Item 9-A
Planning Commission Meeting: March 15, 2006
TO: The Honorable Planning Commission
FROM: Planning Staff
SUBJECT: Development Review Permit 06-002
Reduced Parking Permit 06-002
Fence/Wall Height Modification 06-001
Environmental
Impact Report 00EIR-008 with Statement of Overriding Considerations
Address:
Applicant: City of
Property
Owner: State of
INTRODUCTION
Action: Application for approval
of Development Review Permit 06DR-002; Reduced Parking Permit 06RPP-002; and
Fence/Wall Height Modification 06FWHM-001 for the rehabilitation and adaptive
reuse of the property at
Recommendation:
1. Adopt
a Resolution certifying the Environmental Impact Report;
2. Adopt a Resolution making
necessary CEQA findings, adopting a Statement of Overriding Considerations and adopting
a Mitigation Monitoring Plan;
3. Approve Development Review
Permit 06DR-002; Reduced Parking Permit 06RPP-002; and Fence/Wall Height
Modification 06FWHM-001, with conditions.
Certification of Environmental Impact Report Deadline: January 27, 2007
Permit Streamlining Expiration Date: 180 days from certification of the
Environmental Impact Report, pursuant to Government Code Section 65950.
SITE LOCATION AND DESCRIPTION
The
subject property located at
The property, which was
operated as a private beach club for many years, has been vacant, boarded and
fenced since it was damaged in the 1994 Northridge earthquake. Existing on-site
improvements include two elements from the former 1920s Marion Davies Estate
that are identified with the sites period of significance: the North House and
the swimming pool. Remnants of the original bulkhead on the west side of the
site also remain on site. Other existing on-site improvements constructed for
subsequent private club uses on the property include the following: the 16,950
square foot locker building, recreation courts, and two surface parking lots.
The locker building and existing recreation courts are proposed for demolition
in conjunction with the proposed project.
Zoning District: Residential-Visitor-Commercial (RVC) Zoning District;
Beach Parking District (BPD);
and
Beach Overlay District
Land Use District: High
Density Housing
Parcel Area: Irregular-shaped:
approximately 213,879 square feet (4.91 acres)
PROJECT DESCRIPTION
The project proposes the
rehabilitation and adaptive reuse of the former 1920s Marion Davies Estate as a
beach-oriented, public recreational and meeting facility with space for limited
cultural and social event programming. These uses are permitted in the RVC and
Beach Overlay Districts. The project includes the
following elements:
1.
Construction of a two-story,
approximately 7,000 square foot Pool House with locker and changing rooms, a
multi-purpose room, staff offices, and associated storage and equipment rooms.
2.
Restoration and Rehabilitation of the
existing historic swimming pool and deck area.
3.
Construction of a one-story,
approximately 700 square foot Entry Pavilion with lifeguard and staff offices, and associated support
spaces.
4.
Development of outdoor recreation and
leisure areas including two garden courts, paddle and beach volleyball courts,
a family picnic and childs play area, and two beach boardwalks.
5.
Construction of a one-story, approximately
5,000 square foot Event House. The facility will include two meeting rooms, one
multi-purpose room, a food staging area (with counter space, sink, electrical
outlets and refrigeration), and associated support spaces. The facility is designed
to accommodate recreational, interpretative and cultural programs and classes;
meetings and retreats; and small social gatherings and functions.
6.
Rehabilitation and adaptive reuse of the
historic, two-story 9,127 square foot North House. The facility would include meeting spaces, an
interpretive center, kitchen, staff offices, and associated support spaces.
7.
Resurface and landscape the existing
Beach Parking Lot 10 (South Parking Lot) and the North Parking Lot to provide a
total of 117 new vehicle parking spaces, resulting in a total of 279 parking on
site including the existing 162 spaces in Beach Parking Lot 10 that are
required to remain.
A Development
Review Permit has been requested for the proposed new construction. A Reduced Parking Permit is proposed to allow
for implementation of a shared parking plan in lieu of providing 106 of the 223
required parking spaces required for the site. A Fence/Wall Height Modification is also
proposed to allow construction of a 7-4 fence in the front yard setback area
where a maximum height of 3- 6 is permitted.
The proposed project also
includes the following activities that are located on public beach land that
does not have a Zoning District designation, and therefore are not subject to
Zoning Ordinance requirements:
·
Removal of the existing restroom
building and construction of a one-story, 1,000 square foot Beach Concessions
Building at the northwest corner of the project area;
·
Construction of a one-story,
approximately 550 square foot Restroom Building immediately west of the
proposed Entry Pavilion; and
·
Addition of a new take-out window to
the existing Back on the Beach cafι at the southwest corner of the site.
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, with the exception of compliance with off-street parking
requirements and the 42 height limitation for a wall within the front yard
setback. Accordingly, a Reduced Parking
Permit and a Wall Height Modification are requested. Landscaping plans including a landscaping
adjustment, lighting plans, and signage plans will be reviewed by the Landmarks
Commission through a Certificate of Appropriateness application.
HISTORIC RESOURCES INVENTORY STATUS
The subject property was originally developed by
William Randolph Hearst for actress Marion Davies in the 1920s with several
structures designed by renowned
After World War II, the property was sold and the
owner at the time added three buildings to the site and demolished the Mansion.
In 1959, the site was purchased by the State of
The 415 PCH site continues
to be owned by the State of
The site has been formally
determined eligible for listing in the National Register of Historic Places and
is therefore listed in the California Register of Historical Resources. The
property was designated as City Landmark in July of 1980 and was declared a
City of Santa Monica Point of Historical Interest in 1987.
The proposed project
incorporates rehabilitation and adaptive reuse of the project site, including
rehabilitation of the remaining significant features of the original Marion
Davies Estate, and new construction on site. The EIR prepared for the project evaluated
the proposed rehabilitation of the remaining North House and swimming pool, and
also evaluated the compatibility of the proposed new construction on site. Mitigation
measures (Mitigation Measures AES-2(b) & (c) and HR-1(a) & (b)) have
been proposed to ensure that the proposed project complies with the Secretary
of the Interiors Standards for the Treatment of Historic Properties with
Guidelines for Preserving, Rehabilitating, Restoring, and
RENT CONTROL STATUS
The site contains a
commercial structure and is exempt from Rent Control.
PUBLIC
NOTIFICATION
Site posting providing the following information has been verified by
staff: Project case number, brief
project description, name and telephone number of applicant, site address,
date, time and location of public hearing, and the City Planning Division phone
number. A copy of the site posting
photograph is contained in Attachment B. 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 and published in the
A number of public
workshops and meetings have been convened since the summer of 2005 to discuss
the 415 PCH Project and to gather community comments on the emerging design and
programming for the site:
1.
On July 28, 2005, a public open house was held to
reintroduce the public to the site and the intended approach to the project.
Approximately 80 community members participated in this event.
2.
On October 1st and 2nd, 2005, a
community workshop was held on-site with approximately 120 community members in
attendance. The first day consisted of a formal presentation of the emerging
schematic design by the design-build team and rotating break-out sessions
focusing on neighborhood impacts, historic elements and design and community
access and activities. The second day consisted of the project team providing a
summary and response to public comments from the previous day.
3.
On January 3, 2006, January 26, 2006 and February 21, 2006
meetings were held with neighbors of the site to discuss specific neighbor
concerns expressed during the previous community workshop including site security,
vehicular access to and from the site, and City operations and maintenance of
the facility.
A dedicated website for the
415 PCH Project was established allowing members of the public to view the
schematic design for the site and submit comments throughout the development of
the proposed project.
In addition to the public
outreach described above, presentations on the status of the project and the
schematic design for the site have been made to the City Arts Commission;
Commission for a Senior Community; Disabilities Commission; Landmarks
Commission; Recreation and Parks Commission; Social Services Commission; Pier
Restoration Corporation; and Santa Monica Convention and Visitors Bureau. Presentations have also been made to
ANALYSIS
Project Design
The design of the 415 PCH
project and
the parameters for site operations have been guided by the goals of the
1999 Reuse Plan and by comments gathered from a variety of sources including adjacent
neighbors, the community at large, public agencies such as the State Office of
Historic Preservation, California State Parks, and the California Coastal
Commission, as well as the Annenberg Foundation. The 1999 Reuse Plan
envisions a public place that would:
Preserve the history of the
site;
Encourage a light touch on
the site;
Create a community-oriented destination;
Provide public recreation
activities;
Increase public access to the
beach;
Create a range of uses;
Encourage diverse users;
Provide year-round use; and
Link to the regional open
space network.
The resulting 415 PCH
proposal includes a series of inter-related indoor/outdoor spaces that have
been principally designed to establish year-round, public beach recreational
use and also to provide for limited event and cultural programming during
non-peak periods. A total of
approximately 13,550 square feet of new construction is proposed along with the
addition of 117 new parking spaces, resulting in a total of 279 parking spaces
on site.
Pool House
New construction of an approximately
7,000 square foot Pool House is proposed south of the Event House and east of
the existing historic pool in order to mark the location of the original estate
mansions ocean-facing faηade. The new two-story Pool House has been designed
to reflect both the physical and formal stature of the mansion and its specific
relationship to the Julia Morgan-designed pool. The design incorporates
vertical, pre-cast concrete columns on the west elevation of the Pool House
that have been designed to recall the original mansions height and formality. The
design also incorporates a new colonnade that shades a portion of the deck
area. This element is intended to recall the spatial quality and architectural
scale of the original multi-story porch that was found on the mansion.
