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PROJECT INFORAMTION CASE NUMBER: Design
Compatibility Permit 04-009, Development Review Permit 04-003, Tract Map
04-020
LOCATION: APPLICANT: PLUS
Architects Property Owner: CASE PLANNER: REQUEST: Design
Compatibility Permit, Development Review Permit and Vesting Tentative Tract
Map for the construction of eight-unit, two-story, 30-foot high residential
condominiums. CEQA STATUS: The project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA), pursuant to Section 15332, Class 32 of the State Implementation Guidelines in that the project meets the conditions for an infill development as the project is located in an urban environment with no value for endangered, rare or threatened species, has all utilities available at this time, and that the project would not result in significant effects relating to traffic, noise, air quality, or water quality. |
PLANNING COMMISSION ACTION
|
August 16, 2006 |
Determination
Date |
|
X |
Approved based on
the following findings and subject to the conditions below. |
|
|
Denied. |
|
|
Other: |
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EFFECTIVE
DATES OF ACTIONS IF NOT APPEALED: |
Tract Map:
August 27, 2006 DCP/DR:
August 31, 2006 |
|
EXPIRATION
DATE OF ANY PERMITS GRANTED: |
Tract Map:
August 27, 2008 DCP/DR:
August 31, 2008 |
|
LENGTH OF
ANY POSSIBLE EXTENSION OF EXPIRATION DATES*: |
DCP/DR: One 12
month extension Tract Map: Maximum
three (3) years with Planning Commission approval |
* 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.
FINDINGS:
DEVELOPMENT REVIEW FINDINGS
1.
The
physical location, size, massing, and placement of proposed structures on the site
and the location of proposed uses within the project are compatible with and
relate harmoniously to surrounding sites and neighborhoods, in that the project
is located in a neighborhood where the prevailing development pattern and type
is two to three-story multi-family buildings.
The project is of similar height and scale of surrounding developments
and relates harmoniously to the area, particularly with abutting properties due
to the deep recesses and second-story stepbacks that help to soften the mass of
the north and south elevations. In
addition, the project provides a central common open space that separates the
two buildings in the project and features landscaping and low planter areas
within the front yard that further enhance the pedestrian character and
streetscape of the residential neighborhood.
2.
The
rights-of-way can accommodate autos and pedestrians, including parking and
access, in that the garage is accessed from the alley (
3.
The
health and safety services (police, fire, etc.) and public infrastructure (e.g.
utilities) are sufficient to accommodate the new development, in that the
project is an infill development located within an urbanized area that is
adequately served by existing City infrastructure and health and safety
services.
4.
Any
on-site provision of housing or parks and public open space, which are part of
the required project mitigation measures required in Part 9.04.10.12 of the
City of
5.
The
project is generally consistent with the Municipal Code and General Plan, in
that it has been designed to comply with the development standards of the R2
zone, as amended by Interim Ordinance No. 2042 (CCS), and is consistent with
Objective 1.10 of the Land Use Element, which states that new housing should be
encouraged, “…in all existing residential districts, while still protecting the
character and scale of neighborhoods.”
The project will be two stories tall, thirty feet in height and includes
eight market-rate residential condominiums designed in a townhouse style and is
located in the R2 zone, a multifamily residential district. The project has been designed to respect the
existing scale and character of the surroundings through façade articulations,
upper level building stepbacks, and pedestrian-level features such as
landscaping, walkways, and walls within the front yard.
6.
Reasonable
mitigation measures have been included for all adverse impacts identified in
the Initial Study or Environmental Impact Report, in that the project is
categorically exempt from environmental review pursuant to Section 15332 of the
CEQA Guidelines and therefore, no Initial Study or Environmental Impact Report
was prepared.
TENTATIVE TRACT MAP FINDINGS
1.
The
proposed map is consistent with applicable general and specific plans as
specified in Government Code Section 65451. Specifically, while the subject
property is not located in an area governed by a specific plan as specified in
Government Code Section 65451, compliance with the City’s General Plan is
required. For the purpose of subdividing the subject parcel, there are two
pertinent policies that must be evaluated with the map; those policies relate
to building height and unit density. As noted and shown on the subject map, the
project complies with applicable policies, including unit density and height
standards for the subject land use designation.
2.
