SR-10-14-2003-6A
PCD:AA:f:\plan\admin\civctr\ccparking\cc dr amend\civic garage.doc
Council Meeting: October 14, 2003 Santa Monica, California
(oA
OCT 1 4 2003
TO: Mayor and City Council
FROM: City Staff
SUBJECT: Amendment of the Statement of Overriding Consideration and
Development Review Permit for the Civic Center Parking Structure,
removing the requirement to provide a community meeting room.
Applicant: City of Santa Monica.
INTRODUCTION
This report recommends that the City Council take the following actions:
1 Adopt an amended resolution making findings necessary to approve the Civic
Center Parking Structure project, adopting a statement of overriding
considerations, and adopting a mitigation monitoring plan, and
2. Approve Development Review Permit 03-007 amending the conditions of
approval of Development Review Permit 02-010 for the proposed project.
BACKGROUND
On May 20, 2003, the City Council certified the Final Environmental Impact
Report, adopted a resolution making findings necessary to approve the project
and adopting a statement of overriding considerations and mitigation monitoring
program, denied an appeal of the Planning Commission's decision and approved
Development Review Permit 02-010 for the Civic Center Parking Structure, A
primary modification to the Planning Commission's approval was a new
requirement that a community meeting room be incorporated into the project.
On September 9, 2003, the City Council, in its proprietary role as project owner,
considered the location of the proposed community meeting room within the
project. Following discussion of the options, Council directed staff to apply to
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OCT 1 4 2003
amend the development review permit to remove the community meeting room
requirement.
The City Council, in its regulatory role, has jurisdiction over the application
Because Council added the community meeting room as a project condition,
Council has jurisdiction to remove the condition. As a subordinate body,
Planning Commission cannot remove a condition imposed by Council. Also, as
the Planning Commission approved the project without a meeting room
requirement, removal of the condition from the Council-granted permit would
comply with the original Planning Commission approval.
DISCUSSION
Development Review Permit 02-010 enables the City to construct a new
244,930-square foot public parking structure of five levels above grade with
rooftop parking and one and one-half levels of below-grade parking,
accommodating a maximum of 880 parking spaces with street-level leasable
tenant spaces, at Fourth Street and Olympic Drive. In order to remove the
meeting room requirement, an amended resolution must be adopted
amendments to the development review permit must be approved.
Statement of Overridinq Considerations
Prior to approving the project on May 20, 2003, Council adopted a statement of
overriding considerations, finding that the benefits of the proposed project
outweigh the unavoidable adverse environmental impacts. In its adoption of the
statement, Council included a finding related to the community meeting room. In
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order to amend the development review permit to remove the community
meeting room requirement, adoption of a revised statement of overriding
considerations, which removes finding 0), is recommended as follows:
0) The provision of a community meeting room provides a neoded assembly
vonue within tho walkablo environment of the Civic Center whilo also
providing convenient parking, if nooded.
Even with removal of the meeting room requirement, a statement of overriding
considerations is warranted for the following reasons:
· The Civic Center Parking Structure will support key community facilities,
including City Hall, the County Courthouse, the Public Safety Facility and
the Civic Auditorium, by providing parking for automobiles and bicycles of
the public and employees, as well as parking for official vehicles.
· The Civic Center Parking Structure provides a major new parking resource
to allow for the eventual redevelopment of surface parking in the Civic
Center area for public-serving parks and community facilities, as
prescribed by the Civic Center Specific Plan for this site.
· Land Use Element Policy 1 .11 prescribes the provision of land for parks
and other public facilities adequate to meet future needs. The project
supports this policy of the Land Use Element by consolidating surface
parking into structures to allow for the eventual redevelopment of surface
parking in the Civic Center area for parks and community facilities.
· Land Use Element Policy 1.12.2 provides for the use of public lands and
facilities within this area to be determined by the Civic Center Specific
Plan. The project supports this policy of the Land Use Element by
complying with the requirements of the Civic Center Specific Plan.
· The traffic and transportation impacts to Fourth Street / Pico Boulevard
and Fourth Street / 1-10 Eastbound On-ramp under the interim conditions
are temporary in nature and are not expected to continue beyond the
interim period during which certain downtown parking needs are
temporarily shifted to the Civic Center Parking Structure.
· The traffic and transportation impact at Fourth Street / 1-10 Eastbound On-
ramp under the ultimate conditions is related to shifting of existing trips as
more parkers take advantage of the parking structure's adjacency to the
freeway. This shift reduces traffic on other Santa Monica roadways and
intersections.
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· The traffic and transportation impact on Fourth Street south of Pico under
the ultimate conditions is specifically associated with any destination retail
or restaurant use of the street-level leasable space in the parking garage.
As these uses are expected to be neighborhood-serving or public-service
functions, these traffic impacts would be reduced.
· The significant and unavoidable traffic impacts on Fourth Street south of
Pico consists of only 16 additional daily trips on weekdays and 19
additional daily trips on Saturdays.
Development Review Permit 02-010
A development review permit was required of the project and was granted by the
City Council on May 20,2003. In order to remove the community meeting room
requirement, the Council must amend conditions of the existing development
review permit and make findings regarding the project's neighborhood
compatibility, rights-of-way and infrastructure, consistency with existing
regulations and mitigation measures. Staff recommends that the findings be
made and that permit conditions 1 and 9 be amended, as follows:
Condition 1
The recommended amendment is as follows:
The approval is for those plans dated May 20, 2003, 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 and including a community
mooting room of no more than 2,500 square feot.
The plans that were approved by the City Council on May 20,2003 did not show
a community meeting room, though Condition No. 1 required that a community
room be added. As the approved plans would be unchanged by the deletion of
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the community room condition, it is not necessary for the Council to re-review
and re-approve the project plans.
Condition 9
The recommended amendment is as follows:
The Architectural Review Board, in its review, shall pay particular attention
to the street-level awnings; creation of a gateway element on the south
facade of the project; implementation of a landscaping plan for the Fourth
Street frontage which combines parkway landscaping adjacent to the curb
with landscaping at the building fayade, provided that such landscaping
does not detract from the building's pedestrian experience and character;
as well as pay attention to pedestrian orientation and amenities; scale and
articulation of design elements; exterior colors, textures, and materials;
window treatment; glazing; and landscaping. However, architectural and
landscaping refinements shall not reduce the total number of parking
spaces below what is shown on the plans dated May 20, 2003, except 3S
3ssoci3tod with the 3ddition of the community mooting room.
Similar to Condition 1, amendment of Condition 9 is recommended to reflect
removal of the community meeting room and any associated reduction in
parking, All other conditions from the City Council's prior approval remain
unchanged
CEQA ANALYSIS
An Environmental Impact Report (EIR) examining the potential environmental
impacts of the proposed project was prepared in accordance with Section 15087
of the California Environmental Quality Act (CEQA) Guidelines and certified by
the City Council on May 20, 2003. A community meeting room was fully
analyzed, including a complete traffic analysis, as a project alternative within the
EIR and no additional significant impacts were shown to result from the inclusion
of the room The Council's previous certification of the Final EIR is thereby
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unchanged by the addition or removal of the meeting room requirement. Copies
of the Final EIR will be available on the dais for the City Council's review.
PUBLIC NOTIFICATION
Pursuant to Municipal Code Sections 9.04.20.22.050, notice of the public hearing
was mailed to all owners and residential and commercial tenants of property
located within a 500-foot radius of the project at least ten consecutive calendar
days prior to the hearing. A copy of the notice is contained in Attachment A.
BUDGET / FINANCIAL IMPACT
The recommendation presented in this report does not have any budget or fiscal
impact.
RECOMMENDATION
It is recommended that the City Council take the following actions:
1. Adopt the resolution contained in Attachment D making findings necessary to
approve the Civic Center Parking Structure project, adopting a statement of
overriding considerations and adopting a mitigation monitoring plan; and
2. Approve Development Review Permit 03-007, amending the conditions of
approval of Development Review Permit 02DR-01 O.
DEVELOPMENT REVIEW PERMIT FINDINGS
1. The physical location, size, massing, and placement of the proposed structure
on the site and the location of the proposed uses within the project are
compatible with and relate harmoniously to the surrounding sites and
neighborhoods, in that the Civic Center Parking Structure will provide critical
parking resources to support adjacent community-serving facilities, including City
Hall, the Public Safety Facility, County Courthouse and Civic Auditorium, and will
help provide for the eventual conversion of nearby surface parking to community-
oriented uses. The five-level, 55'S", 244,930-square foot building will have
frontage along Fourth Street and Olympic and Civic Center Drives and will be of
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a scale and massing comparable to the surrounding buildings in the
neighborhood which range in size from three to eight stories in height and include
a variety of styles and uses, including the eight-story Doubletree Hotel, four-story
Public Safety Facility, three-story City Hall, five-story RAND Headquarters (under
construction), and eight-story Viceroy Hotel. The building will contain pedestrian
entrances adjacent to the three streets and leasable tenant spaces with
extensive glazing on the first and second levels adjacent to Fourth Street and
Olympic Drive in order to enhance the structure's pedestrian orientation.
2. The rights-of-way can accommodate autos and pedestrians, including parking
and access, in that the design of the Civic Center Parking Structure provides
pedestrian access from Olympic Drive, Fourth Street and Civic Center Drive.
Bus access will continue to be provided from Fourth Street at Civic Center Drive.
Direct vehicular access will be provided from Avenida Mazatlan alley in order to
limit the potential for congestion and pedestrian interference on Olympic Drive,
Fourth Street, and Civic Center Drive.
3. The health and safety services (police, fire, etc.) and public infrastructure (e.g.
utilities) are sufficient to accommodate the new development, in that the Civic
Center Parking Structure is located within an urbanized area that is already
served by existing infrastructure. No new safety services or public infrastructure
will be required by this project, and the project will enhance the provision of
public safety services by providing additional secured parking for the Public
Safety Facility.
4. Anyon-site provision of housing or parks and public open space, which are
part of the project mitigation measures required by Subchapter 9.04.70 and
Section 9.04.10.12 of the Santa Monica Zoning Ordinance, is satisfactory to meet
the goals of the mitigation program, in that no such requirement is applicable to
the construction of the Civic Center Parking Structure.
5. The project is generally consistent with the Municipal Code, Civic Center
Specific Plan and General Plan, in that the Civic Center Parking Structure is
being constructed as specifically designated and called for in the Civic Center
Specific Plan in order to allow for the consolidation of surface parking lots in the
Civic Center area into structured parking in order to allow for more intensive,
community-oriented use of that land.
6. Reasonable mitigation measures have been included for most adverse
impacts identified in the Environmental Impact Report and a Statement of
Overriding Considerations has been adopted in consideration of those significant
impacts that cannot be mitigated to a level of insignificance.
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REVISED CONDITIONS OF APPROVAL
Plans
1 The approval is for those plans dated May 20, 2003, 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.
Architectural Review Board
9. The Architectural Review Board, in its review, shall pay particular attention
to the street-level awnings; creation of a gateway element on the south
facade of the project; implementation of a landscaping plan for the Fourth
Street frontage which combines parkway landscaping adjacent to the curb
with landscaping at the building fa<(ade, provided that such landscaping
does not detract from the building's pedestrian experience and character;
as well as pay attention to pedestrian orientation and amenities; scale and
articulation of design elements; exterior colors, textures, and materials;
window treatment; glazing; and landscaping. However, architectural and
landscaping refinements shall not reduce the total number of parking
spaces below what is shown on the plans dated May 20,2003.
Prepared by: Suzanne Frick, Director, PCD
Andy Agle, Assistant Director, PCD
Attachments:
A. Notice of Public Hearing
B. City Council Statement of Official Action for 02DR-01 0
C. Original Resolution Adopting a Statement of Overriding Consideration and
Mitigation Monitoring Program
D. Revised Resolution Adopting a Statement of Overriding Consideration and
Mitigation Monitoring Program
E. City Council Staff Report of May 20,2003
F. City Council Staff Report of September 9, 2003
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ATTACHMENT A
NOTICE OF PUBLIC HEARING
NOTICE OF A PUBLIC HEARING
BEFORE THE SANTA MONICA CITY COUNCIL
SUBJECT: Amendment of Development Review Permit for the Civic Center Parking
Structure, 1685 Main Street
APPLICANT: City of Santa Monica
A public hearing will be held by the City Council to consider the following request:
Amendment of the Statement of Overriding Consideration and Development Review Permit for
the Civic Center Parking Structure, removing the requirement to provide a community meeting
room.
DATE/TIME: TUESDAY, OCTOBER 14, 2003 AT 6:45 p.m.
LOCATION: City Council Chambers, Second Floor, Santa Monica City Hall
1685 Main Street, Santa Monica, California
HOW TO COMMENT
The City of Santa Monica encourages public comment. You may comment at the City Council
public hearing, or by writing a letter. Written information will be given to the City Council at the
meeting.
Address your letters to: City Clerk
Re: Civic Center Parking Structure
1685 Main Street, Room 102
Santa Monica, CA 90401
MORE INFORMATION
If you want more information about this project or wish to review the project file, please contact
Andy Agle, Assistant Director at (310) 458-2275, or bye-mail at andy-agle@santa-monica.org.
The Zoning Ordinance is available at the Planning Counter during business hours and on the
City's web site at www.santa-monica.orQ.
The meeting facility is wheelchair accessible. For disability-related accommodations, please
contact (310) 458-8341 or (310) 458-8696 TTY at least 72 hours in advance. All written
materials are available in alternate format upon request. Santa Monica Big Blue Bus Lines
numbered 1, 2, 3, 5, 7, 8, 9, and 10 serve City Hall.
Pursuant to California Government Code Section 65009(b), if this matter is subsequently
challenged in Court, the challenge may be limited to only those issues raised at the public
hearing described in this notice, or in written correspondence delivered to the City of Santa
Monica at, or prior to, the public hearing.
ESPANOL
Esto es una noticia de una audiencia publica para revisar applicaci6nes proponiendo desarrollo
en Santa Monica. Si deseas mas informaci6n, favor de lIamar a Elsa Kapsinow al numero
(310) 458-2275.
ATTACHMENT B
CITY COUNCIL
STATEMENT OF OFFICIAL ACTION
FOR 02DR-01 0
f) ....
J
City of Santa Monica
City Planning Division
City of
Santa Monicai!l
CITY COUNCIL
STATEMENT OF OFFICIAL ACTION
PROJECT
CASE NUMBER: Development Review Permit 02-010
LOCATION: 1685 Main Street
APPLICANT: City of Santa Monica
PROPERTY
OWNER: City of Santa Monica
CASE PLANNER: Andy Agle, Assistant Director
REQUEST: The proposed project is a 244,930-square foot public
parking structure of five levels above grade with rooftop
parking and one and one-half levels of below-grade
parking, accommodating a maximum of 880 parking spaces
with a community meeting room and street-level leasable
tenant spaces. The project site consists of an
approximately one-acre, rectangular-shaped parcel that is
bound by Fourth Street on the east, Civic Center Drive on
the south, Avenida Mazatlan alley on the west, and the
future Olympic Drive on the north. The proposed height is
55'8" high, with the parapets projecting 42 inches, trellises
projecting 11 feet, and elevator enclosures projecting 13
feet above the roof height. The applicant has received
approval of a Development Review Permit because more
than 30,000 square feet of floor area is proposed.
CEQA STATUS: An Environmental Impact Report was certified on May 20,
2003. A Statement of Overriding Considerations and
Mitigation Monitoring and Reporting Plan were also
approved on Mav 20,2003.
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CITY COUNCIL ACTION
May 20,2003
Date.
May 20, 2003
Approved based on the following findings and subject to the conditions
below.
Denied.
Other.
EFFECTIVE DATES OF ACTION:
May 20, 2003
Development Review Permit 02-010
EXPIRATION DATE OF ANY PERMITS GRANTED:
March 20, 2005 Development Review Permit 02-010
LENGTH OF ANY POSSIBLE EXTENSION OF EXPIRATION DATES:
Any request for an extension of the expiration date must be received in the City Planning
Division prior to expiration of this permit.
6 months
Development Review Permit 02-010
Each and all of the findings and determinations are based on the competent and
substantial evidence, both oral and written, contained in the entire record relating to the
Project. All summaries of information contained herein or in the findings are based on the
substantial evidence in the record. The absence of any particular fact from any such
summary is not an indication that a particular finding is not based in part on that fact.
FINDINGS:
DEVELOPMENT REVIEW
1. The physical location, size, massing, and placement of the proposed structure on the
site and the location of the proposed uses within the project are compatible with and relate
harmoniously to the surrounding sites and neighborhoods, in that the Civic Center Parking
Structure will provide critical parking resources to support adjacent community-serving
facilities, including City Hall, the Public Safety Facility, County Courthouse and Civic
Auditorium, and will help provide for the eventual conversion of nearby surface parking to
community-oriented uses. The five-level, 55'S", 244,930-square foot building will have
frontage along Fourth Street and Olympic and Civic Center Drives and will be of a scale
and massing comparable to thH surrounding buildings in the neighborhood which range in
size from three to eight stories in height and include a variety of styles and uses, including
the eight-story Doubletree Hotel, four-story Public Safety Facility (under construction),
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three-story City Hall, five-story RAND Headquarters (under construction), and eight-story
Viceroy Hotel. The building will contain pedestrian entrances adjacent to the three streets,
a community room, and leasable tenant spaces with extensive glazing on the first and
second levels adjacent to Fourth Street and Olympic Drive in order to enhance the
structure's pedestrian orientation.
2. The rights-of-way can accommodate autos and pedestrians, including parking and
access, in that the design of thE3 Civic Center Parking Structure provides pedestrian access
from Olympic Drive, Fourth Street and Civic Center Drive. Bus access will continue to be
provided from Fourth Street at Civic Center Drive. Direct vehicular access will be provided
from Avenida Mazatlan alley in order to limit the potential for congestion and pedestrian
interference on Olympic Drive, Fourth Street, and Civic Center Drive.
