27 Item 6-B 04/23/19
1
Vernice Hankins
From:Dagny Waldorf <dagnywaldorf@gmail.com>
Sent:Thursday, April 18, 2019 9:12 AM
To:councilmtgitems
Subject:Appeal 18ENT-0312
Dear City Clerk,
I would like appeal to the planning commission's approval of the development review permit 15ENT-0297. I
am completely AGAINST this construction of the new building at the lot next to Hotel Casa del Mar,
right in front of 1930 Ocean Ave : 1828 Ocean Ave / 1921 Ocean Front Walk as it will block the views fro
1930 Ocean Ave. I live right across the street from the property and I am very much opposed to this. I moved to
this apartment for the view of the beach and this building will block it entirely. I have young children and the
construction will be intolerable. Please do not allow this to happen!
Best regards,
Dagny
Item 6-B 04/23/19
8 of 27 Item 6-B 04/23/19
1
Vernice Hankins
From:Courtney Shaw <courtney@dgdigital.com>
Sent:Thursday, April 18, 2019 9:16 AM
To:councilmtgitems
Subject:Appeal 18ENT-0312, 18ENT-0390, 18ENT-0391, 18ENT-0392
Hello,
I would like to appeal the planning commissions approval of development review permit 15ENT‐0297. I am
completely against the construction of this building at 1921 Ocean Front Walk EIR / 1828 Ocean Ave: the lot
next to Hotel Casa del Mar, right in front of 1930 Ocean Ave. It will block the views of all residents at 1930
Ocean Ave and ruin the natural beauty of Santa Monica. Please reconsider this decision for the sake of the
city.
Thank you.
Item 6-B 04/23/19
9 of 27 Item 6-B 04/23/19
(310) 451-3669
April 19, 2019
VIA E-MAIL
Santa Monica City Council 1685 Main Street, Room 102 Santa Monica, CA 90401
Re: Appeal from Planning Commission Approval of 22 Unit Mixed-Use Housing Project Appellants: Unite Here Local 11, et al. Hearing Date: April 23, 2019
Agenda Item 6.B
Application No. 15ENT-0297 Appeal No. 18ENT-0312 Property Address: 1921 Ocean Front Walk Our Client: NXT2 Beach, LLC
Our File No. 2095.3
Dear Councilmembers:
This letter is submitted on behalf of NXT2 Beach, LLC, the owner of 1921 Ocean Front Walk. The Planning Commission approved the above-referenced 22-unit mixed-
use rental housing project by a 5-1 vote on October 3, 2018. City Staff is
recommending its re-approval on appeal.
The project complies with all of the City’s development standards, the land is vacant, the land was sold to our client by the City, the project complies with Proposition S, and the project has been pending since September 1, 2015. The project does not
propose any studio apartments and instead contains a mix of apartments including family-sized 2- and 3-bedroom units.
The project provides the Tier 2 community benefits as specified in the Zoning Ordinance (i.e., 50% more affordable housing units than would otherwise be required; off-site affordable units owned in part and operated by a qualified affordable housing
provider; an average of greater than 1.2 bedrooms per unit; the average number of bedrooms in the affordable units equal to the average number of market-rate bedrooms; an affordable housing mitigation fee for the restaurants 14% above the based fee; a transportation impact fee 14% above the base fee; an open space fee 14% above the based fee; and a public transit subsidy equivalent to 75% of the cost of a monthly
kutcher@hlkklaw.com
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Santa Monica City Council
April 19, 2019
Page 2
regional transit pass). Moreover, this project has volunteered to provide very low
affordable units at 50% income levels rather than extremely low affordable units at 30%
income levels, resulting in an obligation to build and deed-restrict twice as many affordable units (15% of the project, rather than 7.5%).
This project epitomizes the LUCE’s vision, objectives and policies for new housing and thus should be approved. The project will provide new housing, including
new affordable housing, without the loss of any existing housing. Legally, it would be a
violation of State law (i.e., the Housing Accountability Act and the Vesting Tentative Map Statute) and contrary to the Zoning Ordinance for the City Council to deny this project or reduce its density.
This letter urges the City Council to deny the appeal and approve the project as
approved by the Planning Commission and as recommended by City Staff.
I.
BACKGROUND
A. The Property.
The project site bookends the historic boardwalk (once called the “Promenade”
and now known as Ocean Front Walk). The site is a little more than one half acre in
size. The site sits vacant, fenced off and unused.
