SR-1000-008 (10)
PCD:SF:AS:PF:F:\CityPlanning\Share\COUNCIL\STRPT\2005\05app011bbb.doc
Council Mtg: March 22, 2005 Santa Monica, California
TO: Mayor and Councilmembers
FROM: City Staff
SUBJECT: Appeal 05-001 of the Planning Commission’s Approval of Development
Review Permit 04-008 and Conditional Use Permit 04-016 for the
Remaining Phases of the Big Blue Bus Facility Expansion Plan
Applicant: Big Blue Bus; Appellant: Craig D. Jones
INTRODUCTION
This report recommends that the City Council deny the appeal and uphold the Planning
Commission’s approval of the remaining phases of the Big Blue Bus Facility Expansion
Plan with elimination of one condition of approval.
BACKGROUND
The Big Blue Bus Facility Expansion Plan was reviewed by the Planning Commission
on December 13, 2000 and approved by the City Council on February 27, 2001. Phase
1 of the project, the LNG/CNG fueling and bus wash facility, was completed in 2004.
The Expansion Plan has been modified twice since Council adoption. On April 27, 2004,
City Council gave conceptual approval to revisions to the Big Blue Bus Facility
Expansion Plan and on September 28, 2004 reviewed the schematic design of the
project. On January 19, 2005 the Planning Commission approved Development Review
Permit 04-008 and Conditional Use Permit 04-016 for the remaining phases of the Big
Blue Bus Facility Expansion Plan, which include:
1
?
A 75,885 square foot, 3-story, 45-foot tall administration building at 612 Colorado
Avenue with 3 levels of subterranean parking containing 353 parking spaces;
th
?
A 62,803 square foot, 2-story, 30-foot tall vehicle maintenance building along 7
Street between Colorado Avenue and Olympic Boulevard;
?
A 10,000 square foot, 2-story, 30-foot tall facility to house the Ocean Park
Community Center Access Center and SWASHLOCK operation which provides
daytime services to the City’s homeless population located in the southwest
portion of the campus adjacent to SAMOSHEL; and
?
A re-paved and re-striped bus yard to accommodate parking for 234 buses (222
with articulated buses).
A detailed description of the modifications to the Expansion Plan and the project
phasing is contained in the January 19, 2005 Planning Commission staff report
(Attachment B).
The appellant, Craig D. Jones, appealed the Planning Commission’s approval on
February 1, 2005. The appellant’s appeal statement is contained in Attachment C.
Planning Commission Action
The Planning Commission considered the proposed project at their meeting of January
19, 2005. The Commission heard public testimony regarding the need to provide
pedestrian oriented uses within the ground floor of the administration building and the
suggestion that the first floor of the subterranean parking be made available to the
public in support of the nearby commercial uses. The Commission supported the Big
Blue Bus’s proposed project and added 2 conditions of approval in response to the
public testimony:
2
th
?
The first floor space at the corner of 7 Street and Colorado Avenue shall be
activated with pedestrian oriented uses that are accessed directly from the public
sidewalk and in operation during normal business hours.
?
The first floor of the subterranean parking shall be available for use by the public
on a permit basis between 6:00PM and midnight
.
The Statement of Official which reflects the Planning Commission’s action is included as
Attachment D.
APPEAL ANALYSIS
The appellant lists five reasons for the basis of his appeal:
1. The proposed design does not comply with SMMC Section 9.04.08.18.060(h) as
th
it does not provide a public entrance on 7 Street or at the corner of Colorado
th
Avenue and 7 Street;
2. There is a general lack of pedestrian orientation along the Colorado Avenue and
thth
7 Street frontages and at the corner of 7 Street and Colorado Avenue;
3. The proposed 10-foot of landscaping along Colorado Avenue and the 15-foot
th
bioswale landscaped area along 7 Street will hinder pedestrian orientation. The
building is set back too far from the street, producing an unsafe and unhealthful
environment due to the area’s homeless population using the area;
4. The proposed building should contain ground floor retail uses along Colorado
th
Avenue and 7 Street; and
5. The visitor parking spaces in the first level of subterranean parking should be
open to use by the public and nearby businesses due to the sizable amount of
taxpayer funds associated with the project.
th
Design of 7 Street Elevation
The appellant cites the administration building’s non-compliance with SMMC Section
9.04.08.18.060(h) which requires buildings in the C3 zoning district to have a public
entrance or other publicly-accessible pedestrian oriented use every one hundred feet of
3
building façade at the street frontage. He contends that the building should have a
thth
public entrance on 7 Street or at the corner of Colorado Avenue and 7 Street.
As conditioned and approved by the Planning Commission, the administration building,
which is located within the C3 district portion of the site, will have public access from:
th
?
The parking spaces within the bus yard accessed from 6 Street;
th
?
The customer service center at the corner of 6 Street and Colorado Avenue;
?
The main building lobby located mid-building along Colorado Avenue;
?
The subterranean parking garage; and
th
?
The corner of Colorado Avenue and 7 Street.
Although there are three public entrances along the 299-foot Colorado Avenue frontage,
they are located approximately 120’ apart. There are no other public entrances
th
proposed along the 6 Street frontage where it dead ends at the bus yard or along the
th
7 Street frontage beyond the Colorado Avenue corner.
As noted above, SMMC Section 9.04.08.18.060(h) requires buildings in the C3 zoning
district to have a public entrance or other publicly accessible pedestrian-oriented use
every one hundred feet of building façade at the street frontage. However, SMMC
Section 9.04.08.18.060(j) allows the Council (acting as the Planning Commission on
appeal) to exempt municipally owned buildings from the provisions of Section
9.04.08.18.060(h) if appropriate findings can be made based upon practical difficulties
or unnecessary hardships that are inconsistent with the intent of the Code, exceptional
4
and unique circumstances associated with the administration building and that the
exemption would not adversely affect the district’s pedestrian oriented environment.
