Santa Monica, California
Planning Commission Mtg: March 1, 1995
TO: The Honorable Planning Commission
FROM: Planning Staff
SUBJECT:Development Review 95-001
Address: 2809 Lincoln Boulevard
Applicant: McDonald's Corporation
INTRODUCTION
Action: Application for Development Review Permit to modify
Development Review Permit 463 to permit a new driveway to provide
direct access to the existing parking area located on the
northern portion of the site. The proposal meets all applicable
development standards.
Recommendation: Approval of modification to previously approved
Development Review Permit.
Permit Streamlining Expiration Date: August 16, 1995
SITE LOCATION AND DESCRIPTION
The subject property is a 29,507 square foot parcel located on
the east side of Lincoln Boulevard between Hill Street and
Ashland Avenue having a frontage of 180 feet. Surrounding uses
consist of commercial uses (C4) to the north, and multi-family
residential use under construction (C4) to the south, multi-
family residential uses (R2) to the east, and commercial uses
(C4) to the west. Existing on-site uses include a McDonald's
restaurant with a play area.
Zoning District: C4 Highway Commercial District
Land Use District: Service and Specialty Commercial District
Parcel Area: Irregular lot with a total of 29,507 square feet
MUNICIPAL CODE AND GENERAL PLAN CONFORMANCE
The proposed project is consistent with the Municipal Code and in
conformity with the General Plan as shown in Attachment A.
CEQA STATUS
The project is categorically exempt from the provisions of CEQA,
pursuant to Class 1 - (c) of the State Guidelines in that the new
driveway is an minor alteration to an existing parking area and
involves no expansion of use.
RENT CONTROL STATUS Commercial exempt.
FEES The project is not subject to any special Planning and
Zoning related fees.
PUBLIC NOTIFICATION
Pursuant to Municipal Code Section 9.04.20.20.080, within 30 days
after the subject application was deemed complete, the applicant
posted a sign on the property stating the following information:
Project case number, brief project description, name and
telephone number of applicant, site address, date, time and
location of public hearing, and the Planning and Zoning Division
phone number. It is the applicant's responsibility to update the
hearing date if it is changed after posting.
In addition, pursuant to Municipal Code Section 9.04.20.22.050,
notice of the public hearing was mailed to all owners and
residential and commercial tenants of property located within a
500 foot radius of the project at least ten consecutive calendar
days prior to the hearing. A copy of the notice is contained in
Attachment B.
ANALYSIS
Background
The McDonald's restaurant project at this site was approved by
the Planning Commission on September 14, 1988 under Development
Review 463, Use Permit, and Waiver of Parcel Map and Certificate
of Compliance 1988-003. The approved project included a 4,700
square foot fast food restaurant with drive-through service, 47
parking spaces and waiver of parcel map to create parcels of
approximately 29,602 and 65,242 square feet. The approved
restaurant is located on the approved 29,602 square foot parcel.
On July 30, 1990, a children's playground area was approved under
Administrative Approval 90-072. As a result of approving a mixed
use residential project (DR 90-003, PSP 90-005, VAR 90-019, IS
90-005 and AA 93-059) located at the south side of the property,
the subject site was reduced to 29,507 square feet and the shared
driveway along the south property line reconfigured. In
addition, a portion of the McDonald's parking layout required
redesign and four of their required parking spaces are on the
adjacent property site.
The applicant has requested to amend the prior approval pursuant
to Condition #7 of Development Review Permit 463, which requires
that any modifications to the overall site design, including an
increase in the number of ingress/egress points, be subject to
review by the Planning Commission. The applicant has requested a
new ingress and egress driveway to the existing parking area
located on the northern portion of the site. The project would
not reduce the number of parking spaces required for the site.
Parking and Circulation
The McDonald's restaurant currently has two driveways which
provide access to the project site from Lincoln Boulevard. The
driveway located at the center portion of the site allows
vehicular egress from the drive-through and north parking area.
The driveway located along the south property line is shared by
the adjacent property and provides ingress and egress to parking
areas on each site. The proposed circulation layout adds a
second double driveway at the north corner of the site, adjacent
to the drive-through exit-only lane. Staff believes this
additional driveway will improve circulation on site and reduce
pedestrian impacts along this portion of Lincoln Boulevard as it
will disperse traffic generated by McDonalds and the two adjacent
housing projects rather than requiring the three projects to
share one Lincoln Boulevard access point. Given the division of
parking spaces at McDonalds and the drive-through location, the
majority of McDonald's traffic will be at the northern portion of
the site, thereby improving access to the residential parking.
