R-10347City Council Meeting: September 9, 2008 Santa Monica, California
RESOLUTION NO. 10347
(City Council Series)
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF SANTA MONICA MAKING FINDINGS
NECESSARY TO APPROVE THE TRAVELODGE HOTEL PROJECT AND ADOPTING A
STATEMENT OF OVERRIDING CONSIDERATIONS
AND MITIGATION MONITORING PROGRAM
WHEREAS, an Environmental Impact Report has been prepared which analyzes the
environmental effects of the Travelodge Hotel .Project located at 1515-1525 Ocean Avenue
and 1530 Second Street; and
" WHEREAS, on September 9, 2008, the City Council, as Lead City Agency, reviewed
the Final Environmental Impact Report; and
WHEREAS, on that date, 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 IV, Section 12 of the City of Santa Monica CEQA
Guidelines and Section 1.5128 of the State CEQA Guidelines, the Initial Study/Notice of
Preparation, incorporated herein by reference, determined that the following environmental
i
impacts were not considered potentially significant and were not addressed further in the Final
Environmental Impact Report: Geology/Soils, Biological Resources; Hazards and Hazardous
Materials, Recreation, Mineral Resources, Population/Housing, Cultural Resources, Economic
and Social Impacts, Hydrology/Water Quality, Utilities and Service Systems, Public Services,
and Agricultural Resources.
SECTION 2. Consistent with Article VI, Section 12 of the City of Santa Monica CEQA
Guidelines and Section 15091 and 15092 of the State CEQA Guidelines, and as detailed in
the Final EIR at Chapter 7, incorporated herein by reference, the City Council finds that there
are no significant impacts for Aesthetics (other than views), Shadows, Air Quality (odors),
Noise and Vibration, and Land Use and Planning.
SECTION 3. Consistent with Article VI, Section 12 of the Cityof 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 an
acceptable level. More specifically, significant environmental effects as identified below can
feasibly be avoided and have been eliminated or substantially lessened to below a level of
significance. The remaining unavoidable significant effects cannot be fully mitigated but are
nevertheless found to be acceptable due to overriding considerations, as discussed in Section
7.
(a) The Final EIR determined that without mitigation the proposed project could result
in significant adverse impacts to Construction Effects (temporary construction related traffic
flow, parking and safety). Consistent with Article VI, Section 12 of the City CEQA Guidelines
z
and Section 15091 and 15092 of the State of California CEQA Guidelines and as detailed in
the Final EIR at Volume 1, Section 3.5.2, and Final EIR Volume 2, Sections II, III, and V
incorporated herein by reference, the City Council finds that the following mitigation measures
have been required for the project which will avoid or substantially lessen the potential
significant environmental effects identified with. respect to Construction Effects related to
temporary construction related traffic flow, parking and safety, to below levels of significance.
Mitigation 3.5.2-1: The applicant shall prepare, implement and maintain a Construction
Impact Mitigation Plan which shall be designed to:
• Prevent material traffic impacts on the surrounding. roadway network.
• Minimize parking impacts both to public parking and access to private parking to the
greatest extent practicable.
• Ensure safety for both those constructing the project and the surrounding
community.
• Prevent substantial truck traffic through residential neighborhoods.
The Construction Impact Mitigation Plan shall be subject to review and approval by the
following City departments: Environmental and Public .Works Management, Fire,
Planning and Community Development and Police to ensure that the Plan has been
designed in accordance with this mitigation measure. This review shall occur prior to
commencement of any construction staging for the project. It shall, at a minimum,
include the following:
Ongoing requirements throughout the duration of construction:
• A detailed traffic control plan for work zones shall be maintained which includes at a
minimum accurate existing and proposed: parking and travel lane configurations;
warning, regulatory, guide and directional signage; and area sidewalks, bicycle lanes
and parking lanes. The plan shall include specific information regarding the project's
construction activities that may disrupt normal pedestrian and traffic flow and the
measures to address these disruptions. Such plans must be reviewed and approved
by the Transportation Management Division prior to commencement of construction
and implemented in accordance with this approval.
• Work within the public right-of-way shall be performed between 9:00 a.nn. and 4:00
P.M., including: dirt and demolition material hauling and construction material
delivery. Work within the public right-of-way outside of these hours shall only be
allowed after the issuance of an after-hours construction permit.
• Streets and equipments should be cleaned in accordance with established EPWM
requirements.
3
• Trucks shall only travel on aCity-approved construction route. Truck queuing/staging
shall not be allowed on Santa Monica streets. Limited queuing may occur on the
construction site itself.
• Materials and equipment should be minimally visible to the public; the preferred
location for materials is to be on-site, with a minimum amount of materials within a
work area in the public right-of-way, subject to a current Use of Public Property
Permit.
• Any requests for work before or after normal construction hours within the public
right-of-way shall be subject to review and approval through the After Hours Permit
process administered by the Building and Safety Division.
• Provision of off-street parking 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.
Project. Coordination Elements that shall be implemented prior to commencement of
construction:
• Advise the traveling public of impending construction activities (e.g. information
signs, portable message signs, media listing/notification, implementation of an
approved traffic control plan).
• Approval from the City through issuance of a Use of Public Property Permit,
Excavation Permit, Sewer Permit or Oversize Load Permit, as well as any Caltrans
Permits required, for any construction work requiring encroachment into public rights-
of-way, detours or any other work within the public right-of-way.