Similar to the Main Library which received a similar exemption, the Big Blue Bus
administration building has unique access and security considerations. A safe facility for
approximately 450 employees over the course of 24-hours daily and the secure
tabulation and storage of daily fare receipts can be achieved only by limiting public
access to areas with a security presence. Bus tokens and passes are also sold from the
customer service center on the first floor. The building as proposed has five public
entrances – three along street frontages, one accessed from the bus yard parking area
and one accessed from the subterranean parking garage. Absent exemption, with 300
thth
feet of street frontage along Colorado Avenue and 150 feet along 6 and 7 Streets, the
administration building would be required to provide a minimum of five public entrances.
The intent of Section 9.04.08.18.060(h) is to prevent long expanses of building facade
along street frontages within areas that experience pedestrian activity, such as the
Downtown where the C3 district is most prevalent. The administration building site is on
the outskirts of the downtown and is unique in that it has street frontage on three sides.
th
There is little to no pedestrian activity, nor is there planned increased activity, along 6
ththth
Street or 7 Street. The 6 Street frontage dead ends at the bus yard and the 7 Street
frontage is located across from industrial and warehouse uses. The proposed street
front entrances are located along Colorado Avenue where pedestrian activity primarily
takes place.
5
Lack of Pedestrian Orientation
The appellant states that the project lacks pedestrian orientation along the Colorado
thth
Avenue and 7 Street frontages and at the corner of Colorado Avenue and 7 Street.
In conceptually approving the Expansion Plan in April 2004, the Council included
direction to the project architect regarding pedestrian orientation and expressed
th
concerns regarding the pedestrian experience along Colorado Avenue and 7 Street.
The pedestrian orientation of the project has been enhanced by adding a customer
th
service entry on the corner of Colorado Avenue and 6 Street, which is a transparent,
curved and inviting form. A linear canopy detail wraps around the corner at Colorado
Avenue and 6th Street, employing signage and colors of the Big Blue Bus. The main
thth
lobby of the building is located mid-block between 6 Street and 7 Street. In addition,
th
at the corner of 7 Street and Colorado, elliptical openings (not entrances) were added
to create interaction with the open court beyond, reduce the perceived building mass,
th
and create a dynamic composition on this very visible corner. Along 7 Street, the
number of service bays for the articulated buses has been limited to three to improve
the pedestrian environment.
th
Nearly 80% of the project’s 7 Street frontage is located within the M1 Industrial
th
Conservation zoning district and is across 7 Street from warehouse uses and industrial
uses. The U. S. Post Office annex currently under construction in this area will only be
publicly accessible to those persons picking up large packages. Consistent with these
6
uses, the vehicle maintenance and repair functions of the Big Blue Bus operations have
been sited in this area. Nevertheless, landscaping and the use of public art on the
th
maintenance building’s exterior marks the 7 Street façade. The remaining 20% of the
th
frontage consists of 150 linear feet extending along 7 Street from Colorado Avenue
within the C3 Downtown Commercial district.
As a condition of approval, the Planning Commission required that the first floor of the
th
administration building at the corner of Colorado Avenue and 7 Street be activated with
a pedestrian-oriented use that is accessed directly from the street and is in operation
during normal business hours. In compliance with the Planning Commission’s approval,
the Big Blue Bus proposes to activate this area by incorporating the City’s print shop,
which provides printing services to various City departments including the Big Blue Bus.
The print shop will generate pedestrian activity at the corner of the building during
business hours.
Landscaped areas will become unsafe and unhealthful
The appellant contends that the 10-foot wide landscaped area along Colorado Avenue
th
and the 15-foot wide bioswale landscaped area along 7 Street results in the buildings
being set back too far from the street, which is detrimental to its pedestrian orientation.
In addition, the appellant states that the landscaped areas will become an attractive
location for the area’s homeless population.
7
Rather than hindering the building’s pedestrian orientation, the landscaped areas along
th
Colorado Avenue and 7 Street are intended to enhance the pedestrian experience in
response to Council direction. The landscaping along Colorado Avenue, which is a
dynamic pedestrian scaled 10-foot wide garden along the public sidewalk, was
designed at Council’s direction. This significant landscaping, along with the landscaping
th
along 7 Street, was considered important to the Council to compensate for the lack of
landscaping within the bus yard, which is not practical given the maneuverability
requirements of the buses.
th
The 15-foot wide bioswale area along 7 Street features existing and in-filled trees,
indigenous plantings, and a dry rocky creek bed, which is intended to filter storm water
runoff from the buildingsThe nature of the landscaping materials, including rocks,
.
boulders, agave plants, etc., will not provide an inviting environment for the area’s
homeless population.
th
Ground floor retail uses should be required along Colorado Avenue and 7 Street
To improve pedestrian orientation, the appellant suggests that the Council require the
Colorado Avenue and 7th Street frontages include ground floor retail uses and points to
the downtown parking structures as examples of municipally owned structures with
commercial uses.
The project architects and the Big Blue Bus have considered the possibility of ground
th
floor retail uses along Colorado Avenue and 7 Street. The project architects have
8
determined that the grade changes in this area of the project site make it nearly
impossible for these retail spaces to be accessible from the sidewalk in compliance with
the Americans with Disabilities Act (ADA). In addition, the Big Blue Bus has indicated
that limitations on the uses of the project’s funding require that the funds be used for
transit-related purposes only and do not allow for the development of retail spaces.
These limitations are more fully described below.