The site is adjacent to Hotel Casa del Mar Hotel (north), faces the beach to the west, and is bordered by Ocean Way to the east and Bay Street (and Crescent Bay Park beyond that) to the south. Casa del Mar is a historic resource listed on the
National Register of Historic Places. And per the EIR, Crescent Bay Park “appears
potentially eligible as a City Landmark.” (FEIR, p. 4.4-4.)
Our client purchased this property from the City of Santa Monica in 2012. (It is our understanding that the proceeds from the sale went to the City’s affordable housing fund.)
At the time of purchase, this site had been vacant for many years. The site was
purchased for housing development. However, in deference to the Zoning Ordinance Update that was then underway, our client agreed to delay pursuing City entitlements for this site until after the City completed its Zoning Ordinance Update process. Our client’s objective in waiting was to pursue a project in compliance with the new Zoning
Ordinance.
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B. The Project.
The project consists of 22 rental housing units and approximately 2,840 square
feet of ground floor commercial/restaurant uses fronting on Ocean Front Walk (plus approximately 1,160 square feet of outdoor dining area facing the boardwalk), with on-site parking beneath the uses. Consistent with Proposition S (which prohibits restaurants in excess of 2000 sf), each of the restaurants is 2,000 sf, including outdoor
dining.
This is a “four-sided” project. The beach is to the west, and Bay Street (and Crescent Bay Park) are to the south. Ocean Way is to the east, and Hotel Casa del Mar is to the north.
The project is consistent in all respects with the City’s Zoning Ordinance,
including with respect to height, density, uses, unit mix, setbacks, open space and
parking. No variances, waivers, modifications or other zoning relief are being requested. This is confirmed by the Staff Report, which states:
The project complies with all development standards applicable to the site and is within the established
maximums to qualify as a Tier 2 project (No limitation of
stories and 47 feet high / 2.0 FAR) with off-site affordable housing provided. (Staff Report at p. 7.)
Unlike most of the recent housing projects, this project (and the sister project at 1828 Ocean Avenue) has been subject to a full Environmental Impact Report (“EIR”).
The EIR concluded that the project, with the mitigation measures identified in the EIR
and included in Staff’s recommended Statement of Official Action (“STOA”), will have no significant adverse environmental impacts. (FEIR at p. ES-5 (“the Projects would not result in any impacts that would remain significant following implementation of mitigation measures”).)1 The EIR was certified unanimously by the Planning Commission, and no
appeal was filed.
Moreover, to ensure a design respectful of its historic surroundings (which include Hotel Casa del Mar), the project does not seek to maximize the site’s development potential under the City’s Zoning Ordinance. Per the Zoning Ordinance, a 2.0 FAR is allowed, yet the project’s FAR is only 1.65--approximately 20% less than
the allowable FAR. This reduction was provided by our client and its design team in
1 In retrospect, this project (and the 1828 Ocean Avenue project also studied in the same EIR) would have qualified for a Mitigated Negative Declaration (“MND”). (See State CEQA Guidelines Section 15070.)
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response to design and massing comments from the ARB and the City’s historic
resource consultant.
II.
PROJECT DESIGN AND REFINEMENTS
Local Santa Monica-based architects Koning Eizenberg Associates (“KEA”) have designed this project, working in consultation with historic preservation architect and
consultant Robert Chattel of Chattel Inc. given the project’s proximity to the historic
Casa del Mar.
The project experienced numerous design iterations to arrive at the massing and design approved by the Planning Commission. Per the certified EIR: “The changes that have been made address design issues and neighborhood context, including increased
setbacks, stepbacks and open space, while also reducing building massing and
residential floor area.” (FEIR at p. ii.)
September 2015 DRP Submittal
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July 2017 ARB Float-up
August 2018 Planning Commission Submittal
As ultimately approved by the Commission, the design reflects input received from City Staff, the ARB, the City’s EIR historic preservation consultant (Margarita Jerabek of ESA Consulting) and the Planning Commission. Project refinements since this project’s initial submittal include:
A reduction of floor area by more than 10,000 square feet, with a corresponding reduction in FAR from 1.93 down to 1.65.
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Increased stepbacks and open space facing Ocean Front Walk that will
expand scenic views of Casa del Mar from the beach and for pedestrians traveling along Ocean Front Walk.