The
design or improvement of the proposed subdivision is consistent with applicable
general and specific plans. Specifically, while the subject property is not
located in an area governed by a specific plan, compliance with the City’s
General Plan is required. As noted and shown on the subject map, the proposed
improvements will not exceed land use designation limits to building height and
unit density.
3.
The
site is physically suitable for the type of development. Specifically, the
subject parcel is larger than a standard-sized parcel and is located within an
urbanized area adequately served by existing City roadways and infrastructure. The
property is physically able to accommodate the proposed development.
4.
The
site is physically suitable for the proposed density of development. Specifically,
the subject parcel is larger than a standard-sized parcel and is located within
an urbanized area adequately served by existing roadways and infrastructure.
Moreover the type of development and unit density is consistent with policies
set forth in the City’s General Plan and other improvements in the general
vicinity.
5.
The
design of the subdivision or the proposed improvements are not likely to cause
substantial environmental damage or substantially and avoidably injure fish or
wildlife or their habitat, in that the proposed subdivision is located in an
urbanized area that does not contain habitats or would otherwise injure fish
and wildlife.
6.
The
design of the subdivision or the type of improvement is not likely to cause
serious public health problems. The proposed subdivision is for a property
located in an urbanized area and is consistent with other similar improvements
in the area. As noted and shown on the map, the project complies with height
and unit density limitations set forth in the General Plan. The subdivision of
the parcel does not have the potential to disrupt the urban environment or otherwise
cause serious public health problems.
7.
The
design of the subdivision or the type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of,
property within the proposed subdivision in that the proposed development will
not encroach into public easements located adjacent to the rear property
line. Moreover, the subdivision will
document and incorporate all easements within the Final Map.
8.
The
proposed subdivision is consistent with any ordinance or law of the City of
DESIGN
COMPATIBILITY PERMIT FINDINGS
1. The physical location, size, massing and
placement of proposed structures on the site and the location of proposed
amenities within the project are compatible with and relate harmoniously to
surrounding sites and neighborhoods in that the project is located in a
neighborhood where the prevailing development pattern and type is two to
three-story multi-family buildings. A
visual survey of the block with the project is located (Nineteenth Street
between Washington Avenue and Idaho Avenue) showed that 75% of the properties
on the block had two to three-story buildings.
Therefore, the proposed two-story, thirty-foot high project is of
similar height and scale of surrounding developments. The proposed project is compatible with abutting
properties due to the deep recesses and second-story stepbacks that help to
soften the mass of the north and south elevations. In addition, the two proposed buildings are
oriented around a central courtyard that not only provides the main pedestrian
entrance to six of the units but also serves to break up the mass of the project. Furthermore, the project relates harmoniously
to the existing neighborhood by providing a gradual transition between the
public and private realm through transitional features such as landscaping, low
planter areas, and pedestrian walkways that lead directly to the project’s
entrances. These design features create
a project that is in scale and character with the neighborhood.
2. The physical location, size, massing
and placement of proposed structures on the site, and parking access and the
location of proposed amenities within the project would not be detrimental to
the public interest, health, safety, convenience or general welfare in that the
provision of a central courtyard, upper-level stepbacks, ground-floor private
open space for each unit, and pedestrian-oriented features such as walkways and
low landscaped planters will ensure sufficient light and air for each unit
without adversely affecting abutting properties. The project accommodates disabled persons by
providing two accessible units and two disabled access lifts that provide
access from the sidewalk and subterranean garage to the central courtyard. Lastly, the garage takes vehicular access
from the
3. The rights-of-way can accommodate autos
and pedestrians, including adequate parking and access, in that the garage is
accessed from the alley (
4. The health and safety services (police,
fire etc.) and public infrastructure (e.g., utilities) is sufficient to
accommodate the new development, in that the proposed development is located
within an urbanized area that is already adequately served by existing City
infrastructure. No new safety services or public infrastructure will be
required by this project.
5. Reasonable mitigation measures have
been included for all adverse impacts identified in an Initial Study or
Environmental Impact Report, in that the proposed development is categorically
exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant
to Section 15332 of the CEQA Guidelines and therefore, no Initial Study or
Environmental Impact Report was prepared.
6. The proposed use conforms precisely to
the minimum requirements outlined in Section 9.04.16, Subchapter
9.04.16.01.030, in that the proposed project, as conditioned below, and shown
on the plans submitted by the applicant, demonstrates compliance with all
applicable provisions of the City of Santa Monica Zoning Ordinance.