• Timely notification of construction schedules to all affected agencies (e.g., Big Blue
Bus, Police Department, Fire Department, Environmental and Public Works
Management Department, and Planning and Community Development Department).
and to all owners and residential and commercial tenants of property within. a radius
of 500 feet.
• Coordination of construction work with affected agencies in advance of start of work.
Approvals may take up to two weeks per each submittal
• Approval by the Transportation Management Division of any haul routes, for earth,
concrete or construction materials and equipment hauling.
(b) The Final EIR determined that without mitigation the proposed project could
result in significant adverse impacts to Construction Effects (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 Volume 1 at Sections 3.5.4,
9
and Final EIR, Volume 2, Section V, incorporated herein by reference, the City Council finds
that the following mitigation measures have been required for the project which will avoid or
substantially lessen the potential significant environmental effects identified with respect to
Construction Effects related to short term increases in noise associated with construction
activities to below levels of significance.
Mitigation 3.5.4-1: Construction equipment, fixed or mobile, shall be equipped with
properly operating and maintained muffler exhaust systems.
Mitigation 3.5.4-2: Construction activities shall be scheduled so as to avoid operating
several pieces of equipment simultaneously to the extent feasible.
Mitigation 3.5.4-3: Engine idling from construction equipment such as dozers and haul
trucks shall be limited to the extent feasible.
Mitigation 3.5.4-4: Construction equipment, fixed or mobile, shall be located as far
from noise-sensitive uses as practical
Mitigation 3.5.4-5: The project applicant 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 from the adjacent public
areas.
SECTION 4. Consistent with Article IV, Section 12 of the City of Santa Monica CEQA
Guidelines and Section 15091, 15092, and 15093 of the State of California CEQA Guidelines,
the City Council finds that significant adverse environmental effects in the areas of
Construction Effects (air quality and views), Transportation/Circulation and Parking,
Aesthetics (views), and Neighborhood Effects (air quality and views) 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 7.
s
(a) The Final EIR determined that without mitigation the proposed project could result in
significant adverse impacts to Construction Effects (air quality). 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 Volume 1 at Section 3.5, and
Final EIR Volume 2 Section V, incorporated herein by reference, the City Council finds that
the following mitigation measures have been required for the project which will substantially
lessen, to the greatest extent feasible, the potential significant environmental effects
identified with respect to Construction Effects related to impacts to air quality. However,
temporary and cumulative. localized PM10 and PM2.5 construction emissions would still
exceed the SCAQMD daily significance thresholds and construction activities would result in
localized significant and unavoidable impacts to air quality.
Mitigation 3.5.3-1: All equipment shall be properly tuned and maintained in accordance
with manufacturer's specifications.
Mitigation 3.5.3-2: Electrically powered construction activity shall utilize electricity from
power poles rather than temporary diesel ,power generators ~ and/or gasoline power
generators (i.e. air compressors) where feasible.
Mitigation 3.5.3-3: General contractors shall maintain and operate construction
equipment such that exhaust emissions are minimized. For example, engines shall be
turned off while in queues or while loading/unloading. In addition, heavy equipment and
petroleum-powered generators shall be turned off when not in use.
Mitigation 3.5.3-4: Exposed surtaces during site preparation activity shall be kept
visibly moist.
Mitigation 3.5.3-5: Water spray techniques shall be employed during demolition activity
to limit fugitive dust.
(b) The Final EIR determined that without mitigation the proposed project could result
in significant adverse impacts to Construction Effects (views) and Aesthetics (views).
Consistent with Article VI, Section 12 of the City of Santa Monica CEQA Guidelines and
6
Section 15091, 15092, and 15093 of the State of California CEQA Guidelines, and as
detailed in Final EIR Sections 3.1, 3.5 and 3.6 and Final EIR Volume 2, Sections III, IV, V,
incorporated herein by reference, the City Council finds that, the proposed project would
result in the loss of scenic views of the ocean-.from publicly accessible viewing decks
located on the west side of Santa Monica Place. The proposed project's impact on the
ocean views can only be mitigated through a reduction in the height of the development.
However, since the imposition of this mitigation measure would result in a significant
reduction of the number of hotel rooms in the proposed project, the Final EIR analyzed
height reduction as a project alternative rather than a mitigation measure and the impact on
views resulting from the proposed project are considered significant and unavoidable.
(b) The Final EIR determined that without mitigation the proposed project could result
in significant adverse impacts to Traffic/Circulation and Parking. Consistent with Article VI,
Section 12 of the City of Santa Monica CEQA Guidelines and Section 15091, 15092, and
15093 of the State of California. CEQA Guidelines, and as detailed in Final EIR Section 3.2,
incorporated herein by reference, the City Council finds that, the proposed project would
result in a net increase of 565 daily trips, including 37 weekday AM peak hour trips, 48
weekday PM peak hour trips and 55 weekend mid-day peak hours trips. The increase in
vehicles traveling on the surrounding roadway network would result in significant and
unavoidable impacts at Fourth Street and Colorado Avenue, Fourth Street and the I-10
Westbound Off-Ramp and Fourth Street and the I-10 Eastbound On-Ramp.
Fourth Street and Colorado Avenue -Mitigation measures-that would fully mitigate
the project-related impact at this location would require improvements such as
widening the westbound approach to provide a second .left-turn lane.
Implementation of this mitigation measure would entail the elimination of the
eastbound right lane and would also require contribution of right-of-way by the City,
reducing pedestrian sidewalks, bus stop and pedestrian crossing waiting areas in a
heavy pedestrian-use area, and/or removal of all or parts. of public or private
buildings. Because of these secondary impacts, this mitigation measure is deemed
infeasible.