3. The health and safety services (police, fire, etc.) and public infrastructure (e.g. utilities)
are sufficient to accommodatl3 the new development, in that the Civic Center Parking
Structure is located within an urbanized area that is already served by existing
infrastructure. No new safety services or public infrastructure will be required by this
project, and the project will enhance the provision of public safety services by providing
additional secured parking for the Public Safety Facility.
4. Anyon-site provision of housing or parks and public open space, which are part of the
project mitigation measures required by Subchapter 9.04.70 and Section 9.04.10.12 of the
Santa Monica Zoning Ordinance, is satisfactory to meet the goals of the mitigation
program, in that no such requirement is applicable to the construction of the Civic Center
Parking Structure.
5. The project is generally consistent with the Municipal Code, Civic Center Specific Plan
and General Plan, in that the Civic Center Parking Structure is being constructed as
specifically designated and called for in the Civic Center Specific Plan in order to allow for
the consolidation of surface parking lots in the Civic Center area into structured parking in
order to allow for more intensive, community-oriented use of that land.
6. Reasonable mitigation measures have been included for most adverse impacts
identified in the Environmental Impact Report and a Statement of Overriding
Considerations has been adopted in consideration of those significant impacts that cannot
be mitigated to a level of insignificance.
CONDITIONS
Plans
1 The approval is for those plans dated May 20, 2003, 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 and including a community meeting room of no more than 2,500 square
feet.
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
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Plan policies of the City of Santa Monica.
3. Final parking layout and specifications shall be subject to review and approval of the
Transportation Management Division.
4. Minor amendments to the plans shall be subject to approval by the Director of
Planning and Community Development. A significant change in the approved
concept shall be subject to review by the Planning Commission, and City Council on
appeal. Construction shall be in conformance with the plans submitted or as
modified by the Planning Commission, City Council on appeal, Architectural Review
Board or Director of Planning and Community Development.
Architectural Review Board
5. Prior to consideration of the project by the Architectural Review Board, the applicant
shall review disabled access requirements with the Building and Safety Division and
make any necessary changes in the project design to achieve compliance with such
requirements. The Architectural Review Board, in its review, shall pay particular
attention to the aesthetic, landscaping, and setback impacts of any ramps or other
features necessitated by accessibility requirements.
6. Prior to submittal of landscape plans for Architectural Review Board approval, the
applicant shall contact the Department of Environmental and Public Works
Management regarding urban runoff plans and calculations.
7 Construction period signage shall be subject to the approval of the Architectural
Review Board.
8. Plans for final design, landscaping, screening, trash enclosures, and signage shall
be subject to the review and approval by the Architectural Review Board.
9. The Architectural Review Board, in its review, shall pay particular attention to the
street-level awnings; creation of a gateway element on the south facade of the
project; implementation of a landscaping plan for the Fourth Street frontage which
combines parkway landscaping adjacent to the curb with landscaping at the building
fagade, provided that such landscaping does not detract from the building's
pedestrian experience and character; as well as pay attention to pedestrian
orientation and amenities; scale and articulation of design elements; exterior colors,
textures, and materials;: window treatment; glazing; and landscaping. However,
architectural and landscaping refinements shall not reduce the total number of
parking spaces below what is shown on the plans dated May 20,2003, except as
associated with the addition of the community meeting room.
10. As appropriate, the Architectural Review Board shall require the use of anti-graffiti
materials on surfaces likely to attract graffiti.
11. Landscaping plans shall comply with Subchapter 5B (Landscape Standards) of the
Zoning Ordinance including the use of water-conserving landscaping materials,
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landscaping maintenance and other standards contained in the Subchapter.
12. Refuse areas, storage areas and mechanical equipment shall be screened in
accordance with SMMC Sections 9.04.10.02.130 through 9.04.10.02.150. Refuse
areas shall be of a size adequate to meet on-site need, including recycling. The
Architectural Review Board, in its review, shall pay particular attention to the
screening of such area and equipment. Any rooftop mechanical equipment shall be
minimized in height and visual area, and shall be located in such a way as to
minimize noise and visual impacts to surrounding properties. Unless otherwise
approved by the Architectural Review Board, rooftop mechanical equipment shall be
located at least five feet from the edge of the roof.
Demolition
13. Street trees shall be maintained, relocated, or provided as required in a manner
consistent with the City's Community Forest Management Plan 2000, per the
specifications of the Open Space Management Division of the Community and
Cultural Services Department. No street trees shall be removed without the
approval of the Open Space management Division.
14 Immediately after demolition of the parking lot and during construction, a security
fence, the height of which shall be the maximum permitted by the Zoning Ordinance
(8'), shall be maintained around the perimeter of the lot. The lot shall be kept clear
of all trash, weeds, etc. Mesh fabric shall be installed on the fence to reduce the
amount of dust leaving the site.
15, Prior to the issuance of any demolition of construction permits, a demolitions
materials recycling plan, which seeks to maximize the reuse / recycling potential of
existing building materials, shall be filed for approval by the Department of
Environmental and Public Works Management.
16. Until such time as demolition is undertaken, and unless the parking lot is currently in
use, the existing parkin~llot shall be maintained and secured by 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.
17. 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.
18. No demolition of buildinus or structures 40 years or older shall be permitted until the
end of a 60-day review period by the Landmarks Commission to determine whether
an application for landmark designation shall be filed. If an application for landmark
designation is filed, no demolition shall be approved until a final determination is
made by the Landmarks Commission on the application.
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Construction
19. 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.
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 constructed to the satisfaction of the
Department of Environmental and Public Works Management prior to issuance of
the building permits.
Vehicles hauling dirt or other construction debris from the site shall cover any open
load with a tarpaulin or other secure covering to minimize dust emissions.
Immediately after commencing dirt removal from the site, the general contractor
shall provide the City of Santa Monica with written certification that all trucks leaving
the site are covered in accordance with this condition of approval.
22. 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 ofthe
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.
23, The property owner shall insure any graffiti on the site is promptly removed through
compliance with the City's graffiti removal program.
24, 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
25. 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 showerhead.)
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 a 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.
27. To mitigate storm water and surface run-off 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
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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;
Any 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 poles 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 toward permeable areas; modification of
grade; use of retention structures; and other methods.
Pursuant to Mitigation Measure AES-2(a), the applicant shall design exterior
building lighting to ensure that no light projects on adjacent sites. Exterior lighting
shall incorporate "cut-off' shields as appropriate to prevent an increase in lighting at
adjacent and nearby uses.
29 Pursuant to Mitigation Measure AES-2(b), landscape illumination and exterior sign
lighting shall be accomplished with low-level, unobtrusive fixtures. Such lighting
shall be shielded to direct light pools away from off-site viewers.
30. Pursuant to Mitigation Measure AES-2(c), finish materials, including glazing, shall
be of a low reflectivity to minimize glare. Development shall include low-reflective
roofing materials to reduce glare potential for nearby development that may have
downward views of the project's roof.
Pursuant to Mitigation Measures CON-1 and CON-3(d), the applicant shall prepare
and implement a Construction Impact Mitigation Plan to provide for traffic and
parking capacity management and construction mitigation during construction. The
plan shall be subject to review and approval by the Departments of Environmental
and Public Works Management and Planning and Community Development prior to
issuance of a building permit. The approved construction plan shall be posted on
the construction site for the duration of the project construction and shall be
produced upon request. The plan, at a minimum, shall include the following:
Names, addresses, telephone numbers and business license numbers of all
contractors and subcontractors, as well as the developer and architect;
A telephone number for local residents to call to submit complaints associated
with construction noise; the number shall be posted on the project site and shall
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be easily viewed from adjacent public areas;
A description of how demolition of any existing structures is to be accomplished;
Where any cranes are to be located for erection / construction;
How much of the public street, alleyway, or sidewalk is proposed to be used in
conjunction with the construction;
Anticipated construction-related truck routes, number of truck trips, hours of
hauling and parking location;
Approval from the City, or Caltrans if necessary, must be obtained for any
construction detours or construction work requiring encroachment into public
rights-of-way, or any other street use activity (e.g. haul routes);
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 area
roadways;
Scheduling of preconstruction meetings with affected agencies to properly plan
methods of controlling traffic through work areas;
Timely notification of construction schedules to all affected agencies (e.g. Police
Department, Fire Department, Department of Public Works, Department of
Planning and Community Development, Los Angeles County Superior Court,
Los Angeles County Sheriff's Department, and transit agencies);
Coordination of construction work with affected agencies five to ten days prior to
start of work;
A traffic control plan for the streets surrounding the work area, which includes
specific information regarding the project's construction and activities that will
disrupt normal traffic flow;
The extent and nature of any pile-driving operations;
The length and nature of any tiebacks which must extend under the property of
other persons;
The nature and extent of any dewatering and its effect on any adjacent
buildings;
The nature and extent of any helicopter hauling;
Whether any construction activity beyond normally permitted hours is proposed;
· Any proposed construction noise mitigation measures;
· Construction-period security measures including any fencing, lighting and
security personnel;
· A drainage plan;
· A construction-period parking plan which shall minimize the use of public streets
for parking;
A designated on-sitE~ construction manager;
A construction materials recycling plan which seeks to maximize the reuse /
recycling of construction waste;
A plan regarding the use of recycled and low-environmental-impact materials in
building construction;
A construction period water runoff control plan
A public information program to advise motorists of impending construction
activities (e.g. media coverage, portable message signs, and information signs
8
at the construction site);
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;
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-streE~t parking to workers that currently use the existing site, Civic
Auditorium parking lot, and construction employees, which may include the use
of a remote location with shuttle transport to the site, if determined necessary by
the City of Santa Monica.
32. Pursuant to Mitigation Measure CON-2(a), during construction, dust generated by
the development activities shall be kept to a minimum with a goal of retaining dust
through implementation of the following:
· During clearing, grading, earth moving, excavation, or transportation of cut or fill
materials, water trucks or sprinkler systems are to be used to prevent dust from
leaving the site and to create a crust after each day's activities cease.
Provisions shall be made prior to and during watering to prevent runoff from
leaving the site.
· During clearing, grading, earth moving, excavation or transportation of cut of fill
materials, streets and sidewalks within 150 feet of the site perimeter shall be
swept and cleaned a minimum of once daily;
· 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.
33. Pursuant to Mitigation Measure CON-2(b), during construction, any construction
equipment used on the site must meet the following conditions in order to reduce
NOx emissions:
· The number of pil3ces of equipment operating simultaneously must be
minimized through efficient management practices;
· Construction equipment must be maintained in tune per manufacturer's
specifications;
· Equipment shall be equipped with 2 to 4-degree engine timing retard or
precombustion chamber engines;
· Catalytic converters shall be installed, if feasible;
· Diesel-powered equipment such as booster pumps or generators should be
replaced by electric equipment, if feasible; and
. Limiting the operation of heavy-duty construction equipment (e.g. 175-HP
forklifts, wheeled tractors, tracked tractors) to no more than five pieces of
equipment at anyone time.
34. Pursuant to Mitigation Measure CON-2(c), low-VOC architectural coatings shall be
used in construction whenever feasible and shall coordinate with the SCAQMD to
9
determine which coatings would reduce VOC emissions to the maximum degree
feasible.
Pursuant to Mitigation Measure CON-3(a), during construction, all diesel equipment
shall be operated with closed engine doors and shall be equipped with factory-
recommended mufflers.
Pursuant to Mitigation Measure CON-3(b), during construction, electrical power shall
be used to run air compressors and similar power tools.
37. Pursuant to Mitigation Measure CON-3(c), for all noise-generating construction
activity on the project site, additional noise attenuation techniques shall be
employed to reduce noise levels to City of Santa Monica noise standards, such
techniques shall include, but are not limited to, the use of sounds blankets on noise-
generating equipment and the construction of temporary sound barriers between
construction sites and nearby sensitive receptors.
38. Pursuant to Mitigation Measure GEO-2, a geotechnical study shall be prepared for
the project site, prior to site development. This report shall include 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. If found to be necessary, suitable
measures to reduce liquefaction impacts could include, but are not limited to:
· specialized desi~ln of foundations by a structural engineer;
· removal or treatment of liquefied soils to reduce the potential for liquefaction;
· drainage to lower the groundwater table to below the level of liquefiable soils;
· in-site densification of soils; or
· 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 Uniform Building
Code and California Building Code requirements.
39. Pursuant to Mitigation Measure GEO-3(a), the geotechnical study shall include an
evaluation of the potential for slope stability at the site. The information obtained
shall be used to design the excavation and excavation shoring to prevent
destabilization of the excavation sidewalls. Any recommendations contained in the
geotechnical report shall be fully implemented.
Pursuant to Mitigation Measure GEO-3(b), the parking lot design shall consider a
mechanism of removin~1 groundwater, if it is shown to be present at this site. The
groundwater removal design shall consider historical ranges in depth to
groundwater. The removal system shall be designed to prevent the parking garage
from flooding.
Pursuant to Mitigation Measure GEO-3(c), all walls of the parking structure shall be
waterproofed to protect against corrosive effects of water contact.
42. Pursuantto Mitigation Measure GEO-4, Prior to issuance of a building permitforthe
10
foundation or superstructure, whichever occurs first, soil samples of final sub-grade
areas and excavation sidewalls shall be collected and analyzed for their expansion
index. For areas when~ the expansion index is found to be greater than 20, the
appropriate grading and foundation designs shall be engineered to withstand the
existing conditions. The expansion testing may be foregone if the grading and
foundations are engineered to withstand the presence of highly expansive soils.
Pursuant to Mitigation Measure HHM-1 (a), all earth-moving contractors shall be
directed to be aware of the possibility of contaminants during site grading. If
contaminants are suspected, soil samples are to be obtained and analyzed to
determine whether there are contaminants, and if present, to determine the type
and concentrations of contaminants. The sample results are to be used to make a
determination as to where to transport the material for off-site disposal, or to
determine if the soils can be used onsite.
44 Pursuant to Mitigation Measure HHM-1 (b), if contaminants are detected, the results
of the soil sampling within the Phase II ESA shall be forwarded to the local
regulatory agency (City of Santa Monica Environmental Program Division, Los
Angeles Regional Water Quality Control Board, and/or the State of California
Environmental Protection Agency Department of Toxic Substances Control). The
agency should review the data and either sign off on the property or determine if
any additional investigation or remedial activities are deemed necessary.
45 Pursuant to Mitigation Measure T-2, prior to issuance of a certificate of occupancy,
the City shall modify the intersection striping at Ocean Avenue/Neilson Way & Pico
Boulevard to provide a protected phase for the westbound left-turn movement.
Implementation of this measure would necessitate the provision of some
combination of new si~lnage, controller cabinets, poles, mast arms, detectors,
and/or signal heads.
Miscellaneous Conditions
46. The building address shall be painted on the roof of the building and shall measure
four feet by eight feet (32 square feet).
47 The operation shall at all times be conducted in a manner not detrimental to
surrounding properties or residents by reason of lights, noise, activities or other
actions.
48. Street and 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.
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
11
not exceed maximum allowable levels for the applicable noise zone.
50. Final building plans submitted for approval of a building permit shall include on the
plans a list of all mechanical equipment to be place outdoors and all permanent
mechanical equipment to be place indoors which may be heard outdoors.
51 Prior to issuance of a Final Inspection, the application shall post a notice at the
building entry stating that the site is regulated by a Development Review Permit
(DR02-003) and that the Statement of Official Action, which includes the
establishment's conditions of approval, is available upon request. This notice shall
remain posted at all times the establishment is in operation.
Validity of permits
52. 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 issues until such violation has been fully remedied.
Within ten days of Planning Commission 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 the condition shall constitute ground for potential permit
revocation.
The approval of DR02-003 shall not become effective for a period of fourteen days
from the date of determination or, if appealed, until a final determination is made on
appeal. Any appeal must be made in the form required by the Zoning Administrator.
The approval of these permits shall expire if the rights granted are not exercised
within one year from the permit's effective date. Exercise of rights shall mean
issuance of a building permit to commence construction. However, the permits shall
also expire if the buildin~~ permit expires, if the 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 ifthe rights granted are not exercised within one year following
the earliest to occur of the following: issuance of a Certificate of Occupancy or, if not
Certificate of Occupancy is required, the last required final inspection of the new
construction. One six-.month extension may be permitted if approved by the
Director of Planning. Applicant is on notice that time extensions may not be granted
if development standards relevant to the project have changed since project
approval.
Monitoring of Conditions
55. Pursuant to the requirements of Public Resources Code Section 21081.6, the City
Planning Division will coordinate a monitoring and reporting program regarding any
12
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 Planning Division itself and other- City divisions and
departments such as the Building Division, the Environmental and Public Works
Management Department, the Transportation Management Division, the Fire
Department, the Police Department, the Community and Cultural Services
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 related to their approval. 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.
VOTE
Ayes:
Nays:
Abstain.
Absent:
Bloom, Feinstein, Genser, McKeown
Holbrook, Katz, O'Connor
None
None
NOTICE
If this is a final decision not subject to further appeal under the City of Santa Monica
Comprehensive Land Use and Zoning Ordinance, the time within which judicial review of
this decision must be sought is governed by Code of Civil Procedure Section 1094.6, which
provision has been adopted by the City pursuant to Municipal Code Section 1.16.010.
I hereby certify that this Statement of Official Action accurately reflects the final
determination of the City Council of the City of Santa Monica.
~ ~1 R~
ree to the above conditions of approval and acknowledge that failure to comply
onditions shall constitute grounds for potential revocation of the permit approval.