Reduced massing, and increased setbacks, open space and landscaping
between Casa del Mar and the proposed project, where no setback is
required by Code.
Overall refinement and development of the architectural language of the project, including the bluff-inspired base and contemporary beach-inspired
residential design.
Refinement of the Bay Street elevation to include not less than a 5-foot landscaping buffer along the public sidewalk that incorporates large rocks and trees, and an addition of private decks for the residential units to improve the pedestrian experience of those traveling along Bay Street.
Modifications of and careful attention to fenestration, scale, materials, colors and textures.
Special attention to the western façade’s glazing, including residential
character, sustainability features, glare reduction, controls on heat-gain, etc.
Refinement of the western and norther façades to better integrate the
project’s overall design.
Elimination of the top floor facing Ocean Way and reductions of portions of the building below the maximum allowable height.
Additionally, the Planning Commission directed the ARB to pay particular
attention to the following:
The pedestrian oriented design of the ground floor commercial tenant spaces.
The relationship of the building along Bay Street and the connectivity to
the public sidewalk.
Additional study of the stair element at the building's southeast corner is needed.
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Consider modifying the "sails" (planar elements at balconies along the Bay
Street elevation) so they create a visual sense of movement as the features are placed on the building down the slope (west).
Consider modifying the proportions the building so they better relate to the
proportions of Casa Del Mar to the north.
Study how to better integrate the west façade more fully into the rest of the building.
Consider an art installation that commemorates the history of the nearby
beach area known as the Inkwell and the history of the Z-8oys in Ocean Park [this is also provided as a recommendation to the City's Arts Commission].
III.
HISTORIC PRESERVATION
As noted above, Robert Chattel has worked in collaboration with KEA to ensure the project respects the adjacent historic Casa del Mar as well as Crescent Bay Park. Mr. Chattel has documented his work in two conformance review reports, both of which are part of this project’s administrative record.
In his initial report, Mr. Chattel indicated that the purpose of his collaboration on
the project’s design was “to reduce the building mass from obscuring key views of Casa del Mar, as well as to guide general design modifications which draw inspiration from the historic resource.” For the ARB hearing, Mr. Chattel concluded that “the current design skillfully addresses compatibility concerns, maintains key views and avoids
adverse impacts to the historic resource.”
In light of project refinements undertaken after release of the DEIR, Mr. Chattel prepared his second report addressing the refinements. He confirms:
These [project] refinements are intended to highlight references to the historic beachside character of Ocean
Front Walk, maintain design compatibility with Casa del Mar,
and better reflect the significance and context of this bookend site along the boardwalk … The important separation buffer of additional open space directly adjacent to the hotel further strengthens the EIR finding of no
significant impact … [R]educed massing at both the south
and east elevations better reveals portions of the distinctive
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roof shape and architectural details of the top floor of Casa
Del Mar, especially when viewed from Crescent Bay Park …
As a whole, these design refinements act as contemporary interpretations of the historic Ocean Front Walk casual beachside character, while furthering compatibility with Casa Del Mar.
Mr. Chattel’s second report concludes:
[T]he refined proposed project continues to conform to the
Secretary’s Standards as it relates to new construction, as the proposed project responds well to its key location at the southern end of the beachside boardwalk, and continues to
sustain prominence of Casa Del Mar while supporting the
historic character of Crescent Bay Park and Ocean Front Walk.
The Final EIR (at page 4.4-13) also confirms that the project, as refined throughout the review process, fully satisfies the pertinent design standards used by
trained professionals when reviewing proposed projects in close proximity to existing
(and potential) historic resources. The City’s certified Final EIR addresses this point at length in Appendix M:
The refinements to the Ocean Front Walk Project would include a reduction in building area and the removal of one
floor in the northern portion of the site along Ocean Way
thereby resulting in a reduction of perceived massing along Ocean Way. The Ocean Front Walk Project would also include increased setbacks and open space along Ocean Front Walk that would expand and improve scenic views of
the Hotel Casa del Mar for pedestrians traveling northbound
on Ocean Front Walk. The proposed revisions to the western and northern facades of the new building would better integrate the overall design into the character of the neighborhood.
The Ocean Way façade of the Ocean Front Walk Project
would consist of solid panels interspersed with open decks thereby reducing the perceptible mass of the new construction. The Project as refined would appear to step down towards Hotel Casa del Mar and would improve the
transition from the new building to the Hotel Casa del Mar.