The floor plan of the proposed Pool
House includes locker and changing rooms, staff offices, and storage and
equipment rooms on the ground floor. The second floor includes a 1,904 square
foot multi-purpose room with views of the ocean, a staff office, public
restrooms, and a viewing deck. Access to the second floor of the Pool House is provided
from two exterior stairwells and a centrally-located elevator. In response to
neighbors concerns regarding potential event impacts, the size of the multipurpose
room has been reduced to less than 2,000 square feet.
Historic Swimming Pool & Deck Area
The historic swimming pool and
surrounding marble paving will be maintained and restored. The historic
concrete deck pavers with tile inserts will be removed for pool rehabilitation
and replaced in kind. Approximately
1,500 square feet of deck area on the west and east sides of the pool will be
expanded for chairs and chaise lounges.
The pool will be heated via a solar collection system.
New construction of a
one-story, approximately 700 square foot Entry Pavilion is proposed between the
Pool House and existing Beach Parking Lot 10 (South Parking Lot). The Entry Pavilion
has been designed to house lifeguard and staff offices, a concessions window, and storage spaces. The
Entry Pavilion is designed to be the primary entry point for visitors entering the
site from the South Parking Lot. A designated passenger pick up/drop off
location is proposed in front of the Entry Pavilion (south elevation).
The existing public restroom
building on the northwest corner of the site will be demolished and construction
of a one-story, approximately 550 square foot
Outdoor Spaces
The proposed site design
incorporates a variety of outdoor spaces for beach-oriented recreational
activities, leisure activities, and informal gatherings. The beach area to the west is defined and
organized by two main boardwalks composed of wood and concrete. This system of
boardwalks will provide universal access and pedestrian circulation through
this portion of the site to the parking lots, and to the bike path. The
north-south alignment of the Beach Walk has been designed to follow the
historic 1921 mean high tide line and the location of the historic
bulkhead. The east-west alignment of the
Ocean Walk provides access to the existing bike path further west.
Beach volleyball and paddle
tennis courts will be located at the north end of the beach area. A childrens
play area is proposed at the south end of the beach area. This space will
include play equipment and rubber safety surface paths that will provide
universal access to all equipment.
Several key open spaces have
been planned east of the Boardwalk. The Garden Terrace, located between the Event
House and the North House, will be a level area with both landscape and
hardscape features. A solid masonry or cast-in-place concrete wall at the east
side of the Garden Terrace will act as a sound buffer to
A smaller, terraced
In response to community comments, the site design
also includes an enclosed family picnic area with a water play feature adjacent
to the historic swimming pool. As well, in order to address community
concerns regarding site security, design refinements have been made to also
include gates at all entries to open space areas east of the Beach Walk.
New construction of a
one-story, approximately 5,000 square foot Event House is proposed on the east
side of the subject property, south of the North House. The siting of the Event House allows for
views of the beach by creating open space areas on the west side of the site
adjacent to the beach. The scale and massing of the Event House has been
designed to create a lower profile element to serve as a transition between the
new, two-story Pool House to the south and the historic North House. The use of concrete, concrete
block, wood panels and tile has been incorporated in order to evoke a sense of
permanence associated with other important community structures. Window and door systems clad in wood on the
interior and aluminum on the exterior and trellis screens have been
incorporated to add details reminiscent of the construction and scale of the
North House and original Mansion, while providing for durability.
In response to neighbors concerns regarding event impacts,
several key aspects of the proposal have been revised. These changes to the
Event House include: reduction of total size of the Event House by
approximately 1,000 square feet; elimination of the physical connection to the
Pool House; and elimination of a large Event Room and reconfiguration of
interior spaces.
The Event House as revised includes a 100 person meeting
room (approximately 1,900 square feet); two smaller 50 person meeting rooms
(each approximately 750 square feet); a food staging area (with counter space,
sink, electrical outlets and refrigeration); and associated support spaces. The
facility is designed to accommodate meetings and retreats; recreational,
interpretative and cultural programs and classes; and small social gatherings
and functions.
The historic, two-story plus basement,
9,127 square foot North House is an extant feature of the original Marion
Davies Estate. The Georgian Revival style North House was designed by renowned
architect Julia Morgan. This structure will be rehabilitated in accordance with
the Secretary of the Interiors Standards for the Treatment of Historic
Properties. To the extent possible, all interior and exterior
character-defining features, materials, spatial relationships, and finishes
identified in the historic structures report prepared for the property will be
retained and restored, or replaced in kind as necessary. Alterations required for the reuse of the
North House will be proposed in a manner that does not obscure or detrimentally
alter character-defining features of the structure.
The ground floor of the North House will
contain two meeting rooms, an interpretive center for visitors providing information
and exhibits about the historic characteristics of the site, a restored kitchen,
and staff offices. The second floor will contain four meeting rooms, a restored
veranda with an ocean view on the west side of the building, and associated
support spaces. An elevator will be installed in the North House in order to
provide
The basement of the North House will continue to
serve as space for storage and mechanical equipment.
Other Site
Improvements
The proposed project also
includes demolition of the existing public restroom building on public beach
land at the northwest corner of the project area and construction of a
one-story, 1,000 square foot
A preliminary landscaping plan has been developed for
the project site, including the North and South Parking Lots. Further
refinement and details will be developed to include plant materials selection
based on coastal zone compatibility and minimal irrigation requirements. The
Landmarks Commission will be required to review forthcoming landscaping plans
through consideration of a Certificate of Appropriateness.
Site Security
Measures & Parameters for Site Operations
The proposed project incorporates a variety of measures
that will help to provide enhanced security on the 415 PCH project site in
order to ensure compatibility with the adjacent residential uses. The applicant has proposed measures such as
installation of a system of perimeter fencing and internal/external gates.
These proposed site security measures have been incorporated as conditions of
project approval. In addition, a variety of conditions of approval related to
the operational aspects of the project have also been incorporated to ensure compatibility
(Special Conditions #40 to #63).
Sustainability/LEED
certification
The project will incorporate a number of sustainable features with the
goal of attaining a LEED Silver rating including the following: plant materials
will be selected for coastal zone compatibility and water conservation
requirements; design strategies involving water efficiency measures; selection
of materials with high recycled content and no or low VOCs; dual flush
toilets; 11 waterless urinals; use of natural light and ventilation; and solar
water heating for the pool.
Development Review
Permit/Neighborhood Compatibility
Approval of a Development
Review Permit is required as new construction has been proposed in excess of
7,500 square feet in floor area. The rehabilitation and reuse of the historic North
House and swimming pool has been proposed in a manner consistent with the
Secretary of the Interiors Standards for the Treatment of Historic Properties
and, consistent with Mitigation Measures AES-2(b)
& (c) and HR-1(a), will be reviewed by the Landmarks Commission
through a Certificate of Appropriateness Application.
The location and scale of
proposed new structures on site have been designed to achieve a strong public
identity and to ensure compatibility with the surrounding neighborhood, and
with the remaining historic features and overall historic nature of the
site. The new one- and two-story
structures are centrally located on the site with ample setbacks from adjacent
residential properties provided. The new construction has also been designed in
an L-shape to reflect the sites history, to provide useable and varied open
spaces, and to take advantage of the ocean and mountain views provided from the
site. The proposed Event House and Pool House
have been reduced in size and re-designed to ensure compatibility with nearby
residential uses. A system of perimeter fencing and gates has been incorporated
into the project in order to help control access to the site.
In addition, a variety of
measures related to use of the parking lots in conjunction with booked special
events have been developed to help ensure compatibility with nearby residential
uses. These measures include the following: parking spaces furthest from the
adjacent residential uses will be utilized first; parking lots will be closed at 11
pm on weekdays and midnight on weekends; and parking lots will be staffed during events and
parking permits shall be issued to event guests.
The overall site plan has been
designed to create a beach-oriented, public gathering place that also responds
to the cultural history of the site. The location, size, massing and placement of the
proposed new construction on the site have been designed to be compatible with
the surround residential and beach-oriented uses. The proposed recreational
uses and amenities on the parcel have been developed to create a stronger
connection to regional open spaces such as the
The existing Beach Parking Lot
10 (South Parking Lot) and the North Parking Lot will be connected by the
existing driveway along the eastern edge of the site. Vehicular access to the
site will be provided from
The EIR concluded that the
project will have a significant impact on the intersection of the entry
driveway to the South Parking Lot and
Pedestrian and bicycle access
to the site will be provided via the existing bike path located to the west of
the site. Parking areas for a total of 50 bicycles will be provided throughout
the facility.
Reduced Parking Permit
Pursuant
to SMMC 9.10.08.040, which sets forth off-street parking requirements, a total
of 223 new parking spaces are required for the new construction on site and for
the reuse of the existing North House. A total of 385 spaces are required
including the existing 162 parking spaces in the
Both
the North and South Parking Lots will be resurfaced and re-striped to provide
117 new vehicle parking spaces, resulting in a total of 279 parking spaces provided
on site, which is 106 spaces fewer than the 385 spaces required by the Code. For this reason a Reduced Parking Permit has
been requested to allow for the implementation of a shared parking plan in lieu
of providing the additional 106 required parking spaces on site.
|
Table 1. 415 PCH
Project BULDING/SPACE |
Assembly Use
@ 1:80 SF |
Other Uses @
1:300 SF |
Parking
Requirement |
|
North House |
3,510 |
1,305 |
48 |
|
Event House |
3,794 |
565 |
49 |
|
Pool House |
1,904 |
2,607 |
32 |
|
Entry
Pavilion |
0 |
634 |
2 |
|
|
|
|
|
|
Garden
Terrace |
3,000 |
0 |
38 |
|
|
1,750 |
0 |
22 |
|
Pool |
2,530 |
0 |
32 |
|
Total |
16,488 |
5,111 |
223 |
|
New Parking
Spaces Proposed |
|
|
117 |
|
Existing
Spaces in Beach |
|
|
162 |
|
Total Spaces
Proposed On Site |
|
|
279 |
|
Reduced
Parking Permit |
|
|
106 |
A parking demand analysis for
the project was prepared in the EIR (Section 4.10). Parking demand includes 162
existing spaces for public beachgoers in Beach Lot 10 which will remain, plus
the added project demand. Shared parking between beachgoers and site users was
assumed in this analysis given the sites location and proposed beach-oriented
amenities. This analysis assumed that 25% of recreational pool users would also
be beachgoers, thus resulting in a credit of 12 spaces. Finally, the analysis
assumed use during the peak summer beach period, defined as 10 AM to 6 PM,
Fridays-Sundays, during the months of June through September.