Fourth Street and I-10 Westbound Off-Ramp-Mitigation measures that would fully
mitigate the project-related impact at this location would require improvements such
as providing an additional lane on the southbound approach. The major issue at this
location is the projected number of vehicles on the southbound approach, serving
motorists leaving the downtown area via Interstate 10. After examining the layout of
the intersection, it was determined that a third southbound lane could be added by
narrowing or eliminating the raised center median on the north leg of the intersection
and the painted median on the south leg of the intersection. This added lane would
be aligned with the left-turn only lanes approaching the intersection of 4th Street and
I-10 eastbound on-ramp/Olympic Drive, allowing drivers seeking to access
eastbound I-10 to position their vehicles sooner and providing additional queuing
space. Implementation of this mitigation measure would necessitate the provision of
some combination of landscaped median removal, new curb, new pavement, new
striping, new signage, controller cabinets, poles, mast arms, detectors, and/or signal
heads, as well as design and installation of an area of green space visible from the
4th Street sidewalk and comparable in area to any landscaped median that is
removed.
a
Although these measures would reduce the impacts to aless-than-significant levels, the
City Council finds these measures are infeasible. More specifically, these measures are
infeasible because the City could not implement the measures at its sole discretion. The
intersections are owned in part by Caltrans and changes to them therefore, would require
its approval: However, Caltrans has no review authority over this project. The City also has
not adopted a traffic mitigation fee program. Thus, this impact remains significant and
unavoidable. Additionally; eliminating sidewalk crosswalks and landscaped parkways would
result in negative secondary impacts to the area and impact the neighborhood context.
Eliminating sidewalk crosswalks would change the historical pedestrian pattern, including
pedestrians going to and coming from Santa Monica High School. Removal of landscaped
parkways would remove green space included in the Open Space Element which provides
visual relief at a key entry point to the City's downtown.
Fourth Street and I-10 Eastbound On-ramp-Mitigation measures that would fully
mitigate the project-related impact at this location would require improvements such
as re-striping the northbound approach to provide a left, through/right-turn, and an
exclusive right-turn lane. Implementation of this mitigation measure would
necessitate the provision of some combination of new striping, signage, controller
cabinets, poles, mast arms, detectors, and/or signal heads. To ensure pedestrian
safety with the proposed dual right-turn lanes, the existing crosswalk on the east leg
of the intersection would be removed, which would require public notification and a
public hearing. The pedestrian route would be shifted to the existing crosswalks on
9
the south and the west legs of the intersection and over the existing sidewalk on the
west side of the bridge over the freeway to Colorado Avenue, eliminating a direct
route between downtown, transit, Santa Monica High School and area motels
Although these measures would reduce the impacts to aless-than-significant levels, the
City Council finds these measures are infeasible. More specifically, these. measures are
infeasible because. the City could not implement the measures at its sole discretion. The
intersections are owned in part by Caltrans and changes to them therefore, would require
its approval. However, Caltrans has no review authority over this project. The City also has
not adopted a traffic mitigation fee program. Thus, this impact remains significant and
unavoidable. Additionally, eliminating sidewalk crosswalks and landscaped parkways would
result in negative secondary impacts to the area and impact the. neighborhood context.
Eliminating sidewalk crosswalks would change the historical pedestrian pattern, including
pedestrians going to and coming from Santa Monica High School. Removal of landscaped
parkways would remove green space included in the Open Space Element which provides
visual relief at a-key entry point to the City's downtown.
However, as conditions of project approval, the hotel operation will be required to: prepare,
implement and maintain a Transportation Demand Management strategy which shall be
designed to manage traffic and all of its sources, subject to review and approval of the City
Transportation Management Division and City Planning Division. At a minimum the plan
shall include:
io
• A requirement to provide information regarding transit, shared ride -and shuttle,
bicycle routes, bicycle rental and bicycle parking in guest rooms.
• A requirement to provide transit, shuttle, bicycle route, bicycle rental and bicycle
parking information to guests upon reservation confirmation.
• A requirement to provide transit, shuttle; bicycle routes, bicycle parking
information at the reception desk.
• Six (6) on-site bicycles that shall be made available for guests.
• Assistance to guests with booking for shuttle services, bicycle rentals, "flex car"
services and similar alternatives to the private passenger car.
• A requirement to provide walking and jogging maps to guests.
• Free Big Blue Bus tokens for guests (a minimum of 1 per guest per day if
requested).
In addition, the hotel operator shall be required to participate in the establishment of
a geographic based Transportation Demand Management Association if the City
adopts a requirement that such an association be formed for this area. As part of the
Land Use and Circulation Element update process, the City is considering
establishing Transportation Demand Management Associations. Transportation
Demand Management Associations would provide employees, businesses and
visitors and residents of an area with resources to increase the amount of trips taken
by transit, walking, bicycling and carpooling. If the City adopts this requirement, the
hotel operator-shall attend organizational meetings and provide traffic demand data
to the Transportation Demand Management Association.
ii
SECTION 5. Consistent with Article VI, Section 12 of the City of Santa Monica CEQA
Guidelines and Section 15091, 15092, and 15093 of the State of California CEQA Guidelines,
and as detailed in Final EIR Volume 1, Sections 4.2 and 4:3, incorporated herein by
reference, the City Council finds that the No Project Alternative would be environmentally
superior to the proposed project on the basis of the minimization or avoidance of physical
environmental impacts. However,. the No Project Alternative is not feasible since it does not
satisfy the basic project objectives. These objectives include:
• Redevelop the project site in a manner that will replace the existing deteriorating
motel buildings (Travelodge and Pacific Sands) with a new single integrated
affordable lodging facility within the Coastal Zone of Downtown Santa Monica.