~ ~./fN/)~t>AJ / lksis7"/H.J7 ~ 1h/tfIJA()f31L
Print Name and Title
13
ATTACHMENT C
ORIGINAL RESOLUTION ADOPTING
A STATEMENT OF OVERRIDING
CONSIDERATION AND
MITIGATION MONITORING
PROGRAM
Resolution of Statement of Overriding Consideration
City Council Meeting: May 20, 2003
Santa Monica, California
RESOLUTION NO. 9853 (CCS)
(City Council Series)
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF SANTA MONICA MAKING FINDINGS NECESSARY
TO APPROVE THE CIVIC CENTER PARKING STRUCTURE PROJECT,
ADOPTING A STATEMENT OF OVERRIDING CONSIDERATIONS, AND
ADOPTING A MITIGATION MONITORING PLAN
WHEREAS, an Environmental Impact Report has been prepared which analyzes the
environmental effects of the Civic Center Parking Structure; and
WHEREAS, the City Council, as Lead City Agency, reviewed the Final
Environmental Impact Report in full compliance with State and City CEQA Guidelines; and
WHEREAS, on May 20,2003, the City Council certified that the Final Environmental
Impact Report was prepared in full compliance with State and City CEQA Guidelines,
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA
DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1 Consistent with Article VI, Section 12 of the City of Santa Monica
CEQA Guidelines and Sections 15091 and 15092 of the State of California CEQA
Guidelines, the City Council finds that most impacts resulting from the project can be
reduced to a level that is less than significant. More specifically, significant environmental
1
effects, as identified in this Section below, can feasibly be eliminated or substantially
reduced to below a level of significance. However, significant adverse environmental
effects, in the areas of traffic / circulation and neighborhood effects, cannot feasibly be
avoided or mitigated below a level of significance. Nevertheless, in accordance with
Section 15033 of the State CEQA Guidelines, these impacts are found to be acceptable
due to overriding considerations as discussed in Section 4 below.
(a) The Final EIR determined that without mitigation, the project could have a potentially
significant effect on aesthetics. Consistent with Article VI, Section 12 of the City of Santa
Monica CEQA Guidelines and Section 15091 of the State CEQA Guidelines and as
detailed in the Final EI.R at Section 4.1, incorporated herein by reference, the City Council
finds that the following mitigation measures have been required of the project. which will
mitigate or reduce the impact of the project on aesthetics to below a level of significance
(1) The applicant shall design exterior building lighting to ensure that no light projects
on adjacent sites. Exterior lighting shall incorporate "cut-off' shields as appropriate
to prevent an increase in lighting at adjacent and nearby uses.
(2) Landscape illumination and exterior sign lighting shall be accomplished with low-
level, unobtrusive fixtures. Such lighting shall be shielded to direct light pools away
from off-site viewers.
(3) Finish materials, including glazing, shall be of a low reflectivity to minimize glare.
Development shall include low-reflective roofing materials to reduce glare potential
for nearby development that may have downward views of the project's roof.
(b) The Final EIR determined that without mitigation, the project could have a potentially
significant effect due to construction. Consistent with Article VI, Section 12 of the City of
Santa Monica CEQA Guidelines and as detailed in the Final EIR at Section 4.3,
incorporated herein by reference, the City Council finds that the following mitigation
2
measures have been required in the project that will mitigate or reduce the impact of the
project construction to below a level of significance:
(1) The City shall prepare and implement a Construction Impact Mitigation Plan
to provide for traffic and parking capacity management during construction.
The plan shall be subject to review and approval by the Departments of
Environmental and Public Works Management and Planning and Community
Development and, at a minimum, shall include the following:
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 necessary, 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 DepartmEmt, Fire Department. Department of Public Works,
Department of Planning and Community Development, Los Angeles
County Superior Court, Los Angeles County Sheriffs Department, and
transit agencies);
Coordination of construction work with affected agencies five to ten days
prior to start of work;
A traffic control plan for the streets surrounding the work area, which
includes specific information regarding the project's construction and
activities that will disrupt normal traffic flow;
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
area roadways;
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 additional off-street parking for City employees that currently
use the existing site and for construction workers, which may include the
use of a remote location with shuttle transport to the site, if determined
necessary by the City of Santa Monica.
(2) During construction, dust generated by the development activities shall be
3
kept to a minimum with a goal of retaining dust through implementation of the
following:
· 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 day's activities cease. Provisions shall be made prior to
and during wate~ring to prevent runoff from leaving the site.
· During clearing, grading, earth moving, excavation or transportation of cut
of 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 late 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.
(3) During construction, any construction equipment used on the site must meet
the following conditions in order to reduce NOx emissions:
· The number of pieces of equipment operating simultaneously must be
minimized through efficient management practices;
· Construction equipment must be maintained in tune per manufacturer's
specifications;
· Equipment shall be equipped with 2 to 4-degree engine timing retard or
precombustion chamber engines;
· Catalytic converters shall be installed, to the extent feasible;
· Diesel-powered equipment such as booster pumps or generators should
be replaced by Ellectric equipment, to the extent feasible; and
· The operation of heavy-duty construction equipment (e.g. 175-HP forklifts,
wheeled tractors, tracked tractors) shall be limited to no more than five
pieces of equipment at anyone time.
(4) Low-VOC architectural coatings shall be used in construction whenever
feasible and shall coordinate with the SCAQMD to determine which coatings
would reduce VOC emissions to the maximum degree feasible.
(5) During construction, all diesel equipment shall be operated with closed
engine doors and shall be equipped with factory-recommended mufflers.
(6) During construction, electrical power shall be used to run air compressors
and similar power tools.
(7) For all noise-generating construction activity on the project site, additional
noise attenuation techniques shall be employed to reduce noise levels to City
of Santa Monica noise standards. Such techniques shall include, but are not
4
limited to, the use of sounds blankets on noise-generating equipment and the
construction of temporary sound barriers between construction sites and
nearby sensitive receptors.
(8) The City shall provide a telephone number for local residents to call to submit
complaints associated with construction noise. The number shall be posted
on the project site and shall be easily viewed project adjacent public areas.
(c) The final EIR determined that without mitigation, the project could have a potentially
significant effect on geology and soils. Consistent with Article VI, Section 12 of the City of
Santa Monica CEQA Guidelines and Section 15091 of the State CEQA Guidelines and as
detailed in the final EIR at Section 4.5, incorporated herein by reference, the City Council
finds that the following mitigation measures have been required of the project, which will
mitigate or reduce the impact of the project on geology and soils to below a level of
significance:
(1) A geotechnical study shall be prepared for the project site, prior to site
development. This report shall include 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. If found to be necessary, suitable measures to
reduce liquefaction impacts could include, but are not limited to:
· specialized design of foundations by a structural engineer;
· removal or treatment of liquefied soils to reduce the potential for
liquefaction;
· drainage to lower the groundwater table to below the level of liquefiable
soils;
· in-site densification of soils; or
· 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 Uniform
Building Code and California Building Code requirements.
(2) The geotechnical study shall include an evaluation of the potential for slope
stability at the site. The information obtained shall be used to design the
excavation and excavation shoring to prevent destabilization of the excavation
sidewalls. Any recommendations contained in the geotechnical report shall be
fully implemented.
5
(3) !he parking lot design shall consider a mechanism of removing groundwater, if it
IS shown to be present at this site. The groundwater removal design shall
consider historical ran!~es in groundwater depth. The removal system shall be
designed to prevent the parking garage from flooding.
(4) All walls of the parking structure shall be waterproofed to protect against
corrosive effects of water contact.
(5) Prior to issuance of a building permit for the foundation or superstructure,
whichever occurs first, soil samples of final sub-grade areas and excavation
sidewalls shall be collected and analyzed for their expansion index. For areas
where the expansion index is found to be greater than 20, the appropriate
grading and foundation designs shall be engineered to withstand the expansive
soils. The expansion t,esting may be foregone if the grading and foundations are
engineered to withstand the presence of highly expansive soils.
(d) The Final EIR determined that without mitigation, the project could have a potentially
significant effect on hazards and hazardous materials. Consistent with Article VI, Section
12 of the City of Santa Monica CEQA Guidelines and Section 15091 of the State CEQA
Guidelines and as detailed in the Final EIR at Section 4.6, incorporated herein by
reference, the City Council finds that the following mitigation measures have been required
of the project, which will mitigate or reduce the impact of the project on hazards and
hazardous materials to below a level of significance:
1) All earth-moving contractors shall be directed to be aware of the possibility of
contaminants during site grading. If contaminants are suspected, soil samples
are to be obtained and analyzed to determine whether there are contaminants,
and if present, to determine the type and concentrations of contaminants. The
sample results are to be used to make a determination as to where to transport
the material for off-site disposal, or to determine if the soils can be used onsite.
(2) If contaminants are detected, the results of the soil sampling within the Phase II
ESA shall be forwarded to the local regulatory agency (City of Santa Monica
Environmental Program Division, Los Angeles Regional Water Quality Control
Board. and/or the State of California Environmental Protection Agency
Department of Toxic Substances Control). The agency should review the data
6
and either sign off on the property or determine if any additional investigation or
remedial activities are deemed necessary. Any requirements of those agencies
shall be fully implemented.
SECTION 2. Consistent with Article VI, Section 12 of the City of Santa Monica
CEQA Guidelines and Sections 15091, 15092, and 15093 of the State of California CEQA
Guidelines, the City Council finds that the significant environmental effects as identified
below can be reduced but cannot feasibly be avoided or mitigated to below a level of
significance. Nevertheless, these impacts are found to be acceptable due to overriding
considerations as discussed in Section 4,
(a) The Final EIR determined that without mitigation, the project could result in significant
effects on traffic and circulation. Impacts identified include neighborhood traffic impacts
and significant traffic impacts at three intersections. Consistent with Article VI, Section 12
of the City of Santa Monica CEQA Guidelines and as detailed in the Final EIR at Section
4.13, incorporated herein by reference, the City Council finds that the following mitigation
measure has been required in the project that will eliminate the project's traffic and
circulation impacts on the intersection of Ocean Avenue/Neilson Way and Pico Boulevard
However, even with the implementation of this mitigation measure, the project will cause
significant neighborhood traffic impacts on Fourth Street, south of Pica, and will
significantly impact the intersection of Fourth Street / Pico Boulevard during interim
conditions, when certain downtown parking needs are shifted to the Civic Center Parking
Structure, and the intersection of Fourth Street /1-10 Eastbound On-ramp during interim
and ultimate conditions, when downtown parking needs are no longer shifted to the Civic
7
Center Parking Structure. The neighborhood impacts on Fourth Street, south of Pico
Boulevard, cannot be feasibly mitigated as traffic-calming measures have already been
implemented on Fourth Street. To be effective in further reducing pass-through traffic, any
additional traffic-calming measures would likely consist of diverters or partial or full street
closures. Such measures would likely have unintended adverse consequences on other
parallel local streets. The intersection impacts at Fourth Street I Pico Boulevard and
Fourth Street / 1-10 On-ramp cannot be feasibly mitigated as physical constraints would
require narrowing or eliminating sidewalks or encroaching upon adjacent properties to
implement mitigation. These mitigation measures would themselves result in significant
negative impacts to the area and impact the neighborhood context. Narrowing sidewalk
widths or eliminating sidewalks adversely affects the pedestrian environment by reducing
the walking area for pedestrians, including pedestrians going to and coming from Santa
Monica High School, and potentially forcing pedestrians into the street. Encroachments on
adjacent properties would involve removing part of the Public Safety Facility, the
commercial properties on the south side of Pico Boulevard, or the Santa Monica High
School Track and Field, or removing landscaping adjacent to the Doubletree Hotel or the
Civic Auditorium Parking Lot. Removal of landscaped parkways would negatively affect the
pedestrian environment by reimoving adjacent green space that provides shading and
visual relief. Removal of parts of community facilities would negatively impact the facilities'
ability to provide public services, Removal of parts of commercial buildings on Pico
Boulevard would negatively affect the interest and variety of the pedestrian experience on
that street, as well as impact the viability of the existing businesses, Such widening of
streets to accommodate additional vehicle trips is contrary City policy where the
8
preservation of neighborhoods and the pedestrian environment is highly valued
(1) Prior to issuance of a certificate of occupancy, the City shall modify the
intersection striping at Ocean Avenue/Neilson Way & Pico Boulevard to
provide a protected phase for the westbound left-turn movement.
Implementation of this measure would necessitate the provision of some
combination of new signage, controller cabinets, poles, mast arms, detectors,
and/or signal heads.
(b) The Final EIR determined that without mitigation, the project could result in significant
neighborhood effects. Impacts identified include aesthetics, construction effects, and traffic
circulation. Consistent with Article VI, Section 12 of the City of Santa Monica CEQA
Guidelines and as detailed in the Final EIR at Section 4.8, the City Council finds that the
mitigation measures identified in Sections 1(a) and 1(b) above have been required in the
project that will eliminate most of the project's neighborhood impacts. However, even with
the implementation of these measures, significant neighborhood impacts would remain as
a result of neighborhood traffic impacts as identified in Section 2(a) above.
SECTION 3. The CEQA-mandated environmentally superior alternative was found
to be the "No Project Alternative." As analyzed in the Final EIR at Section 6, the No Project
Alternative would result in impacts that would be equal to or less than the impacts for the
proposed project, as well as for each of the other alternatives considered. However, the
No Project Alternative is not feasible since it does not satisfy the project objectives of
serving as temporary parking for downtown Santa Monica while the downtown public
parking structures undergo seismic retrofitting and replacement, providing public and
employee parking for adjacent uses, and allowing forthe development of an efficient public
parking structure that can eventually replace surface parking within the Civic Center. Other
Q
alternatives include:
(a) "Proposed Project with Rooftop Community Room Alternative", which would add
a 2,500-square foot community room to the roof of the parking structure; this alternative
would have greater land use impacts, greater and reduced neighborhood impacts, and
similar impacts in other areas of analysis;
(b) "Substitute Site Alternative", which would construct the parking structure on
Ocean Avenue, north of the Pacific Shores Hotel; this alternative would have greater
impacts on aesthetics, air quality, land use, and neighborhood effects, noise, and
traffic/circulation, and similar impacts in other areas of analysis; and
(c) "Two Garages Alternative", which would divide the parking between the proposed
site and the substitute site above; this alternative would have greater impacts on
construction effects, land use, neighborhood effects, noise, traffic/circulation, and
utilities/services systems, greater and reduced impacts on aesthetics, and similar impacts
in other areas of analysis,
The "No Project Alternative" is considered to be environmentally superior overall,
Among the remaining alternatives, the "Proposed Project with Rooftop Community Room"
appears to be superior overall, as it involves some improvements in neighborhood impacts,
and involves fewer increased impacts than the other alternatives. While the "No Project
Alternative" is considered to be superior overall, the proposed project appears to be
superior to the remaining alternatives.
SECTION 4. As fully dElscribed in Section 2, the Final EIR found that the proposed
project would result in significant and unavoidable adverse impacts in the areas of traffic
10
and transportation and neighborhood effects. Consistent with Section 15093 of the State
of California CEQA Guidelines, the City Council hereby makes a Statement of Overriding
Considerations and finds that the benefits of the Civic Center Parking Structure outweigh
its unavoidable environmental impacts based on the following reasons:
(a) The Civic Center Parking Structure will support key community facilities,
including City Hall, the County Courthouse, the Public Safety Facility and the Civic
Auditorium, by providing parking for automobiles and bicycles of the public and employees,
as well as parking for official vehicles,
(b) The Civic Center Parking Structure provides a major new parking resource to
allow for the eventual redevelopment of surface parking in the Civic Center area for public-
serving parks and community facilities, as prescribed by the Civic Center Specific Plan for
this site
(c) Land Use Element Policy 1.11 prescribes the provision of land for parks and
other public facilities adequate to meet future needs. The project supports this policy of the
Land Use Element by consolidating surface parking into structures to allow for the eventual
redevelopment of surface parking in the Civic Center area for parks and community
facilities.
(e) Land Use Element Policy 1.12.2 provides for the use of public lands and facilities
within this area to be determined by the Civic Center Specific Plan, The project supports
this policy of the Land Use Element by complying with the requirements of the Civic Center
Specific Plan
(f) The traffic and transportation impacts to Fourth Street / Pico Boulevard and
Fourth Street! 1-10 Eastbound On-ramp under the interim conditions are temporary in
11
nature and are not expected to continue beyond the interim period during which certain
downtown parking needs are temporarily shifted to the Civic Center Parking Structure,
(g) The significant and unavoidable traffic impact at Fourth Street 11-10 Eastbound
On-ramp under the ultimate conditions is related to shifting of existing trips as more parkers
take advantage of the parking structure's adjacency to the freeway. This shift reduces
traffic on other Santa Monica roadways and intersections.
(h) The significant and unavoidable traffic impact on Fourth Street south of Pico
under the ultimate conditions is specifically associated with any destination retail or
restaurant use of the street-level leasable space in the parking garage. As these uses are
expected to be neighborhood-serving or public-service functions, these traffic impacts
would be reduced,
(i) The significant and unavoidable traffic impacts on Fourth Street south of Pico
consist of only 16 additional daily trips on weekdays and 19 additional daily trips on
Saturdays.
U) The provision of a community meeting room provides a needed assembly venue
within the walkable environment of the Civic Center while also providing convenient
parking, if needed.
SECTION 5. Consistent with Public Resources Code Section 21081.6, the City
Council adopts the Mitigation Monitoring Plan, which is included as Attachment A, to
mitigate or avoid significant 13ffects of the Project on the environment and to ensure
compliance during project implementation
12
SECTION 6. ConsistEmt with Section 21081.6(d) of the California Environmental
Quality Act, the documents which constitute the record of proceedings for approving this
project are located in the Planning and Community Development Department at 1685 Main
Street, Room 212, Santa Monica, California. The custodian of these documents is Andy
Agle, Assistant Director.
SECTION 7, The City Clerk shall certify to the adoption of this Resolution, and
thenceforth and thereafter the same shall be in full force and effect.