The parking demand analysis
determined that the 415 PCH facility alone would generate a parking demand of
212 spaces; 100 of these spaces would be needed only to meet the demand
generated by a maximum 200 guest special event. When combined with beachgoer
parking demand, the analysis found that the peak period parking demand for the
415 PCH facility (including employees) would be 374 spaces during special
events and 274 spaces when no events are occurring. Therefore, the 279 parking
spaces on the 415 PCH site and in Beach Lot 10 are sufficient to meet regular
operations.
In order to address the
event-related demand of 100 parking spaces, the EIR recommends a mitigation
measure (Mitigation Measure T-2). This measure requires that, if events are
scheduled during peak summer beach hours, the party booking the event shall
secure off-site parking within 5 miles of the project site for the guests with
a shuttle bus system to transport them to the site. The party booking the event
shall be required to submit a Transportation and Parking Management Plan to the
operator of the site prior to issuance of a permit for use of the facility. The
mitigation measure further requires that the management plan include a
description of the methodology of notifying guests of the location for the
shuttle and shall include evidence demonstrating that 1) pre-paid parking has
been secured; and 2) pre-paid shuttle service has been hired between the site
and the off-site parking lot. This
mitigation measure has been identified to address the greatest parking demand
during the peak period and has been incorporated into the project conditions of
approval.
Wall Height Modification
The applicant proposes to define the site boundary
along
The proposed 7-4 fence would run the 750 foot
length of the east side property line and replace the existing chain link fence
on site. The height of the proposed
perimeter fence exceeds the 42 height limitation for fences located in
required front yard areas. Rolling gates that are a minimum of 20-0 wide would
be stationed at each of the four access driveways on PCH. These gates would be
opened during operating hours to allow access and views into the site. The
proposed fence has been designed to address the programmatic needs of the site.
Specifically, the proposed 7-4 fence will help mitigate sound impacts on the
site from
The schematic fence proposal has been designed to
reflect a rhythm similar to the original, historic fence, in terms of its
height, scale and general character. The proposed fence has also been designed
to be compatible with the contemporary architecture of the new construction on
site. The fence design incorporates concrete piers that are similar in form to
the vertical pre-cast concrete columns proposed on the Pool House.
A fence conforming to the existing 42 limitation for
fences in a required front yard area would not serve to attenuate noise from
CEQA ANALYSIS
An Environmental Impact
Report (EIR) has been prepared for this project in accordance with Section
15087 of the CEQA Guidelines. A Notice of Preparation (NOP) was filed with the
California Office of Planning and Research and distributed to involved public
agencies and interested parties for a public review period which began February
11, 2005, and concluded on March 21, 2005.
On March 3, 2005 a public scoping meeting was held and approximately 25
people attended.
Copies of the Draft EIR were made available on
November 8, 2005 for a 45-day public review period which closed on December 22,
2005. Six comment letters were received on the Draft EIR. Response to those comments has been
incorporated into the Final EIR.
In accordance with Section 15128 (Effects Not Found
to be Significant) of the CEQA Guidelines, the Initial Study/NOP provided
reasons why the following environmental impacts were not considered significant
and, therefore, are not addressed further the EIR:
The Initial Study/NOP identified potentially
significant impacts on the following issue areas associated with the
construction and/or operation of the proposed project, which are addressed in
detail in the EIR:
The EIR analyzed the issue areas referenced above and
identified potentially significant environmental impacts, including
site-specific and cumulative effects of the project in accordance with the
provisions set forth in the CEQA Guidelines.The EIR identified potentially
significant impacts in the issue areas of Geology and Soils; Construction
Effects; Cultural Resources; Transportation/Circulation and Parking;
Aesthetics; Hazards and Hazardous Materials; Hydrology and Water Quality; and
Utilities/Service Systems. A chart summarizing these impacts with recommended
mitigation measures is provided in Table ES-1, in the Executive Summary section
of the EIR. Mitigation measures have
been proposed to reduce all these impacts to a less than significant level with
the exception of Transportation/Circulation where the impacts remain
significant and unavoidable. All of these mitigation measures are incorporated
into the conditions of approval (Condition #38) and discussed in greater detail
in Attachment F. All mitigation measures will be implemented and monitored in
accordance with the proposed Mitigation Monitoring Program contained in
Attachment F. The EIR also identified
Air Quality and Noise issue areas as being less than significant without
mitigation.
Transportation/Circulation
A traffic study prepared for the proposed project has
determined that the estimated project-generated traffic volumes and the
cumulative, base traffic projections would result in a total of 24 weekday A.M.
peak hour trips, 104 weekday P.M. peak hour trips, and 104 weekend peak hour
trips. These additional peak hour vehicle trips traveling on the surround road
network would result in significant and unavoidable impacts at the following
two intersections in the project vicinity:
The addition of a southbound left-turn lane on
Installation of a full or half signal light at the
intersection of Beach Lot 10 on
The California
State Department of Transportation (Caltrans) retains jurisdiction over both of
these intersections in the public right-of-way (Pacific Coast
Highway/California Incline; and Pacific Coast Highway/driveway at Beach Lot
10). Since the City does not have jurisdiction over
Caltrans controlled public-right-of-way, the City does not have the authority
to impose any of these proposed requirements unilaterally. Therefore,
no feasible mitigation measures have been identified and project-related
impacts to transportation and circulation remain significant and unavoidable.
Adoption of a Statement of Overriding Considerations would be required in order
to approve the proposed project.
However, as noted, a mitigation measure has been imposed which would
require the following: The applicant shall use its good faith reasonable
efforts to obtain approval of a full signal at this location, including filing
a Caltrans Encroachment Permit application or other application, plans,
specification and studies that provide sufficient information and details to
enable Caltrans to evaluate implementing the Mitigation Measure. These
applications shall be submitted prior to issuance of building permits. If timely approved by Caltrans, such
improvements shall be completed prior to issuance of a certificate of occupancy
for the project. In submitting
applications for this signal, the applicant will request that the signal be demand-actuated
and be integrated into the signal progression on
Discussion of Alternatives
Consistent
No Project Alternative
Under the No Project Alternative, the site would be
left in its current, uninhabitable state and no rehabilitation of the site or
new construction would occur. The Final EIR found that the No Project
Alternative would be environmentally superior to the proposed project on the
basis of the minimization or avoidance of physical environmental impacts.
However, the No Project Alternative is not feasible since it does not satisfy
the project objectives of creating a community-oriented public recreation
facility that encourages diverse users and preserves the history of the site by
providing a range of uses including public recreational activities on a
year-round basis and links to the regional open space network in that the site
would remain vacant, boarded and fenced.
None of the benefits of the project would be obtained if the No Project
Alternative were adopted.
Recreational Beach Use Alternative
Under the
Recreational Beach Use Alternative, a majority of the site would be devoted to
courts and fields for active beach recreation. The existing
1998 Reuse Plan Alternative
The 1998 Reuse
Plan Alternative includes the use of the site as a public community space that
would include outdoor recreational areas and an event/meeting center. This
alternative includes adaptively reusing the historic North House as a meeting
facility, and rehabilitating the existing
Alternative locations were
also considered but not identified because there are no alternative locations
available that would meet the project objectives. Furthermore, other sites of
sufficient size that would potentially reduce or avoid the projects
environmental impacts are not located within the City of
Based on the
forgoing, and consistent with CEQA Section 15091(a)(3), it is recommended that
the Commission find that the project alternatives identified in the EIR are
infeasible because they do not meet the specific objectives identified for the
site as compared to the subject proposal.
Statement of Overriding
Considerations
Examination of the
above alternatives did not identify an alternative project that would be environmentally
superior, reasonably feasible, and would meet the specific objectives
identified for the site when compared to the proposed project. All feasible
mitigation measures have been incorporated to reduce identified impacts to a
less than significant level. However,
there will be significant and unavoidable traffic impacts on the intersection
of
The public
benefits of the proposed project would outweigh its significant, unavoidable
environmental impacts for the following reasons:
A.
The
B.
The 415
Pacific Coast Highway project will provide a public beach recreation facility
on 5 acres of Santa Monica State Beach, Santa Monicas most recognized and used
open space.
C.
The
D.
The
E.
Land Use
Element Policy 1.11.1 encourages the development of recreational facilities to
meet the needs of both the resident and daytime populations. The project supports this policy of the Land
Use Element with the provision of inter-related indoor and outdoor spaces that
encourage public beach recreational use year-round and also provide for
targeted event and cultural programming during non-peak periods.
F.
Objective
1 of the Open Space Element calls for the City to develop and maintain a
diversified and balanced system of high quality open space. This project supports this objective of the
Open Space Element by providing a community oriented destination with a variety
of open space areas that accommodate swimming, volleyball, paddle tennis,
picnicking, and childrens play including water play and sand play.
G.
Objective
2 and Policy 2.1 of the Open Space Element call for the city to expand the open
space system through the use of public properties. This project supports this objective by
returning a publicly owned site that has been closed for many years to a productive
public use providing an opportunity for community members and visitors to enjoy
a quintessential
H.