• Develop a .replacement lodging facility that accommodates families, business
travelers and other moderate-income visitors in the tradition of the current hotels
that offer moderately priced hotel rooms for guests.
• Contribute to the overall balance and. mix of uses iri Santa Monica's Downtown
through the replacement of the existing affordable lodging facilities with a new
limited-service hotel operation that is not aself-contained facility (i.e. no on-site
restaurant, bar, spa, banquet facilities, etc.) and which will allow hotel guests to
avail themselves of the nearby restaurants, shops, spas, entertainment and
recreational opportunities such the Third Street Promenade, the Santa Monica
Pier, the beach and the Pacific Ocean.
• Construct a new energy efficient hotel in lieu of the existing out-of-date buildings.
• Construct a new hotel that will allow guests to avail themselves of views of the
Pacific Ocean by designing the structure fronting on Ocean Avenue with direct
views of the ocean from the guest rooms.
• Integrate the properties into a single operation that is .physically connected via a
pedestrian bridge over the alley to allow the hotel to function efficiently.
• Provide sufficient parking for the proposed hotel as well as contributing to the
public parking supply in the immediate vicinity.
• Provide ground floor retail space on 2"d Street to compliment the hotel use and
enhance the pedestrian streetscape.
iz
None of these benefits of the project would be obtained if the No Project Alternative
were adopted. As demonstrated by the feasibility analysis it is not possible to continue to
feasibly operate the existing facilities.
SECTION 6. The CEQA Guidelines require that if the environmentally superior
alternative is the No Project alternative, that the EIR shall also identify an environmentally
superior alternative among the other alternatives. Consistent with Article VI, Section 12 of the
City of Santa Monica CEQA Guidelines and Section 15091, 15092, and 15093 of the State of
California CEQA Guidelines, and as detailed in Final EIR Volume 1 Section 4.2 and 4.3 and
Final EIR Volume 2, Sections II; III and IV incorporated herein by reference, the City Council
finds that, based on the other project alternatives, the Reduced Intensity (2 Story) Alternative
(68 hotel rooms within two, two-story buildings) is environmentally superior. The
environmental impacts associated with this alternative would be less than the impacts of the
proposed project (164 hotel rooms within two four-story buildings) in the all areas, including
Aesthetics (view), Traffic/Circulation and Parking, Air Quality, Noise, Construction and
Neighborhood Effects. However, it is only in the 'areas of Transportation/Circulation and
Parking, Aesthetics (views), Construction Effects (air quality and views) and Neighborhood
Effects (air quality and views) that the proposed project impacts cannot be adequately
mitigated. Moreover, as demonstrated by the feasibility analysis prepared by PKF Consulting
on February 1, 2007 and peer reviewed by Maurice Robinson & Associates, LLC, on June 21,
2007, incorporated herein by reference, and based on the analysis and conclusions in those
reports, the City Council finds that the Reduced Intensity (2 Story) Alternative would not be
economically feasible. Moreover, while a luxury hotel would be economically feasible, it would
not achieve the key objective of providing an affordable hotel.
13
(a) The Reduced Intensity (2 and 3 Story) Alternative (81 hotel rooms within two
buildings - a two-story building along Ocean Avenue and athree-story building along Second
Street) is also environmentally superior to the proposed project but to a lesser extent than the
Reduced Intensity (2 Story) Alternative. The environmental impacts associated with this
alternative would be somewhat less than the impacts of the proposed project (164 hotel
rooms within two four-story buildings) in the areas of Traffic/Circulation and Parking, Air
Quality, Noise, .Construction and Neighborhood Effects, and would be less than significant in
the. areas of Aesthetics (view), and Construction .Effects impacts related to views during
construction. However, it is only in the areas of Transportation/Circulation and Parking,
Aesthetics (views), Construction Effects (air quality and views) and Neighborhood Effects (air
quality and views) that the proposed project impacts cannot be adequately mitigated.
Moreover, as demonstrated by the feasibility analysis prepared by PKF Consulting on
February 1, 2007 and peer reviewed by Maurice Robinson & Associates, LLC, on June 21,
2007, incorporated herein by reference, and based on the analysis and conclusions in those
reports, the City Council finds that the Reduced Intensity (2 and 3 Story) Alternative would not
be economically feasible. Moreover, while a luxury hotel would be economically feasible, it
would not achieve the key objective of providing an affordable hotel
(b) The Single Site Alternative is not environmentally superior to the proposed
project in that the. impacts would be similar to the proposed project in most respects.
Moreover, consistent with Article VI, Section 12 of the City of Santa Monica CEOP, Guidelines
and Section 15091, 15092, and 15093 of the State of California CEQA Guidelines, and as
detailed in Final EIR Section 4.2 and 4.3, the City Council finds that although the impact in the
area of air quality would be similar to but slightly less than the proposed project, these impacts
14
are less than significant for both the Single Site Alternative and the proposed project.
SECTION 7. The Final EIR found that the project would result in significant
unavoidable adverse impacts in .the areas of Transportation/Circulation and Parking,
Aesthetics (views), Construction Effects (air quality and views) and Neighborhood Effects (air
quality and views) cannot feasibly be avoided or mitigated to below a level of significance.