Public and Nearby Business Access to Subterranean Parking
In approving the project, the Planning Commission added a condition requiring that the
first level of subterranean parking be made available to the public on a permit basis
between the hours of 6:00 pm to midnight. The appellant suggests that the Council
reinforce this condition on appeal.
The Big Blue Bus has concerns regarding this condition with respect to access and
security issues and the intent and purpose of the sources of the proposed project
funding.
If permit-based public parking is provided on the first subterranean level of the proposed
Big Blue Bus parking garage from the hours of 6:00 pm to midnight, the users would be
required to access the street via the elevators which open into the interior of the
building. The elevators, as presently designed, only access the building lobby, which is
an un-securable three-story atrium space. Security staff would have to be hired for the
period of time the garage is open, which would be an ongoing operational issue and
9
expense. Adding an additional elevator to provide direct exterior public access would
result in significant cost to the project and parking spaces would be lost due to space
occupied by the additional elevator and equipment. It would be impossible to secure this
elevator to prevent unauthorized people from entering the parking garage without
requiring full-time security staff. Such an elevator would also be a major element added
to the front of the building on Colorado Avenue, which would tend to compromise the
design. Staff and project designers considered whether separate garage entrances for
the public and staff would enhance security. Such modifications would require
significant redesign, ultimately resulting in a severe reduction in parking spaces. Given
these security risks, liability issues, operation costs, redesign costs, and extension to
the schedule, adding public parking to the Big Blue Bus Facility is an extreme hardship.
More importantly, the Big Blue Bus Facility Expansion Project is being funded entirely
by restricted transit funds that are not intended to provide parking for surrounding
businesses or the public. The pertinent sections outlining the intent and purpose of
each funding source to be used for the project are included in Attachment D.
The Big Blue Bus requests that the Council delete the condition of approval imposed by
the Planning Commission and deny the appeal.
Conclusion
The appellant has appealed on the grounds that the Big Blue Bus administration
building lacks pedestrian orientation, lacks pedestrian oriented uses at the ground floor
10
and will attract the area’s homeless population with its extensive landscaping. In
addition, the appellant wants to insure that the first level of subterranean parking is
made available to members of the public in support of the nearby businesses.
As discussed earlier, there are unique site characteristics as well as security and
access concerns related to the Big Blue Bus administration building. The building has
frontage along three streets but only one street, Colorado Avenue, has pedestrian
activity. As such, the design of the administration building has provided three entrances
accessed from Colorado Avenue. Pedestrian access to the building is otherwise limited
due to security concerns related to activities occurring within the building. At the
Council’s direction, the building has been set back and extensive landscaping has been
added to the project to enhance the pedestrian experience. Due to the nature of the
landscaped areas, with native plantings and rocks and boulders, the landscaping will
not attract the area’s homeless population.
The change in grade along Colorado Avenue from east to west inhibits the ability of the
ground floor of the administration building to accommodate pedestrian oriented uses
due to ADA requirements. In addition, the sources of funding for the project require that
the funds be used for transit related purposes and not for the development commercial
space.
11
For the reasons described earlier related to funding, security and access the Big Blue
Bus is requesting that the Planning Commission condition requiring public access to the
first level of subterranean parking be deleted.
CEQA STATUS
An Environmental Impact Report (EIR) was prepared for the Big Blue Bus Facility
Expansion Plan and was certified by the City Council on February 27, 2001 along with a
Statement of Overriding Considerations.
The Expansion Plan has been modified since that time. Upon further analysis by the
project architect, the seismic retrofit/remodeling/square footage addition to the existing
administration building called for in Phase 2 of the Expansion Plan was not practical nor
cost effective as compared to a new administration building. Therefore a larger
administration building is proposed at 612 Colorado Avenue. An Addendum to the EIR
was prepared for this project modification.
The Phase 2 modification also required re-location of the OPCC Access Center and
Daybreak Shelter from the originally proposed building at 612 Colorado Avenue. On
August 12, 2003, City Council approved the relocation of OPCC’s Daybreak Shelter
from 612 Colorado Avenue and the establishment of their new Safe Haven program at
1751-1753 Cloverfield Boulevard. An Addendum to the EIR was also prepared to
analyze the impacts of this relocation and was considered by the Council prior to
authorization of the purchase and rehabilitation of the Cloverfield site. The Council
12
further directed the retention of the Access Center program elsewhere on the Big Blue
Bus campus.
The location of the OPCC Access Center will occur in the southwest area of the Big
Blue Bus campus instead of within the 612 Colorado Avenue building as originally
proposed. The existing SWASHLOCK facility in this area will be demolished to make
room for the OPCC Access Center, which will also include a new SWASHLOCK facility.
A third Addendum to the EIR was prepared to analyze the impacts of the siting of this
facility.
The three addenda to the EIR were prepared in compliance with the provisions of
Section 15164 of the CEQA Guidelines to address the potential impacts of the proposed
project modifications. No additional significant impacts or substantial increases in
previously identified significant impacts have been identified in the Addenda the EIR. In
addition, the addenda did not identify any changes to identified mitigation measures or
project alternatives or any changes to the feasibility of any mitigation measures or
project alternatives. Therefore, none of the conditions calling for the preparation of a
subsequent EIR have resulted from these project modifications.
The Addenda prepared for the project provide additional information regarding the
potential environmental effects associated with the modifications to the project since the
EIR was certified. The Council should consider the EIR and Addenda before acting on
13
the proposed project; however, no formal action is required by the Council. The EIR
and Addenda are included as Attachment G to this staff report.
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 project cost as last presented to the Council was estimated at $80.4 million, which
included a construction budget of $59.6 million. Staff is currently working with the
contractor to identify a Guaranteed Maximum Price (GMP) for Council consideration.