Land Use
Element Policy 3.1.3 encourages the retention of historic and architecturally
significant resources. This project
supports this policy in that the historically significant North House and
swimming pool will be preserved and rehabilitated and the site development will
feature a multi-faceted interpretive program in response to the high level of
community interest in the sites history and local and regional context.
I.
Land Use
Element Policy 3.1.3 also states that the design of new buildings should
respect the character of nearby historic resources and the project supports
this policy because the event house and pool house are both designed to be
compatible with the historic structures on the site while not mimicking their
design.
J.
Objective
5 of the Open Space Element calls for establishing stronger connections to
regional open spaces. This project supports this objective by reusing a portion
of State owned beachfront property along the California Coastline for broad
public access. Furthermore through the
sites interpretive program visitors will be connected to the significance of
the site as a gateway to the Santa Monica National Recreation Area and as a
part of
In light of these
benefits, it is recommended that the Final EIR be certified and a Statement of
Overriding Considerations be adopted (Attachment F).
GENERAL PLAN CONSISTENCY
The project is consistent
with General Plan Citywide Objective 1.1 of the Land Use Element which calls
for improving the quality of life by providing a balance of land uses consistent
with fulfilling the Citys role as a regional recreational and business center
by providing a regional public recreational resource at the site. The project is also consistent with Land Use
Element Policy 3.1.3 which encourages the retention of historic and
architecturally significant resources, in that the historically significant
North House and swimming pool will be preserved and rehabilitated and the site
development will feature a multi-faceted interpretive program in response to
the high level of community interest in the sites history and its local and
regional context.
CONCLUSION
The 415 PCH project has
been designed to create a unique, beach-oriented, public gathering place
that responds to the cultural history of the site and encourages year-round,
public beach recreational use, and limited special events. The project includes
the rehabilitation of the historic North House and swimming pool, and also
features community and event rooms to be used for meetings, informal
recreation, and social events; and recreational and open spaces such as
volleyball courts, gardens, playgrounds and walkways. The size, scale, and
siting of the project are compatible with the surrounding residential uses with
the proposed conditions. With approval of a Reduced Parking Permit to allow
shared parking of the North and South Parking Lots with conditions as noted,
the project meets Municipal Code requirements.
The EIR identified mitigation measures which are either incorporated as conditions
of approval.
Other than the recommended
action, the Planning Commission may:
·
Certify the EIR, adopt the Statement of Overriding
Considerations and Mitigation Monitoring Plan, Approve Development Review
Permit 06-002, Reduced Parking Permit 06-002, and Fence/Wall Height
Modification 06-001 based upon revised findings and conditions;
·
Certify the EIR and Deny Development Review Permit 06-002,
Reduced Parking Permit 06-002, and Fence/Wall Height Modification 06-001without
prejudice, based upon revised findings;
·
Certify the EIR and Deny Development Review Permit 06-002,
Reduced Parking Permit 06-002, and Fence/Wall Height Modification 06-001, based
upon revised findings; or
·
Deny certification of the EIR.
RECOMMENDATION
It is recommended that the
Planning Commission certify the EIR, make the necessary CEQA findings, adopt
the Statement of Overriding Considerations and Mitigation Monitoring Plan, approve
Development Review Permit 06-002, Reduced Parking Permit 06-002 and Fence/Wall
Height Modification 06-001 based upon the following findings and conditions:
DEVELOPMENT REVIEW FINDINGS
1.
The physical location, size, massing and placement of
proposed structures on the site and the location of proposed uses within the
project are compatible with and relate harmoniously to surrounding sites and
neighborhoods, in that, the project, located on five acres of Santa Monica
State Beach includes the rehabilitation of historic structures (North House and
swimming pool), and the construction of well-designed, new one- and two-story
buildings centrally located on the site with ample setbacks from adjacent
residential properties. The new construction has also been designed in an
L-shape to reflect the sites history, to provide useable and varied open
spaces, and to take advantage of the ocean and mountain views provided from the
site. The Event House and Pool House
have been reduced in sized and re-designed to ensure compatibility with nearby
residential uses. The scale of structures has been designed to ensure
compatibility with the remaining historic features and overall historic nature
of the site. A system of perimeter fencing and gates has been incorporated into
the project design in order to control access to the site, and installation of
security cameras on site is a condition of project approval. A variety of
measures related to use of the site have been have been developed to help
ensure compatibility with nearby residential uses. Measures related to on-site
parking facilities include the following: Use of parking lots in conjunction
with booked special events requires that parking spaces furthest from the
adjacent residential uses will be utilized first; parking lots will be closed
at 11 pm on weekdays and midnight on weekends; and parking lots will be staffed
during events and parking permits shall be issued to event guests. Measures
related to on-site activities include the following: amplified music shall be
permitted outdoors during City sponsored day-time events only; and a priority
reservation system shall be established at peak use periods for use of the
public pool and picnic area as noted on the plans dated March 2, 2006.
2.
The rights-of-way can accommodate autos and pedestrians,
including parking and access, in that 279 parking spaces will be provided on
site within two interconnected lots to serve the project and the beach in a
shared use arrangement. Vehicular access is provided from
3.
The health and safety services (police, fire, etc.) and
public infrastructure (e.g. utilities) are sufficient to accommodate the new
development, in that these services already exist to meet the needs of the site
and will be complimented by on site security during the evening hours.
4.
Any on-site provision of housing or parks and public open
space, which are part of the required project mitigation measures required in
Subchapter 9.04.70 Part 9.04.10.12 of the City of Santa Monica Comprehensive
Land Use and Zoning Ordinance, satisfactory meet the goals of the mitigation
program, in that the project is exempt based on the fact that the project is
not an office development.
5.
The project is generally consistent with the Municipal Code
and General Plan, in that the project is located within the RVC (Residential
Visitor Commercial), BPD (Beach Parking) and Beach Overlay Zoning Districts
which allow for the community-oriented uses including recreational buildings,
public beaches, playgrounds, recreational areas and parking and these uses are
consistent with those proposed by the project.
Furthermore, the project is consistent with General Plan Citywide
Objective 1.1 of the Land Use Element which calls for improving the quality of
life by providing a balance of land uses consistent with fulfilling the Citys
role as a regional recreational and business center by providing a regional
public recreational resource at the site, and Land Use Element Policy 1.11.1
which encourages the development of recreation facilities to meet the needs of
both resident and daytime populations with attention to creating amenities for
families with children in that the project includes the rehabilitation of the
existing pool for recreational use, construction of a new water play area and
associated pool amenities such as showers, restrooms, changing rooms and
lockers as well as a community room to
be used for informal recreation, an event house, gardens, playgrounds and
walkways. The project is consistent with
Land Use Element Policy 3.1.3 which encourages the retention of historic and
architecturally significant resources, in that the historically significant
North House and swimming pool will be preserved and rehabilitated and the site
development will feature a multi-faceted interpretive program in response to
the high level of community interest in the sites history and its local and
regional context. Land Use Element Policy 3.1.3 also states that the design of
new buildings should respect the character of nearby historic resources and the
new buildings are designed to be compatible with the historic structures on the
site while not mimicking their design.
The project is consistent with Objective 5 of the Open Space Element
which called for establishing stronger connections to regional open spaces in
that the project will reuse a portion of State owned beachfront property along
the California Coastline for broad public access and through the sites
interpretive program will connect visitors to the significance of this site as
part of the Santa Monica Mountains National Recreation Area and Santa Monica
State Beach.
REDUCED PARKING PERMIT FINDINGS
Shared Parking
1.
A sufficient number of spaces are provided to meet the
greater parking demand of the participating uses in that a total of 279 parking
spaces will be provided on site which is sufficient to address the following: The
parking demand analysis contained in the EIR determined that the 415 PCH
facility would generate a parking demand of 212 spaces. There are 162 existing
parking spaces in Beach Lot 10 which must be retained. The demand analysis
indicated a peak beach season parking demand of 374 spaces, including 100
parking spaces needed to meet the demand for a maximum 200 guest special event.
A total of 274 spaces are required for the 415 PCH facility and beachgoers when
special events are not occurring. Therefore, the 279 available spaces are sufficient
to meet the parking demand for the 415 PCH facility and beachgoers, except when
these special events are scheduled at the meeting facilities during the peak
summer beach period (10:00am to 6:00pm, Fridays through Sundays, June through
September).
2.
Satisfactory evidence has been submitted by the parties
operating the shared parking facility, describing the nature of the uses and
times when the uses operate so as to demonstrate the lack of conflict between
them in that the City Of Santa Monica operates all parking lots involved in the
parking calculations and a shared parking analysis was conducted as part of the
projects Environmental Impact Report (EIR). The analysis indicated that
sufficient parking is available for full use of the public beach spaces and the
415 PCH facility except if special events are scheduled during peak summer
beach period. A mitigation measure has been identified to address this greater
parking demand. The parking facilities for beachgoers (Beach Lot 10)
and for the 415 PCH project can be shared except if events are scheduled to
occur during the peak summer beach period (10AM to 6PM, Fridays Sundays,
during the months of June through September). A mitigation
measure (Mitigation Measure T-2) has been identified to address the greater
parking demand under this scenario. If events are scheduled during
peak summer beach hours, the party booking the event shall secure off-site
parking within 5 miles of the project site for the guests with a shuttle bus
system to transport them to the site. The party booking the event shall be
required to submit a Transportation and Parking Management Plan to the operator
of the site prior to issuance of a permit for use of the facility. This
management plan shall include a description of the methodology of notifying
guests of the location for the shuttle and shall include evidence demonstrating
that 1) pre-paid parking has been secured; and 2) pre-paid shuttle service has
been hired between the site and the off-site
3.