Further, for projects in excess of 41 parking spaces, the
Municipal Code requires a minimum of two double driveways.
McDonalds and the adjacent residential projects each provide more
than 41 parking spaces.
The proposed driveway will be provided at Lincoln Boulevard,
which is a proposed modification to a public highway under the
jurisdiction of the State Cal-Trans Department. The applicant
has received the approval of the proposed driveway from Cal-
Trans. In addition, the proposed driveway and circulation layout
has been reviewed and approved by the City Parking and Traffic
Division.
Landscaping
The approved project under Development Review 463 provided
sufficient landscaping throughout the site. The landscaping
requirements at that time of 15% of the site area were met with a
total of 6,106 square feet of landscaping and a total of 11 trees
based on 1 tree per 1,200 square feet of paved area. The new
driveway requires the removal of landscaping, however, since the
project site has been reduced to 29,507 square feet, 4,426 square
feet of landscaping is now required. A total of 5,202 square
feet (18%) of landscaping will be provided, which meets the
landscaping requirements for the subject site.
Conclusion
The proposed driveway to provide ingress and egress at the
northern portion of the subject site would improve vehicular
access and circulation to existing parking areas on the subject
site and adjacent property. The proposed driveway should be
approved as submitted.
RECOMMENDATION
It is recommended that the Planning Commission approve DR 95-001,
amending DR 463, as submitted with the following findings and
conditions:
DEVELOPMENT REVIEW FINDINGS
1. The physical location, size, massing, and placement of
proposed structures on the site and the location of
proposed uses within the project are compatible with and
relate harmoniously to surrounding sites and neighborhoods,
in that the proposed driveway to provide ingress and egress
to an existing parking area will disperse traffic from
McDonalds and the two adjacent residential projects between
two Lincoln Boulevard access points, thereby reducing the
traffic impacts that could result if these projects shared
the one existing driveway located on Lincoln Boulevard.
2. The rights-of-way can accommodate autos and pedestrians,
including parking and access, in that the proposed driveway
will provide access to an existing parking area only
accessible from a driveway shared with the adjacent
property, thereby reducing traffic related impacts on
Lincoln Boulevard and meeting the Municipal Code
requirement for two double driveways when a project exceeds
41 parking spaces.
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 proposed
driveway will be provided for an existing parking area on a
developed site.
4. Any on-site provision of housing or parks and public open
space, which are part of the required project mitigation
measures required in Subchapter 5G of the City of Santa
Monica Comprehensive Land Use and Zoning Ordinance,
satisfactorily meet the goals of the mitigation program, in
that the proposed driveway will provide access to an
existing parking area of a developed site which does not
require mitigation measures.
5. The project is generally consistent with the Municipal Code
and General Plan, in that the proposed driveway at the
northern portion of the site is consistent with the
approved Development Review Permit 463 and C4 Zoning
District, which permits a fast food/drive-in restaurant at
the subject property site.
CONDITIONS
Plans
1. This approval is for those plans dated 2/14/95, a copy of
which shall be maintained in the files of the Planning and
Zoning Division. Project development shall be consistent
with such plans, except as otherwise specified in these
conditions of approval.
2. The Plans shall comply with all other provisions of Chapter
1, Article IX of the Municipal Code, (Zoning Ordinance) and
all other pertinent ordinances and General Plan policies of
the City of Santa Monica.
3. Final parking lot layout and specifications shall be
subject to the review and approval of the Parking and
Traffic Engineer.
4. Minor amendments to the plans shall be subject to approval
by the Director of Planning. A significant change in the
approved concept shall be subject to Planning Commission
Review. Construction shall be in conformance with the
plans submitted or as modified by the Planning Commission,
Architectural Review Board or Director of Planning.
Architectural Review Board
5. 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.
6. Prior to submittal of landscape plans for Architectural
Review Board approval, the applicant shall contact the
Department of Environmental and Public Works Management
regarding urban runoff plans and calculations.