CONDITIONS OF APPROVAL:
PLANNING AND COMMUNITY DEVELOPMENT
Project Specific Conditions
1. The open decks in front of Units 101 and 102, shown on the west side of the project, shall be allowed to extend only 6 feet into the front yard setback. The applicant shall revise the plans to show compliance with this condition prior to the issuance of a building permit.
2. No walls or curbs are permitted around the landscaped berms in the front yard setback area. The applicant shall revise the plans to show compliance with this condition prior to the project’s review by the Architectural Review Board.
3. The distance between the proposed structures shall be increased to 18 feet for the first 14 feet of the buildings with distances varying between 12’6” to 15’6” for the remainder of the project, as shown on the plans reviewed by the Planning Commission on August 16, 2006.
Administrative
4. The Planning Commission’s approval, conditions of approval, or denial of this application may be appealed to the City Council if the appeal is filed with the Zoning Administrator within fourteen consecutive days following the date of the Planning Commission’s determination in the manner provided in Part 9.04.20.24, Sections 9.04.20.24.010 through 9.04.20.24.040. An appeal of the approval, conditions of approval, or denial of a subdivision map must be filed with the City Clerk within ten consecutive days following the date of Planning Commission determination in the manner provided in Part 9.20.14, Section 9.20.14.070. Any appeal must be made in the form required by the Zoning Administrator. The approval of this permit shall expire if the rights granted are not exercised within two years from the permit’s effective date. Exercise of rights shall mean issuance of a building permit to commence construction.
5. Pursuant to SMMC Section 9.04.10.02.450(d), if the Building Official determines that another building permit has been issued less than fifteen months prior to the date on which the building permit for this project has received all plan check approvals and none of the relevant exceptions specified in 9.04.10.02.450(c) and (e) apply, the Building Official shall place the project on a waiting list in order of the date and time of day that the permit application received all plan check approvals, and the term of this approval and other City approvals or permits necessary to commence the project shall be automatically extended by the amount of time that a project remains on the waiting list. However, the permit shall also expire if the building permit expires, if final inspection is not completed or a Certificate of Occupancy is not issued within the time periods specified in SMMC Section 8.08.060. One 1-year extension may be permitted if approved by the Director of Planning. Applicant is on notice that time extensions shall not be granted if development standards or the development process relevant to the project have changed since project approval. Extension requests to a subdivision map must be approved by the Planning Commission.
6.
The
tentative map shall expire 24 months after approval, except as provided in the
provisions of California Government Code Section 66452.6 and Subchapter 9.20.18
of the Santa Monica Municipal Code.
During this time period the final map shall be presented to the City of
7. 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 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.
8. 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 Design Compatibility Permit.
9. 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.
Conformance with Approved Plans
10. This approval is for those plans dated August 11, 2006, a copy of which shall be maintained in the files of the City Planning Division. Project development shall be consistent with such plans, except as otherwise specified in these conditions of approval.
11. 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.
12.
The Plans shall comply with all other provisions
of Article IX of the Municipal Code, (Zoning Ordinance) and all other pertinent
ordinances and General Plan policies of the City of
Fees
13. A Park and Recreation Facilities Tax of $200.00 per residential unit shall be due and payable at the time of issuance of a building permit for the construction or placement of the residential unit(s) on the subject lot, per and subject to the provisions of Section 6.80.010 et seq. of the Santa Monica Municipal Code.
14.
Pursuant
to Santa Monica Municipal Code (SMMC) Chapter 9.56, the project is subject to
the City's Affordable Housing Production Program which requires an 8-unit development to provide at least 1 very low income affordable unit(s) or 2 low income affordable unit(s) on-site (SMMC Section
9.56.050), provide the affordable units off-site (SMMC Section 9.56.060), pay
an affordable housing fee (SMMC Section 9.56.070), or acquire land for
affordable housing (SMMC Section 9.56.080).
The developer has elected to satisfy the City’s
Affordable Housing Production requirement through payment of the applicable
affordable housing fee which is calculated based on the project’s floor
area as defined by SMMC Section 9.04.02.030.315. The fee will be calculated prior to payment based on the requirements
of the Affordable Housing Production Program Section 9.56.070 and shall be
based on the affordable housing unit base fee resolution in effect at the time
that the affordable housing fee is paid to the City. The fee must be paid in full prior to the
City granting any approval for the occupancy of the project, but not earlier
than the time of building permit issuance.