APPROVED AS TO FORM:
~
RIE
F:IPLAN\ADMIN\CIVCTR\CCPARKINGIPC\SOC.DOC
13
Adopted and approved this 20th day of May, 2003,
~
VMayor Bloom
I, Maria M. Stewart, City Clerk of the City of Santa Monica, do hereby
certify that the foregoing Resolution No. 9853 (CCS) was duly adopted at a
meeting of the Santa Monica City Council held on the 20th day of May, 2003, by
the following vote:
Ayes: Council members: Feinstein, O'Connor, Holbrook, Katz, Genser,
Mayor Pro Tem McKeown, Mayor Bloom
Noes: Council members: None
Abstain: Council members: None
Absent: Council members: None
ATTEST:
~~-~~
Maria M. Stewart, Ci\y Clerk
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22
ATTACHMENT D
REVISED RESOLUTION ADOPTING
A STATEMENT OF OVERRIDING
CONSIDERATION AND
MITIGATION MONITORING
PROGRAM
Resolution of Statement of Overriding Consideration
City Council Meeting: October 14, 2003
Santa Monica, California
RESOLUTION NO. 9899 eccs)
(City Council Series)
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF SANTA MONICA MAKING FINDINGS NECESSARY
TO APPROVE THE CIVIC CENTER PARKING STRUCTURE PROJECT,
ADOPTING A STATEMENT OF OVERRIDING CONSIDERATIONS, AND
ADOPTING A MITIGATION MONITORING PLAN
WHEREAS, an Environmental Impact Report has been prepared which analyzes the
environmental effects of the Civic Center Parking Structure; and
WHEREAS, the City Council, as Lead City Agency, reviewed the Final
Environmental Impact Report in full compliance with State and City CEQA Guidelines; and
WHEREAS, on May 20,2003, the City Council certified that the Final Environmental
Impact Report was prepared in full compliance with State and City CEQA Guidelines
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA
DOES HEREBY RESOLVE AS FOLLOWS
SECTION 1 Consistent with Article VI, Section 12 of the City of Santa Monica
CEQA Guidelines and Sections 15091 and 15092 of the State of California CEQA
Guidelines, the City Council finds that most impacts resulting from the project can be
reduced to a level that is less than significant. More specifically, significant environmental
effects, as identified in this Section below, can feasibly be eliminated or substantially
reduced to below a level of significance. However, significant adverse environmental
1
effects, in the areas of traffic / circulation and neighborhood effects, cannot feasibly be
avoided or mitigated below a level of significance. Nevertheless, in accordance with
Section 15033 of the State CEQA Guidelines, these impacts are found to be acceptable
due to overriding considerations as discussed in Section 4 below,
(a) The Final EIR determined that without mitigation, the project could have a potentially
significant effect on aesthetics, as detailed in the Final EIR at Section 4.1, incorporated
herein by reference. Consistent with Article VI, Section 12 of the City of Santa Monica
CEQA Guidelines and Section 1509 of the State CEQA Guidelines and as detailed in
Section 4.1, the City Council finds that the following mitigation measures have been
required of the project, which will mitigate or reduce the impact of the project on aesthetics
to below a level of significance:
(1) The applicant shall design exterior building lighting to ensure that no light projects
on adjacent sites. Exterior lighting shall incorporate "cut-off" shields as appropriate
to prevent an increase in lighting at adjacent and nearby uses.
(2) Landscape illumination and exterior sign lighting shall be accomplished with low-
level, unobtrusive fixtures. Such lighting shall be shielded to direct light pools away
from off-site viewers.
(3) Finish materials, including glazing, shall be of a low reflectivity to minimize glare.
Development shall include low-reflective roofing materials to reduce glare potential
for nearby development that may have downward views of the project's roof.
(b) The Final EIR determined that without mitigation, the project could have a potentially
significant effect due to construction, as detailed in the Final EIR at Section 4.3,
incorporated herein by reference, Consistent with Article VI, Section 12 of the City of
Santa Monica CEQA Guidelines and as detailed in Section 4.3, the City Council finds that
the following mitigation measures have been required in the project that will mitigate or
reduce the impact of the project construction to below a level of significance:
2
1) The City shall prepare and implement a Construction Impact Mitigation Plan
to provide for traffic and parking capacity management during construction.
The plan shall be subject to review and approval by the Departments of
Environmental and Public Works Management and Planning and Community
Development and, at a minimum, shall include the following:
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 necessary, 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 Public Works,
Department of Planning and Community Development, Los Angeles
County Superior Court, Los Angeles County Sheriffs Department, and
transit agencies);
Coordination of construction work with affected agencies five to ten days
prior to start of work;
A traffic control p~an for the streets surrounding the work area, which
includes specific information regarding the project's construction and
activities that will disrupt normal traffic flow;
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
area roadways;
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 additional off-street parking for City employees that currently
use the existing site and for construction workers, which may include the
use of a remote location with shuttle transport to the site, if determined
necessary by the City of Santa Monica.
(2) During construction, dust generated by the development activities shall be
kept to a minimum with a goal of retaining dust through implementation of the
following:
. During clearing, grading, earth moving, excavation, or transportation of cut
3
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 day's activities cease. Provisions shall be made prior to
and during watering to prevent runoff from leaving the site.
During clearing, grading, earth moving, excavation or transportation of cut
of 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 sprink~er 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 late 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.
(3) During construction, any construction equipment used on the site must meet
the following conditions in order to reduce NOx emissions:
. The number of pieces of equipment operating simultaneously must be
minimized through efficient management practices;
. Construction equipment must be maintained in tune per manufacturer's
specifications;
. Equipment shall be equipped with 2 to 4-degree engine timing retard or
precombustion chamber engines;
. Catalytic converters shall be installed, to the extent feasible;
. 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 (e.g. 175-HP forklifts,
wheeled tractors, tracked tractors) shall be limited to no more than five
pieces of equipment at anyone time.
(4) Low-VOC architectural coatings shall be used in construction whenever
feasible and shall coordinate with the SCAQMD to determine which coatings
would reduce vac emissions to the maximum degree feasible.
(5) During construction, all diesel equipment shall be operated with closed
engine doors and shall be equipped with factory-recommended mufflers,
(6) During construction, electrical power shall be used to run air compressors
and similar power tools.
(7) For all noise-generating construction activity on the project site, additional
noise attenuation techniques shall be employed to reduce noise levels to City
of Santa Monica noise standards. Such techniques shall include, but are not
limited to, the use of sounds blankets on noise-generating equipment and the
construction of temporary sound barriers between construction sites and
nearby sensitive receptors.
L1
(8) The City shall provide a telephone number for local residents to call to submit
complaints associated with construction noise. The number shall be posted
on the project site and shall be easily viewed project adjacent public areas.
(c) The Final EIR determined that without mitigation, the project could have a potentially
significant effect on geology and soils, as detailed in the Final EIR at Section 4.5.
incorporated herein by reference. Consistent with Article VI, Section 12 of the City of
Santa Monica CEQA Guidelines and Section 15091 of the State CEQA Guidelines and as
detailed in Section 4.5, the City Council finds that the following mitigation measures have
been required of the project, which will mitigate or reduce the impact of the project on
geology and soils to below a level of significance
A geotechnical study shall be prepared for the project site, prior to site
development. This report shall include 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. If found to be necessary, suitable measures to
reduce liquefaction impacts could include, but are not limited to:
· specialized design of foundations by a structural engineer;
· removal or treatment of liquefied soils to reduce the potential for
liquefaction;
· drainage to lower the groundwater table to below the level of liquefiable
soils;
· in-site densification of soils; or
· 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 Uniform
Building Code and California Building Code requirements.
(2) The geotechnical study shall include an evaluation of the potential for slope
stability at the site. The information obtained shall be used to design the
excavation and excavation shoring to prevent destabilization of the excavation
sidewalls. Any recommendations contained in the geotechnical report shall be
fully implemented.
(3) The parking lot design shall consider a mechanism of removing groundwater, if it
is shown to be present at this site. The groundwater removal design shall
consider historical ranges in groundwater depth. The removal system shall be
5
designed to prevent the parking garage from flooding.
(4) All walls of the parking structure shall be waterproofed to protect against
corrosive effects of water contact.
(5) Prior to issuance of a building permit for the foundation or superstructure,
whichever occurs first, soil samples of final sub-grade areas and excavation
sidewalls shall be collected and analyzed for their expansion index. For areas
where the expansion index is found to be greater than 20, the appropriate
grading and foundation designs shall be engineered to withstand the expansive
soils. The expansion testing may be foregone if the grading and foundations are
engineered to withstand the presence of highly expansive soils.
(d) The Final EIR determined that without mitigation, the project could have a potentially
significant effect on hazards and hazardous materials, as detailed in the Final EIR at
Section 4.6, incorporated herein by reference. Consistent with Article VI, Section 12 ofthe
City of Santa Monica CEQA Guidelines and Section 15091 of the State CEQA Guidelines
and as detailed in Section 4.6, the City Council finds that the following mitigation measures
have been required of the project, which will mitigate or reduce the impact of the project on
hazards and hazardous materials to below a level of significance
:1) All earth-moving contractors shall be directed to be aware of the possibility of
contaminants during site grading. If contaminants are suspected, soil samples
are to be obtained and analyzed to determine whether there are contaminants,
and if present, to determine the type and concentrations of contaminants. The
sample results are to be used to make a determination as to where to transport
the material for off-site disposal, or to determine if the soils can be used onsite.
(2) If contaminants are detected, the results of the soil sampling within the Phase II
ESA shall be forwarded to the local regulatory agency (City of Santa Monica
Environmental Program Division, Los Angeles Regional Water Quality Control
Board, and/or the State of California Environmental Protection Agency
Department of Toxic Substances Control). The agency should review the data
and either sign off on the property or determine if any additional investigation or
remedial activities are deemed necessary. Any requirements of those agencies
shall be fully implemented.
SECTION 2. Consistent with Article VI, Section 12 of the City of Santa Monica
6
CEQA Guidelines and Sections 15091, 15092, and 15093 of the State of California CEQA
Guidelines, the City Council finds that the significant environmental effects as identified
below can be reduced but cannot feasibly be avoided or mitigated to below a level of
significance. Nevertheless, these impacts are found to be acceptable due to overriding
considerations as discussed in Section 4
(a) The Final EIR determined that without mitigation, the project could result in significant
effects on traffic and circulation, as detailed in the Final EIR at Section 4.13, incorporated
herein by reference. Impacts identified include neighborhood traffic impacts and significant
traffic impacts at three intersections. Consistent with Article VI, Section 12 of the City of
Santa Monica CEQA Guidelines and as detailed in Section 4.13, the City Council finds that
the following mitigation measure has been required in the project that will eliminate the
project's traffic and circulation impacts on the intersection of Ocean Avenue/Neilson Way
and Pico Boulevard However, the City Council further finds that even with the
implementation of this mitigation measure, the project will cause significant neighborhood
traffic impacts on Fourth Street, south of Pico, and will significantly impact the intersection
of Fourth Street / Pico Boulevard during interim conditions, when certain downtown parking
needs are shifted to the Civic Center Parking Structure, and the intersection of Fourth
Street /1-10 Eastbound On-ramp during interim and ultimate conditions, when downtown
parking needs are no longer shifted to the Civic Center Parking Structure. The
neighborhood impacts on Fourth Street, south of Pico Boulevard, cannot be feasibly
mitigated as traffic-calming measures have already been implemented on Fourth Street.
To be effective in further reducing pass-through traffic, any additional traffic-calming
measures would likely consist of diverters or partial or full street closures. Such measures
7
would likely have unintended adverse consequences on other parallel local streets. The
intersection impacts at Fourth Street / Pico Boulevard and Fourth Street / 1-10 On-ramp
cannot be feasibly mitigated as physical constraints would require narrowing or eliminating
sidewalks or encroaching upon adjacent properties to implement mitigation These
mitigation measures would themselves result in significant negative impacts to the area
and impact the neighborhood context. Narrowing sidewalk widths or eliminating sidewalks
adversely affects the pedestrian environment by reducing the walking area for pedestrians,
including pedestrians going to and coming from Santa Monica High School, and potentially
forcing pedestrians into the street. Encroachments on adjacent properties would involve
removing part of the Public Safety Facility, the commercial properties on the south side of
Pico Boulevard or the Santa Monica High School Track and Field, or removing
landscaping adjacent to the Doubletree Hotel or the Civic Auditorium Parking Lot.
Removal of landscaped parkways would negatively affect the pedestrian environment by
removing adjacent green space that provides shading and visual relief. Removal of parts
of community facilities would negatively impact the facilities' ability to provide public
services Removal of parts of commercial buildings on Pico Boulevard would negatively
affect the interest and variety of the pedestrian experience on that street, as well as impact
the viability of the existing businesses Such widening of streets to accommodate
additional vehicle trips is contrary City policy where the preservation of neighborhoods and
the pedestrian environment is highly valued
1) Prior to issuance of a certificate of occupancy, the City shall modify the
intersection striping at Ocean Avenue/Neilson Way & Pico Boulevard to
provide a protected phase for the westbound left-turn movement.
Implementation of this measure would necessitate the provision of some
combination of new signage, controller cabinets, poles, mast arms, detectors.
and/or signal heads.
8
(b) The Final EIR determined that without mitigation, the project could result in significant
neighborhood effects, as detailed in the Final EIR at Section 4.8, incorporated herein by
reference. Impacts identified include aesthetics, construction effects, and traffic circulation,
Consistent with Article VI, Section 12 of the City of Santa Monica CEQA Guidelines and
Section 15091 of the State CEQA Guidelines and as detailed in Section 4.8, the City
Council finds that the mitigation measures identified in Sections 1 (a) and 1 (b) above have
been required in the project that will eliminate most of the project's neighborhood impacts
However, the City Council further finds that even with the implementation of these
measures, significant neighborhood impacts would remain as a result of neighborhood
traffic impacts as identified in Section 2(a) above. which impacts cannot feasibly be
mitigated
SECTION 3. Consistent with Article VI, Section 12.a (3) of the City of Santa Monica
CEQA Guidelines and Section 15091 of the State CEQA Guidelines, and as analyzed in
the Final EIR at Section 6, incorporated herein by reference, the City Council finds as
follows
(a) The CEQA-mandated environmentally superior alternative was the "No Project
Alternative," The No Project Alternative would result in impacts that would be equal to or
less than the impacts for the proposed project, as well as for each of the other alternatives
considered. However, the No Project Alternative is not feasible since it does not satisfy the
project objectives of serving as temporary parking for downtown Santa Monica while the
downtown public parking structures undergo seismic retrofitting and replacement, providing
public and employee parking for adjacent uses, and allowing for the development of an
9
efficient public parking structure that can eventually replace surface parking within the Civic
Center. Thus none of the benefits of the project would be obtained if the no project
alternative were adopted.
(b) "Proposed Project with Rooftop Community Room Alternative", which would add
a 2,500-square foot community room to the roof of the parking structure; this alternative
would have greater land use impacts, greater and reduced neighborhood impacts, and
similar impacts in other areas of analysis. This alternative is infeasible because creation of
a rooftop community room that is structurally and acoustically isolated from the remainder
of the parking structure would result in an unacceptable loss of parking spaces within the
structure and would add prohibitive additional costs to the project;
(c) "Substitute Site Alternative", which would construct the parking structure on
Ocean Avenue, north of the Viceroy Hotel; this alternative would have greater impacts on
aesthetics, air quality, land use, and neighborhood effects, noise, and traffic/circulation,
and similar impacts in other areas of analysis. This alternative is infeasible because its
environmental impacts would be greater and construction of the parking structure in this
location would be physically separated from the uses for which it is intended to provide
convenient parking, including the Public Safety Facility, City Hall, and County Courthouse;
and
(d) "Two Garages Alternative", which would divide the parking between the
proposed site and the substitute site above; this alternative would have greater impacts on
construction effects, land use, neighborhood effects, noise, traffic/circulation, and
utilities/services systems, greater and reduced impacts on aesthetics, and similar impacts
in other areas of analysis. This alternative is infeasible because its environmental impacts
10
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including City Hall, the County Courthouse, the Public Safety Facility and the Civic
Auditorium, by providing parking for automobiles and bicycles ofthe public and employees
as well as parking for official vehicles.
(b) The Civic Center Parking Structure provides a major new parking resource to
allow for the eventual redevelop~ent of surface parking in the Civic Center area for public-
serving parks and community facilities, as prescribed by the Civic Center Specific Plan for
this site.
(c) Land Use Element Policy 1.11 prescribes the provision of land for parks and
other public facilities adequate to meet future needs. The project supports this policy of the
Land Use Element by consolidating surface parking into structures to allow for the eventual
redevelopment of surface parking in the Civic Center area for parks and community
facilities.
(e) Land Use Element Policy 1.12.2 provides for the use of pu blic lands and facilities
within this area to be determined by the Civic Center Specific Plan. The project supports
this policy of the Land Use Element by complying with the requirements ofthe Civic Center
Specific Plan
(f) The traffic and transportation impacts to Fourth Street / Pico Boulevard and
Fourth Street 1-10 Eastbound On-ramp under the interim conditions are temporary in
nature and are not expected to continue beyond the interim period during which certain
downtown parking needs are temporarily shifted to the Civic Center Parking Structure.
(g) The significant and unavoidable traffic impact at Fourth Street /1-10 Eastbound
On-ramp under the ultimate conditions is related to shifting of existing trips as more parkers
take advantage of the parking structure's adjacency to the freeway This shift reduces
12
traffic on other Santa Monica roadways and intersections.
(h) The significant and unavoidable traffic impact on Fourth Street south of Pico
under the ultimate conditions is specifically associated with any destination retail or
restaurant use of the street-level leasable space in the parking garage. As these uses are
expected to be neighborhood-serving or public-service functions, these traffic impacts
would be reduced
(i) The significant and unavoidable traffic impacts on Fourth Street south of Pica
consist of only 16 additional daily trips on weekdays and 19 additional daily trips on
Saturdays
SECTION 5. Consistent with Public Resources Code Section 21081.6, the City
Council adopts the Mitigation Monitoring Plan, which is included as Attachment A, to
mitigate or avoid significant effects of the Project on the environment, as detailed in
Sections 1 and 2 of this resolution, and to ensure compliance during project
implementation
SECTION 6 Consistent with Section 21081.6(d) of the California Environmental
Quality Act, the documents which constitute the record of proceedings for approving this
project are located in the Planning and Community Development Department at 1685 Main
Street, Room 212, Santa Monica, California The custodian of these documents is Andy
Agle, Assistant Director.
