Zoning Administrator Finds That Ray Hotel Should Not Receive Most Exemptions To VSP For Height and Density

The following is a summary of Zoning Administrator's report on the Ray Hotel. The ZA's recommendations will go before the WLAPC for it's August 1st hearing. The ZA's findings aren't final and can be ignored or altered by the Commissioners.


"The proposed project has become a point of contention in the Venice community galvanizing a major letter writing campaign that has flooded this Hearing Officer’s e-mail. Most of the issues presented have been addressed in the findings as part of this report. The applicants’ did meet with the some members of the community prior to the public hearing through the Grass Roots Venice Neighborhood Council and other private meetings. Although these pre-public hearing meetings are not required as part of the City Planning process, they are often very important in gauging local reaction and resolving issues before proceeding to the Planning Commission. It is apparent that not everyone was involved in this process nevertheless many were able to respond through the Planning Department proceedings................

Over 160 letters (majority e-mails) have been received with comments of the proposed project. Approximately 50 letters have been received in support of the project. Supporters express the need for a hotel in Venice, the design of the building and its LEED elements, and the reputation of the applicant as a quality hotelier.

Approximately 110 letters have been received against the project. Opposition to the project is based on excessive height, increase in traffic and parking impacts, compromising the regulations of the Venice Coastal Specific Plan, and uncooperative applicant (not willing to meet the needs of the community) ........

Many of those opposed to the requests are not necessarily opposed to a hotel on this site.



RECOMMENDED ACTIONS:

1. Disapprove Specific Plan Exceptions for the following:

a. a project with a varying height from 40 feet 6 inches to a maximum of 55 feet;
b. to permit four roof access structures to exceed 100 square feet;
c. to permit a Floor Area Ratio (FAR) of 2.06:1.

2. Approve Specific Plan Exceptions for the following:

a. a project with a maximum height of 40-feet 6-inches for guest room floors, and 45-feet for the roof top pool deck;

b. clear roof railings that are 42 inches in height;

c. an open landscaped courtyard with a depth of approximately 77 feet from Abbot Kinney and a depth of approximately 55 feet from Hampton Drive.

3. Approve a Conditional Use to (1) permit the sale and consumption of a full line of alcohol in conjunction with the restaurant use which includes an outdoor patio area, (2) permit the sale and consumption of a full line of alcohol in conjunction with the hotel including the lobby bar, meeting rooms, and lounge areas (3) to permit a full line of alcoholic beverages to be provided in liquor cabinets to be located with the hotel guest rooms, and (4) to permit the sale of a full line of alcoholic beverages by way of room service, subject to Conditions of Approval, subject to Conditions of Approval.

4. Approve Conditional Use to permit a hotel located within 500 feet of an residential zone, subject to Conditions of Approval.

5. Approve Coastal Development Permit.

6. Approve Project Permit Compliance, as Conditioned, with the Venice Coastal Specific Plan.

7. Approve Mello Act Compliance Review.

8. Approve Site Plan Review.

9. Adopt Mitigated Negative Declaration No. ENV 2006-9485-MND.

10. Adopt the attached Findings.

11. Advise the applicant that, pursuant to California State Public Resources Code Section 21081.6, the City shall monitor or require evidence that mitigation conditions are implemented and maintained throughout the life of the project and the City may require any necessary fees to cover the cost of such monitoring.

12. Advise the applicant that pursuant to State Fish and Game Code Section 711.4, a Fish and Game Fee and / or Certificate of Fee Exemption is now required to be submitted to the County Clerk prior to or concurrent with the Environmental Notice of Determination (NOD) filing."