Additional documents, covenants, deed restrictions or other
agreements as may be deemed necessary by the Zoning Administrator are executed
to assure that the required parking spaces provided are maintained and uses
with similar hours and parking requirements as those uses sharing the parking
remain for the life of the building in that the proposed use is on land subject
to a long-term operating agreement with the State of California, and includes
parking facilities operated by the City of Santa Monica. The City will continue to operate the parking
facilities on site that will continue to serve visitors going to the beach and/or
to the 415 PCH facility.
WALL HEIGHT MODIFICATION FINDINGS
1. The subject fence, wall or hedge will be compatible with
other similar structures in the neighborhood and is required to mitigate
impacts from adjacent land uses, the subject propertys proximity to public
rights-of-way, or safety concerns in that the project fronts on Pacific Coast
Highway, an arterial roadway that carries over 75,000 vehicles per day north of
the California Incline. The proposed
7-4 fence is similar in terms of its height and proximity to the public
right-of-way when compared to other existing improvements along
2. The granting of such modification will not be detrimental or
injurious to the property or improvements in the general vicinity and district
in which the property is located in that the proposed fence will extend along
the property frontage for a maximum distance of 662 feet and will replace the
historic fence with a fence of similar height that was removed in 1995 due to
extensive damage following approval of a Certificate of Appropriateness (Dec.
13, 1993 and extended Oct. 10, 1994). The proposed fence will be replaced in
accordance with a Memorandum of Agreement between the City of
3. The modification will not impair the integrity and character
of the neighborhood in which the fence, wall or hedge is located, in that the
fence will replace a chain link fence that was installed to secure the site
along PCH with a fence that is compatible with the site and is reminiscent of
the historic fence that once was located along this property line in terms of
its height, scale and general character. The proposed fence has been designed
to reflect a rhythm similar to the original, historic fence and has also been
designed to be compatible with the contemporary architecture of the new
construction on site. The proposed fence also addresses the programmatic needs
of the site in that it would serve to visually define the facility along PCH,
provide site security, and serve as a sound wall.
CONDITIONS
Plans
1.
This
approval is for those plans dated March 2, 2006 a copy of which shall be
maintained in the files of the City Planning Division. Project development shall be consistent with
such plans, except as otherwise specified in these conditions of approval.
2.
The
Plans shall comply with all other provisions of Chapter 1, Article IX of the
Municipal Code, (Zoning Ordinance) and all other pertinent ordinances and
General Plan policies of the City of
3.
Final
parking lot layout, specifications, and operations shall be subject to the
review and approval of the Transportation Management Division.
4.
Minor
amendments to the plans shall be subject to approval by the Director of
Planning. A significant change in the
approved concept shall be subject to Planning Commission Review. Construction shall be in conformance with the
plans submitted or as modified by the Planning Commission, Landmarks
Commission, or Director of Planning.
5.
Prior to consideration of the project by the Landmarks
Commission, the applicant shall review disabled access requirements with the
Building and Safety Division and make any necessary changes in the project
design to achieve compliance with such requirements. The Landmarks Commission,
in its review, shall pay particular attention to the aesthetic, landscaping,
and setback impacts of any ramps or other features necessitated by
accessibility requirements.
6.
Plans for final design, landscaping, screening, trash
enclosures, and signage shall be subject to review and approval by the
Landmarks Commission.
7.
The Landmarks Commission, in its review, shall pay
particular attention to the proposed projects treatment of the historic North
House and swimming pool to ensure that all rehabilitation work is done in compliance
with the Secretary of the Interiors Standards for the Treatment of Historic
Properties. The Commission shall also
pay particular attention to the design of the new buildings on site to ensure
that they are compatible with the remaining historic features on the site and
the overall historic character of the site.
8.
Refuse areas, storage areas and mechanical equipment shall
screened in accordance with SMMC Section 9.04.10.02.130-90.04.10.02.150. Refuse areas shall be of a size adequate to
meet on-site need, including recycling. The Landmarks Commission in its review
shall pay particular attention to the screening of such areas and
equipment. Any rooftop mechanical
equipment shall be minimized in height and area, and shall be located in such a
way as to minimize noise and visual impacts to surrounding properties. Unless otherwise approved by the Landmarks
Commission, rooftop mechanical equipment shall be located at least five feet
from the edge of the roof.
Demolition
9.
Until
such time as the demolition is undertaken, and unless the structure is
currently in use, the existing structure shall be maintained and secured by
boarding up all openings, erecting a security fence, and removing all debris,
bushes and planting that inhibit the easy surveillance of the property to the
satisfaction of the Building and Safety Officer and the Fire Department. Any landscaping material remaining shall be
watered and maintained until demolition occurs.
10.
Street
trees shall be maintained, relocated or provided as required in a manner
consistent with the Citys Community Forest Management Plan 2000, per the
specifications of the Open Space Management Division of the Community and
Cultural Services Department and the Citys Tree Code (SMMC Section 7.40).
11.
Immediately
after demolition (and during construction), a security fence, the height of
which shall be the maximum permitted by the Zoning Ordinance, shall be
maintained around the perimeter of the lot.
The lot shall be kept clear of all trash, weeds, etc.
12.
Prior to
issuance of a demolition permit, applicant shall prepare for Building Division
approval a rodent and pest control plan to ensure that demolition and
construction activities at the site do not create pest control impacts on the
project neighborhood.
13.
Prior to
issuance of any demolition permits, a demolition materials recycling plan shall
be filed for approval by the Department of Environmental and Public Works Management
which seeks to maximize the reuse/recycling of existing building materials.
14.
The
applicant shall submit a report from an industrial hygienist to be reviewed and
approved as to content and form by the Environmental and Public Works
Management/Environmental Programs Division.
The report shall consist of a hazardous materials survey for the
structure proposed for demolition. The
report shall include a section on asbestos and in accordance with the South
Coast AQMD Rule 1403, the asbestos survey shall be performed by a state
Certified Asbestos Consultant (CAC). The
report shall include a section on lead, which shall be performed by a state
Certified Lead Inspector/Assessor. Additional
hazardous materials to be considered by the industrial hygienist shall include:
mercury (in thermostats, switches, fluorescent light); polychlorinated
biphenyls (PCBs) (including light Ballast), and fuels, pesticides, and
batteries.
Construction
15.
Unless
otherwise approved by the Department of Environmental and Public Works
Management, all sidewalks shall be kept clear and passable during the grading
and construction phase of the project.
16.
Sidewalks,
curbs, gutters, paving and driveways which need replacing or removal as a
result of the project as determined by the Department of Environmental and
Public Works Management shall be reconstructed to the satisfaction of the
Department of Environmental and Public Works Management. Approval for this work shall be obtained from
the Department of Environmental and Public Works management prior to issuance
of the building permits.
17.
Vehicles
hauling dirt or other construction debris from the site shall cover any open
load with a tarpaulin or other secure covering to minimize dust emissions. Immediately after commencing dirt removal from
the site, the general contractor shall provide the City of
18.
A
construction period mitigation plan shall be prepared by the applicant for
approval by the Department of Environmental and Public Works Management prior
to issuance of a building permit. The
approved mitigation plan shall be posted on the construction site for the
duration of the project construction and shall be produced upon request. As applicable, this plan shall 1) Specify the
names, addresses, telephone numbers and business license numbers of all
contractors and subcontractors as well as the developer and architect; 2)
Describe how demolition of any existing structures is to be accomplished; 3)
Indicate where any cranes are to be located for erection/construction; 4)
Describe how much of the public street, alleyway, or sidewalk is proposed to be
used in conjunction with construction; 5) Set forth the extent and nature of
any pile-driving operations; 6) Describe the length and number of any tiebacks
which must extend under the property of other persons; 7) Specify the nature
and extent of any dewatering and its effect on any adjacent buildings; 8)
Describe anticipated construction-related truck routes, number of truck trips,
hours of hauling and parking location; 9) Specify the nature and extent of any
helicopter hauling; 10) State whether any construction activity beyond normally
permitted hours is proposed; 11) Describe any proposed construction noise
mitigation measures; 12) Describe construction-period security measures
including any fencing, lighting, and security personnel; 13) Provide a drainage
plan; 14) Provide a construction-period parking plan which shall minimize use
of public streets for parking; 15) List a designated on-site construction
manager; 16) Provide a construction
materials recycling plan which seeks to maximize the reuse/recycling of
construction waste; 17) Provide a plan
regarding use of recycled and low-environmental-impact materials in building
construction; 18) provide a construction period water runoff control plan.
19.
A sign
shall be posted on the property in a manner consistent with the public hearing
sign requirements which shall identify the address and phone number of the
owner and/or applicant for the purposes of responding to questions and
complaints during the construction period.
Said sign shall also indicate the hours of permissible construction
work.
20.
The
property owner shall insure any graffiti on the site is promptly removed
through compliance with the City's graffiti removal program.
21.
A copy
of these conditions shall be posted in an easily visible and accessible
location at all times during construction at the project site. The pages shall be laminated or otherwise
protected to ensure durability of the copy.
Environmental
Mitigation
22.
Ultra-low
flow plumbing fixtures are required on all new development and remodeling where
plumbing is to be added. (Maximum 1.6
gallon toilets and 1.0 gallon urinals and low flow shower head.)
23.
To
mitigate solid waste impacts, prior to issuance of a Certificate of Occupancy,
project owner shall submit a recycling plan to the Department of Environmental
and Public Works Management for its approval.
The recycling plan shall include 1) list of materials such as white
paper, computer paper, metal cans, and glass to be recycled; 2) location of
recycling bins; 3) designated recycling coordinator; 4) nature and extent of
internal and external pick-up service; 5) pick-up schedule; 6) plan to inform
tenants/ occupants of service.
24.