Consistent with Article VI, Section 13 of the City CEQA Guidelines and Section 15093 of the
State of California CEOP, 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 reasons identified below. The benefits identified are
each one, in and of themselves, sufficient to make a determination that the adverse
environmental effects are acceptable.
(a) The Travelodge Hotel project provides a prominent, well designed project that
implements City urban design policies to create an architecturally distinctive structure along
Ocean Avenue, one of the City's prominent boulevards.
(b) The Travelodge Hotel project provides a well designed project on Second Street
that implements City urban design policies to create a pedestrian oriented building with
ground floor pedestrian oriented retail uses.
(c) The Travelodge Hotel project replaces the existing Pacific Sands Hotel Annex,
which due to its orientation away from the street, the building placement abutting the
sidewalk, the lack of architectural style and poor building condition, is an eyesore along
Second Street.
(d) The Travelodge Hotel project replaces 88 hotel rooms in two un-rehabilitated hotels
is
with 164 new affordable hotel rooms when market analyses show that additional hotel
rooms are necessary to address unmet demand.
(e) The Travelodge Hotel. project provides affordable ocean-adjacent hotel within the
Coastal Zone.
(f) The Travelodge Hotel project provides apublicly-accessible plaza along Ocean
Avenue which provides an additional opportunity for public enjoyment of views of Palisades
Park and the Pacific Ocean.
(g) The Travelodge Hotel project will have an estimated economic impact of
approximately $20,700,000 per year from direct and indirect visitor spending with direct,
fiscal impact to the City of approximately $1,300,000.
(h) Land Use Element Objective 1.1 provides that the City should fulfill its role as a
recreational and business center. The project supports this objective through the provision of
a 164 room hotel, restaurant and publicly-accessible outdoor plaza to serve the recreational
and business accommodations needs of the region.
(i) Land Use Element Objective 1.5 that the City should expand visitor accommodations
and related uses in the Oceanfront area while protecting the existing residential mix and
Policy 1.5.1 provides that the Oceanfront District of the City to be devoted primarily to visitor
accommodations and commercial recreation. The project supports this objective of the Land
Use Element through the provision of aone-hundred and sixty-four room hotel, retail space
and publicly-accessible outdoor plaza.
Q) Land Use Element Policy 1.5.4 provides that the City should encourage the
development of active uses oriented to walk-in traffic on Ocean Avenue. The project includes
1,480 square feet of retail space with an outdoor seating area.
16
(k) Land Use Element Objective 3.5 provides for the maximization of the Gity's greatest
physical asset - .its oceanfront setting and view. The proposed project provides apublicly-
accessible plaza from Ocean Avenue across from. Palisades Park, balconies accessible from
hotel rooms and apublicly-accessible retail space designed to accommodate incidental food
service and an outdoor dining area where patrons can enjoy sunsets and views of Palisades
Park, the Santa Monica Bay shoreline and the Pacific Ocean.
(I) Land Use Element Policies 1.3.2 and. Policy 1.4.2 require the Downtown, including
Second Street, to be a primary location for commercial use with priority for retail to serve out-
of-town visitors and uses that. encourage street activity after normal business hours.
(m) Land Use Element Policy 1.3.4 requires active pedestrian-oriented uses to promote
pedestrian activity at the ground floor in the Downtown, including Second Street.
(n) Land Use Element Policies 3.3.1 and 3.3.6 requires the provision of pedestrian
amenities and design features at the ground floor street frontage including frequent
entrances, windows, awnings, and open spaces, particularly in the Downtown, including
Second Street.
(o) Policy 31 of the Land Use Plan of the. City's. Local Coastal Program stipulates that
"visitor-serving commercial, recreational facilities designed to enhance public opportunities for
coastal recreation and coastal dependent development and uses shall have priority over
residential or general commercial development. Land in Upland subareas necessary to
support coastal recreational uses shall be reserved for such uses." The Travelodge Hotel
project implements this policy in that it provides affordable accommodations along Ocean
Avenue and Second Street in the proximity of the Santa Monica Pier, Palisades Park and the
Pacific Ocean.
i~
(p) Policy 34 of the Land Use Plan of the City's Local Coastal Program stipulates that
"along the east side of Ocean Avenue, between Colorado Avenue and California Avenue,
tourist accommodations and related support facilities such as shops and restaurants ...shall
be the principal permitted uses..." The Travelodge Hotel project implemehts this policy in that
it provides affordable accommodations along Ocean Avenue between Colorado Avenue- and
Broadway.
(q) Policy 64 of the Land Use Plan of the City's Local .Coastal Program stipulates that
"Ocean Avenue, south of California Avenue to Colorado Avenue shall accommodate new
visitor-serving uses including hotels. Restaurants, commercial recreational uses, visitor
serving retail uses..." The Travelodge Hotel project implements this policy in that it provides
affordable accommodations along Ocean Avenue between Broadway and Colorado Avenue.
(r) Policy 66 of the Land Use Plan of the City's Local Coastal Program stipulates that
"usable terraces, balconies, and viewing platforms and areas available for use by the general
public shall be encouraged in new development. The Travelodge Hotel project implements
this policy in that it provides a publicly accessible plaza along Ocean Avenue that is available
for use by the general public.
SECTION 8. 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, 1685 Main
Street, Room 212, Santa Monica, California. The custodian of these documents is Laura
Beck, AICP, Associate Planner.
is
SECTION 9. Consistent with Public Resources Code Section 21081.6, the City
Council adopts the Mitigation Monitoring Program, which is included as Attachment A, to
mitigate or avoid significant effects of the Project on the environment, as detailed in Sections
3 and 4 of this Resolution, and to ensure compliance during project implementation.