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The colors and textures of the materials proposed for the
Project would be compatible and would not visually compete
with the warm brick and contrasting masonry trim of the Hotel Casa del Mar. The Ocean Front Walk Project would sit more comfortably on its graded site and would step down towards Ocean Front Walk, revealing more of the distinctive
roof shape and massing of the Hotel Casa del Mar including
the architectural details of the Hotel Casa del Mar’s top floor, distinctive arched windows and cornice as seen from Crescent Bay Park looking north. Likewise, along Ocean Front Walk, the Ocean Front Walk Project would be pulled
further away from the southeast corner of the Hotel Casa del
Mar and would step back further from the historic building, thereby improving the transition between the old and the new and allowing for better views of the Hotel Casa del Mar from Ocean Front Walk and the beach.
In conclusion, the Project[ ] would be differentiated from the
nearby historical resources by [its] contemporary style but would be compatible with the massing, size, scale and architectural features of the adjacent historical resources to protect their historic integrity, as required by Standard 9 [of
the Secretary of the Interior’s Standards for
Rehabilitation] . . . Thus, the Project[ ] would not have significant impacts on nearby historical resources . . . (FEIR, App. M at pp. M-7 through M-8.)
IV.
THE STATE HOUSING ACCOUNTABILITY ACT,
THE VESTING TENTATIVE MAP STATUTES AND
THE ZONING ORDINANCE ALL COMPEL CITY
APPROVAL OF THE PROJECT
Not only is this a well-conceived and well-designed mixed-use rental housing
project that the Council should want to approve for beneficial policy reasons, and
thereby affirm the Planning Commission decision, but there are also legal obligations under both State and local law to approve this project.
A. The State Housing Accountability Act.
As the City Attorney and City Staff have regularly advised the Planning
Commission and the City Council, and as the Staff Report confirms, the State Housing
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Accountability Act (Gov’t Code § 65589.5) limits the City’s discretion to deny or reduce
the density of a housing project--such as this project--that satisfies the City’s objective
development standards. (Staff Report at p. 11.) The City may only deny or reduce the density of such a project if it finds, based on a preponderance of the evidence that the project will cause a specific, quantifiable, direct and unavoidable adverse impact upon public health or safety based on objective, identified written public health or safety
standards policies, or conditions as they existed on the date the application was
deemed complete. (Gov’t Code § 65589.5(j)(1)(A).)
Moreover, the State Legislature has amended the HAA to further tighten controls on the ability of local governments to deny housing projects. This was summarized for the City Council last summer in an Information Item dated August 10, 2018:
Increasing Local Accountability for Housing Production
The Housing Accountability Act (codified as Government Code Section 65589.5) ("HAA") was enacted in 1982 to establish clear thresholds for the approval and denial of housing projects that meet objective standards. The
Legislature intended to significantly curb the capability of
local jurisdictions to deny, reduce density or render infeasible housing developments. Since the HAA went into effect, some local jurisdictions have either not followed the requirements of the act or interpreted its provisions in ways
different than intended. In an effort to address localities that
have acted in bad faith in disapproving housing projects, two bills clarify and tighten the regulations of the Housing Accountability Act.
AB 678 (Bocanegra) / SB 167 (Skinner)
Keeping with the spirit of the 2017 legislative session that
sought to address California’s critical housing shortage in several different ways, these two identical bills establish much tighter controls on the ability of local jurisdictions to deny housing projects. In particular, these bills modify the
Housing Accountability Act ("HAA") to do the following:
• Revise the definition of "housing development project" to include projects where at least 2/3 of the floor area is residential
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• Establish a “preponderance of evidence” test for
judicial review instead of the prior, more deferential
“substantial evidence” standard[2]
• Require local jurisdictions to provide written documentation to an applicant if a project is not consistent with objective standards within 30 days of
submittal for projects that have less than 150 units
and within 60 days of submittal for projects that have more than 150 units
• Clarify the standard for determining actions that have the effect of lowering density [i.e., impose conditions
“that have a substantial adverse effect on the viability
or affordability of a housing development”]
• Allow a court to compel a local jurisdiction to approve a housing project and if the locality fails to comply, authorizes the court to fine the locality at least
$10,000 per housing unit if it determines that the
locality acted in bad faith
With respect to this project at 1921 Ocean Front Walk, the Staff Report confirms that this project falls within the HAA’s protections:
The Planning Commission approved the project because no
oral or written evidence was presented at the public hearing,
identifying “specific, adverse impacts” as defined in the Housing Accountability Act. (Staff Report at p. 13.)