15. Prior to issuance of a condominium license, the developer shall provide for the payment of a Condominium Tax of $1,000 per planned salable unit pursuant to Chapter 6.76 of the Santa Monica Municipal Code.
Cultural Resources
16. No demolition of buildings or structure built 40 years of age or older shall be permitted until the end of a 60-day review period by the Landmarks Commission to determine whether an application for landmark designation shall be filed. If an application for landmark designation is filed, no demolition shall be approved until a final determination is made by the Landmarks Commission on the application.
17. 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
18. Pursuant to SMMC Section 4.24.030, prior to receipt of the final permit necessary to demolish, convert, or otherwise remove a controlled rental unit(s) 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 unit(s) pursuant to the provisions of the Ellis Act.
CC&Rs
19. Prior to issuance of building permits, Condominium Association By-Laws and a Declaration of CC&R's shall be reviewed and approved by the City Attorney. The CC&R's shall contain a non-discrimination clause as presented in SMMC Section 9.20.20.020 and such provisions as are required by SMMC Section 9.04.16.01.030(d) and (e).
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.
The
project shall at all times comply with the provisions of the Noise Ordinance
(SMMC Chapter 4.12).
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. The Architectural Review Board, in its review, shall pay particular attention to the project's pedestrian orientation and amenities; scale and articulation of design elements; exterior colors, textures and materials; window treatment; glazing; and landscaping.
24. In addition to other landscaping requirements, the Architectural Review Board, in its review, shall ensure that at least 50% of the unexcavated side yard setback areas shall be adequately landscaped.
25. Landscaping plans shall comply with Subchapter 9.04.10.04 (Landscaping Standards) of the Zoning Ordinance including use of water-conserving landscaping materials, landscape maintenance and other standards contained in the Subchapter.
26. Refuse areas, storage areas and mechanical equipment shall be screened in accordance with SMMC Section 9.04.10.02.130, 140, and 150. 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 roof. Except for solar hot water heaters, no residential water heaters shall be located on the roof.
27. 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.
28. 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.
29. As appropriate, the Architectural Review Board shall require the use of anti-graffiti materials on surfaces likely to attract graffiti.
Construction Plan Requirements
30.
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.
Demolition Requirements
31.
Until such time as the demolition is undertaken,
and unless the structure is currently in use, the existing structure shall be
maintained and secured by boarding up all openings, erecting a security fence,
and removing all debris, bushes and planting that inhibit the easy surveillance
of the property to the satisfaction of the Building and Safety Officer and the
Fire Department. Any landscaping
material remaining shall be watered and maintained until demolition occurs.
32. Prior to issuance of a demolition permit, applicant shall prepare for Building Division approval a rodent and pest control plan to insure that demolition and construction activities at the site do not create pest control impacts on the project neighborhood.
Construction Period
33.
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.
34.
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
35.
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.
36. 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.
37. 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
38. No fence, gate, or wall within the required front yard setback, inclusive of any subterranean garage slab and fencing, gate, or railing on top thereof, shall exceed a height of 42" above actual grade of the property.
39. 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.
40. 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.
41. Final parking lot layout and specifications shall be subject to the review and approval of the Transportation Management Division.
42.
Prior
to issuance of a building permit, a copy of the recorded map shall be provided
to the City Planning Division.
43. Prior to the issuance of a building permit, the applicant shall demonstrate compliance with Subchapter 9.04.16 Condominiums, including the provisions of Ordinance No. 2042 (CCS).
44. Construction period signage shall be subject to the approval of the Architectural Review Board.
ENVIRONMENTAL PUBLIC WORKS MANAGEMENT (EPWM)
Drainage
45.