SECTION 10. 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:
A SHA JOP S MOU RIE
Ci ttorne
F:...city planning\share\council\stfrpt\2008\Travelodge SOC Attachment (without MMRP)
19
Adopted and approved this 23`d day of September, 2008.
Richard Bloom, Mayor Pro Tem
I, Maria Stewart, City Clerk of the City of Santa Monica, do hereby certify
that the foregoing Resolution No. 10347 (CCS~ was duly adopted at a meeting of
the Santa Monica City Council held on the 23` day of September, 2008, by the
following vote:
Ayes: Council members: Genser, Holbrook, McKeown, O'Connor, Shriver
Mayor Pro Tem Bloom
Noes: Council members: None
Abstain: Council members: None
Absent: Council members: Mayor Katz
ATTEST:
__.- _-1 ------_
Maria M. Stewart, ity Clerk
MITIGATION MONITORING AND REPORTING PROGRAM
This Mitigation Monitoring and Reporting Program (MMRP) has been prepared pursuant
to Public Resources Code Section 21081.6, which requires adoption of a MMRP for projects in
which the Lead Agency has required changes or adopted mitigation to avoid significant
environmental effects. The City of Santa Monica (City) is the Lead Agency for the proposed
Travelodge Hotel Project and is, therefore, responsible for administering and implementing the
MMRP. The decisionmakers must define specific reporting and/or monitoring requirements to
be enforced during project implementation prior to final approval of the proposed project. The
primary purpose of the MMRP is to ensure that the mitigation measures identified in the EIR are
implemented thereby minimizing identified environmental effects.
The mitigation measures are presented by impact area, with an accompanying
identification of:
• The method of verification of compliance;
• The timing during which the measure should be implemented;
• The frequency of monitoring; and
• The enforcement/monitoring/reporting agency.
"1'ravetodge Hotel Project Final EIR
CiTy of Santa Monica
SCH No. 2005121074
February 2008
Page I
Mitigation Monitoring and Reporting Program
MITIGATION MONITORING AND REPORTING PROGRAM
.Enforcing(
Monitorin
/ Compliance Verification
Mefhodof Timingof Monitoring g
Reporting
Mitigation Measure Verification ' Implementation Frequency Agency .Initial Date .Comments
Mitigation 3.2-2: 4 Street and I-10 Westbound Off-ramp Site inspection Prior to issuance Prior to issuance of PCD and
-Mitigation measures that would fully mitigate the project- to verify of occupancy occupancy permit TIyID
related impact at this location would require improvements implementation permit
such as providing an additional lane on the southbound
approach. The major issue at this location is the projected
number of vehicles on the southbound approach, serving
motorists leaving the downtown area via Interstate 10.
After examining the layout of the intersection, it was
determined that a third southbound lane could be added by
narrowing or eliminating the raised center median on the
north leg of the intersection and the painted median on the
south leg of the intersection. This added lane would be
aligned with the left-turn only lanes approaching the
intersection of4"' Street and I 10 eastbound on-
ramp/Olympic Drive, allowing drivers seeking to access
eastbound I-10 to position their vehicles sooner and
providing additional queuing space. Implementation of this
mitigation measure would necessitate the provision of some
combination of landscaped median removal, new curb, new
pavement, new striping, new signage, controller cabinets,
poles, mast arms, detectors, and/or signal heads, as well as
design and installation of an area of green space visible
from the 4th Street sidewalk and comparable in area of any
landscaped median that is removed.
Key: PCD -City of Santa Monica Planning and Community Development Department
TMD -City of Santa Monica Transportation Management Division
EPWM -City of Santa Monica Environmental and Public Works Management Department
Travelodge Hotel Project Final EIR
City of Santa Monica
SCH No. 200512(074
March 2008
Page 2
Mitigation Monitoring and Reporting Program
MITIGATION MONITORING AND REPORTING PROGRAM (Continued)
Enforcing/ Compliance Verification
Monitorin
/
Method of Timing of Monitoring g
Reporting
Mitigation Measure Verifcation 'Implementation Frequency Agency `.Initial Date .Comments
Mitigation 3.2-3: 4 Street and I-10 Eastbound On-ramp Site inspection Prior to issuance Prior to issuance of PCD and
-Mitigation measures that would fully mitigate the to verify of occupancy occupancy permit TMD
project-related impact of this location would require implementation permit
improvements such as re-striping the northbound
approach to provide a ]eft-turn, through/right-turn, and an
exclusive right-turn lane. Implementation of this
mitigation measure would necessitate the provision of
some combination of new striping, signage, controller
cabinets, poles, mast arms, detectors, and/or signal heads.
To ensure pedestrian safety with the proposed dual right-
turn lanes, the existing crosswalk on the east leg of the
intersection would be removed, which would require
public notification and a public hearing. The pedestrian
route would be shifted to the existing crosswalks on the
south and the west legs of the intersection and over the
existing sidewalk on the west side of the bridge over the
freeway to Colorado Avenue, eliminating a direct route
between downtown, transit, Santa Monica High School
and area motels.
CONSTRUCTION EFFECTS
Mitigation 3.5.2-1: The applicant shall prepare, Written Prior to issuance Quarterly during EPWM,
implement and maintain a Construction Impact Mitigation Mifigation Plan of permits construction Fire, Police,
Plan which shall be designed to: PCD, and
• Prevent material traffic impacts on the surrounding
TMD
roadway network.