13
SECTION 7 Th~ City Clerk shall certify to the adoption of this Resolution, and
thenceforth and thereafter the same shall be in full force and effect.
APPROVED AS TO FORM
F:\PLANIADMIN\CIVCTR\CCPARKIN<!;\CC DR AMEND\SOC.DOC
14
Adopted and approve~ this 14th day of October, 2003.
Richard Bloom, Mayor
I, Maria Stewa~ City Clerk of the City of Santa Monica, do hereby certify
that the foregoing Res lution No. 9899 (CCS) was dUI.y adopted at a meeting of
the Santa Monica City Council held on the 14th day of October, 2003, by the
following vote:
Ayes: Council rPembers: Feinstein, Genser, Mayor Pro Tem McKeown,
Katz, O'Connor, Holbrook, Mayor Bloom
Noes:
Coundl~embe~: None
Abstain:
Coundl~embe~: None
Absent:
Council nPembers: None
ATTEST:
~~-~..,w1
Maria M. Stewart, City" Clerk
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~TTACHMENT E
CITY CcpUNCIL STAFF REPORT
OF MAY 20,2003
PCD:AA:f:\plan\admin\civctr\ccparking\cc appeal\strpt2.doc Santa Monica, California
Council Meeting: May 20, 2003
TO: Mayor and City Council
FROM: City Staff
SUBJECT: Appeal 03-002 of the Planning Commission's approval of EIR 02-
003 and Development Review Permit 02-010 for the Civic Center
Parking Structure, including review of the issues raised by the
Planning Commission: community room, street-level landscaping,
roof-level stepback, southern fac;ade, awnings, and roof-top
trellises. Applicant: City of Santa Monica. Appellant: Maureen
Gorson, Esq. for Doubletree Guest Suites Santa Monica
INTRODUCTION
This report recommends that the City Council take the following actions:
1. Consider issues related to the Civic Center Parking Structure, including the
concerns raised by the Planning Commission (community room, street-level
landscaping, roof-level stepback, southern fac;ade, awnings, and roof-top
trellises) and the appeal filed by Maureen Gorson, Esq. for Doubletree Guest
Suites Santa Monica.
2. Certify the Final Environmental Impact Report prepared for the proposed
Civic Center Parking Structure;
3. Adopt a statement of overriding considerations and mitigation monitoring plan
for the proposed project; and
4. Deny the appeal and approve Development Review Permit 02DR-010 with
conditions for the proposed project.
BACKGROUND
The City proposes to construct of a new 244,930-square foot public parking
structure of five levels above grade with rooftop parking and one and one-half
levels of below-grade parking, accommodating a maximum of 880 parking
spaces with street-level leasable tenant spaces, in the Civic Center area.
Development Review Permit 02-010 is required as the project involves new
development of over 30,000 square feet within the Civic Center Specific Plan
(CCSP) area. An Environmental Impact Report (EIR) has been prepared that
examines the potential environmental impacts of the proposed project.
On March 5, 2003, the Planning Commission certified the Final EIR, adopted a
Statement of Overriding Considerations and Mitigation Monitoring Program, and
approved the Development Review Permit. The Planning Commission's
Statement of Official Action is included as Attachment A and Meeting Minutes
from March 5 as Attachment B
On March 19, 2003, representatives of the Doubletree Guest Suites Santa
Monica appealed the Planning Commission decision, contending that the
potential environmental impacts of the proposed project are not fully disclosed
and analyzed in the EIR and that the Planning Commission recognized
deficiencies within the EIR and certified the EIR nonetheless. The appeal
statement is included as Attachment C.
This hearing by the City Council is de novo. Consequently, all issues related to
the project are now before the Council Although the Planning Commission
certified the EIR, the environmental document is also before the City Council.
Therefore, the City Council should re-certify the EIR prior to taking action on the
proposed project. While the EIR identifies significant and unavoidable adverse
environmental impacts, the Council may certify the EIR with these impacts,
2
provided that, prior to approval of the project, the Council adopts a Statement of
Overriding Considerations that finds the benefits of the proposed project
outweigh the unavoidable adverse environmental impacts.
DISCUSSION
PlanninQ Commission Action
On March 5, 2003, the Planning Commission held a public hearing on the
proposed project. The only public testimony came from representatives of the
Doubletree Hotel, whose testimony focused primarily on shadow impacts and
effects on ocean views from the hotel. The Planning Commission considered the
following issues in their review of the EIR and proposed project:
Traffic Data
Some of the commissioners expressed concern that the results of the traffic
study contained in the EIR differ from commissioners' personal experiences of
traffic conditions. The base-year traffic operating conditions in the City's traffic
model are developed based on empirical traffic counts collected at each
intersection.
The City's practice for traffic studies is to use traffic count and forecast data from
the City's Traffix model as the basis for the study, to which project traffic is then
added and evaluated. At present, the 1999 traffic count dataset in the Traffix
model database is the most recent available dataset, and has been used for this
3
EIR, as well as studies for other recent projects in Santa Monica. The traffic
study forecasts future conditions to the year 2009 by adding background traffic
growth at 1.5 percent per year compounded (from 1999 on), plus cumulative
traffic generated by specific proposed and approved related projects, including
development that has been completed between 1999 and the present. The 1.5
percent per year background growth is very conservative, particularly because it
is in addition to traffic from proposed and approved related projects. By
comparison, the 2002 Los Angeles County Congestion Management Program
forecasts overall traffic growth of less than one percent per year on the Westside,
including both ambient growth and future projects.
The project traffic study, as well as other EIR traffic studies prepared for the City,
is based on the "level of service" methodology. The peak-hour levels of service
are estimated using the "Operational Analysis" methodology from the Highway
Capacity Manual (HCM), in accordance with City guidelines. The HCM is a
nationally accepted document published by the Transportation Research Board.
Using this methodology, the level of service is determined and reported for the
intersection as a whole based on the average vehicular delay for all vehicles at
the intersection. This methodology calculates average delay and volume-to-
capacity ratio based on the amount of traffic traveling through the intersection,
travel lane geometries, signal phasing, and other factors affecting capacity such as
on-street parking, bus operations near the intersection, and pedestrian volumes at
the street crosswalks. While delays longer and shorter than the average condition
4
for the intersection as a whole can be experienced by motorists on certain
movements and during specific times within the peak hour, the methodology
reflects the overall conditions and delays that would be experienced by the
average motorist.
In this way, the City's traffic model presents a conservative, comprehensive and
reasonable forecast of future traffic conditions.
Project Design
The Planning Commission expressed their satisfaction with the overall project
design. However, the Commission did apply special conditions to the
Development Review Permit stating that the Architectural Review Board should
pay special attention to the following elements of the project design:
· Greater variation in the street-level awnings;
· Creation of a "gateway" element on the south facade of the project;
· Inclusion of landscaping that "softens" the building relative to Fourth Street
while not blocking the pedestrian-accessibility of the ground-floor uses; and
· Massing and shadow effects of the project relative to Fourth Street, including
relocation of the rooftop trellises and a roof-level stepback.
The project's design-build team has developed design alternatives and cost
estimates associated with the modifications considered by the Planning
Commission.
5
The Planning Commission requested consideration of greater variation in the
street-level awnings in order to create a more diverse texture of pedestrian
experience along the street. A "gateway" design element at the southern fa(fade
was requested to give this fa(fade equal importance to the "gateway" element at
the north fa(fade. Attachment E shows design modifications reflecting variation in
the street-level awnings and a southern gateway element.
The Planning Commission's request for street-level landscaping presents
I
challenges with respectl to the design intent and parking capacity of the proposed
project. While the gen~ral design approach for the project has been to provide a
high-quality pedestrian lexperience through building design and materials, some
options that have beer developed for street-level landscaping are shown in
Attachment F, as fOllow$:
Option 1 provides si ewalk-Ievel building cutouts that provide small, protected
garden areas. Whi e such an approach provides additional variation in the
pedestrian experien e along Fourth Street, it is not recommended as it would
result in the loss of 5 parking spaces, create challenging discontinuity within
the first- and secon -level tenant spaces, and introduce an element that is
inconsistent with th overall design intent of the project and likely will not be
of benefit to the long term pedestrian-friendliness of the project.
Option 2 provides ~a variation of the previous option, with the notches
continuing vertically for the entire height of the structure. This option results
in the loss of 49 pa king spaces and is not recommended as it presents the
same challenges as ociated with Option 1.
· Option 3 provides f.nes growing up trellis panels along the Fourth Street
facade. This optio adds additional variety and articulation to the fa(fade,
though the City's ca acity to appropriately maintain the vines could affect the
project's aesthetics ver time.
6
· Option 4 shows the~addition of a landscaped strip between the sidewalk and
the storefront. This approach is not recommended as it could create a barrier
between pedestrian and the adjacent storefronts and serves to defeat the
primary purpose for providing street-level tenant uses.
· Option 5 provides ~or the creation of a landscaped parkway between the
sidewalk and the st eet. This approach provides landscaping in a location
where it could pro ide for the greatest relief for pedestrians by creating a
green transition zon between the sidewalk and the adjacent travel lane.
The Planning Commis~ion also suggested that the photovoltaic rooftop trellis
structures adjacent to ~ourth Street be relocated to the center of the structure.
Attachment G shows th~ visual impacts of this approach Staff does not support
this modification, whiC~ is contrary to the CCSP's stated purpose of requiring
'perimeter" trellis stru9tures to screen the rooftop parking from view.
approach also negativ,ly impacts the overall design intent of using the trellis
structures to add variat~on and visual interest to the Fourth Street fayade.
relocation of the trellise~ would also largely eliminate the proposed approach for
creating a "gateway" el~ment at the north fayade of the structure.
Finally, the Planning C~mmission engaged in a detailed discussion of providing a
stepback at the roof leyel adjacent to Fourth Street and requested that design
modifications to the roM-level be considered Attachment H illustrates a roof-
level stepback of 15 fe~t adjacent to Fourth Street This approaches results in a
loss of 51 parking spaqes. Staff cannot support the roof-level stepback, which
significantly undermin~s the functional and visual integrity of the parking
structure. The roof-lev~1 step back is expected to be largely imperceptible from
the sidewalk/street leve~, thereby not significantly affecting the perceived mass of
7
the structure as viewe~ by pedestrians. The stepback will likely appear to be a
mistake in the design 9r construction of the project, and certainly not in keeping
with the quality of the r~minder of the structure,
If the Development Review Permit is approved, special conditions are
recommended (conditi9ns 52 to 54) to ensure that the design intent associated
with the permit carries t~rough design development and construction documents.
Rooftop Community ~oom
The Planning commis4ion inquired about a potential rooftop community room
that had been consider~d during the project's conceptual design phase.
As the rooftop communi~y room would exceed the height limit permitted under the
Civic Center Specific PI~n, a discrete amendment to the specific plan would need
to be adopted prior to I approval of the rooftop community room. The rooftop
community room was f~lIy analyzed, including a complete traffic analysis, as a
project alternative with~n the EIR and no additional significant impacts were
shown to result from th~ inclusion of the room. If Council wishes to pursue the
inclusion of the commu~ity room, the Planning Commission or City Council must
adopt a notice of inte~t to amend the specific plan, followed by review and
recommendation on thq plan amendment by the Planning Commission, prior to
Council adoption.
8
ArJO~Cll Anaj"sis
Representativef':: of
Doubletree Hote~
CammtSSlon certific~dion of the
R nd
8opea~ed both the Plal111ng
a p p rov81 of th e Deve to pment
R fa,iied to Elrlalyze potential
~eview Perma... The .8J!tJpeai letter cl:3ims "The
~ignific.i]nt environmenta impacts or relied on mul1ip!9 rniscalclJlatiat1~ th.FiIt
suhstanti:::.lly IJnderstate those impacts. Staff disagrees. with th~$e assertions as
discUissed in the Rt8spolf'lse to Comments to thlf~ Final R and the Planning
Commlssion written ~md oral staff reports (see Attachment T Appendix F,
page'S. ~7 60 A discussion of the key issues is pr(wided below
Shadow Impacts
T~e DOlJh~etre~ representative!': di3irnthat the project will h;::'lve
envimnmfmt;::ally sbgnificant shadow e.ffects an the hotel' outdoor patio, indoor
restaur;:mt ,lower-level guest moms and swimming ronl rli~(;lJssirlg shadow
effects. there are sever~l! ~mpE1Ft.g;nt f;;1CtorS that. are consijdered r indud ing
i3ffected land S8 (i. is it light S~Hlsitlv~, u~e wherehy sunlight is'19'iH3'3ntoJal
to its LJ se?
dJIJc31ion (La how many hours per day might SB be in shadow?
time of day is it shadow at time of day when sunlight is most
i m po ria r,t?
e what time of year might pa.rticular use be in shadow?
extent (i.e what pelfl.tenta.qe of pariicula: use may be: shadow?
9
· nature of the shadors (i.e. is the shadow solid or more dappled in nature?),
and
· pre-existing conditi9ns (i.e. are there existing buildings, landscaping or other
features that curren~y shadow the use?).
The appellant's first c~aim with respect to shadows is that winter afternoon
shading of the hotel's tirst-floor outdoor patio, first-floor indoor restaurant, and
lower-level hotel room~ should be considered a significant impact pursuant to
CEQA. However, whilel unobstructed sunlight during all daylight hours may be
considered desirable for these uses, it is certainly not essential for their use and
these uses would the~eby not be considered to be light-sensitive receptors
pursuant to the City's ICEQA criteria. It should be noted that the patio and
restaurant currently exp~rience winter morning shading as a result of the building
design (see Attachmentl K) and winter afternoon shading as a result of the hotel's
landscaping and walls ~see Attachment L). In addition, staff had an opportunity
to regularly visit the out~oor patio at several points during the winter period and it
did not appear to receiv~ any regular use during the winter period.
The appellants' second Ishadowing claim relates to the third-floor swimming pool
(see Attachment M). D~e to the critical importance of sunlight to the use of the
pool, the EIR consider~ it to be a light-sensitive use. In its analysis of shadow
effects on the pool, the praft EIR miscalculated the distance between the parking
structure and pool. T~is miscalculation was corrected in the Response to
10
Comments and the sha~ow analysis revised for the Final EIR (see Attachment T,
Appendix F, page 60).1 The appellant has subsequently claimed that the grade
differential between the I parking structure and hotel is overstated in the Final EIR
and the shadow effect~ are thereby understated. However, even if one were to
assume that the analY~iS and calculations contained in the appellant's letter are
correct, the diagrams ircluded with the letter do not demonstrate a significant
impact pursuant to the fity's CEQA criteria. The diagrams concur with the EIR's
analysis and conclusio1 that there is no shadow effect during most of the year,
particularly during the ~armer months of summer, fall and spring when the pool
is most likely to be enjoted for its sunning opportunities.
With respect to winter, ~he appellant's diagrams show that shadows would only
encroach upon the po~1 for a limited period during the mid- to late-afternoon
hours. In fact, the diag~ms show that most of the winter afternoon shadowing of
the pool would be dap~led shading from the trellis structures atop the proposed
project. Using the ap~ellant-provided diagrams, Attachment N shows that at
3 p.m. on the winter sqlstice, solid shadows from the roofline of the proposed
parking structure do no~ yet reach the pool. It should also be noted with respect
to pre-existing shado~ conditions that the pool already experiences winter
afternoon shadowing dye to the cluster of large palm trees immediately adjacent
to and above the pool, ~s well as the landscaping and walls around the pool area
(see Attachment 0.) Cpnsistent with past City practice in environmental review,
11
given the winter seaso~, short shadow duration, nature of the shadows, and pre-
existing shadow conditi?ns, such shading would not be considered significant.
Impacts on Ocean Views
The appellant also claifs that the EIR should consider impacts from the five-
story parking structure pn the ocean views from the eight-story hotel. However,
the City's environment41 significance criteria only consider obstruction of ocean
views from a public. vi+wing area to be significant, not from a private viewing
area. Furthermore, npne of the City's policies, including the General Plan
Elements, the Civic <{enter Specific Plan, and the Zoning Code, consider
protection of private yiews to be a land-use consideration, let alone an
environmental consider~tion. The appellant has also stated that they believe this
to be a Coastal Act iss~e, However, the Doubletree Hotel is not located within
the Coastal Zone andl is therefore not accorded any projection by the Act.
Additionally, private vie~s are not considered to be visual resources within the
City's Local Coastal Pr~gram
Representatives of the Ihotel have stated that the rooms on the 6th, ih and 8th
floors are advertised a~ ocean view rooms, Attachment P provides an aerial
photograph of the area I from the Doubletree Hotel to the Ocean The rooms in
the southwestern-facin~ portion of the chevron-shaped hotel, which look out over
the Civic Auditorium ~arking lot and the northern end of the Ocean Park
neighborhood toward t~e ocean, are not expected to have view effects as a
12
result of the proposed I project. The rooms on the eastern-facing sides of the
hotel are also not expefted to be affected. However, given the proximity of the
proposed project to thelexisting hotel, the views from western-facing hotel rooms
parallel to Fourth Stree~ are expected to be altered as a result of the project. The
roof level of the propo~ed project is 119 feet above sea level, with the parapet
extending to 121 '6". E/Ye level for a five-foot tall person on the 6th floor of the
hotel is at approximate~y 125', with the view clearing the parapet of the parking
structure, although thefe 6th floor views would be partially obstructed by the
rooftop trellises and el~vators. Views from the ih and 8th floors are expected to
clear the parking structyre without obstruction. Upper-level, western-facing rooms
of the hotel look over t~e County Courthouse and over the series of hotels along
Ocean Avenue and 4ppian Way and out to the ocean and the horizon
approximately one-half !nile from the hotel These rooms also look over City Hall
and the RAND north parking lot and down towards Ocean Avenue, the Pier Sign,
the southern tip of Pali~ades Park, and the ocean While ocean-horizon views
from the upper floors wpuld remain, these downward-facing views are expected
to be clipped by the we*ern edge of the parking structure.