To
mitigate storm water and surface runoff from the project site, an Urban Runoff
Mitigation Plan may be required by the Department of Environmental and Public
Works Management (EPWM) pursuant to Municipal Code Chapter 7.10. Prior to submittal of landscape plans for
Architectural Review Board approval, the applicant shall contact EPWM to
determine applicable requirements, which include the following:
·
Non-stormwater
runoff, sediment and construction waste from the construction site and parking
areas is prohibited from leaving the site;
·
An
sediments or materials which are tracked off-site must be removed the same day
they are tracked off-site;
·
Excavated
soil must be located on the site and soil piles should be covered and otherwise
protected so that sediments do not go into the street or adjoining properties;
·
Washing
of construction or other vehicles shall be allowed adjacent to a construction
site. No runoff from washing vehicles on
a construction site shall be allowed to leave the site;
·
Drainage
controls may be required depending on the extent of grading and topography of
the site; and
·
New
development is required to reduce projected runoff pollution by at least twenty
percent through incorporation of design elements or principles, such as
increasing permeable surfaces, diverting or catching runoff via swales, berms,
and the like; orientation of drain gutters towards permeable areas;
modification of grades; use of retention structures and other methods.
46.
Automotive
repair facilities and dealerships, parking areas and structures, automotive
paint shops, gas stations, equipment degreasing areas, and other facilities
generating wastewater with significant oil and grease content are required to
pretreat these wastes before discharging to the City sewer or storm drain
system. Pretreatment will require that a
clarifier or oil/water separator be installed and maintained on site. In cases where settleable solids are present
(or expected) in greater amounts than floatable oil and grease, a clarifier
unit will be required. In cases where the opposite waste characteristics are
present, an oil/water separator with automatic oil draw-off will be required
instead. The Environmental and Public
Works Management Department will set specific requirements. Building permit
plans shall show the required installation.
Hazardous Materials
47.
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 Environmental and Public
Works Management/Environmental Programs Division. The report shall consist of a hazardous
materials survey for the structure proposed for demolition. The report shall include a section on
asbestos and in accordance with the South Coast AQMD Rule 1403, the asbestos
survey shall be performed by a state Certified Asbestos Consultant (CAC). The report shall include a section on lead,
which shall be performed by a state Certified Lead Inspector/Assessor. Additional hazardous materials to be
considered by the industrial hygienist shall include: mercury (in thermostats,
switches, fluorescent light); polychlorinated biphenyls (PCBs) (including light
Ballast), and fuels, pesticides, and batteries.
Streets
48.
Unless otherwise approved by the Department of
Environmental and Public Works Management, all sidewalks shall be kept clear
and passable during the grading and construction phase of the project.
49.
Sidewalks, curbs, gutters, paving and driveways
which need replacing or removal as a result of the project as determined by the
Department of Environmental and Public Works Management shall be reconstructed
to the satisfaction of the Department of Environmental and Public Works
Management. Approval for this work shall
be obtained from the Department of Environmental and Public Works Management
prior to issuance of the building permits.
50.
Street and/or alley lighting shall be provided
on public rights of way adjacent to the project if and as needed per the
specifications and with the approval of the Department of Environmental and
Public Works.
Off-site
51.
All off
site improvements required by the City Engineer shall be installed. Plans and specifications for off site
improvements shall be prepared by a registered civil engineer and approved by
the City Engineer.
52.
A
subdivision improvement agreement for all off site improvements required by the
City Engineer shall be prepared and a performance bond posted through the City
Attorney's office.
Environmental Mitigation
53.
To
mitigate solid waste impacts, prior to issuance of a Certificate of Occupancy,
project owner shall submit a recycling plan to the Department of Environmental
and Public Works Management for its approval.
The recycling plan shall include:
1) List of materials such as white paper, computer paper, metal
cans, and glass to be recycled;
2) Location
of recycling bins;
3) Designated
recycling coordinator;
4) Nature
and extent of internal and external pick-up service;
5) Pick-up
schedule; and
6) Plan
to inform tenants/ occupants of service.
54.
Ultra-low flow plumbing fixtures are required on
all new development and remodeling where plumbing is to be added. (Maximum 1.6 gallon toilets and 1.0 gallon
urinals and low flow shower head.)
Construction Period Mitigation
55.