• Minimize parking impacts both to public parking
and access to private parking to the greatest extent
Key: PCD -City of Santa Monica Planning and Community Development Department
TMD-City of Santa Monica Transportation Management Division
EPWM -City of Santa Monica Environmental and Public Works Management Department
Travelodge Hotel Project Final EIR
City of Santa Monica
SCH No. 2005121074
March 2008
Page 3
Mitigation Monitoring and Reporting Program
MITIGATION MONITORING AND REPORTING PROGRAM (Continued)
Enforcing/
Monitorin
/ Compliance Verification '
Method of Timing of Monitoring g
Reporting '
Mitigation Measure Verification ' Implementation Frequency Agency Initial Date Comments
practicable.
• Ensure safety for both those constructing the project
and the surrounding community.
• Prevent substantial truck traffic through residential
neighborhoods.
The Construction Impact Mitigation Plan shall be subject
to review and approval by the following City
departments: Environmental and Public Works
Management, Fire, Planning and Community
Development and Police to ensure that the Plan has been
designed in accordance. with this mitigation measure. This
review shall occur prior to commencement of any
construction staging for the project. It shall, at a
minimum, include the following:
Ongoing requirements throughout the duration of
construction:
• A detailed traffic control plan for work zones shall
be maintained which includes at a minimum accurate
existing and proposed: parking and travel lane
configurations; warning, regulatory, guide and
directional signage; and area sidewalks, bicycle
lanes and parking lanes. The plan shall include
speciftc information regarding the project's
construction activities that may disrupt normal
pedestrian and traffic flow and the measures to
Key: PCD --City of Santa Monica Planning and Community Development Department
TMD -City of Santa Monica Transportation Management Division
EPWM-City of Santa Monica Environmental and Public Works Management Department
i rave~ooge Hotel rrgect rural 61K
City of Santa Monica
SCH No. 2005!21074
March 2008
Page 4
Mitigation Monitoring and Reporting
MITIGATION MONITORING AND REPORTING PROGRAM (Continued)
Enforcing/
Monitorin
/ " Compliance Verification
'. Method of Timing':of Monitoring g
Reporting
Mitigation Measure Verification Implementation Frequency Agency ? Initial Aate Comments
address these disruptions. Such plans must be
reviewed and approved by the Transportation
Management Division prior to commencement of
construction and implemented in accordance with
this approval.
• Work within the public right-of--way. shall be
performed between 9:00 A.M. and 4:00 P.M.,
including: dirt and demolition material hauling and
construction material delivery. Work within the
public right-of--way outside of these hours shall only
be allowed after the issuance of an after-hours
construction permit.
• Streets and equipments should be cleaned in
accordance with established EPWM requirements
• Trucks shall only travel on aCity-approved
construction route. Truck queuing/staging shall not
be allowed on Santa Monica streets. Limited
queuing may occur on the construction site itself.
• Materials and equipment should be minimally visible
to the public; the preferred location for materials is
to be on-site, with a minimum amount of materials
within a work azea in the public right-of--way,
subject to a current Use of Public Property Permit.
• Any7equests for work before or after normal
construction hours within the public right-of--way
Key: PCD -.CiTy of Santa Monica Planning and Community Development Department
TMD -City of Santa Monica Transportation Management Division
EPWM-City of Santa Monica Environmental and Public Works Management Department
Travelodge Hotel Projec[ Final PIR
CiTy of Santa Monica
SCH No. 2005121074
Mazch 2008
Page 5
Mitigation Monitoring and
MITIGATION MONITORING AND REPORTING PROGRAM (Continued)
Enforcing/
Monitoring/ Compliance Verification
'. Method of Timingof Monitoring Reporting
Mitigation M@asure Verification :Implementation ' Frequency Agency :Initial Date Comments
shall be subject to review and approval through the
After Hours Permit process administered by the
Building and Safety Division.
• Provision ofoff-street parking 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.
Project Coordination Elements that shall be implemented
prior to commencement of construction:
• Advise the traveling public of impending
construction activities (e.g. information signs,
portable message signs, media listing/notificafion,
implementation of an approved traffic control plan).
• Approval from the City through issuance of a Use of
Public Property Permit, Excavation Permit, Sewer
Permit or Oversize Load Permit, as well as any
Caltrans Permits required, for any construction work
requiring encroachment into public rights-of--way,
detours or any other work within the public right-of-
way.
• Timely notification of construction schedules to all
affected agencies (e.g., Big Blue Bus, Police
Department, Fire Department, Environmental and
Public Works Management Department, and
Planning and Community Development Department)
Key: PCD -City of Santa Monica Planning and Community Development Department
TMD -City of Santa Monica Transportation Management Division
EPWM-City of Santa Monica Environmental and Public Works Management Department
Travelodge Hotel Projeot Final EIR
Ciry of Santa Monioa
SCH No. 2005121074
March 2008
Page 6
Mitigation Monitoring and
MITIGATION MONITORING AND REPORTING PROGRAM (Continued)
Enforcing/ ,. Compliance Verifcation
Monitorin
/ ':
- Method of Timing. of .Monitoring g
Reporting
Mitigation Measure Verification Implementation ' Frequency Agency Initial ' Date Comments
and to all owners and residential and commercial
tenants of property within a radius of 500 feet.
• Coordination. of construction work with affected
agencies in advance of start of work. Approvals may
take up to two weeks per each submittal.
• Approval by the Transportation Management
Division of any haul routes, for earth, concrete or
construction materials and equipment hauling.