To
mitigate storm water and surface runoff from the project site, an Urban
Runoff Mitigation Plan may be required
by the Department of Environmental and Public Works Management (EPWM) pursuant
to Municipal Code Chapter 7.10.
Applicant shall contact EPWM to determine applicable requirements, which
include the following:
·
Non-stormwater runoff, sediment and construction waste from
the construction site and parking areas is prohibited from leaving the site;
·
An sediments or materials which are tracked off-site must be
removed the same day they are tracked off-site;
·
Excavated soil must be located on the site and soil piles
should be covered and otherwise protected so that sediments do not go into the
street or adjoining properties;
·
Washing of construction or other vehicles shall be allowed
adjacent to a construction site. No
runoff from washing vehicles on a construction site shall be allowed to leave
the site;
·
Drainage controls may be required depending on the extent of
grading and topography of the site.
·
New development is required to reduce projected runoff
pollution by at least twenty percent through incorporation of design elements
or principles, such as increasing permeable surfaces, diverting or catching
runoff via swales, berms, and the like; orientation of drain gutters towards
permeable areas; modification of grades; use of retention structures and other
methods.
Miscellaneous
Conditions
25.
The
building address shall be painted on the roof of the building and shall measure
four feet by eight feet (32 square feet).
26.
The
operation shall at all times be conducted in a manner not detrimental to
surrounding properties or residents by reason of lights, noise, activities,
parking or other actions.
27.
If any
archaeological remains are uncovered during excavation or construction, work in
the affected area shall be suspended and a recognized specialist shall be
contacted to conduct a survey of the affected area at project's owner's expense. A determination shall then be made by the
Director of Planning to determine the significance of the survey findings and
appropriate actions and requirements, if any, to address such findings.
28.
Street
and/or alley lighting shall be provided on public rights-of-way adjacent to the
project if and as needed per the specifications and with the approval of the
Department of Environmental and Public Works Management.
29.
Automotive
repair facilities and dealerships, parking areas and structures, automotive paint
shops, gas stations, equipment degreasing areas, and other facilities
generating wastewater with significant oil and grease content are required to
pretreat these wastes before discharging to the City sewer or storm drain
system. Pretreatment will require that a clarifier or oil/water separator be
installed and maintained on site. In
cases where settleable solids are present (or expected) in greater amounts than
floatable oil and grease, a clarifier unit will be required. In cases where the opposite waste
characteristics are present, an oil/water separator with automatic oil draw-off
will be required instead. The
Environmental and Public Works Management Department will set specific
requirements. Building permit plans shall show the required installation.
30.
Mechanical
equipment shall not be located on the side of any building which is adjacent to
a residential building on the adjoining lot.
Roof locations may be used when the mechanical equipment is installed
within a soundrated parapet enclosure.
31.
Final
approval of any mechanical equipment installation will require a noise test in
compliance with SMMC section 4.12.040.
Equipment for the test shall be provided by the owner or contractor and
the test shall be conducted by the owner or contractor. A copy of the noise test results on
mechanical equipment shall be submitted to the Community Noise officer for
review to ensure that noise levels do not exceed maximum allowable levels for
the applicable noise zone.
32.
Final
building plans submitted for approval of a building permit shall include on the
plans a list of all permanent mechanical equipment to be placed outdoors and
all permanent mechanical equipment to be placed indoors which may be heard
outdoors.
33.
Prior to
issuance of a Certificate of Occupancy Permit, the applicant shall post a
notice at the building entry stating that the site is regulated by a
Development Review Permit and the Statement of Official Action, which includes
the establishments conditions of approval, is available upon request. This notice shall remain posted at all time
the establishment is in operation.
Validity
of Permits
34.
In the
event permittee violates or fails to comply with any conditions of approval of
this permit, no further permits, licenses, approvals or certificates of
occupancy shall be issued until such violation has been fully remedied.
35.
Within
ten days of Planning Division transmittal of the Statement of Official Action,
project applicant shall sign and return a copy of the Statement of Official
Action prepared by the Planning Division, agreeing to the Conditions of
approval and acknowledging that failure to comply with such conditions shall
constitute grounds for potential revocation of the permit approval. By signing same, applicant shall not thereby
waive any legal rights applicant may possess regarding said conditions. The signed Statement shall be returned to the
City Planning Division. Failure to
comply with this condition shall constitute grounds for potential permit
revocation.
36.
The
Planning Commissions 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 Commissions determination in the manner provided in Part 9.04.20.24,
Sections 9.04.20.24.010 through 9.04.20.24.040. The approval of this permit
shall expire if the rights granted are not exercised within eighteen (18)
months from the permits effective date.
Exercise of rights shall mean issuance of a building permit to commence
construction. However, the permit shall
also expire if the building permit expires, if final inspection is not
completed or a Certificate of Occupancy is not issued within the time periods
specified in SMMC Section 8.08.060, or if the rights granted are not exercised
within one (1) year following the earliest to occur of the following: issuance
of a Certificate of Occupancy or, if no certificate of Occupancy is required,
the last required final inspection for the new construction. One six month extension may be permitted if
approved by the Director of Planning.
Applicant is on notice that time extensions shall not be granted if
development standards or the development process relevant to the project have
changed since project approval.
Additionally, the rights associated with this approval shall expire if
the establishment ceases operation for a period of one year or longer.
37.
Applicant
is advised that projects in the California Coastal Zone may need approval of
the California Coastal Commission prior to issuance of any building permits by
the City of
Mitigation Measure Conditions
38.
The
project shall comply with the following mitigation measures identified in the
Environmental Impact Report (EIR) prepared for the project:
AES-2(a) Planning Commission Review. The physical location, size, massing and
placement of proposed structures on the site shall be compatible with and
relate harmoniously to surrounding sites and neighborhood. Prior to issuance of Building Permits, the
applicant shall submit plans for review and approval by the Planning Commission
to demonstrate compliance with this mitigation measure.
AES-2(b) Landmarks Commission
Review. The design,
scale and character of project architecture shall be compatible with the
existing Georgian Revival architectural style of the Marion Davies Estate. Rehabilitation of historic resources shall
comply with the recommendations of the Cultural Resources Technical
Report: Proposed
AES-2(c) Fence Design Requirements. Plans for the proposed project shall include
design details of the fence that is envisioned along the street frontage of
PCH. The design of the fence shall be
compatible with the existing Georgian Revival architectural style of the Marion
Davies Estate and shall be subject to review by the Planning Commission and
Landmarks Commission, as required pursuant to Mitigation Measures AES-2(a) and
(b).
AES-3(a) Low-glare Materials. All design and placement of windows shall be
of low-glare specification. Paint used
for exterior facades shall be of low-reflectivity. Metal surfaces shall be brush-polished, and
shall not be highly reflective.
AES-3(b) Parking Lot Landscaping. Parking areas shall be landscaped such that
the size, type and location of species reduce the glare from vehicles parked
on-site.
AES-3(c) Lighting Plan. Any exterior night lighting installed on the
project site shall be of low intensity, low glare design, and shall be hooded
to direct light downward onto the subject parcel and prevent spillover onto
adjacent parcels. The City shall develop
a Lighting Plan incorporating these requirements.
CON-1 Construction Impact Mitigation Plan. The City shall prepare and implement a
Construction Impact Mitigation Plan to provide for traffic and parking capacity
management during construction and demolition of the
· A public information
program to advise motorists of impending construction activities (e.g., media
coverage, portable message signs, and information signs at the construction
site);
· Approval from the City, or
Caltrans if required, for any construction detours or construction work requiring
encroachment into public rights-of-way, or any other street use activity (e.g.
haul routes);
· Timely notification of
construction schedules to all affected agencies (e.g. Police Department, Fire
Department, Department of Environmental and Public Works Management, and
Department of Planning and Community Development);
· Coordination of
construction work with affected agencies five to ten days prior to start of
work;
· A traffic control plan for
· A pedestrian/bicyclists
control plan for the beach pedestrian/bike path, which includes information
regarding the projects construction and activities that will disrupt public
use of the path;
· Minimizing dirt and
demolition material hauling and construction material delivery during the
morning and afternoon peak traffic periods and cleaning of streets and
equipment as necessary;
· Scheduling and expediting
of work to cause the least amount of disruption and interference to the
adjacent vehicular and pedestrian traffic flow.
Weekday daytime work on City streets shall primarily be performed
between the hours of 9:00 AM and 3:00 PM;
· Limiting of queuing of
trucks to on-site and prohibition of truck queuing on
· Scheduling of
preconstruction meetings with affected agencies to properly plan methods of
controlling traffic through work areas;
· Storage of construction
material and equipment within the designated work area and limitation of
equipment and material visibility to the public; and
· Provision of off-street
parking for construction workers, which may include the use of a remote
location with shuttle transport to the site, it determined necessary by the
City of
CON-2(a) Dust
Minimization. Dust generated by the
development activities shall be kept to a minimum with a goal of retaining dust
on the site through implementation of the following measures recommended by the
SCAQMD Rule 43 Handbook:
· During clearing, grading,
earth moving, excavation, or transportation of cut or fill materials, water
trucks or sprinkler systems are to be used to the extent necessary to prevent
dust from leaving the site and to create a crust after each days activities cease.
· During clearing, grading,
earth moving, excavation, or transportation of cut or fill materials, streets
and sidewalks within 150 feet of the site perimeter shall be swept and cleaned
a minimum of twice weekly.
· During construction, water
trucks or sprinkler systems shall be used to keep all areas of vehicle movement
damp enough to prevent dust from leaving the site. At a minimum, this would
include wetting down such areas in the later morning and after work is
completed for the day and whenever wind exceeds 15 miles per hour.
· Soil stockpiled for more
than two days shall be covered, kept moist, or treated with soil binders to
prevent dust generation.