Therefore, if after consideration of all written and oral evidence presented to the City Council at the public hearing
for the Project, the Council desires to either disapprove or
impose a condition that that Project be developed at a lower density, Council must make the above referenced findings and direct staff to incorporate such findings and/or conditions
2 It should be noted that Government Code Section 65589.6 provides: “In any
action taken to challenge the validity of a decision by a city . . . to disapprove a project or approve a project upon the condition that it be developed at a lower density pursuant to [Government Code] Section 65589.5, the city . . . shall bear the burden of proof that its decision has conformed to all of the conditions specified in Section 65589.5.”
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into the STOA. The term “lower density” includes any
conditions that have the same effect or impact on the ability
of the project to provide housing. (Staff Report at p. 12.)
In this regard, the administrative record includes the Final EIR prepared and certified by the City, which confirms that the project will not cause any such adverse public health or safety impacts following implementation of the identified mitigation
measures:
As indicated in Chapter 4, Environmental Impact Analysis, of this EIR., the Projects would not result in any impacts that would remain significant following implementation of mitigation measures. (FEIR at p. ES-5.)
Furthermore, the administrative record contains no evidence of any such impact.
Accordingly, the HAA requires the City Council to approve this project without reducing its density or imposing conditions that would have a substantial adverse effect on its viability.
B. The Vesting Tentative Map Statutes.
On March 20, 2019, the Planning Commission approved Vesting Tentative Tract
Map No. 74471 for an air space subdivision of this project. (16ENT-0159.) Pursuant to both State and local law, “When a local agency approves or conditionally approves a vesting tentative map, that approval shall confer a vested right to proceed with development” (Gov’t Code § 66498.1(b) and Subdivision Ordinance § 9.54.030(F)(5))
and the project is to be reviewed in accordance with the ordinances, policies, and
standards that were in effect at the time the vesting tentative map was deemed complete. (Gov’t Code § 66474.2 & 66498.1(b) and Subdivision Ordinance § 9.54.030(F)(5).)
The approval of the vesting tentative map is now final. (See Subdivision
Ordinance § 9.54.070.)
Accordingly, our client has a vested right to proceed with this project, and this project must be reviewed pursuant to the ordinances, standards and policies that were in effect on the date the vesting map application was deemed complete, which was October 27, 2016. As noted in the City’s deemed complete letter, the “proposed project
consist[s] of a proposed mixed-use residential building with ground floor commercial,
residential units above, and subterranean parking below ground.”
Without the applicant’s consent, the City may not impose new ordinances, policies or standards on the project that were not in effect on October 27, 2016. This
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protects the applicant from having new criteria imposed on this project. As noted in the
Staff Report, this project meets the requirements of the Zoning Ordinance. (Staff
Report at p. 10 (“[T]he project complies with all development standards of the OF District.”).) Accordingly, the applicant is entitled to approval of this project consistent with the Zoning Ordinance.
C. The Zoning Ordinance.
The City’s Land Use and Circulation Element of its General Plan (“LUCE”) and its
Zoning Ordinance establish a predictable project review process for Tier 1 and Tier 2 projects based upon established development and design standards. This project review process is intended to facilitate an expansion of the City’s housing supply, including its supply of affordable housing.3
The Zoning Ordinance is the City’s primary means for implementing the LUCE.
Under the Zoning Ordinance, any project that exceeds the Zoning Ordinance’s Tier 1 maximum limits or 10,000 square feet of new floor area must obtain a DRP. (SMMC § 9.40.020 (A).) Because this project exceeds the Tier 1 maximum limits and 10,000 square feet of floor area, it requires a Development Review Permit (“DRP”) as a Tier 2
project with community benefits as codified in Chapter 9.23 of the Zoning Ordinance.
Under the Zoning Ordinance, the City Council “shall approve” a DRP when the required findings “can be made.” (Zoning Ordinance § 9.40.050.) Here, the Staff Report confirms that all of the required findings can be made. (Staff Report at p. 12 (“[S]taff has recommended approval of the Project based upon its determination that the
Project met all of the findings for a Development Review Permit”).) Accordingly, the City
Council is legally obliged to approve this project. As the August 10, 2018 City Council Information Item states: “Since the zoning ordinance establishes clear development standards for Tier 1 and Tier 2 projects, the effect is that in nearly all cases, the [City] will not have the discretion to deny a housing project unless findings regarding adverse
impacts to health and safety can be made.” (City Council Information Item, supra at 8.)