Mitigation 3.5.3-1: All equipment shall be properly Compliance During project Quarterly during PCD and
tuned and maintained in accordance with manufacturer's certification by construction construction EPWM
specifications. project
contractor
Mitigation 3.5.3-2: Electrically powered construction Field During project Weekly during PCD and
activity shall utilize electricity from power poles rather inspections construction constructign EPWM
than temporary diesel power generators and/or gasoline
power generators (i.e. air compressors) where feasible.
Mitigation 3.5.3-3: General contractors shall Field During project Weekly during PCD and
maintain and operate construction equipment such that inspections construction construction EPWM
exhaust emissions are minimized. For example, engines
shall be turned off while in queues or while
loading/unloading. In addition, heavy equipment and
petroleum-powered generators shall be turned off when
not in use.
Mitigation 3.5.3-4: Exposed surfaces during site Field During project Weekly during PCD and
preparation activity shall be kept visibly moist. inspections construction construction EPWM
Key: PCD -City of Santa Monica Planning and CommuniTy Development Department
TMD -City of Santa Monica Transportation Management Division
EPWM -City of Santa Monica Environmental and Public Works Management Department
lravelotlge Hotel Project Final EIR
Cityof Santa Monica
SCH No. 2005121074
March 2008
Page 7
Mitigation Monitoring and Reporting Program
MITIGATION MONITORING AND REPORTING PROGRAM (Continued)
Enforcingf:,: ComplianceYerifcation
Monitorin
/
~
Method of
Timing of
Monitoring g
.;
Reporting
Mitigation Measure Verification Implementation -. Frequency Agency S Initial .,Date Comments
Mitigation 3.5.3-5: Water spray techniques shall be Field During project Weekly during PCD and
employed during demolition activity to limit fugitive dust. inspections construction construction EPWM
Mitigation 3.5.4-1: Construction equipment, fixed or Field During project Weekly during PCD and
mobile, shall be equipped with properly operating and inspections construction construction EPWM
maintained muffler exhaust systems.
Mitigation 3.5.4-2: Construction activities shall be Field During project Weekly during PCD and
scheduled so as to avoid operating several pieces of inspections construction construction. EPWM
equipment simultaneously to the extent feasible.
Mitigation 3.5.4-3: Engine idling from construction Field During project Weekly during PCD and
equipment such as dozers and haul trucks shall be limited inspections construction construction EPWM
to the extent feasible.
Mitigation 3.5.4-4: Construction equipment, fixed or Field During project Weekly during PCD and
mobile, shall be located as far from noise-sensitive uses inspections. construction construction EPWM
as practical.
Mitigation 3.5.4-5: The project applicant shall provide a Posting on-site Prior to Random checks PCD
telephone number for local residents to call to submit commencement during construction
complaints associated with construction noise. The of construction
number shall be posted on the project site and shall be
easily viewed from the adjacent public areas.
CULTURAL RESOURCES/CONSTRUCTION EFFECTS: The following two mitigation m easures were contained in the Initial Study for the pr oject.
MM-1 Construction Monitoring for Archaeological City Approval Prior to Monitoring during PCD
Resources. During construction, a qualified of commencement excavation for
archaeologist shall be retained by the Applicant and archaeologist of construction garage and pool
approved by the City of Santa Monica to monitor grading prior to
and earthmoving activities up to six feet below the ground excavation
surface in the areas where the pro osed subterranean
Key: PCD -City of Santa Monica Planning and Community Development Depanment
TMD -City of Santa Monica Transportation Management Division
EPWM - City.of Santa Monica Environmental and Public Works Management Department
Travelodge Hotel Project Final EIR SCH No. 2005121074
City of Santa Monica March 2008
Page 8
Mitigation Monitoring and
MITIGATION MONTTORING AND REPORTING PROGRAM (Continued)
Enforcing/ Compliance Verification
Mapt~orin
/
Method of Timing of '. Monitoring g
Reporting
Mitigation Measure Verification implementation ' Frequency`, Agency Initial Date Comments
parking garage and swimming pool would be constructed.
All cultural resources unearthed by project construction
activities shall be evaluated by qualified personnel (a
Principal Investigator). The Principal Investigator shal]
prepare a final report to be filed with the Applicant, the
City of Santa Monica, and CHRIS-SCCIC. The report
shall include a list of resources recovered, documentation
of each site/locality, and interpretation of resources
recovered. TheYeport shall also include all specialists'
reports as appendices. If the resources are found to be
significant, a report including the results of the recovery
and evaluation process shall be required. The City of
Santa Monica shall designate repositories in the event that
significant resources are recovered
MM-2 Construction Monitoring for Paleontological City Approval Prior to Monitoring during PCD
Resources. A qualified paleontologist shall be retained of commencement excavation and
by the Applicant and approved by the City of Santa paleontologist of construction grading activity i^
Monica to monitor all excavation or grading activity in prior to sediment S .feet or
sediments five feet or more below the original ground excavation more below
surface. If fossils are found during monitoring, the original ground
paleontologist shall prepare a report summarizing the surface
results of the monitoring program including methods of
fossil recovery and curation, and a description of the
fossils collected and their significance. A copy of the
report shall be provided to City of Santa Monica. The
fossils and a copy of the report shall be deposited in an
accredited curation facility.
Key: PCD - City of Santa Monica Planning and Community Development Department
TMD -City of Santa Monica Transportation Management Division
EPWM-City of Santa Monica Environmental and Public Works Management Department
Travelodge Hotel Project Final EIR
City of Santa Monica
SCH No. 2005121074
March 2008
Page 9