A construction period mitigation plan shall be
prepared by the applicant for approval by the Department of Environmental and
Public Works Management prior to issuance of a building permit. The approved mitigation plan shall be posted
on the site for the duration of the project construction and shall be produced upon
request. As applicable, this plan shall:
1) Specify the names, addresses, telephone numbers and business license numbers of all contractors and subcontractors as well as the developer and architect;
2) Describe how demolition of any existing structures is to be accomplished; 3) Indicate where any cranes are to be located for erection/construction;
4) Describe how much of the public street, alleyway, or sidewalk is proposed to be used in conjunction with construction;
5) Set forth the extent and nature of any pile-driving operations;
6) Describe the length and number of any tiebacks which must extend under the property of other persons;
7) Specify the nature and extent of any dewatering and its effect on any adjacent buildings;
8) Describe anticipated construction-related truck routes, number of truck trips, hours of hauling and parking location;
9) Specify the nature and extent of any helicopter hauling;
10) State whether any construction activity beyond normally permitted hours is proposed;
11) Describe any proposed construction noise mitigation measures;
12) Describe construction-period security measures including any fencing, lighting, and security personnel;
13) Provide a drainage plan;
14) Provide a construction-period parking plan which shall minimize use of public streets for parking;
15) List a designated on-site construction manager;
16) Provide a construction materials recycling plan which seeks to
maximize the reuse/recycling of construction waste;
17) Provide a plan regarding use of recycled and
low-environmental-impact materials in building construction; and
18) Provide
a construction period water runoff control plan.
Final Map Requirements
56.
In
submitting required materials to the Santa Monica Engineering Division for a
final map, applicant shall provide a copy of the approved Statement of Official
Action.
57.
The
form, contents, accompanying data, and filing of the final subdivision map
shall conform to the provisions of SMMC Sections 9.20.12.010 through
9.20.08.090 and the Subdivision Map Act.
The required Final Map filing fee shall be paid prior to scheduling of
the Final Map for City Council approval.
58.
One
mylar and one blue-line copy of the final map shall be provided to and recorded
with the Los Angeles County Recorder prior to issuance of any building permit
for a condominium project pursuant to Government Code Section 66499.30.
Applicant shall also provide the County with a copy of this Statement of
Official Action at the time the required copies of the map are submitted.
59.
Prior
to approval of the Final Map, the requirements of Santa Monica Municipal Code
Section 9.04.10.16.010 (d) shall have been met.
OPEN SPACE MANAGEMENT
60.
Street trees shall be maintained, relocated or
provided as required in a manner consistent with the City's Community Forest
Management Plan 2000, per the specifications of the Open Space Management
Division of the Community and Cultural Service Department and the City’s Tree
Code (SMMC Chapter 7.40).
FIRE
61.
A
security gate shall be provided across the opening to the subterranean
garage. If any guest parking space is
located in the subterranean garage, the security gate shall be equipped with an
electronic or other system which will open the gate to provide visitors with
vehicular access to the garage without leaving their vehicles. The security gate shall receive approval of
the Police and Fire Departments prior to issuance of a building permit.
62.
A
“Knox” key storage box shall be provided for ALL new construction. For buildings, other than high-rise, a
minimum of 3 complete sets of keys shall be provided. Keys shall be provided
for all exterior entry doors, fire protection equipment control equipment
rooms, mechanical and electrical rooms, elevator controls and equipment spaces,
etc. For high-rise buildings, 6 complete
sets are required.
63.
Provide Multipurpose Dry Chemical type fire
extinguishers with a minimum rating of 2A - 10B:C. Extinguishers shall be located on every floor
or level. Maximum travel distance from
any point in space or building not to exceed 75 feet. Extinguishers shall be mounted on wall or
installed in cabinet no higher than 4 ft. above floor is plainly visible and
readily accessible or signage shall be provided.
64.
Every building and/or business suite is required
to post address numbers that are visible from the street and alley. Address
numbers shall be a minimum of six (6) inches in height and contrast with their
background. Suite or room numbers shall
be a minimum of (4) inches in height and contrast with their background. Santa
Monica Municipal Code Chapter 8 section 8.48.130 (l) (1).
65.
If there are more than 100 fire sprinkler heads,
a monitored system is required per CBC 904.3.1 and 904.3.2. This would include
mini-horn devices in all sleeping areas.
VOTE
Ayes: Brown, Clarke,
Nays:
Abstain:
Absent: O’Day
NOTICE
If this is a final decision not subject to further appeal
under the City of
I hereby
certify that this Statement of Official Action accurately reflects the final
determination of the Planning Commission of the City of
_____________________________ _____________________________
Gwynne Pugh Date
Chairperson
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.
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