The results of Council action relative to this appeal will have to be incorporated in the
GMP. Staff anticipates presenting the GMP to the Council on May 24, 2005.
The project is funded by regional transportation funds (Propositions A & C, State Transit
Assistance Funds, and Transportation Development Act Funds) allocated to the Big
Blue Bus and requires no local general funds.
RECOMMENDATION
It is recommended that the Council deny the appeal and uphold the Planning
Commission’s approval of the project with the elimination of the requirement for after-
14
hours public parking within the subterranean garage, based upon the following findings
and conditions of approval:
DEVELOPMENT REVIEW FINDINGS
1. The physical location, size, massing, and placement of proposed structures on
the site and the location of proposed uses within the project are compatible with
and relate harmoniously to surrounding sites and neighborhoods, in that the
approximately 150,000 square foot project appears well-scaled to its 8.5 acre site
and the 2 to 3 story building heights mediate between the one-story to five-story
buildings to the north. The articulation of buildings and the varying façade
treatments break down the mass and perceived scale, while providing substantial
pedestrian orientation. The project has been specifically designed to help ensure
neighborhood compatibility by locating the customer service and administrative
functions of the Big Blue Bus along Colorado Avenue, nearest the surrounding
residential and commercial uses. The vehicle maintenance and repair functions
are located on the portion of the site farthest away from the nearest residential
and commercial uses. Finally, the administration and maintenance and repair
buildings are connected in an L-shaped configuration which screens the bus yard
from public view.
2. The rights-of-way can accommodate autos and pedestrians, including parking
and access, in that pedestrian and vehicle access will be provided by Colorado
ththth
Avenue, 5 Street, 6 Street, 7 Street, and Olympic Boulevard. In addition, the
Environmental Impact Report and three Addenda prepared for the project did not
identify any significant impacts associated with pedestrian or vehicle access.
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
Environmental Impact Report and three Addenda prepared for the project did not
identify any significant impacts associated with health and safety services or
public infrastructure.
4. Any on-site provision of housing or parks and public open space, which are part
of the required project mitigation measures required in Part 9.04.10.12 (Project
Mitigation Measures) of the City of Santa Monica Comprehensive Land Use and
Zoning Ordinance, satisfactorily meet the goals of the mitigation program, in that
the proposed project is not subject to the provisions of SMMC Part 9.04.10.12.
5. The project is generally consistent with the Municipal Code and General Plan, in
that the Circulation Element of the General Plan, specifically Policy 4.5.5,
requires that the City “continue to support its local bus system to provide intra-
City Service, inter-City service to major employment centers, and connection to
15
regional transportation transfer points”. Phases 2 through 4 of the Big Blue Bus
Facility Expansion Master Plan will provide an improved facility in support of the
Big Blue Bus operations.
6. Reasonable mitigation measures have been included for all adverse impacts
identified in the Initial Study or Environmental Impact Report, in that all mitigation
measures identified in the Environmental Impact Report prepared for the project
have been included as conditions of approval.
CONDITIONAL USE PERMIT FINDINGS:
1. The proposed use is one conditionally permitted within the subject district and
complies with all of the applicable provisions of the "City of Santa Monica
Comprehensive Land Use and Zoning Ordinance", in that, pursuant to Santa
Monica Municipal Code (SMMC) Section 9.04.06.080, City government uses
may be permitted in any district subject to the approval of a conditional use
permit. Phases 2 through 4 of the Big Blue Bus Facility Expansion Master Plan
are considered a city government use as a municipally owned transportation
company.
2. The proposed use would not impair the integrity and character of the district in
which it is to be established or located, in that the administrative and customer
oriented functions of the Big Blue Bus will be located in the C3 Downtown
Commercial district portion of the campus and the vehicle maintenance and
repair functions of the Big Blue Bus operations will be located in the M1
Industrial Conservation district portion of the site.
3. The subject parcel is physically suitable for the type of land use being proposed,
in that the proposed site is a relatively flat, 8.5 acre site which provides excellent
ththth
vehicle and pedestrian access from Colorado Avenue, 5 Street, 6 Street, 7
Street and Olympic Boulevard.
4. The proposed use is compatible with the land uses presently on the subject
parcel if the present land uses are to remain, in that the proposed project
constitutes the remaining Phases 2 through 4 of the Big Blue Bus Facility
Expansion Master Plan which will guide the redevelopment and improvement of
the entire Big Blue Bus transportation yard.
16
5. The proposed use would be compatible with existing and permissible land uses
within the district and the general area in which the proposed use is to be
located in that the proposed project constitutes Phases 2 through 4 of the Big
Blue Bus Facility Expansion Master Plan, which will provide for an improved
facility within its existing location. In addition, the new facility will enable the Big
Blue Bus to provide cleaner burning CNG and LNG vehicles which will improve
the air quality in the vicinity of the existing facility. Finally, the proposed project
is well scaled to the site and has been designed with extensive pedestrian
orientation.
6. There are adequate provisions for water, sanitation, and public utilities and
services to ensure that the proposed use would not be detrimental to public
health and safety, in that the site is located in an urbanized area adequately
served by existing infrastructure.
7. Public access to the proposed use will be adequate, in that the site will be
ththth
adequately served from 5 Street, 6 Street, Colorado Avenue, 7 Street and
Olympic Boulevard.
8. The physical location or placement of the use on the site is compatible with and
relates harmoniously to the surrounding neighborhood, in that while the overall
project is substantial in size, it appears well-scaled to the site and acts to
mediate between the one-story to five-story buildings to the north. In addition,
the articulation of building forms employed, as well as the variety of façade
treatments break down the mass and perceived scale, while providing
substantial pedestrian orientation.