When the City granted ~ermits for the development of the hotel, it did not by that
decision intend to depr~ve all properties in the half-mile area between the hotel
and the ocean of their ~evelopment potential. Similarly, it is unrealistic for the
hotel to expect that atlsuch a distance from the ocean, their views would be
protected from future d~velopment.
13
In fact, just as constru9tion of the hotel likely affected views of properties to the
east, development to th~ west of the hotel has occurred that would have affected
the hotel's original vie~shed. Since the hotel opened, new development to its
west has included Lovte's Hotel, Le Merigot Hotel, and 1733 Ocean Avenue
mixed-use office. Thr new RAND Headquarters, which is currently under
construction, has a par~pet height of 128'4" above sea level and roof projections
to 138' 10" feet. Each ot these development projects has altered or will alter the
scope of views availa~le from the hotel, yet the hotel did not raise public
objections to these proj~cts The existing CCSP allows for additional mixed-use
residential developmen~ to the west of the hotel that would further alter the views
from the hotel. While th~ hotel's concerns are certainly understandable, it would
be inequitable to elimilnate development potential for properties to the west
simply because a buil~ing was built to their east that is tall enough to create
ocean views.
Similarly, it is difficult t~ define a threshold regarding which existing views might
be protected in grantin~ development review permits. In this particular case, the
hotel's concerns relatel to the development of an approximately 56-foot high
structure that, due to topography and existing building heights, reaches a higher
point than many of th~ other buildings between the hotel and the ocean. If
properties to the west ~f the hotel were all one-story buildings, the hotel would
likely object to any two~story buildings that could block views from the second
14
floor of the hotel makmng it ndea where one dr8W~ the line w:t.h respect to
'A,hlch 113 \l'e 1 of existinq private '/llS!ws should be protested at the expense af nthw
properties. Con~itladhg private, commercial vGews to. be protected In the
Downtown Civic Ce'ntfv rea the most rban and intensely developed part of
Santa Monica, thereby
signiflca nt irnplit;:;;:Jtinn",
Othl3r Appetlant l~su'9S
The appellant has Ailso raised variety of other issues, ndlJdinq puhlic ~coping
ae!9ineUc street effer:t~, And appellant-preferred project alternatives, These
lssues Ire fu1~y addressed In Fina! JR (Att:J:r:hmant T Section 4 and
J\ppendTx F, pages? 60.
Project DescriDtiion
Tl1e proposed Civic Center Parkinq Structure eonsists of an approximately 880~
e;:pace pUblic p;lJking structure of five le'/el,;; abO\te! grade with r8of'top parking ami
one and one-hailf ~evels helow grade, for total of 233,609 ~quare Teet of abov€!-
grade parking area In additlQn, 1 321 ~qll~re feet of leasable commercial
spaces are included on the first and second levels Brlj:8.cent In Fourth Street and
Olympic Drive_ The propost3d height is 55 8" hiqrl with the parapets projecting
4: nches, trelHses pmjEBcting feet, nd ele'/a~o: p.ndn~IJr,g~ projecting feet
bove the roof heiqt ~t
1
Following construction ?f the project, the parking structure is proposed to provide
public visitor parking i~ the Civic Center area, parking for official City vehicles,
and interim replaceme~t parking for downtown employees while the downtown
parking structures und~rgo seismic retrofitting and reconstruction. Once the
downtown parking program has proceeded to the point that replacement parking
is no longer needed, ~art of the Civic Center parking needs that are currently
located in the Civic Au~itorium parking lot will be shifted to the parking structure,
allowing for the eventyal conversion of the lot to community-oriented uses as
outlined in the CCSp,
Civic Center Parkinq
The Civic Auditorium p~rking lot currently provides the primary parking resources
to meet the needs of public and community facilities within the Civic Center,
including City Hall, th~ existing police headquarters, County Courthouse, and
Civic Auditorium. The ~pproximately 1 ,030-space surface parking lot is generally
able to meet the parki~g needs of the public, employees and official vehicles
associated with the co~munity facilities when the Civic Auditorium is closed
However, when weekdlay events are held at the Civic Auditorium, the lot is
insufficient to meet all of these needs.
The existing Civic Ce~er Specific Plan (adopted in 1993, amended in 2000)
provides for the redev~lopment of the Civic Auditorium parking lot as a public
park with associated cqmmunity facilities. The plan prescribes the development
16
of a parking structure ot up to 1,000 spaces on the proposed project site and an
additional parking struc~ure of up to 725 spaces along Fourth Street, immediately
south of Civic Center IDrive. These two parking structures are designed to
replace the parking ~ithin the Civic Auditorium lot while meeting parking
demands of new com~unity facilities, including the public park, Public Safety
Facility, and the cultura~, community and child care facilities. While the Specific
Plan allows for up to 1,000 parking spaces to be developed on the site, 880
spaces represents the ~mount of parking that can be fit within the Specific Plan's
development standards! while still providing for street-level tenant spaces and a
majority of parking stall~ that are full size.
The proposed update t9 the Civic Center Specific Plan, which is currently in draft
form, does not include ~e second 750-space parking structure. Rather, parking
would be primarily loca~ed underground as part of expanded or new community
facilities proposed by ~he draft plan. However, the proposed plan update
continues to provide f?r a parking structure of up to 1,000 spaces on the
proposed project site. Consequently, this aspect of the Specific Plan would
remain unchanged.
Proiect Initiation
The project is proposedl on the site of an existing City vehicle parking lot that is
currently being used for police parking and construction staging for the Public
Safety Facility.Withl the Public Safety Facility anticipated to complete
17
construction in mid-20~3, the site will become available for the Civic Center
Parking Structure.
In anticipation of the i~pending completion of the Public Safety Facility, the City
began moving forward I with the preliminary development of the Civic Center
Parking Structure in 2p01 Initial steps included City Council approval of a
financing plan. In late ~001, the City Council approved a contract for design of
the parking structure vfith a design-build team including Moore Ruble Yudell,
International Parking qesign, and ARB, Inc. In June 2002, the Civic Center
Working Group hosted 1 a public workshop to consider design concepts for the
parking structure. Bas+d on the feedback from the workshop, the design-build
team developed a de~ign plan that was conceptually approved by the City
Council on September 110, 2002
Following construction qf the project, the parking structure is proposed to provide
public parking to serv, visitors to the Civic Center, parking for official City
vehicles, and interim r,placement parking for downtown employees while the
downtown parking struptures undergo seismic retrofitting and reconstruction.
Once the downtown Iparking program has proceeded to the point that
replacement parking is Ino longer needed in the Civic Center Parking Structure,
part of the Civic Cent~r parking needs that are currently located in the Civic
Auditorium parking lot ~i11 be shifted to the parking structure, allowing for the
18
eventual conversion o~ the lot to community-oriented uses as outlined in the
CCSP.
Proiect Desiqn
During the concePtuali~ation of the project and the associated public review
process, a principle c~nsideration has been how to take a structure that is
historically uniform an~ unarticulated by its very nature, and create a visually
appealing project that i~ integrated into the relevant urban context. The following
describes the approach Ithat meets these goals.
One of the key elemen* of the proposed project approach is its foundation in the
architectural language I of the Civic Center while introducing contemporary
architectural features a~d building materials that grow organically from its context
in the Civic Center. This approach allows the parking structure to not only
provide an important furyction within the Civic Center (i.e. parking for the adjacent
buildings), but also to cqntribute to the physical form and urban fabric of the Civic
Center.
The north side of the structure is designed with a strong civic presence to reflect
its relationship with Cityl Hall and the Public Safety Facility. This civic statement
is accentuated through I the use of robust building materials (light-colored, pre-
cast concrete) and reqtangular punched openings that are evocative of the
facade of City Hall. Th~ northwest corner of the parking structure will be visible
19
from Main Street and th~ lawn of City Hall. The north face of the structure is also
designed to incorporatellower-Ievel tenant spaces that will create an active visual
interface between the parking structure and Olympic Drive and Fourth Street.
These tenant spaces 9ou1d accommodate public-oriented uses such as public
service offices, neighborhood-serving retail or a cafe or sandwich shop.
The eastern fa9ade of t~e structure is proposed to include variation in the vertical
plane and in the use o~ materials in order to create visual interest and break up
the massing of the strupture adjacent to Fourth Street. This treatment includes
the use of narrow glas~ panels of varying hues that create an articulated visual
experience, allow air to Icirculate through the structure, and frame views into and
out of the structure. Th~ sections of glass panels are interspersed with sections
of off-white, precast conlcrete panels with vertical rectangular openings that relate
to the structure's Olym~ic Drive fa9ade, as well as the facades of City Hall and
the Public Safety Facili~y. The concrete sections are set back from the glass
sections, creating variation in the vertical plane of the structure. This fa9ade
also includes 10wer-lev~1 tenant spaces adjacent to Fourth Street and canopies
that provide a pedestria~-oriented foundation for the fa9ade.
The south face of the parking structure intersperses energy-producing
photovoltaic panels wit~ the colored glass panels in order to capitalize on the
solar orientation of thi~ facade. The western fa9ade, adjacent to Avenida
Mazatlan alley, angles ~hotovoltaic panels to maximize its solar orientation while
20
allowing ocean breez~s to flow through the structure and naturally cool its
interior.
In compliance with thel CCSP, the project also includes roof-level trellises that
support energy-producilng photovoltaic panels in order to screen the rooftop
parking, shade the p~rked cars, and generate electricity to help meet the
project's needs.
General Plan. Civic Ce~ter Specific Plan and ZoninQ Code Consistency
Land Use Element Poli~y 1.12.2 states that public lands and facilities within this
area east of Main Stree~ will be determined by the policies contained in the Civic
Center Specific Plan. SMMC Section Code section 9.04.08.32 (Civic Center
District) includes publi9 parking and on-premise accessory uses as permitted
uses and states that all property development standards are as established in the
Civic Center Specific PI~m.
The Civic Center Spec~fic Plan, which was adopted in 1993 and amended in
2000 to reflect the c~ange in location of the RAND Headquarters Project,
designated the site for ~he construction of a major public parking facility of up to
1,000 spaces. The CC~P provides specific standards for the parking structure
on this site, including lergth, height, ground-level uses, quality of materials, and
perimeter trellis struc~ures. The proposed project complies with these
21
requirements, while est+blishing a new standard of quality in the design of public
parking in Santa Moni~, as discussed above.
Development Review P,rmit 02-010
A Development Reviewlpermit is required for any new development over 30,000
square feet within the qcsP area. The proposed project is 244,930 square feet
in size, requiring the ~Ianning Commission to review the project and make
applicable findings. Ov~rall, the physical location, size, massing, and placement
of the proposed projec~ are compatible with and relate appropriately with the
surrounding sites and ~eighborhood. The Civic Center Parking Structure will
provide critical parkin~ resources to support adjacent community-serving
facilities, including City IHall, the Public Safety Facility, County Courthouse and
Civic Auditorium, and till help provide for the eventual conversion of nearby
surface parking to conrmunity-oriented uses. The five-level, 55'8", 244,930-
square foot building willlhave frontage along Fourth Street and Olympic and Civic
Center Drives and will ~e of a scale and massing comparable to the surrounding
buildings in the neighb~rhood which range in size from two to eight stories in
height and include a yariety of styles and uses. The building will contain
pedestrian entrances a~jacent to the three streets and leasable tenant spaces
with extensive glazing ~n the first and second levels adjacent to Fourth Street
and Olympic Drive in or~er to enhance the structure's pedestrian orientation.
22
Neiqhborhood Compati~.lli!Y
The proposed project wpuld provide a major public parking facility that is a critical
component in serving t~e parking needs of the adjacent public facilities to allow
for the eventual reclam~tion of the Civic Auditorium parking lot for community-
oriented uses. The pr?ject's proposed size and height is compatible with the
variety of area building~ that are primarily institutional or commercial in use and
range in height from three to eight stories, including the eight-story Doubletree
Hotel, four-story Public ~afety Facility (under construction), three-story City Hall,
five-story RAND Head8uarters (under construction), and eight-story Viceroy
Hotel.
In addition to the issue~ raised by the appellant, representatives of the County
Courthouse have voice~ concerns regarding the project. The County's concerns
primarily involve noise ~nd security. Concerns regarding noise relate to potential
impacts on Courthouse pperations associated with construction and operation of
the parking structure. ~onstruction noise is analyzed in the EIR and mitigation
measures are required ~o bring noise to a less than significant level. Although
parking and its associated noises have historically occurred on the project site,
the EIR also analyzes ~perational noise and finds that any noise impacts on the
Courthouse will be I~ss than significant. Security concerns are primarily
associated with the sa~ety of judicial staff who park across Avenida Mazatlan
alley from the propos~d parking structure site. While security is not an
23
environmental issue, isl an important policy and social issue, and staff from the
County and City are m~eting regularly to address the County's concerns.
CEQA ANALYSIS
An Environmental Imprct Report (EIR) has been prepared for the proposed
project in accordance ~ith Section 15087 of the California Environmental Quality
Act (CEQA) Guideline.. A Notice of Preparation (NOP) was filed with the
California Office of PI~nning and Research and distributed to involved public
agencies and intereste~ parties for a 30-day public review period that concluded
on July 30, 2002. Co*ies of the Draft EIR were made available for a 45-day
public review period, w~ich closed on December 16, 2002. A total of 7 comment
letters on the draft EIRI were received These comment letters, as well as the
response to comments, I are included in the Final EIR (Attachment T). Details of
the significant impacts ~re discussed below.
The EIR addresses thel potential environmental effects of the proposed project.
The scope of the EIR inpludes environmental issues determined to be potentially
significant by the Init~al Study, NOP and responses to the NOP. The
environmental analysis,1 particularly in the traffic and circulation section, includes
two stages of use of th~ parking structure: the "interim" conditions, when up to
700 parking spaces ir the proposed project are occupied by downtown
employees, and the "ul~imate" conditions, once the downtown parking seismic
retrofit and reconstructiqn program has progressed to the point that replacement
24
parking is no longer n,eded in the project and a portion of the parking needs
currently located in thel Civic Auditorium parking lot are shifted to the proposed
project.
The environmental stu~y determined that the proposed project would have
minimal or no impacts f?r the following eight environmental categories. Because
potential effects in the~e impact areas were found not to be significant, further
analysis of these impac~s were not required or provided in the EIR:
Biological ReSOUfces
Cultural Resourc s
Mineral Resourc s
Economic and S ciallmpacts
Population and Housing
Hydrology and Water Quality
Public Services
Recreation
The NOP identified po~entially significant effects in the following impact areas
associated with the con~truction or operation of the proposed project, which are
addressed in detail in th~ EIR:
Aesthetics and S adow Effects
Construction En ts
Land Use and PI nning
Neighborhood E ects
Utilities, Service ystems, and Energy
Air Quality
Geology
Traffic and Circulation
The EIR analyzed th+ issues referenced above and identified potentially
significant environment,1 impacts, including site-specific and cumulative effects
of the project in accord~nce with the provisions set forth in the CEQA Guidelines.
The EIR also recomme~ds feasible mitigation measures, where possible. To be
feasible, the mitigation ~easure must eliminate or reduce the adverse effect so
that its impact would b~ considered less than significant pursuant to City and
25
CEQA significance Crit+ria, without creating secondary impacts. Significant but
mitigatable impacts w,re found in the areas of Aesthetics/Shadow Effects,
Construction Effects, G,ology, and Hazards/Hazardous Materials.
A brief description of t~e impact and summary of the recommended mitigation
measure for these miti~atable impacts is provided in the Summary of Significant
Impacts section of the IEIR As discussed below, significant, unavoidable and
adverse impacts that I cannot be mitigated are identified by the EIR for
Traffic/Circulation and ~eighborhood Effects, as follows:
· Traffic/Circulatiorl - unavoidably significant traffic impacts to two
intersections, as ""ell as to Fourth Street south of Pico Boulevard.
· Neighborhood E1Itects - unavoidably significant traffic impacts to Fourth
Street south of P~co Boulevard.
Traffic and Circulation
It may be helpful to the ICouncil to clarify why traffic impacts are identified in the
EIR's analysis, given t~at the project involves the construction of a parking
structure that does not $enerally create new automobile trips, but rather involves
replacing existing parki~g stalls. Impacts identified under the "interim conditions"
scenario are specificall~ associated with a portion of downtown employees who
are expected to reach ~he Civic Center Parking Structure using routes that are
slightly varied from th~ir current routes. The change in routes results in
significant impacts relat,d to Levels of Service (LOS) and volume/capacity ratios
at three of the 35 inters~ctions studied:
26
· Ocean Avenue/~eilson Way and Pico Boulevard,
· Pico Boulevard nd Fourth Street, and
· Fourth Street an 1-10 On-ramp.
While these impacts ~ould only occur during the temporary period, they are
considered significant d~ring that period. The intersection of Fourth Street and 1-
10 On-ramp is also s~own to be significantly impacted during the "ultimate
conditions" scenario. this is also related to shifting of existing trips as more
parkers take advanta9f of the parking structure's adjacency to the freeway.
While this shift redupes traffic on other Santa Monica roadways and
intersections, it does cr~ate a significant impact at the Fourth Street intersection
with the freeway on-ranlp.
A mitigation measure i~entified for the intersection of Ocean Avenue/Neilson
Way and Pico Boulevarp would reduce the significant impact that was identified
under interim condition$ to a less than significant level. However, the adverse
traffic-related environm~ntal impacts identified at the other two intersections
cannot be feasibly miti~ated as physical constraints would require narrowing or
eliminating sidewalks qr encroaching upon adjacent properties to implement
mitigation. These miti~ation measures would themselves result in significant
negative impacts to thel area and impact the neighborhood context. Narrowing
sidewalk widths or elIminating sidewalks adversely affects the pedestrian
environment by reducin~ the walking area for pedestrians, including pedestrians
going to and coming f~om Santa Monica High School, and potentially forcing
pedestrians into the str~et. Encroachments on adjacent properties would involve
27
removing part of the ~UbIiC Safety Facility, the commercial properties on the
south side of Pico Boul~vard, or the Santa Monica High School Track and Field,
or removing landscapin~ adjacent to the Doubletree Hotel or the Civic Auditorium
Parking Lot. Remova~ of landscaped parkways would negatively affect the
pedestrian environmentl by removing adjacent green space that provides shading
and visual relief. Re~oval of parts of community facilities would negatively
impact the facilities' ~bility to provide public services. Removal of parts of
commercial buildings o~ Pico Boulevard would negatively affect the interest and
variety of the pedestriary experience on that street, as well as impact the viability
of the existing business~s. Such widening of streets to accommodate additional
vehicle trips is contrary ICity policy where the preservation of neighborhoods and
the pedestrian environnient is highly valued.
