R-10121
Council Meeting 3-28-06
Santa Monica, California
RESOLUTION NUMBER 10121 (CCS)
A RESOLUTION OF TH E CITY COUNCIL
OF THE CITY OF SANTA MONICA MAKING FINDINGS
NECESSARY TO APPROVE A GENERAL PLAN AMENDMENT AND INTERIM
ORDINANCE MODIFYING AUTOMOBILE DEALERSHIP STANDARDS AND
ADOPTING A STATEMENT OF OVERRIDING CONSIDERATION
WHEREAS, a Program Environmental I mpact Report has been prepared which
analyzes the environmental effects of proposed modifications to automobile dealership
standards, including a General Plan amendment to allow dealerships to develop parking
structures on their existing residentially-zoned lots; and
WHEREAS, a Notice of Preparation of an Environmental Impact Report was issued
in February 2005; and
WHEREAS, a Notice of Completion of a Draft Environmental Impact Report was
published in May 2005;'and
WHEREAS, the Draft Environmental Impact Report was circulated for a 45-day
period, which ended on June 27,2005; and
WHEREAS, in July 2005, the Final Environmental Impact Report was published;
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
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WHEREAS, on March 28, 2006, the City Council certified that the Program
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 Section 15128 of the State CEQA Guidelines, the Initial
Study/Notice of Preparation determined that the following environmental impacts were not
considered potentially significant and were not addressed further in the Final
Environmental Impact Report: Geology and Soils, Utilities/Service Systems, Hazards and
Hazardous Materials, Air Quality, Biological Resources, Mineral Resources, Hydrology
and Water Quality, Public Services (schools and parks), Cultural Resources, Economic
and Social Impacts, Land Use and Planning, Population and Housing, Recreation,
Construction Effects, Agricultural Resources, and Aesthetics.
SECTION 2. 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, and as detailed in the Final EIR at Section 3.A, incorporated herein by
reference, the City Council finds that adoption of the proposed interim modifications to the
Zoning Code will not result in significant cumulative impacts as defined under the
category of Mandatory Findings of Significance.
SECTION 3. 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 proposed interim
modifications to the Zoning Code can be reduced to a level that is less than significant.
2
More specifically, significant environmental effects, as identified in the sub-sections
below, can feasibly be eliminated or substantially reduced to below a level of significance.
(a) The final EIR determined that without mitigation, some potential projects
constructed under the proposed interim modifications to the Zoning Code could result in
significant adverse noise impacts. Consistent with. Article VI, Section 12 of the City CEQA
Guidelines and Section 15091 and 15092 of the State of California CEQA Guidelines,
and as detailed in the Final EIR at Section 4.1, and incorporated herein by reference, the
City Council finds that the following mitigation measure has been incorporated into the
regulation standards and will avoid or substantially lessen the potential significant
environmental effects identified with respect to noise:
Mitigation Measure N-2: When automobile inventory storage areas are located
adjacent to residential development, car alarms shall be disengaged or shall be
manufacturer-installed and engineered to activate only when a car is being
broken into or being stolen.
(b) The final EIR determined that without mitigation the proposed interim
modifications to the Zoning Code could result in significant adverse impacts to Shadow
Effects. Consistent with Article VI, Section 12 of the City CEQA Guidelines and Section
15091 and 15092 of the State of California CEQA Guidelines, and as detailed in the Final
EIR at Section 4.2, the City Council finds that the following mitigation measure has been
incorporated into proposed development standards to sufficiently mitigate or reduce the
impact of the project with respect to shadow effects to a level that is less than significant:
Mitigation Measure 5-2: Auto dealerships shall be designed such that shadows
cast on sunlight-sensitive uses would be reduced to a less than significant level.
For auto dealerships that are proposed adjacent to sunlight sensitive uses, site
and building design features shall be incorporated into the project that include,
but are not limited to, the following:
· Stepping back the height of buildings away from sunlight sensitive uses;
· Reducing the massing of upper-levels of buildings;
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· Orienting building massing such that shadows are not cast on sunlight sensitive
uses; and/or,
· Increasing setbacks on the sides of buildings adjacent to sunlight sensitive
uses.
Specific project environmental analysis shall include shadow modeling diagrams
for review by the Planning and Community Development Department.
(c) The final EIR determined that without mitigation the proposed interim
modifications to the Zoning Code could result in significant adverse impacts related to
Neighborhood Effects. Consistent with Article VI, Section 12 of the City CEQA Guidelines
and Section 15091 and 15092 of the State of California CEQA Guidelines, and as
detailed in Section 4.4 of the Final EIR, incorporated herein by reference, the City Council
finds that each of the mitigation measures specified in Sections (a) and (b) above will
mitigate or reduce impacts of the project on the surrounding neighborhood to below a
level of significance.