9. The proposed use is consistent with the goals, objectives, and policies of the
General Plan, in that the Circulation Element of the General Plan, specifically
Policy 4.5.5, requires that the City “continue to support its local bus system to
provide intra-City Service, inter-City service to major employment centers, and
connection to regional transportation transfer points”. Phases 2 through 4 of the
Master Plan will provide an improved facility for Big Blue Bus operations.
10. The proposed use would not be detrimental to the public interest, health, safety,
convenience, or general welfare, in that the proposed project, which constitutes
Phases 2 through 4 of the Big Blue Bus Facility Expansion Master Plan, is
consistent with the Zoning Ordinance and the Land Use Element of the General
Plan, and will provide an improved facility in support of Big Blue Bus operations.
In addition, the proposed project provides support for the new LNG buses and
CNG service vehicles of the Big Blue Bus to meet the City’s clean air objectives.
11. The proposed use conforms precisely to the applicable performance standards
contained in Subchapter 9.04.12 of the City of Santa Monica Comprehensive
Land Use and Zoning Ordinance, in that a performance standards permit is not
required.
17
12. The proposed use will not result in an over-concentration of such uses in the
immediate vicinity, in that no other transportation facilities are operating in the
area.
FINDINGS FOR EXEMPTION FROM SMMC SECTION 9.04.08.18.060(h)
1. The provisions of Chapter 9.04, Section 9.04.08.18.060(h) would result in
practical difficulties and un-necessary hardships inconsistent with the general
purpose and intent of this Chapter and there are exceptional circumstances and
conditions applicable to the proposed development that do not apply generally to
other development covered by this Chapter in that the Big Blue Bus
administration building is the headquarters of a municipally owned bus company.
The administration building of the Big Blue Bus has unique security requirements
which must put some limitation on the points of public entry given the nature of
the operations within - the facility must provide a safe and secure work
environment for approximately 450 employees on a 24-hour basis, daily fare
receipts are tabulated and stored within the facility, and bus tokens and passes
are sold from the customer service center on the first floor.
Section 9.04.08.18.060 (h) requires a minimum of five public entrances given the
th
project’s unique street frontage which exists along 6 Street, Colorado Avenue
th
and 7 Street. Three entrances are proposed along the street frontage in
addition to a public entrance from the subterranean parking garage and an
entrance from the bus yard parking area. The grade changes along Colorado
th
Avenue and 7 Street create practical difficulties in providing additional entries
which are compliant with the Americans with Disabilities Act (ADA). The
installation of these entries would require the removal of significant amounts of
proposed landscaping, which is proposed to enhance the pedestrian experience
in the area and to filter urban runoff from the buildings.
2. The granting of an exception would not adversely affect the surrounding
properties or be detrimental to the district’s pedestrian oriented environment in
that three building entrances will be provide along Colorado Avenue, including at
thth
mid-building and that the corners of 6 and Colorado Avenue and 7 Street and
Colorado Avenue. In addition, the extensive landscaping proposed along the
thth
Colorado Avenue and 6 and 7 Street building frontages is intended to enhance
the pedestrian experience in the area, which includes industrially-zoned areas to
the east and south of the administration building.
CONDITIONS OF APPROVAL
Plans
1. This approval is for those plans dated March xx, 2005, a copy of which shall be
maintained in the files of the City Planning Division. Project development shall
18
be consistent with such plans, except as otherwise specified in these conditions
of approval.
2. The Plans shall comply with all other provisions of Chapter 1, Article IX of the
Municipal Code, (Zoning Ordinance) and all other pertinent ordinances and
General Plan policies of the City of Santa Monica.
3. Final parking lot layout and specifications shall be subject to the review and
approval of the Transportation Management Division.
4. Minor amendments to the plans shall be subject to approval by the Director of
Planning. A significant change in the approved concept shall be subject to
Planning Commission Review. Construction shall be in conformance with the
plans submitted or as modified by the Planning Commission, Architectural
Review Board or Director of Planning.
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 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.
19
11. Landscaping plans shall comply with Part 9.04.10.04 (Landscaping Standards) of
the Zoning Ordinance including use of water-conserving landscaping materials,
landscape maintenance and other standards contained in the Subchapter. The
Architectural Review Board shall review the landscaping plans and consider a
modification to the required landscaping within the paved bus yard.
12. Refuse areas, storage areas and mechanical equipment shall screened in
accordance with SMMC Section 9.04.10.02.130-9.04.10.02.150. 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 areas and equipment. Any rooftop mechanical equipment shall
be minimized in height and area, and shall be located in such a way as to
minimize noise and visual impacts to surrounding properties. Unless otherwise
approved by the Architectural Review Board, rooftop mechanical equipment shall
be located at least five feet from the edge of the roof. Except for solar hot water
heaters, no residential water heaters shall be located on the roof.
Demolition
13. Until such time as the demolition is undertaken, and unless the structure is
currently in use, the existing structure shall be maintained and secured by
boarding up all openings, erecting a security fence, and removing all debris,
bushes and planting that inhibit the easy surveillance of the property to the
satisfaction of the Building and Safety Officer and the Fire Department. Any
landscaping material remaining shall be watered and maintained until demolition
occurs.
14. 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 and the City’s Tree Code (SMMC Section 7.40).
No street trees shall be removed without the approval of the Open Space
Management Division.
15. Immediately after demolition (and during construction), a security fence, the
height of which shall be the maximum permitted by the Zoning Ordinance, shall
be maintained around the perimeter of the lot. The lot shall be kept clear of all
trash, weeds, etc.
16. 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
20
neighborhood.