The neighborhood traffif impacts identified in the EIR are specifically associated
with the approximatel~ 11,321 square feet of street-level leasable spaces
proposed for the structure. As the specific use of these spaces cannot be
identified at this time, th~ EIR uses the most conservative analysis and assumes
that the space will be ~sed for retail use, which is associated with a relatively
high traffic generation r~te. Given the nature of Fourth Street in this area, it is
unlikely that the street-I,vel spaces would have much appeal to destination retail
tenants. If retail ten~nts were to occupy the space, they would likely be
neighborhood-serving u~es specifically associated with pedestrian trips from City
Hall, the County Court~ouse, or the Public Safety Facility. Other likely uses
28
would be pllblic:~sefVingl governmental nffkes that are '3!ready located in the Civic
Center In either case, the new tdps associab,!d with these tenant spaces would
be minimal
in spite of the Iik@ly lJiSE:~S of the tenant space the tr.affic nalysis uses the most
CmlCiel'\l~trlJA .::In~jys[s and identifies signiflcant neighborhood traf'fic; impacts on
hvo segments of Fourth Street, south of Pica BOLllievard The significant
neighborhood traffic cannot be mitigated as tr3fi'iC~C::3hTit1g measures
have already been implemented on FOI.Jrth Street To be effectbJe in further
mrlucing raS:B-through trame. any additional traffic-calming measures would likely
consist of divertlPlfS or partial Or street closures, Such measures would Ukely
ihaw~ unintended adverse consequences nn ather paralllel local streets, if traffic
shiifted from Fourth Street to other streets and
traffiic ~mpa(:.ts.
negative n~ighborhond
lf1e full discussion of traffic impacts and miUgatiol1 measures can be found in
Section 4.9 am:!! Apoendlix to the R
Neighborhood Im~.Q..~
Tl1e ~ignifjr:ant and unavoidable n13lgrlborhoorJ impacts identified: in the EIR are
a.5S0~ir::lt,Bd with rnedghl"liorhonrl traffic impacts on Fourth Street, south: of Pico
Boul~\/.Elrrj, as discussed above
29
Proiect Alternatives.
CEQA requires that ~n EIR evaluate alternatives to the proposed project,
including a "No Projec~" alternative. Because an EIR must identify ways to
mitigate or avoid the I significant effects that a project may have on the
environment, the discu~sion of alternatives focuses on changes to the project or
the project location thatl are capable of achieving the objectives of the proposed
project while avoiding o~ substantially lessening any significant effects associated
with the project. Howe~er, only feasible alternatives need be studied. Among
the factors that may bf taken into account when addressing the feasibility of
alternatives are site s~itability, economic viability, availability of infrastructure,
general plan consiste~cy, other plans or regulatory limitations, jurisdictional
boundaries, and whet~er the proponent can reasonably acquire, control or
otherwise has access to! the alternative site.
The following four alter~atives to the proposed project were analyzed in the EIR
in compliance with CEQfA, requirements:
. No Project: und~r this alternative, the Civic Center Parking Structure
would not be con~tructed and the site would remain a surface parking lot.
. Proposed proje~ with Rooftop Community Room: this alternative is
essentially the s me as the proposed project, with the addition of a 2,500-
square foot com unity room on the rooftop of the parking structure; this
alternative would require an amendment to the Civic Center Specific Plan.
· Substitute Site: uf,der this alternative, the parking structure would be built
on a site on 0 ean Avenue, north of the Pacific Shores Hotel; this
alternative would require an amendment to the Civic Center Specific Plan.
30
· Two Garages: ~under this alternative, the parking would be divided
between the pro osed site and the substitute site referenced above; this
alternative would require an amendment to the Civic Center Specific Plan.
The EIR determined t~at the No Project Alternative would be considered the
environmentally super~or alternative.
Implementation of the No Project
Alternative would not m~et the project objectives of providing adjacent parking to
support City Hall, C~unty Courthouse, Public Safety Facility and Civic
Auditorium, creating net-' parking resources to allow for the eventual conversion
of surface parking to cofmunity-oriented uses, and serving as temporary parking
to support the downtofn parking seismic retrofit and reconstruction program.
Among the remaininQ alternatives, the "Proposed Project with Rooftop
Community Room" aRpears to be superior overall, as it involves some
improvement in neighbprhood impacts, and involves fewer increased impacts
than the other alternativ~s. While the "No Project Alternative" is considered to be
superior overall, the pr?posed project appears to be superior to the remaining
alternatives.
Representatives of the I Doubletree Hotel have suggested a project alternative
that would involve remoying the top levels of the parking structure. While such an
alternative could prese~e a greater scope of the hotel's views, this is not an
environmental issue o~ a land-use policy issue, as discussed in the appeal
analysis above. Additifmally, a significantly reduced project would clearly not
meet the project and ~pecific Plan objective of developing an efficient public
31
parking structure that pan eventually replace surface parking within the Civic
Center.
Statement of Overridinq Considerations
In order to approve the Iproject, the City Council must certify the EIR and adopt a
statement of overriding Iconsiderations. A statement of overriding considerations
is a finding by the City ICouncil that the benefits of a proposed project outweigh
the unavoidable adve~e environmental impacts. Staff recommends that a
statement of overriding ponsiderations is warranted for the following reasons:
· The Civic cent~ Parking Structure will support key community facilities,
including City H II, the County Courthouse, the Public Safety Facility and
the Civic Auditor um, by providing parking for automobiles and bicycles of
the public and e ployees, as well as parking for official vehicles.
· The Civic centeJParking Structure provides a major new parking resource
to allow for the ventual redevelopment of surface parking in the Civic
Center area fo public-serving parks and community facilities, as
prescribed by th Civic Center Specific Plan for this site.
· Land Use Element Policy 1 .11 prescribes the provision of land for parks
and other public facilities adequate to meet future needs. The project
supports this po icy of the Land Use Element by consolidating surface
parking into stru tures to allow for the eventual redevelopment of surface
parking in the Ci ic Center area for parks and community facilities.
· Land Use Eleme~t Policy 1.12.2 provides for the use of public lands and
facilities within t is area to be determined by the Civic Center Specific
Plan. The proj ct supports this policy of the Land Use Element by
complying with th requirements of the Civic Center Specific Plan.
The traffic and t ansportation impacts to Fourth Street / Pico Boulevard
and Fourth Stre / 1-10 Eastbound On-ramp under the interim conditions
are temporary i nature and are not expected to continue beyond the
interim period uring which certain downtown parking needs are
temporarily shifte to the Civic Center Parking Structure.
32
· The traffic and t nsportation impact at Fourth Street /1-10 Eastbound On-
ramp under the Itimate conditions is related to shifting of existing trips as
more parkers ta e advantage of the parking structure's adjacency to the
freeway. This s ift reduces traffic on other Santa Monica roadways and
intersections.
· The traffic and t nsportation impact on Fourth Street south of Pico under
the ultimate con itions is specifically associated with any destination retail
or restaurant us of the street-level leasable space in the parking garage.
As these uses a e expected to be neighborhood-serving or public-service
functions, these raffic impacts would be reduced.
· The significant ~nd unavoidable traffic impacts on Fourth Street south of
Pico consists 0 only 16 additional daily trips on weekdays and 19
additional daily t ps on Saturdays.
SUMMARY AND CONqLUSION
The Civic Center Parki~g Structure is an important public project that represents
a critical step in the rev~talization of the Civic Center, as well as a new approach
to creating visually inte~sting and physically integrated public parking structures
in Santa Monica. The I project creates opportunities for reclamation of surface
parking in the Civic Certer for community-oriented uses, as well as supporting
the seismic safety of pu~lic parking in the Downtown. Staff recommends that the
City Council approve the Development Review Permit for the Civic Center
Parking Structure.
BUDGET / FINANCIAL lMPACT
The recommendation p~esented in this report does not have any budget or fiscal
impact.
33
RECOMMENDATION
It is recommended thatl the City Council take the following actions:
1 Adopt the resolutio~ contained in Attachment Q certifying Final Environmental
Impact Report 02EIR003;
2. Adopt the resolutioln contained in Attachment R approving a Statement of
Overriding Conside1ation and Mitigation Monitoring Program; and
3. Deny the appeal an~ approve Development Review Permit 02DR-010.
DEVELOPMENT REVII=W PERMIT FINDINGS
1. The physical locatio ,size, massing, and placement of the proposed structure
on the site and the location of the proposed uses within the project are
compatible with and relate harmoniously to the surrounding sites and
neighborhoods, in tha the Civic Center Parking Structure will provide critical
parking resources to s pport adjacent community-serving facilities, including City
Hall, the Public Safety acility, County Courthouse and Civic Auditorium, and will
help provide for the ev ntual conversion of nearby surface parking to community-
oriented uses. The ive-Ievel, 55'8", 244,930-square foot building will have
frontage along Fourth treet and Olympic and Civic Center Drives and will be of
a scale and massing comparable to the surrounding buildings in the
neighborhood which ra ge in size from three to eight stories in height and include
a variety of styles and ses, including the eight-story Doubletree Hotel, four-story
Public Safety Facility ( nder construction), three-story City Hall, five-story RAND
Headquarters (under c nstruction), and eight-story Viceroy Hotel. The building
will contain pedestrian entrances adjacent to the three streets and leasable
tenant spaces with ext nsive glazing on the first and second levels adjacent to
Fourth Street and Oly pic Drive in order to enhance the structure's pedestrian
orientation.
2. The rights-of-way ca accommodate autos and pedestrians, including parking
and access, in that th design of the Civic Center Parking Structure provides
pedestrian access fro Olympic Drive, Fourth Street and Civic Center Drive.
Bus access will continu to be provided from Fourth Street at Civic Center Drive.
Direct vehicular access will be provided from Avenida Mazatlan alley in order to
limit the potential for c ngestion and pedestrian interference on Olympic Drive,
Fourth Street, and Civi Center Drive.
3. The health and safety services (police, fire, etc.) and public infrastructure (e.g.
utilities) are sufficient tp accommodate the new development, in that the Civic
34
Center Parking Structure is located within an urbanized area that is already
served by existing infr~structure. No new safety services or public infrastructure
will be required by th1s project, and the project will enhance the provision of
public safety services by providing additional secured parking for the Public
Safety Facility.
4. Anyon-site provision of housing or parks and public open space, which are
part of the project mitigation measures required by Subchapter 9.04.70 and
Section 9.04.10.12 of t~e Santa Monica Zoning Ordinance, is satisfactory to meet
the goals of the mitigation program, in that no such requirement is applicable to
the construction of the Civic Center Parking Structure.
5. The project is gen,rally consistent with the Municipal Code, Civic Center
Specific Plan and General Plan, in that the Civic Center Parking Structure is
being constructed as ~pecifically designated and called for in the Civic Center
Specific Plan in order ~~ allow for the consolidation of surface parking lots in the
Civic Center area into I structured parking in order to allow for more intensive,
community-oriented use of that land.
6. Reasonable mitiga~ion measures have been included for most adverse
impacts identified in t~e Environmental Impact Report and a Statement of
Overriding Consideratidns has been adopted in consideration of those significant
impacts that cannot be fnitigated to a level of insignificance.
CONDITIONS OF APP~OV AL (DR02-010)
Plans
1
The approval is ~r those plans dated February 19, 2003, a copy of which
shall be maintai ed in the files of the City Planning Division. Project
development sh II be consistent with such plans, except as otherwise
specified in thes~ conditions of approval.
The plans shall ~mPIY with all other provisions of Chapter 1, Article IX of
the Municipal Co e (Zoning Ordinance) and all other pertinent ordinances
and General Pia policies of the City of Santa Monica.
Final parking layout and specifications shall be subject to review and
approval of the Transportation Management Division.
2.
3
4
Minor amendme ts to the plans shall be subject to approval by the
Director of Plan ing and Community Development. A significant change
in the approved oncept shall be subject to Planning Commission Review.
Construction sh II be in conformance with the plans submitted or as
modified by the Planning Commission, Architectural Review Board or
Director of Plannlng and Community Development.
35
Architectural Review Board
5 Prior to consideration of the project by the Architectural Review Board, the
applicant shall review disabled access requirements with the Building and
Safety Division and make any necessary changes in the project design to
achieve compliance with such requirements. The Architectural Review
Board, in its review, shall pay particular attention to the aesthetic,
landscaping, and setback impacts of any ramps or other features
necessitated by accessibility requirements.
6 Prior to submittal of landscape plans for Architectural Review Board
approval, the applicant shall contact the Department of Environmental and
Public Works Management regarding urban runoff plans and calculations.
7. Construction period signage shall be subject to the approval of the
Architectural Review Board.
8. Plans for final design, landscaping, screening, trash enclosures, and
signage shall be subject to the review and approval by the Architectural
Review Board.
9. The Architectural Review Board, in its review, shall pay particular attention
to the project's pedestrian orientation and amenities; scale and articulation
of design elements; exterior colors, textures, and materials; window
treatment; glazing; and landscaping.
10 As appropriate, the Architectural Review Board shall require the use of
anti-graffiti materials on surfaces likely to attract graffiti.
11 Landscaping plans shall comply with Subchapter 5B (Landscape
Standards) of the Zoning Ordinance including the use of water-conserving
landscaping materials, landscaping maintenance and other standards
contained in the Subchapter.
12. Refuse areas, storage areas and mechanical equipment shall be screened
in accordance with SMMC Sections 9.04.10.02.130 through
9.04.10.02.150. Refuse areas shall be of a size adequate to meet on-site
need, including recycling. The Architectural Review Board, in its review,
shall pay particular attention to the screening of such area and equipment.
Any rooftop mechanical equipment shall be minimized in height and visual
area, and shall be located in such a way as to minimize noise and visual
impacts to surrounding properties. Unless otherwise approved by the
Architectural Review Board, rooftop mechanical equipment shall be
located at least five feet from the edge of the roof.
36
Demolition
13 Street trees shall be maintained, relocated, or provided as required in a
manner consistent with the City's Community Forest Management Plan
2000, per the specifications of the Open Space Management Division of
the Community and Cultural Services Department. No street trees shall
be removed without the approval of the Open Space management
Division.
14 Immediately after demolition of the parking lot and during construction, a
security fence, the height of which shall be the maximum permitted by the
Zoning Ordinance (8'), shall be maintained around the perimeter of the lot.
The lot shall be kept clear of all trash, weeds, etc. Mesh fabric shall be
installed on the fence to reduce the amount of dust leaving the site.
15. Prior to the issuance of any demolition of construction permits, a
demolitions materials recycling plan, which seeks to maximize the reuse /
recycling potential of existing building materials, shall be filed for approval
by the Department of Environmental and Public Works Management.
Until such time as demolition is undertaken, and unless the parking lot is
currently in use, the existing parking lot shall be maintained and secured
by 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.
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.
18 No demolition of buildings or structures 40 years or older shall be
permitted until the end of a 50-day review period by the Landmarks
Commission to determine whether an application for landmark designation
shall be filed. If an application for landmark designation is filed, no
demolition shall be approved until a final determination is made by the
Landmarks Commission on the application.
Construction
37
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.
20. 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 constructed to the
satisfaction of the Department of Environmental and Public Works
Management prior to issuance of the building permits.
21. Vehicles hauling dirt or other construction debris from the site shall cover
any open load with a tarpaulin or other secure covering to minimize dust
emissions. Immediately after commencing dirt removal from the site, the
general contractor shall provide the City of Santa Monica with written
certification that all trucks leaving the site are covered in accordance with
this condition of approval.
22, 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.
The property owner shall insure any graffiti on the site is promptly
removed through compliance with the City's graffiti removal program.
24. 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
25, 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 showerhead.)
26, 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 a 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.
38
27. To mitigate storm water and surface run-off 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;
· Any 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 poles 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 toward permeable areas; modification of grade; use of retention
structures; and other methods.
Pursuant to Mitigation Measure AES-2(a), the applicant shall design
exterior building lighting to ensure that no light projects on adjacent sites.
Exterior lighting shall incorporate "cut-off' shields as appropriate to
prevent an increase in lighting at adjacent and nearby uses.
29. Pursuant to Mitigation Measure AES-2(b), landscape illumination and
exterior sign lighting shall be accomplished with low-level, unobtrusive
fixtures. Such lighting shall be shielded to direct light pools away from off-
site viewers.
30. Pursuant to Mitigation Measure AES-2(c), finish materials, including
glazing, shall be of a low reflectivity to minimize glare. Development shall
include low-reflective roofing materials to reduce glare potential for nearby
development that may have downward views of the project's roof.