CON-2(b) Construction
Equipment Conditions. Construction equipment used
on the site shall meet the following conditions in order to minimize NOx and
ROC emissions:
· Diesel-powered equipment
such as booster pumps or generators should be replaced by electric equipment to
the extent feasible; and
· The operation of heavy-duty
construction equipment shall be limited to no more than 5 pieces of equipment
at any one time.
CON-3(a)
Diesel Equipment Mufflers. All diesel equipment shall be operated with closed
engine doors and shall be equipped with factory-recommended mufflers.
CON-3(b) Electrically-Powered Tools. Electrical power shall be used to run air compressors
and similar power tools.
CON-3(c) Additional Noise Attenuation
Techniques. For all noise-generating
activity on the project site associated with the installation of new
facilities, additional noise attenuation techniques shall be employed to reduce
noise levels to City of
CON-3(d) Construction Sign Posting. In accordance with Santa Monica Municipal Code
Section 4.12.120, the City shall be required to post a sign informing all
workers and subcontractors of the time restrictions for the installation of new
facilities. The sign shall also include
the City telephone numbers where violations can be reported and complaints
associated with noise associated with the installation of new facilities can be
submitted.
GEO-2 Geotechnical Study. A geotechnical study shall be prepared for the
project site prior to development. This
report shall include, but is not limited to, an analysis of the liquefaction
potential of the underlying materials.
If the site is found to be prone to seismically-induced liquefaction,
appropriate techniques to minimize liquefaction potential shall be prescribed
and implemented. Suitable measures to
reduce liquefaction impacts could include, but are not limited to: (1)
specialized design of foundations by a structural engineer; (2) removal or
treatment of liquefiable soils to reduce the potential for liquefaction; (3)
in-situ densification of soils; and (4) other alterations to the ground
characteristics. Any recommended
measures to minimize liquefaction potential specified by the geotechnical study
shall be fully implemented in accordance with the Uniform Building Code and
California Building Code requirements.
HHM-3: As part of Mitigation
Measure HR-1(a), as required in Final EIR Section 4.6 Historic Resources, a
materials conservator would be required to evaluate the historic ceramic tiles
in the pool and North House restrooms and provide appropriate methodology for
repair and/or replacement in kind, if necessary. Implementation of Mitigation Measure HR-1(a)
would ensure that the historic tiles are maintained in good condition and
further reduce any risk of lead exposure.
HR-1(a) Final
Rehabilitation Design. A historically compatible
rehabilitation design for the North House, pool, and bulkhead shall comply with
the Secretary of Interiors Standards for the Treatment of Historic Properties
and Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing
Historic Buildings or the Secretary of Interiors Standards for Rehabilitation
and Guidelines for Historic Buildings (Weeks and Grimmer, 1995). Prior to permit issuance, a design plan shall
be prepared and submitted to the Community and Cultural Services Department for
review as well as the Landmarks Commission as part of review for a Certificate
of Appropriateness, which includes, but is not limited to the following:
·
Alterations required for the
conversion of the North House into a meeting facility, including the
installation of mechanical equipment and alterations related to ADA
accessibility, shall be designed so as to integrate, rather than obscure,
alter, or remove, character-defining features.
·
The architectural design of new
facilities and landscaping shall be differentiated from the old, and not
detract from or overwhelm the original historic features.
·
Signage shall be placed in a
manner that is compatible with and does not obstruct character-defining
features of the North House, pool, or bulkhead.
·
Testing shall be performed where
necessary to ensure that the safest and gentlest means possible are used to
clean and repair materials. A materials
conservator shall evaluate historic ceramic tiles in the pool and North House
restrooms and provide appropriate methodology for repair and/or replacement in
kind if necessary.
·
New facilities, including the
Event House, Pool House, Garden and childrens water play area shall be
designed to maintain spatial relationships of the character-defining features
as much as possible. New elements constructed
on the site shall be designed to be reversible and to cause minimal impact on
the historic fabric of the site.
HR-1
Mitigation Plan for Preservation of Historic Materials During Construction: The
City shall prepare and implement a Mitigation Plan for Preservation of Historic
Materials During Construction to protect historic materials during construction
of the proposed project. This plan shall
be subject to review and approval by the Planning and Community Development
Department prior to issuance of a building permit. At a minimum, it shall include the following:
·
Character-defining features of the
property shall dictate the placement of new design components, as well as
methods and design of new construction.
Structural engineers, in consultation with a designated historian, shall
evaluate the condition of extant historical resources to better understand the
potential effects of excavation activities and foundation design.
·
Engineers shall provide a shoring
design solution, if necessary, to protect historical resources from construction
procedures and mitigate the possibility of settlement due to the removal of
adjacent soil. Structural engineers
shall also evaluate what temporary seismic movement the new construction may
have, and whether any measures need to be taken to allow for this movement.
·
The removal of historic materials
shall be minimized to the extent feasible.
If any historic materials are removed, a materials conservator shall
evaluate historic material and provide appropriate methodology for handling
and/or preservation.
HWQ-3(a) Best Management
Practices. The City
shall include best management practices (BMPs), such as sand filters and grease
traps, within the reconfigured surface parking lots to intercept and
effectively prohibit pollutants, sediment, and debris from discharging offsite.
HWQ-3(b) Landscape
Maintenance Plan. A
landscaping maintenance plan shall be implemented that limits the use of
herbicides and inorganic fertilizers applied to landscaping to quantities that
are necessary to treat specific problems.
The maintenance plan shall incorporate features from the City of Santa
Monicas Integrated Pest Management Program, which include, but are not limited
to the following: pest-resistant plants,
provisions for mechanical weed control to be used wherever and whenever
possible as the first choice; determination of the probable cause of a disease
problem and correction as necessary (e.g. soil nutrient problems, irrigation,
water quality, and plant type) prior to chemical use; provisions that
herbicides are to be used only when necessary to cure a problem and not as a
preventative measure or as a regular, periodic application; and, guidelines for
use of chemical forms that have a low potential for leaching from the site.
T-2
Off-Site Parking. If events
are scheduled during peak summer beach hours (Fridays-Sundays during June
through September 10 AM 6 PM), the party booking the event shall secure
off-site parking within 5 miles of the project site for the guests with a
shuttle bus system to transport them to the site and shall submit a
Transportation and Parking Management Plan (Plan) to the operator of the site
prior to issuance of a permit for use of the facility. The Plan shall include a description of the
methodology of notifying guests of the location for the shuttle and shall
include evidence demonstrating that 1) pre-paid parking has been secured; and
2) pre-paid shuttle service has been hired between the site and the off-site
parking lot.
T-1(c)
PCH and
Monitoring
of Conditions
39.
Pursuant
to the requirements of Public Resources Code Section 21081.6, the City Planning
Division will coordinate a monitoring and reporting program regarding any
required changes to the project made in conjunction with project approval and
any conditions of approval, including those conditions intended to mitigate or
avoid significant effects on the environment. This program shall include, but
is not limited to, ensuring that the City Planning Division itself and other
City divisions and departments such as the Building Division, the Environmental
and Public Works Management Department, the Fire Department, the Police
Department, the Community and Economic Development Department and the Finance
Department are aware of project requirements which must be satisfied prior to
issuance of a Building Permit, Certificate of Occupancy, or other permit, and
that other responsible agencies are also informed of conditions relating to
their responsibilities. Project owner
shall demonstrate compliance with conditions of approval in a written report
submitted to the Planning Director and Building Officer prior to issuance of a
Building Permit or Certificate of Occupancy, and, as applicable, provide
periodic reports regarding compliance with such conditions.
Special Conditions
40.
As shown on plans dated March 2, 2006, the following design elements
are required: perimeter railings and fencing; gates at all parking lots; and gates
at all entries to open space areas east of Beach Walk, including the public
restroom entries.
41.
As shown on plans dated March 2, 2006, the following design
elements are required: an enclosed picnic area adjacent to pool.
42.
Installation of security cameras shall be required on site
prior to issuance of Certificate of Occupancy.
43.
The site will be staffed with on-site personnel year-round
including daytime ranger staffing at peak use periods and night-time security
staffing.
44.
The
operation shall at all times be conducted in a manner not detrimental to
surrounding properties or residents by reason of lights, noise, activities,
parking or other actions.
45.
The size
of individual meeting rooms shall not exceed 2,000 square feet.
46.
A
priority reservation system shall be established at peak use periods for use of
the public pool and picnic area as noted on the plans dated March 2, 2006.
47.
Parking
lots shall close at dark for general public parking but remain open and
available for event parking only.
Parking lots will be staffed during events and parking permits shall be
issued to event guests.
48.
On site
events shall end no later than 10 pm weekdays and 11 pm on Saturdays and
Sundays, with the parking lots closing no later than 11 pm weekdays and
midnight on Saturdays and Sundays.
49.
Booked
social functions or meetings where the primary activity includes sit-down meal
service shall be limited to a total of 2,000 square feet at one time. Food service that is incidental to meetings
or social functions shall be exempt from this requirement. The existing
restaurant on-site is exempt from this requirement.
50.
Organized
food service shall be provided by on-site concessionaire and approved offsite
caterers under contract with the City of
51.
Alcohol
use shall be restricted to beer and wine only; staffed bar service only
(caterer permit), for booked indoor events only; service of alcohol is required
to end ½ hour before end of events.
52.
No
outside furniture rentals permitted for special functions or meetings. Furniture to be provided by site operator.
53.
Amplified
music shall be permitted outdoors during City sponsored day-time events only.
54.
The
operator shall direct guests visiting the site for meetings or social functions
to park their vehicles in the central lot before use of the south or north
parking lots.
55.