17. No demolition of buildings or structures 40 years of age 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.
18. Prior to issuance of any demolition permits, a demolition materials recycling plan
shall be filed for approval by the Department of Environmental and Public Works
Management which seeks to maximize the reuse/recycling of existing building
materials.
19. The applicant shall submit a report from an industrial hygienist to be reviewed
and approved as to content and form by the Environmental and Public Works
Management/Environmental Programs Division. The report shall consist of a
hazardous materials survey for the structure proposed for demolition. The report
shall include a section on asbestos and in accordance with the South Coast
AQMD Rule 1403, the asbestos survey shall be performed by a state Certified
Asbestos Consultant (CAC). The report shall include a section on lead, which
shall be performed by a state Certified Lead Inspector/Assessor. Additional
hazardous materials to be considered by the industrial hygienist shall include:
mercury (in thermostats, switches, fluorescent light); polychlorinated biphenyls
(PCBs) (including light Ballast), and fuels, pesticides, and batteries.
Construction
20. 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.
21. Sidewalks, curbs, gutters, paving and driveways which need replacing or removal
as a result of the project as determined by the Department of Environmental and
Public Works Management shall be reconstructed to the satisfaction of the
Department of Environmental and Public Works Management. Approval for this
work shall be obtained from the Department of Environmental and Public Works
management prior to issuance of the building permits.
22. 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.
21
23. A construction period mitigation plan shall be prepared by the applicant for
approval by the Department of Environmental and Public Works Management
prior to issuance of a building permit. The approved mitigation plan shall be
posted on the construction site for the duration of the project construction and
shall be produced upon request. As applicable, this plan shall 1) Specify the
names, addresses, telephone numbers and business license numbers of all
contractors and subcontractors as well as the developer and architect; 2)
Describe how demolition of any existing structures is to be accomplished; 3)
Indicate where any cranes are to be located for erection/construction; 4)
Describe how much of the public street, alleyway, or sidewalk is proposed to be
used in conjunction with construction; 5) Set forth the extent and nature of any
pile-driving operations; 6) Describe the length and number of any tiebacks which
must extend under the property of other persons; 7) Specify the nature and
extent of any dewatering and its effect on any adjacent buildings; 8) Describe
anticipated construction-related truck routes, number of truck trips, hours of
hauling and parking location; 9) Specify the nature and extent of any helicopter
hauling; 10) State whether any construction activity beyond normally permitted
hours is proposed; 11) Describe any proposed construction noise mitigation
measures; 12) Describe construction-period security measures including any
fencing, lighting, and security personnel; 13) Provide a drainage plan; 14)
Provide a construction-period parking plan which shall minimize use of public
streets for parking; 15) List a designated on-site construction manager; 16)
Provide a construction materials recycling plan which seeks to maximize the
reuse/recycling of construction waste; 17) Provide a plan regarding use of
recycled and low-environmental-impact materials in building construction; 18)
provide a construction period water runoff control plan.
24. 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.
25. The property owner shall insure any graffiti on the site is promptly removed
through compliance with the City's graffiti removal program.
26. 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
27. Ultra-low flow plumbing fixtures are required on all new development and
22
remodeling where plumbing is to be added. (Maximum 1.6 gallon toilets and 1.0
gallon urinals and low flow shower head.)
28. To mitigate solid waste impacts, prior to issuance of a Certificate of Occupancy,
project owner shall submit a recycling plan to the Department of Environmental
and Public Works Management for its approval. The recycling plan shall include
1) list of materials such as white paper, computer paper, metal cans, and glass to
be recycled; 2) location of recycling bins; 3) designated recycling coordinator; 4)
nature and extent of internal and external pick-up service; 5) pick-up schedule; 6)
plan to inform tenants/ occupants of service.
29. To mitigate storm water and surface runoff from the project site, an Urban Runoff
Mitigation Plan may be required by the Department of Environmental and Public
Works Management (EPWM) pursuant to Municipal Code Chapter 7.10.
Applicant shall contact EPWM to determine applicable requirements, which
include the following:
?
Non-stormwater runoff, sediment and construction waste from the
construction site and parking areas is prohibited from leaving the site;
?
An sediments or materials which are tracked off-site must be removed the
same day they are tracked off-site;
?
Excavated soil must be located on the site and soil piles should be
covered and otherwise protected so that sediments do not go into the
street or adjoining properties;
?
Washing of construction or other vehicles shall be allowed adjacent to a
construction site. No runoff from washing vehicles on a construction site
shall be allowed to leave the site;
?
Drainage controls may be required depending on the extent of grading
and topography of the site.
?
New development is required to reduce projected runoff pollution by at
least twenty percent through incorporation of design elements or
principles, such as increasing permeable surfaces, diverting or catching
runoff via swales, berms, and the like; orientation of drain gutters towards
permeable areas; modification of grades; use of retention structures and
other methods.
Construction Effects – Air Quality
30. Fugitive Dust Emission Reduction. Dust generated by the development activities
shall be kept to a minimum with a goal of retaining dust on the site as follows:
- 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 laving the site and to create a crust ater each day’s activities
cease. Provisions shall be made prior to ad during watering to prevent
23
runoff from leaving the site.
- 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 2 days shall be covered, kept moist or treated
with soil binders to prevent dust generation.
These requirements should be included on all grading plans.
31. Ozone Precursor Control Measures. Any construction equipment used on the
site must meet the following conditions in order to reduce NOx emissions:
- The engine size must be the minimum practical size;
- 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
pre-combustion 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
- Construction truck trips shall be scheduled, to the extent feasible, to occur
during non-peak hours.
These requirements shall be included on all grading plans.
Construction Effects – Noise
32. All diesel equipment shall be operated with closed engine doors and shall be
equipped with factory-recommended mufflers.