Pursuant to Mitigation Measures CON-1 and CON-3(d), the applicant shall
prepare and implement a Construction Impact Mitigation Plan to provide
for traffic and parking capacity management and construction mitigation
during construction. The plan shall be subject to review and approval by
the Departments of Environmental and Public Works Management and
Planning and Community Development prior to issuance of a building
39
permit. The approved construction plan shall be posted on the
construction site for the duration of the project construction and shall be
produced upon request. The plan, at a minimum, shall include the
following:
· Names, addresses, telephone numbers and business license numbers
of all contractors and subcontractors, as well as the developer and
architect;
· A telephone number for local residents to call to submit complaints
associated with construction noise; the number shall be posted on the
project site and shall be easily viewed from adjacent public areas;
· A description of how demolition of any existing structures is to be
accomplished;
· Where any cranes are to be located for erection / construction;
· How much of the public street, alleyway, or sidewalk is proposed to be
used in conjunction with the construction;
· Anticipated construction-related truck routes, number of truck trips,
hours of hauling and parking location;
· Approval from the City, or Caltrans if nE::lcessary, must be obtained for
any construction detours or construction work requiring encroachment
into public rights-of-way, or any other street use activity (e.g. haul
routes);
· 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 area roadways;
· Scheduling of preconstruction meetings with affected agencies to
properly plan methods of controlling traffic through work areas;
· Timely notification of construction schedules to all affected agencies
(e.g. Police Department, Fire Department, Department of Public Works,
Department of Planning and Community Development, Los Angeles
County Superior Court, Los Angeles County Sheriff's Department, and
transit agencies);
· Coordination of construction work with affected agencies five to ten days
prior to start of work;
· A traffic control plan for the streets surrounding the work area, which
includes specific information regarding the project's construction and
activities that will disrupt normal traffic flow;
· The extent and nature of any pile-driving operations;
· The length and nature of any tiebacks which must extend under the
property of other persons;
· The nature and extent of any dewatering and its effect on any adjacent
buildings;
· The nature and extent of any helicopter hauling;
40
· Whether any construction activity beyond normally permitted hours is
proposed;
· Any proposed construction noise mitigation measures;
· Construction-period security measures including any fencing, lighting
and security personnel;
· A drainage plan;
· A construction-period parking plan which shall minimize the use of public
streets for parking;
· A designated on-site construction manager;
· A construction materials recycling plan which seeks to maximize the
reuse / recycling of construction waste;
· A plan regarding the use of recycled and low-environmental-impact
materials in building construction;
· A construction period water runoff control plan
· 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);
· 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;
· 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 to workers that currently use the existing
site, Civic Auditorium parking lot, and construction employees, which
may include the use of a remote location with shuttle transport to the
site, if determined necessary by the City of Santa Monica.
32. Pursuant to Mitigation Measure CON-2(a), during construction, dust
generated by the development activities shall be kept to a minimum with a
goal of retaining dust through implementation of the following:
· During clearing, grading, earth moving, excavation, or transportation of
cut or fill materials, water trucks or sprinkler systems are to be used to
prevent dust from leaving the site and to create a crust after each day's
activities cease. Provisions shall be made prior to and during watering
to prevent runoff from leaving the site.
· During clearing, grading, earth moving, excavation or transportation of
cut of fill materials, streets and sidewalks within 150 feet of the site
perimeter shall be swept and cleaned a minimum of once daily;
· 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.
4.1
33. Pursuant to Mitigation Measure CON-2(b), during construction, any
construction equipment used on the site must meet the following
conditions in order to reduce NOx emissions:
· The number of pieces of equipment operating simultaneously must
be minimized through efficient management practices;
· Construction equipment must be maintained in tune per
manufacturer's specifications;
· Equipment shall be equipped with 2 to 4-degree engine timing
retard or precombustion chamber engines;
· Catalytic converters shall be installed, if feasible;
· Diesel-powered equipment such as booster pumps or generators
should be replaced by electric equipment, if feasible; and
· Limiting the operation of heavy-duty construction equipment (e.g.
175-HP forklifts, wheeled tractors, tracked tractors) to no more than
five pieces of equipment at anyone time.
34. Pursuant to Mitigation Measure CON-2(c), low-VOC architectural coatings
shall be used in construction whenever feasible and shall coordinate with
the SCAQMD to determine which coatings would reduce VOC emissions
to the maximum degree feasible.
35. Pursuant to Mitigation Measure CON-3(a), during construction, all diesel
equipment shall be operated with closed engine doors and shall be
equipped with factory-recommended mufflers.
36. Pursuant to Mitigation Measure CON-3(b), during construction, electrical
power shall be used to run air compressors and similar power tools.
37. Pursuant to Mitigation Measure CON-3(c), for all noise-generating
construction activity on the project site, additional noise attenuation
techniques shall be employed to reduce noise levels to City of Santa
Monica noise standards, such techniques shall include, but are not limited
to, the use of sounds blankets on noise-generating equipment and the
construction of temporary sound barriers between construction sites and
nearby sensitive receptors.
38. Pursuant to Mitigation Measure GEO-2, a geotechnical study shall be
prepared for the project site, prior to site development. This report shall
include 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. If found to be necessary, suitable measures
to reduce liquefaction impacts could include, but are not limited to:
· specialized design of foundations by a structural engineer;
42
· removal or treatment of liquefied soils to reduce the potential for
liquefaction;
· drainage to lower the groundwater table to below the level of
liquefiable soils;
· in-site densification of soils; or
· 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
Uniform Building Code and California Building Code requirements.
39. Pursuant to Mitigation Measure GEO-3(a), the geotechnical study shall
include an evaluation of the potential for slope stability at the site. The
information obtained shall be used to design the excavation and
excavation shoring to prevent destabilization of the excavation sidewalls.
Any recommendations contained in the geotechnical report shall be fully
implemented.
Pursuant to Mitigation Measure GEO-3(b), the parking lot design shall
consider a mechanism of removing groundwater, if it is shown to be
present at this site. The groundwater removal design shall consider
historical ranges in depth to groundwater. The removal system shall be
designed to prevent the parking garage from flooding.
Pursuant to Mitigation Measure GEO-3(c), all walls of the parking structure
shall be waterproofed to protect against corrosive effects of water contact.
42. Pursuant to Mitigation Measure GEO-4, Prior to issuance of a building
permit for the foundation or superstructure, whichever occurs first, soil
samples of final sub-grade areas and excavation sidewalls shall be
collected and analyzed for their expansion index. For areas where the
expansion index is found to be greater than 20, the appropriate grading
and foundation designs shall be engineered to withstand the existing
conditions. The expansion testing may be foregone if the grading and
foundations are engineered to withstand the presence of highly expansive
soils.
Pursuant to Mitigation Measure HHM-1 (a), all earth-moving contractors
shall be directed to be aware of the possibility of contaminants during site
grading. If contaminants are suspected, soil samples are to be obtained
and analyzed to determine whether there are contaminants, and if
present, to determine the type and concentrations of contaminants. The
sample results are to be used to make a determination as to where to
transport the material for off-site disposal, or to determine if the soils can
be used onsite.
43
44. Pursuant to Mitigation Measure HHM-1 (b), if contaminants are detected,
the results of the soil sampling within the Phase II ESA shall be forwarded
to the local regulatory agency (City of Santa Monica Environmental
Program Division, Los Angeles Regional Water Quality Control Board,
and/or the State of California Environmental Protection Agency
Department of Toxic Substances Control). The agency should review the
data and either sign off on the property or determine if any additional
investigation or remedial activities are deemed necessary.
45. Pursuant to Mitigation Measure T-2, prior to issuance of a certificate of
occupancy, the City shall modify the intersection striping at Ocean
Avenue/Neilson Way & Pico Boulevard to provide a protected phase for
the westbound left-turn movement. Implementation of this measure would
necessitate the provision of some combination of new signage, controller
cabinets, poles, mast arms, detectors, and/or signal heads.
Miscellaneous Conditions
46. The building address shall be painted on the roof of the building and shall
measure four feet by eight feet (32 square feet).
47. The operation shall at all times be conducted in a manner not detrimental
to surrounding properties or residents by reason of lights, noise, activities
or other actions.
48. Street and 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.
49. 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.
50, Final building plans submitted for approval of a building permit shall
include on the plans a list of all mechanical equipment to be place
outdoors and all permanent mechanical equipment to be place indoors
which may be heard outdoors.
51. Prior to issuance of a Final Inspection, the application shall post a notice
at the building entry stating that the site is regulated by a Development
Review Permit (DR02-003) and that the Statement of Official Action, which
44
includes the establishment's conditions of approval, is available upon
request. This notice shall remain posted at all times the establishment is
in operation.
Special Conditions
In order to ensure maximum pedestrian-orientation and accessibility and
high quality in the appearance and maintenance of the project,
landscaping is prohibited within or adjacent to the sidewalks of Fourth
Street.
53. In order to screen the rooftop parking from view and comply with the Civic
Center Specific Plan, the rooftop trellis structures shall be supported from
the perimeter of the project.
In order to maintain the overall parking capacity, efficiency and design
intent of the project, the dimensions of each level of the project shall
maintain a minimum width of 127 feet and a minimum length of 340 feet.
Validity of permits
55. 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 issues until such violation has been fully
remedied.
56. Within ten days of City Council 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 and Community Development
Department, 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 and Community Development Department. Failure to comply
with the condition shall constitute ground for potential permit revocation.
57, The approval of DR02-010 shall expire if the rights granted are not
exercised within twenty-four months from the permit's effective date.
Exercise of rights shall mean issuance of a building permit to commence
construction. However, the permits shall also expire if the building permit
expires, if the final inspection is not completed or a Certificate of
Occupancy is not issued within the time periods specified in SMMC
Section 8.08.060. One six-month extension may be permitted if approved
45
by the Director of Planning. Applicant is on notice that time extensions
may not be granted if development standards relevant to the project have
changed since project approval.
Monitoring of Conditions
58. 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 Planning Division itself and other City divisions and departments
such as the Building Division, the Environmental and Public Works
Management Department, the Transportation Management Division, the
Fire Department, the Police Department, the Community and Cultural
Services 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 related to their
approval. 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.
Prepared by: Suzanne Frick, Director, PCD
Andy Agle, Assistant Director, PCD
Attachments:
A. Planning Commission Statement of Official Action
B. Minutes of the March 5, 2003 Planning Commission Meeting
C. Appeal Statement
D. Not Used
E. Design Alternatives; Variation in Street-Level Awning and Southern Gateway
Element
F. Design Alternative Options for Street-Level Landscaping
G. Design Alternative: Relocation of Rooftop Trellis
H Design Alternative: Roof-Level Stepback
Not Used
J. Not Used
K. Current Winter Morning Shadowing of Doubletree Hotel Patio
L. Current Winter Afternoon Shadowing of Doubletree Hotel Patio
M. Doubletree Hotel Swimming Pool Location
46
N. Appellants 3 p.m. Winter Solstice Shadowing Diagram, with Trellis Shadow
Annotated by Staff
O. Existing Winter Afternoon Shadows on Doubletree Hotel Swimming Pool
P. Aerial Photograph of Area between Doubletree Hotel and Pacific Ocean
Q. Resolution Certifying the Final EIR
R. Resolution Adopting a Statement of Overriding Consideration and Mitigation
Monitoring Program
S. Project plans, photos of surrounding sites, and contextual photosimulations
T. Final EIR
47
ATTACHMENT F
CITY COUNCIL STAFF REPORT
OF SEPTEMBER 9.2003
PCD:SF :AA: F:\PLAN\ADMIN\CIVCTR\CCPARKING\CC APPEAL \COMMROOMREPORT .DOC
Council Meeting: August 12, 2003 Santa Monica, California
TO: Mayor and City Council
FROM: City Staff
SUBJECT: Civic Center Parking Structure Community Meeting Room
INTRODUCTION
This report recommends that the City Council give direction to staff on the location of a
community meeting room within the proposed Civic Center Parking Structure.
BACKGROUND
On May 20, 2003, the City Council upheld the Planning Commission's approval of
Development Review Permit 02-010 for the Civic Center Parking Structure. As part of its
approval, the Council required the inclusion of a community meeting room of no more than
2,500 square feet within the project. Prior to moving forward with design development and
Architectural Review Board review, staff is requesting direction from Council, in its
proprietary role as "project owner", on the location of the community meeting room.
DISCUSSION
In its previous discussion, the Council considered two primary locations for the community
meeting room - the fifth level and the street level facing Olympic Drive. Issues regarding
the location of the community meeting room, including acoustic isolation, loss of parking
and costs, are discussed below and summarized in Exhibit A. Under either scenario, the
roof height of the parking structure would be the same as originally proposed, as neither
1
option adds height to the structure.
Acoustics I Vibration and Loss of Parking
At both the fifth level and the street level, the community meeting room would require
enhanced acoustical measures to shield the room from the noise effects of the surrounding
parking structure. An additional concern is protecting the room from the vibration effects of
the parking structure. Because both of the potential meeting room locations have parking
above, below and adjacent to the room, some structural isolation of the space would be
necessary to address vibration effects. To address noise and vibration impacts on a
potential community meeting room, the design-build team, in concert with an acoustical
design consultant, has prepared and evaluated two isolation approaches at each location,
including a "partial isolation" approach that would reduce most acoustic and vibration
impacts and a "full isolation" approach that would eliminate all acoustic and vibration
impacts from the parking structure.
The first isolation approach involves partial separation of the meeting room using a floor,
ceiling and walls that are separated (or "floating") from the main structure. In order to
accommodate the partial isolation while providing functional ceiling height for the space,
the parking area immediately above the street-level room would need to be removed,
resulting in a loss of 12 parking spaces (see Exhibit B). If partial isolation were applied to a
meeting room at the fifth level, the parking area immediately below the fifth-level room, as
well as the parking area where the meeting room sits, would need to be removed, resulting
2
in a total loss of 25 parking spaces. Partial isolation would reduce most of the noise and
vibrational impacts on the meeting room; however, certain types of automobile stopping
and turning movements could result in residual vibrations in the space (see Exhibit C).
Vibrational impacts could be further reduced through full structural isolation of the
community room. This approach involves creating a completely separate structural system
to support the community room; in effect, two separate buildings. Such an approach has
been used for extremely noise sensitive uses such as concert halls that are constructed in
conjunction with parking structures. Implementing full isolation for a street-level meeting
room would eliminate parking areas of the room's approximate footprint on the three levels
below and one level above the meeting room, resulting in a loss of 39 parking spaces (see
Exhibit D). At the fifth level, full isolation would eliminate parking areas of the same
footprint on all levels of the parking structure, resulting in a loss of 79 spaces (see
Exhibit E),
Costs
As discussed at the May 20, 2003 Council meeting, adding a meeting room to the parking
structure in any location would result in increased capital and operating costs associated
with the project. The increased capital costs would vary based on the location and method
of isolation employed. A partially isolated, street-level meeting room is the least costly
approach, as exterior construction, glazing and other fac;ade treatments, HVAC and
plumbing connections, and some partial structural isolation measures had already been
3
planned for the street level of the parking structure. Locating a partially isolated meeting
room at the fifth level is projected to add an additional $210,000 in capital costs due to
exterior construction, glazing, and additional fa<;ade treatments at that level and the costs
to extend HV AC and plumbing from the street level.
A fully isolated meeting room at the street level is projected to cost approximately $1 00,000
more than a partially isolated room at that level. The additional costs are primarily related
to the construction impacts of constructing a separate structural system, offset by the
savings in parking decks above and below. Locating a fully isolated meeting room at the
fifth level would add an additional $180,000 (compared to a fully isolated room at street
level) due to exterior construction, glazing, and additional fa<;ade treatments at that level
and the costs to extend HV AC and plumbing from the street level.
Costs for interior construction, tenant improvements, furniture, fixtures and equipment, and
operations are expected to be similar under any of the four scenarios.
Other Considerations
In addition to construction costs and loss of parking, other issues should be considered
with respect to the location of the community room. County Courthouse staff has
expressed security concerns about the creation of a significant public amenity at the upper
levels ofthe parking structure that looks down upon the Courthouse property. County staff
has also expressed preference for the currently proposed primary parking entrance at the
4
far northern end of Avenida Mazatlan alley, away from the courthouse judges' parking exit.
Under the full-isolation scenarios, primary access to the parking structure would move
farther to the south and in closer proximity to the judges' parking exit.
In the event the parking structure space does not prove to be well-utilized as a community
meeting room, alternative uses of the space could be considered. At the street level, the
room could serve as retail, restaurant or public service offices. At the upper level, the
space is unlikely to be viable as a commercial use, though it could potentially be used for
public service offices.
An additional consideration is the opportunity cost of the parking spaces not built in the
parking structure as a result of the community room. In order to provide for full
implementation of the Civic Center Specific Plan, existing surface parking resources are to
be replaced in above- and below-grade structures, with the Civic Center Parking Structure
providing a major resource. To the extent fewer spaces are constructed in the present
project, more spaces would need to be constructed elsewhere, likely underground. With a
rough cost of approximately $30,000 per underground parking space, the parking
opportunity cost of the community meeting room ranges from $360,000 (12 spaces at
$30,000 each) to $2,370,000 (79 spaces at $30,000 each).
Summary
Staff recommends the street-level, partially isolated approach to the community meeting
room due to its small impact on parking, cost efficiency, congruence with the County's
5
perceptions of safety, external and internal pedestrian access points, and alternative use
options.
CEQA Analysis
The Final EIR for the Civic Center Parking Structure analyzed the inclusion of a rooftop
community room as an alternative. The Final EIR concluded that this alternative was
essentially the same as the proposed project and would either result in no additional
environmental impacts or result in impacts similar to the proposed project. Siting the
community room at the fifth level or the street level, as opposed to the rooftop, would not
alter this conclusion
NEXT STEPS
The project will go before the Architectural Review Board and California Coastal
Commission before returning to Council for award of a Guaranteed Maximum Price
contract amendment with the Design-Build Team. If these steps proceed as expected,
construction could begin in Spring 2004.
BUDGET/FINANCIAL IMPACT
Selection of a location for the community room will affect the projected cost of the parking
structure as noted in Exhibit A Any additional appropriations necessary to fund the
community room would be considered in concert with award of a Guaranteed Maximum
Price contract amendment.
6
RECOMMENDATION
It is recommended that the City Council direct placement of a partially isolated community
meeting room at the street level of the proposed Civic Center Parking Structure.
Prepared by: Gordon Anderson, Assistant City Manager
Suzanne Frick, Director, Planning and Community Development
Andy Agle, Assistant Director, Planning and Community Development
Exhibits:
A. Summary of Meeting Room Options
B. Partially Isolated Meeting Room at Street Level
C. Partially Isolated Meeting Room at Fifth Level
D. Fully Isolated Meeting Room at Street Level
E. Fully Isolated Meeting Room at Fifth Level
7
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