SECTION 4. Consistent with Article IV, Section 12 of the City of Santa Monica
CEQA Guidelines, the City Council finds that projects proposed pursuant to the proposed
interim modifications to the Zoning Code have the potential to impact a number of
intersections and street segments in a manner that might be determined to be significant
and unavoidable. The adverse traffic related environmental impacts identified at these
intersections cannot be feasibly mitigated as physical constraints would require narrowing
or eliminating sidewalks or crosswalks, reducing bus stops and pedestrian-crossing
waiting areas or encroaching upon adjacent properties to implement mitigations. These
mitigation measures would themselves result in significant negative impacts to the area
and would impact the neighborhood context. Narrowing sidewalk widths or eliminating
sidewalks adversely affects the pedestrian environment by reducing the walking area for
pedestrians and potentially forcing pedestrians into the street. Encroachments on
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adjacent properties would involve removing parts of parks, landscaped areas or buildings,
which would negatively affect the environment by removing adjacent green space that
provides shading and visual relief by reducing public and private facilities' ability to
provide services to customers and the public, and by reducing the interest and variety of
the pedestrian experience. Mitigation through widening of City streets to accommodate
additional vehicle trips is contrary to City policy where the preservation of neighborhoods
and the pedestrian environment is highly valued.
However, whether impacts will in fact occur cannot be determined until specific
projects that rely on the regulations are submitted for City review. Therefore, it is not
possible to identify specific mitigation measures that would mitigate identified impacts
below a level of significance and could be incorporated into approval of this project.
Nevertheless, these impacts are found to be acceptable due to overriding considerations
as discussed in Section 6.
SECTION 5. The Final EIR identified the No Project alternative as the
environmentally superior alternative because it would represent no change in potential for
the environment, and would not result in the identified shadow, noise and traffic impacts.
However, the No Project alternative is not a feasible alternative as it would not achieve
the project objective of creating incentive for automobile dealerships to modernize their
facilities based on industry standards and to keep them economically competitive.
Furthermore, the existing regulations would not achieve the project objective of
encouraging automobile dealerships to improve their properties aesthetically and to
enclose their operations to reduce their impacts on surrounding neighbors.
Two other alternatives identified in the EI R were also found to be environmentally
superior but are infeasible. The first, the Reduced Project Alternative, included Zoning
Ordinance changes only in commercial and industrial zones, removing proposed
modifications in the R2 and R3 residential zones. Although this alternative generated
5
incrementally fewer impacts than the proposed project, it did not resolve issues that the
project goals seek to address, such as mitigating existing noise and glare conditions on
residentially zoned lots currently used by dealerships. Furthermore, it did not provide
sufficient incentive for automobile dealers to develop inventory parking structures to
reduce trips to and from off-site inventory lots. The Reduced Building Height alternative
was relatively superior environmentally to the proposed project, but not significantly so,
with incrementally less shadow impact only in the C4 zone. Although traffic impacts of
both alternatives were found to be incrementally fewer than the proposed project, impacts
to intersections and local streets were still found to be significant and unavoidable. The
Reduced Project and Reduced Building Height alternatives did not achieve the project
goals or achieved them to a far lesser extent than the proposed project.
Therefore, consistent with Section 15091 (a)(3) of the State of California CEQA
Guidelines, the Commission hereby finds that for the above specific reasons, the No
Project and other project alternatives identified in the EIR are infeasible.
SECTION 6. The Final EIR found that the proposed interim modifications to the
Zoning Code could allow projects that might have significant unavoidable adverse
impacts related to noise and traffic. Consistent with Article VI, Section 13 of the City
CEQA Guidelines and 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 project outweigh its unavoidable environmental impacts based on the
following reasons:
(a) The project will provide incentive for automobile dealerships to upgrade
their properties to keep current with industry standards;
(b) Existing adverse impacts on surrounding residential uses caused by
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dealerships that do not meet current Code standards will be alleviated as
remodeled dealerships are developed based on current design and
operational requirements. Projects with more than 7500 square feet and all
projects on residentially-zoned properties would be subject to discretionary
review and allow the City to impose reasonable design and operational
conditions to mitigate their impacts on surrounding uses, an opportunity
that is absent in respect to existing legal, non-conforming dealerships
(c) The project will enable auto dealerships to remain competitive in Santa
Monica locations and thereby continue to provide an important source of
tax revenue to the City.
SECTION 7. 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 and to ensure that
projects developed under the new regulations comply.
SECTION 8. Consistent with Section 21081.6(d) of the California Environmental
Quality Act, the documents that constitute the record of proceedings for approving this
project are located in the Planning and Community Development Department, 1685 Main
Street, Room 212, Santa Monica, California. The custodian of these documents is Senior
Planner Elizabeth Bar-EI, AICP.
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SECTION 9. 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:
~
UTRIE
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Adopted and approved this 28th day of March, 2006.
~T~
Robert T. Holbrook, Mayor
I, Maria Stewart, City Clerk of the City of Santa Monica, do hereby certify that the
foregoing Resolution No. 10121 (CCS) was duly adopted at a meeting of the Santa
Monica City Council held on the 28th day of March, 2006, by the following vote:
Ayes:
Council members: Bloom, Katz, McKeown, O'Connor,
Mayor Pro Tem Shriver, Mayor Holbrook
Noes:
Council members: None
Abstain:
Council members: None
Absent:
Council members: Genser
__ ATTEST:
~~.~~
Maria M. Stewart, Ity Clerk
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