33. Electrical power shall be used to run air compressors and similar power tools.
34. Construction shall comply with the City of Santa Monica Noise Ordinance. All
construction activity which generates noise levels above those allowed by the
City of Santa Monica Noise Ordinance shall be limited to between the hours of
10:00 am and 3:00pm.
Construction Effects – Traffic, Parking and Circulation
35. Provide locations for construction worker parking and employee parking that will
minimize loss of existing street parking spaces.
24
36. Maintain pedestrian access to retail and commercial uses along Colorado
Avenue.
37. Access to the site must be by City designated truck routes that prohibit the use of
residential streets. Prepare a traffic control plan for streets surrounding the
project areas with specific information regarding any construction activities that
may disrupt area traffic flow.
38. Prohibit hauling if dirt, construction debris, and construction materials during the
morning and afternoon peak traffic periods.
Construction Effects – Cultural and Historic Resources
39. At the commencement of project construction, all workers associated with earth
disturbing procedures shall be given an orientation regarding the possibility of
exposing unexpected cultural remains by an archaeologist and directed as to
what steps are to be taken is such a find is encountered.
40. In the event that archaeological resources are unearthed during project
construction, all earth disturbing work within the vicinity of the find must be
temporarily suspended or redirected until an archaeologist has evaluated the
nature and significance of the find. After the find has been appropriately
mitigated, work in the area may resume.
If human remains are unearthed, State health and Safety Code Section 7050.5
requires that no further disturbance shall occur until the County Coroner has
made the necessary findings as to origin and disposition pursuant to Public
Resources Code Section 5097.98. If the remains are determined to be of Native
American descent, the coroner has 24 hours to notify the Native American
Heritage Commission (NAHC). The HAHC will then identify the person(s)
thought to be the Most Likely Descendent (MLD) of the deceased Native
American, who will then help determine what course of action should be taken in
dealing with the remains.
Construction Effects - Hazards
41. Consistent with the 1994 Federal Occupational Exposure to Asbestos Standards,
a Licensed Asbestos Inspector shall be retained to determine the presence of
asbestos and asbestos containing materials (ACM) within structures to be
demolished on the project site. If asbestos is discovered, a Licensed Asbestos
Abatement Contractor shall be retained to safely remove all asbestos and ACM’s
from the site.
Employment, Housing and Population
25
42. Displaced businesses shall be eligible to receive relocation assistance and/or
monetary compensation consistent with the Uniform Relocation Assistance and
real Property Acquisition Policies Act of 1970, as amended. The City of Santa
Monica Big Blue Bus shall be responsible for assisting any businesses and
employees displaced during construction of the proposed project in finding
temporary accommodations and shall compensate tenants for those
accommodations (such as hotel costs or relocation of business costs).
Miscellaneous Conditions
43. The building address shall be painted on the roof of the building and shall
measure four feet by eight feet (32 square feet).
44. The operation shall at all times be conducted in a manner not detrimental to
surrounding properties or residents by reason of lights, noise, activities, parking
or other actions.
45. If any archaeological remains are uncovered during excavation or construction,
work in the affected area shall be suspended and a recognized specialist shall be
contacted to conduct a survey of the affected area at project's owner's expense.
A determination shall then be made by the Director of Planning to determine the
significance of the survey findings and appropriate actions and requirements, if
any, to address such findings.
46. Street and/or alley lighting shall be provided on public rights-of-way adjacent to
the project if and as needed per the specifications and with the approval of the
Department of Environmental and Public Works Management.
47. Mechanical equipment shall not be located on the side of any building which is
adjacent to a residential building on the adjoining lot. Roof locations may be
used when the mechanical equipment is installed within a soundrated parapet
enclosure.
48. 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.
49. Final building plans submitted for approval of a building permit shall include on
the plans a list of all permanent mechanical equipment to be placed outdoors and
all permanent mechanical equipment to be placed indoors which may be heard
26
outdoors.
50. Prior to issuance of a Certificate of Occupancy Permit, the applicant shall post a
notice at the building entry stating that the site is regulated by a Conditional Use
Permit and the Statement of Official Action, which includes the establishment’s
conditions of approval, is available upon request. This notice shall remain posted
at all time the establishment is in operation.
Validity of Permits
51. In the event permittee violates or fails to comply with any conditions of approval
of this permit, no further permits, licenses, approvals or certificates of occupancy
shall be issued until such violation has been fully remedied.
52. Within ten days of Planning Division transmittal of the Statement of Official
Action, project applicant shall sign and return a copy of the Statement of Official
Action prepared by the Planning Division, agreeing to the Conditions of approval
and acknowledging that failure to comply with such conditions shall constitute
grounds for potential revocation of the permit approval. By signing same,
applicant shall not thereby waive any legal rights applicant may possess
regarding said conditions. The signed Statement shall be returned to the City
Planning Division. Failure to comply with this condition shall constitute grounds
for potential permit revocation.
53. This determination 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
the appeal. Any appeal must be made in the form required by the Zoning
Administrator. The approval of this permit 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 permit shall also expire if the building permit expires, if final inspection is not
completed or a Certificate of Occupancy is not issued within the time periods
specified in SMMC Section 8.08.060, or if the rights granted are not exercised
within one year following the earliest to occur of the following: issuance of a
Certificate of Occupancy or, if no certificate of Occupancy is required, the last
required final inspection for the new construction. One six month extension may
be permitted if approved by the Director of Planning. Applicant is on notice that
time extensions shall not be granted if development standards or the
development process relevant to the project have changed since project
approval. Additionally, the rights associated with this approval shall expire if the
establishment ceases operation for a period of one year or longer.