Indeed, the evidence in the record supporting these findings is uncontradicted. This evidence includes the Final EIR, which confirms that this project will not have any
3 Under the heading “Review of Proposed Projects,” the LUCE provides: “Development proposals that confirm with stated goals and policies of the LUCE are the implementation tools that have the most direct influence on the City’s ability to achieve
complete communities, housing opportunities, and integrated transportation and land use. Exacting review is the primary method by which the City ensures that individual projects achieve the vision, goals, and standards of the community.” (LUCE at p. 5.0-12.)
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significant adverse impacts on the environment. Moreover, this evidence includes the
extensive project design refinements made in response to input from the ARB, City
Staff, the Planning Commission and others. These refinements include the applicant’s voluntary reductions in both massing and density. The proposed floor area is now nearly 20% below what is allowed.
There is no evidentiary basis for the City Council to deny this project or further
reduce its density. Thus, the Zoning Ordinance requires the City Council to approve
this project without reducing its density.
V.
PROJECT AND COMMUNITY BENEFITS
This project includes all of the community benefits required by the Zoning
Ordinance including affordable housing.
A. Affordable Housing.
As a community benefit, the project will provide four very low income (50% AMI) deed-restricted affordable units. These four units will be provided off-site at 1828 Ocean Avenue, which the City Council will also be considering on April 23rd. Consistent
with the Zoning Ordinance, the site at 1828 Ocean Avenue is well within a quarter-mile
of the project site. (SMMC § 9.64.060(D).)
As the City Council is aware, nearly all Tier 2 project applicants are electing the Zoning Ordinance’s 7.5% extremely low (30% AMI) income unit option. By selecting the very low (50% AMI) income option, this applicant is providing twice the percentage of
affordable units (15% compared to 7.5%) and twice the number of affordable units (4
units versus 2).
Moreover, only because the affordable units are off-site, the affordable housing units will be operated by a non-profit affordable housing provider. (Zoning Ordinance § 9.23.030(A)(1)(c).) This unique community benefit ensures that the very-low income
residents will have access to supportive services that would not otherwise be available
from a typical for-profit apartment owner, including programs designed to assist tenants with staying in place whenever challenges arise.
Additionally, the applicant has agreed to provide an on-site resident meeting room for use by the affordable housing provider when counseling tenants of the
affordable units.
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B. Family-Sized Apartments.
Consistent with the LUCE’s goals for a range of new housing, including
apartments for families, the project includes family-sized apartments.4 More than 45% of the market-rate units are two- and three-bedroom units. And 50% of the deed-restricted affordable apartments will be two- and three-bedroom units. Overall, the project provides units with 1.59 average bedrooms, substantially more than the Zoning
Ordinance’s requirement of 1.2 average bedrooms.
C. Development Fees.
This project is also paying substantial development fees to the City. These include a Parks and Recreation Development Impact Fee ($136,677.96), a Cultural Arts Fee ($69,520.00), a Child Care Linkage Fee ($24,514.90), an Affordable
Housing/Commercial Linkage Fee ($43,326.38), and a Transportation Impact Fee
($224,753.01).
D. Other Community Benefits.
The project also includes other meaningful project and community benefits including solar panels, EV charging stations, EV stubouts, abundant and user-friendly
bicycle facilities, pedestrian-oriented/visitor-oriented restaurants, sustainable design
features, and massing/design with sensitivity to adjacent historic resources.
VI.
UNITE HERE’S APPEAL LACKS MERIT
The Staff Report does an excellent job in addressing Unite Here, et al.’s
arguments asserted in their appeal. (Staff Report at pp. 13-17.) It is self-evident that
those arguments are not motivated by genuine concerns about this housing project, nor are they supported by law or any evidence in the record. Briefly:
1. The artificial claim that the City’s Zoning Ordinance contains a purported “major loophole” in its regulation of multi-family housing is a policy argument that is
irrelevant to this quasi-judicial hearing on this particular project. We do not agree with
that contention. The definitions of the terms multi-family use, corporate rental housing, and lodging are thorough and complete; they are a paragraph of more each, with
44 LUCE Goal H4 states: “Provide increased opportunities to stimulate a variety of housing choices.” LUCE Policy H4.1 is to “[e]ncourage the production of both rental and ownership housing. (LUCE at p. 3.3-12.)