The site
east of the Beach Walk, and the public restrooms, as labeled on the plans dated
March 2, 2006 shall close at dark year round except for booked uses.
56.
During
social functions staff shall be provided to patrol the premises east of the
Beach Walk and including the parking lots to ensure that guests are not
disruptive to adjoining residential properties and their residents.
57.
The
operator shall prohibit loitering and control noisy guests leaving the site.
58.
A
minimum 15 X 12 sign shall be posted at each parking lot requesting patrons
exit the site in a manner that will not disturb nearby residential
neighborhoods. This information shall also be provided in all marketing
materials that are prepared for rental of facilities on the site for meetings
and social functions.
59.
No
exterior activities such as deliveries, trash disposal or other maintenance
activities, except in the case of an emergency shall be conducted between 11 pm
and 7:00 am seven days per week.
60.
The
project shall at all times comply with the provisions of the Noise Ordinance
(SMMC Chapter 4.12) unless more restrictive conditions are imposed by this
permit.
61.
To
mitigate solid waste impacts associated with the project, the applicant shall
prior to issuance of a Certificate of Occupancy submit a recycling plan to the
Environmental and Public Works Management Department for approval. The recycling plan shall include 1) a list of
recyclable material such as paper, plastic, metal aluminum and glass to be
recycled; 2) the location of recycling bins 3)describe the nature and extent of
pick up service 4) identify plans to inform visitors of the recycling program.
62.
Exterior
building, parking lot and landscape lighting shall be designed to shed light
pools on the project site to enhance safety.
All outdoor lighting shall be shielded and directed downward, and have sharp
cutoff qualities at property lines to minimize light and glare impacts.
63.
Architectural
lighting shall be provided to the extent necessary to highlight architectural
elements. Security lighting shall be
installed as required to provide a secure environment for users of the site.
Prepared by: Roxanne Tanemori, Associate Planner
Attachments:
C. Resolution
to Certify the Environmental Impact Report
D. Resolution
Adopting a Statement of Overriding Considerations and Mitigation Monitoring
Plan
E.
Council Staff Report
dated February 28, 2006
F.
Summary of Public
Workshops on July 25, 2005; October 1-2, 2005
I.
Renderings, Plot
Plan, Floor Plans and Elevations
J.
Final Environmental
Impact Report
ATTACHMENT A
MUNICIPAL CODE AND GENERAL PLAN CONFORMANCE
|
CATEGORY |
LAND USE ELEMENT |
MUNICIPAL CODE |
PROJECT |
|
Permitted Use |
Land Use Category: High Density
Housing. This General Plan category
allows multi-family dwellings and hotels at densities 48 du/ac and height up
to 4 stories or (50) consistent with the scale of existing development. This
category contemplates visitor-serving commercial (hotel) uses. The proposed
project can be viewed as a visitor-serving public facility. |
Convention and conference
facilities; entertainment and cultural uses; public parks and playgrounds;
and swim clubs are permitted uses in the RVC District [SMMC 9.04.08.12.020]
and the Beach Overlay District. [SMMC 9.04.08.46.020] Public parking facilities are a
permitted use in the BPD District. [SMMC 9.04.08.060.020] Permitted Uses in the Beach
Overlay District: All uses listed as permitted uses within the District in
which the parcel is located. Open spaces, public beaches, parks, incidental
park structures, gardens, playgrounds, recreational buildings, and
recreational areas. Public parking. Prohibited Uses in the Beach
Overlay District: Hotels, motels. Restaurants and/or food service facilities
of more than 2,000 square feet and/or exceeding one story in height. [SMMC 9.04.08.46] |
Rehabilitation of existing 9,127
SF historic North House as meeting and conference facility. Rehabilitation of existing
historic swimming pool. New construction of 5,000 SF meeting/event/cultural
programming facility. New construction of 7,000 SF pool
house with meeting room, and locker/changing rooms. New construction for 700 SF entry
pavilion for lifeguard and staff offices, and a concessions window. New construction for outdoor
garden terraces; childrens play area; picnic area; two paddle courts; and
volleyball courts. Retain existing 162 parking spaces
provided in Beach Parking Lot 10. The proposed project does not
include a hotel, motel, restaurant and/or food service facility of more than
2,000 square feet and/or exceeding one story in height. |
|
Height of Building |
--- |
Maximum 23-0 (for a flat roof) [SMMC 9.04.08.12.060 (a)] |
Event House: 20-0 frm ANG Pool House: 30-0 frm ANG Entry Pavilion: 14-0 frm ANG (Existing North House: 28-9) |
|
Number of Stories |
--- |
Maximum of two (2) stories
permitted [SMMC 9.04.08.12.060 (a)] |
Event House: one (1) story Pool House: two (2) stories Entry Pavilion: one (1) story (Existing North House: two (2)
stories) |
|
Setbacks: Frontyard Sideyard Rear Yard Stepbacks |
N/A |
20-0 front yard setback; at
least 30% of the building elevation above 14-0 in height shall provide an
additional 5-0 average setback from the minimum required setback. Minimum of 27-5 side yard setback;
at least 25% of the side elevation above 14-0 in height shall provide an
additional four-foot average setback from the minimum side yard setback. Minimum of 55-0 rear yard
setback; 5 minimum setback required for an accessory building. [SMMC 9.04..08.12.060(c)] |
A minimum front yard setback of
32-6 is provided. +/- 327-6 side yard setback is
provided on the south side yard; +/- 267-6 are provided on the north side
yard. +/- 8-0 rear yard setback
provided for the proposed accessory building. |
|
Projections Into Yard |
N/A |
[SMMC 9.04.10.02.180] |
No projections into required yards
are proposed. |
|
Building Height Projections |
N/A |
[SMMC 9.04.10.02.030] |
No building height projections are
proposed. |
|
|
N/A |
Maximum of 50% parcel coverage [SMMC 9.04..08.12.060(c)] |
Parcel coverage on site does not
exceed the maximum allowable 41,800 SF (Land zoned RVC District). |
|
F.A.R. |
|
Maximum F.A.R. is .5 [SMMC 9.04.08.12.060(a)] |
F.A.R. for project, including
existing North House is approximately .3 |
|
% Walls Demolished |
|
|
100% of the existing locker
building will be demolished (not determined to be a historically significant
building on site). Demolition of the
historic North House is not proposed. |
|
Parking Space Number |
N/A |
1 space per 80 SF of assembly use;
1 space per 300 SF of office, storage, and locker rooms. 162 existing beach lot parking
spaces on site. [SMMC 9.04.10.08.040] A Reduced Parking Permit may be
requested to permit the reduction of required automobile parking spaces when
shared parking is proposed as part of any development. [SMMC 9.04.20.26] |
16,448 SF of assembly use: 206 spaces
required 5,111 SF of office/storage/locker
rooms: 17 spaces required 223 New Parking Spaces Required 117 New Parking Spaces Provided 162 existing beach lot parking
spaces on site to remain A Reduced Parking Permit has been
requested to allow a reduction of 106 parking spaces provided on site in
conjunction with a shared parking plan. |
|
Compact Parking % |
N/A |
Maximum of 40% allowed [SMMC 9.04.10.08.040] |
53 compact spaces are provided
(19% of total) |
|
Bicycle Parking |
N/A |
Parking area for a minimum of 19
bicycles is required [SMMC 9.04.10.08.040] |
Parking for 50 bicycles is
provided on site. |
|
Height of Walls, Fences |
N/A |
Maximum height of 3-6 permitted
within required front yard; 8-0 within required side & rear yards. |
7-4 fence proposed in the front
yard setback. A Fence Height
Modification has been requested. |
|
Trash Area |
N/A |
Trash enclosure with minimum area
of 248 SF with a solid wall and gate is required. [SMMC 9.04.10.02.151] |
Trash enclosure meeting the
minimum requirement is provided adjacent to Entry Pavilion and existing Beach
Lot 10. |
|
Mechanical Equipment Screening |
N/A |
Mechanical equipment extending
more than 12" above roof parapet shall be fully screened from a
horizontal plane. |
Event House: equipment screened on
roof; more detail will be shown on site plans to be reviewed and approved by
the Landmarks Commission through issuance of a Certificate of
Appropriateness. Additional mechanical equipment to
be located in machine rooms in Pool House and Entry Pavilion. Additional equipment to be located
in the basement of existing North House. |
|
Location of Mechanical Equipment |
N/A |
Not permitted on side of building
if adjacent to a residential building on an adjoining lot. |
No equipment is proposed adjacent
to the residential building to the north of the site. |
|
Parking Area Screen |
N/A |
|
Landscaping plans will be reviewed
and approved by the Landmarks Commission through issuance of a Certificate of
Appropriateness. |
|
Frontyard Landscaping |
N/A |
|
Landscaping plans will be reviewed
and approved by the Landmarks Commission through issuance of a Certificate of
Appropriateness. |
|
Sideyard Landscaping |
N/A |
|
Landscaping plans will be reviewed
and approved by the Landmarks Commission through issuance of a Certificate of
Appropriateness. |
|
Pedestrian-Oriented |
N/A |
Ground floor street frontage of
each structure shall be designed with pedestrian orientation in accordance
with Section 9.04.10.02.440. |
Due to the unique location of the
site on PCH, the pedestrian areas of the site face the ocean. The portions of
the buildings with street frontage serve as the rear elevations. This is
consistent with development patterns along PCH in the area of the project
site. Pursuant to Section 9.04.10.02.440(c), a waiver of these requirements
may be requested. The Landmarks Commission will review this request in
conjunction with a Certificate of Appropriateness. |
|
Historic Resources Inventory |
N/A |
Marion Davies Estate is a
Designated City Landmark. |
Certificate of Appropriateness for
proposed project to be obtained from the Landmarks Commission. |