7. Plans for final design, landscaping, screening, trash
enclosures, and signage shall be subject to review and
approval by the Architectural Review Board.
8. 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.
9. Landscaping plans shall comply with Subchapter 5B
(Landscaping Standards) of the zoning ordinance including
use of water-conserving landscaping materials, landscape
maintenance and other standards contained in the
Subchapter.
Construction
10. 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.
11. 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.
12. 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.
13. Street trees shall be maintained, relocated or provided as
required in a manner consistent with the City's Tree Code
(Ord. 1242 CCS), per the specifications of the Cultural and
Recreation Services Division and the Department of
Environmental and Public Works Management. No street tree
shall be removed without the approval of the Cultural and
Recreation Services Division.
14. A construction period mitigation plan shall be prepared by
the applicant for approval by the Department of
Environmental and Public Works Management prior to issuance
of a building permit. The approved mitigation plan shall
be posted on the construction site for the duration of the
project construction and shall be produced upon request.
As applicable, this plan shall 1) Specify the names,
addresses, telephone numbers and business license numbers
of all contractors and subcontractors as well as the
developer and architect; 2) Describe how demolition of any
existing structures is to be accomplished; 3) Indicate
where any cranes are to be located for
erection/construction; 4) Describe how much of the public
street, alleyway, or sidewalk is proposed to be used in
conjunction with construction; 5) Set forth the extent and
nature of any pile-driving operations; 6) Describe the
length and number of any tiebacks which must extend under
the property of other persons; 7) Specify the nature and
extent of any dewatering and its effect on any adjacent
buildings; 8) Describe anticipated construction-related
truck routes, number of truck trips, hours of hauling and
parking location; 9) Specify the nature and extent of any
helicopter hauling; 10) State whether any construction
activity beyond normally permitted hours is proposed; 11)
Describe any proposed construction noise mitigation
measures; 12) Describe construction-period security
measures including any fencing, lighting, and security
personnel; 13) Provide a drainage plan; 14) Provide a
construction-period parking plan which shall minimize use
of public streets for parking; 15) List a designated on-
site construction manager; 16) Provide a construction
materials recycling plan which seeks to maximize the
reuse/recycling of construction waste; 17) Provide a plan
regarding use of recycled and low-environmental-impact
materials in building construction.
15. Street and/or alley lighting shall be provided on public
rights-of-way adjacent to the project if and as needed per
the specifications and with the approval of the Department
of Environmental and Public Works Management.
16. Final building plans submitted for approval of a building
permit shall include on the plans a list of all permanent
mechanical equipment to be placed outdoors and all
permanent mechanical equipment to be placed indoors which
may be heard outdoors.
Validity of Permits
17. 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.
18. Within ten days of Planning Division transmittal of the
Statement of Official Action, project applicant shall sign
and return a copy of the Statement of Official Action
prepared by the Planning Division, agreeing to the
Conditions of approval and acknowledging that failure to
comply with such conditions shall constitute grounds for
potential revocation of the permit approval. By signing
same, applicant shall not thereby waive any legal rights
applicant may possess regarding said conditions. The
signed Statement shall be returned to the Planning and
Zoning Division. Failure to comply with this condition
shall constitute grounds for potential permit revocation.
19. This determination shall not become effective for a period
of fourteen days from the date of determination or, if
appealed, until a final determination is made on the
appeal. Any appeal must be made in the form required by
the Zoning Administrator. The approval of this permit
shall expire one year from the permit's effective date,
unless, in the case of new development, a building permit
has been obtained, or in the case of a change of use, a
business license has been issued and the use is in
operation prior to the permit expiration date. One three-
month extension of the one year period may be permitted if
approved by the Director of Planning. Applicant is on
notice that time extensions may not be granted if
development standards relevant to the project have become
more restrictive since project approval.
20. Except as modified by this approval, all previous
conditions relating to DR 463, ZA 5353-U, and Waiver of
Parcel Map and Certificate of Compliance 1988-003 shall
remain in full force and effect.
Prepared by: Patrice McCartney, Associate Planner
Attachments:
A. Municipal Code and General Plan Conformance
B. Notice of Public Hearing
C. Radius and Location Map
D. Photographs of Site and Surrounding Properties
E. Plot Plan, Floor Plans and Elevations