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examples of such uses provided in each of the definitions. (See Zoning Ordinance §§
9.51.020(A)(1)(d), 9.51.020(A)(2) & 9.51.030(B)(15).)
Moreover, even if the City Council were to share the appellants’ concerns with the wording of the Zoning Ordinance, the City Council cannot essentially amend the City’s Zoning Ordinance by way of a project condition. The project’s proposed uses are permitted uses under the Zoning Ordinance; the applicant is not seeking any
discretionary permit as to use of the property. A development review permit challenged
in this appeal is a quasi-judicial permit relating to building mass (see Zoning Ordinance § 9.40.010); the City Council cannot use the quasi-judicial processing of a development review appeal to change existing law (i.e., legislate) by project condition as to an allowed use. Put simply, multi-family housing as defined in the Code is allowed by right
in the Oceanfront Zoning District. (See Zoning Ordinance Table 9.14.020.) This DRP
appeal is not the proper forum to debate whether to amend the Zoning Code’s definition of multi-family housing. And as noted above, the Planning Commission has approved a vesting tentative air space map for this project, which means that the City cannot impose new ordinances, policies or standards that were not in effect on October 27,
2016, when the vesting tentative map application was deemed complete for processing.
2. Appellants ask for a condition that “runs with the land” banning lodging and corporate housing uses in the project Appellants ignore that Staff’s proposed STOA bans lodging uses (see Condition No. 2) and that all of the project conditions run with the land as a matter of law (and thus are binding on all future owners of the
property). (See Zoning Ordinance § 9.48.010(B).)
3. Appellants’ unsubstantiated claim that the project “is an extension of the Casa del Mar/Shutters hotel complex” is specious. This will be a separate and distinct apartment building with no lodging use and no expansion of the nearby Casa del Mar or Shutters hotels. The applicant has not applied for any permits to expand the hotels, nor
would that be possible in light of Proposition S. Moreover, as a show of good faith, the
applicant has agreed on the record that: “Consistent with Proposition S, this project is not an expansion of any hotel use and there shall be no hotel amenities from the adjacent hotel (e.g., housekeeping, valet, food/room service) provided at the Project.” This agreement is documented in the STOA’s project description.
4. The appellants’ criticism of the Final EIR also lacks merit. Consistent with
State CEQA Guidelines Section 15088, the Final EIR responded to each of appellants’ arguments and explained why they are unfounded. Appellants’ disagreement with the Final EIR’s conclusions does not render it inadequate legally. (See State CEQA Guidelines § 15151.) Furthermore, the time to appeal the EIR certification has passed
(see Zoning Ordinance §§ 9.37.040 & 9.62.020), and the time to file suit challenging the
certified EIR has also passed. (State CEQA Guidelines § 15112.)
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5. Appellants wrongly claim that the Coastal Act requires the project’s
ground floor commercial/restaurant space to be limited to commercial spaces that
“could be rented out at a reduced or complementary rate for public events, et cetera.” The Coastal Act does not compel such uses in this project’s ground floor commercial space. In fact, it was staff for the Coastal Commission that urged the applicant to include a second restaurant in this project. Moreover, to the extent the Coastal
Commission has a basis for regulating use of this project’s ground floor space, that
agency will do so when it considers the project’s Coastal Development Permit application. (Such a coastal development permit application cannot be filed with the Coastal Commission until after ARB approval of the design.) The City Council’s role is to enforce the Zoning Ordinance, which allows as permitted uses all of the applicant’s
proposed ground floor uses.
VII.
CONCLUSION
This is a housing project that meets all of the City’s objective development standards for a Tier 2 project, has no adverse environmental impacts, has a fully
certified EIR, has no unmitigable health or safety impacts, is 20% below the maximum
allowable FAR, and is wholly consistent with the LUCE and Zoning Ordinance’s governing housing regulations and policies. For all of these reasons, the City Council should deny the appeal and approve this project as recommended by City Staff.
Sincerely,
Kenneth L. Kutcher
cc: David Martin Roxanne Tanemori Russell Bunim Lane Dilg
Yibin Shen
Heidi von Tongeln NXT2 Beach, LLC Hank Koning Robert Chattel
F:\WPDATA\2095\2095.3\Cor\CC.3002g.KLK.docx
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Board Members, Cont.
Kiersten Elliott
Santa Monica College
Sara Escobar
HULU
Jeffrey Fritz
Coldwell Banker
Annie Goeke
Earth Rights Institute
Stephanie Harris
Carlthorp School
Jeff Jarow
PAR Commercial Real Estate
Kevin Kozal
Harding Larmore Kutcher &
Kozal
Robert Kull
The Lobster
Julia Ladd
Macerich/Santa Monica Place
Marcel Loh
Providence St John’s Health
Center
John Loyacono
Bank of America
Brian MacMahon
Expert Dojo
Jennifer McElyea
Watt Investment Partners
Susan Gabriel Potter
Bob Gabriel Insurance
Evan Pozarny
Muselli Commercial Realtors
Julie Reback Spencer
Cedars Sinai
Ali Sahabi
Optimum Seismic
Heather Somaini
Lionsgate
John Warfel
Metropolitan Pacific
David Woodbury
Arthur Murray Dance Center
Chair
Jeff Klocke
Pacific Park on the Santa
Monica Pier
Past Chair
West Hooker-Poletti
Caffe Bella
Chair Elect
Laura McIver
Shutters Hotel on the
Beach
Treasurer
Len Lanzi
Los Angeles Venture
Association
Vice Chairman
Colby Goff
Rustic Canyon Family of
Restaurants
Vice Chairman
Richard Chacker
Perry’s Café and Bike
Rentals
Vice Chairman
Dave Rand
Armbruster Goldsmith &
Delvac
Vice Chairman
Ellis O’Connor
MSD Hospitality LLC
Vice Chairman
Peter Trinh
Avery, Craftsman Bar &
Kitchen
Board Members
Daniel Abramson
RAND Corporation
Alisha Auringer
LAcarGuy
Judy Barker
Barker Hangar
Josh Bradburn
Charles Schwab & Co.
Ted Braun
UCLA Health
Gauri Brienda
Gauri Brienda
Consultancy
Bettina Duval
BRDBND
April 23, 2019
Santa Monica City Council
1686 Main Street, Room 209
Santa Monica, CA 90401
RE: Appeals 18ENT-0390, 18ENT-0391 and 18ENT-0392 - DENY
Dear Mayor Davis and Council Members,
The Santa Monica Chamber of Commerce expresses our strong
support for the two mixed-use housing projects proposed for 1921
Ocean Front Walk and 1828 Ocean Avenue. As such, we urge you to
deny the aforementioned appeals and uphold the Planning
Commission’s decisions on these projects.
These projects will help provide the housing that we need in Santa
Monica by creating 105 new rental units within walking distance of
the Downtown Santa Monica Expo Line station. Importantly, 16 of the
new units would be deed-restricted, very-low income affordable units
and managed by a nonprofit affordable housing provider. Half of these
units would be family-sized units (i.e. two- and three-bedroom units)
with access to a plethora of amenities. These are exactly the kind of
housing projects that the LUCE envisions, and that this Commission
has prioritized.
In addition to providing a variety of housing opportunities, the
projects would provide ground-floor restaurant/retail space, enhancing
the pedestrian activity in this area. The 1921 Ocean Front Walk
project proposes to include two ground-floor restaurants with indoor
and outdoor seating along the boardwalk. The 1828 Ocean Avenue
project would include a ground-floor corner café. In addition to
creating employment opportunities, this provides walkable dining and
refreshment options to area workers and visitors, the projects’ tenants
and surrounding neighbors.
Finally, the projects are sustainably designed to use 10% less energy
than California’s Energy Code requires and will include solar panels.
The projects will also have electric vehicle charging stations and
bicycle parking spaces to encourage sustainable modes of
transportation.
In summary, the proposed projects provide vital housing, affordable
housing, pedestrian oriented ground-floor uses, and are sustainably
designed. For these reasons, we urge you to approve the 1921 Ocean
Front Walk and 1828 Ocean Avenue projects.
On behalf of the Santa Monica Chamber of Commerce, we thank you
for considering our comments.
Sincerely,
Laurel Rosen
President/CEO
Item 6-B 04/23/19
27 of 27 Item 6-B 04/23/19