Monitoring of Conditions
27
54. 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 Fire Department, the Police
Department, the Community and Economic Development Department and the
Finance Department are aware of project requirements which must be satisfied
prior to issuance of a Building Permit, Certificate of Occupancy, or other permit,
and that other responsible agencies are also informed of conditions relating to
their responsibilities. Project owner shall demonstrate compliance with con-
ditions of approval in a written report submitted to the Planning Director and
Building Officer prior to issuance of a Building Permit or Certificate of Occupancy,
and, as applicable, provide periodic reports regarding compliance with such
conditions.
Special Conditions
55. Prior to the issuance of a building permit for the proposed project, a legal
instrument shall be prepared and filed with the County Recorder that combines
the seven parcels that comprise the project site into a single building site.
Prepared by: Suzanne Frick, Director
Amanda Schachter, Planning Manager
Paul Foley, Senior Planner
Planner, City Planning Division
Planning and Community Development Department
Attachments: A. Public Notice
B. January 19, 2005 Planning Commission staff report
C. Appellant statement
D. Planning Commission Statement of Official Action
E. Big Blue Bus Funding Sources and Uses of Funds
F. Project Plans
G. EIR and Addenda
28
ATTACHMENT A
PUBLIC NOTICE
29
NOTICE OF A PUBLIC HEARING
BEFORE THE SANTA MONICA CITY COUNCIL
SUBJECT: APPEAL 05-001
612 Colorado Avenue
APPLICANT Big Blue Bus
APPELANT: Craig D. Jones
PROPERTY OWNER: City of Santa Monica
A public hearing will be held by the City Council to consider the following request:
Appeal 04-005 of the Planning Commission’s Approval of Development Review Permit
04-008 and Conditional Use Permit 04-016 for the remaining Phases 2 through 4 of the
Big Blue Bus Facility Expansion Plan. The remaining phases include: (1) A 75,885
square foot, 3-story, 45’ administration building at 612 Colorado Avenue with 3 levels of
subterranean parking containing 353 parking spaces; (2) A 62,803 square foot, 2-story,
th
30’ vehicle maintenance building along 7 Street between Colorado Avenue and
Olympic Boulevard; (3) A 10,000 square foot, 2-story, 30’ OCC Access Center and
SWASHLOCK facility to provide daytime services to the City’s homeless population
located in the southwest portion of the campus adjacent to SAMOSHEL; and (4) A re-
paved and re-striped bus yard to accommodate parking for 234 buses (222 with
articulated buses).
DATE/TIME: TUESDAY, MARCH 22, 2005 AT 6:45 PM
LOCATION: City Council Chambers
Santa Monica City Hall, Second Floor
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: 05APP001
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 Paul Foley, Senior Planner at (310) 458-8341, or by e-mail at
paul.foley@smgov.net. The Zoning Ordinance is available at the Planning Counter
during business hours and on the City’s web site at www.santa-monica.org.
30
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.
ESPAÑOL
Esto es una noticia de una audiencia pública para revisar applicaciónes proponiendo
desarrollo en Santa Monica. Si deseas más información, favor de llamar a Carmen
Gutierrez en la División de Planificación al número (310) 458-8341.
APPROVED AS TO FORM:
___________________________
AMANDA SCHACHTER
Planning Manager
F:\CityPlanning\Share\COUNCIL\NOTICES\2005\05APP001BBB.doc
31
ATTACHMENT B
JANUARY 19, 2005 PLANNING COMMISSION STAFF REPORT
32
PCD:SF:AS:PF:f:\plan\share\pc\strpt\04\04dr008bbbp.doc
Planning Commission Meeting: January 19, 2005 Santa Monica, California
TO: The Honorable Planning Commission
FROM: Planning and Community Development Department Staff
SUBJECT: Development Review Permit 04-008
Conditional Use Permit 04-016
Address: 612 Colorado Avenue
Applicant: Santa Monica Big Blue Bus
Owner: City of Santa Monica, Big Blue Bus
INTRODUCTION
Action: Application for Development Review Permit 04-008 and Conditional Use Permit
04-016 for the completion of the remaining phases of the Big Blue Bus Facility
Expansion Master Plan. The proposal meets all applicable development standards.
Recommendation: Approval with Conditions.
Permit Streamlining Expiration Date: February 7, 2005
SITE LOCATION AND DESCRIPTION
th
The project site consists of an 8.5 acre site bounded by 5 Street to the west, Colorado
th
Avenue to the north, 7 Street to the east and Olympic Boulevard to the south. To the
north of the site are multi-family residential buildings and several low-rise commercial
thth
and office buildings on the south side of Colorado Avenue between 5 Street and 6
th
Street. Office buildings are located west of the project site across 5 Street. Light
industrial and commercial uses in the C3 and M1 districts, including auto repair and
service facilities and office space, surround the project site to the east and northeast.
The site is adjacent to the SAMOSHEL homeless shelter, Olympic Boulevard and the I-
10 freeway on the south.
Zoning District: C3 Downtown Commercial District
M1 Industrial Conservation District
Land Use District: General Commercial
Parcel area: Approximately 8.5 acres
PROJECT DESCRIPTION
The proposed project consists of the remaining Phases 2 through 4 of the Big Blue Bus
Facility Expansion Master Plan. The remaining phases include:
33
?
A 75,885 square foot, 3-story, 45’ administration building at 612 Colorado
Avenue with 3 levels of subterranean parking containing 353 parking spaces;
th
?
A 62,803 square foot, 2-story, 30’ vehicle maintenance building along 7 Street
between Colorado Avenue and Olympic Boulevard;
?
A 10,000 square foot, 2-story, 30’ OCC Access Center and SWASHLOCK facility
to provide daytime services to the City’s homeless population located in the
southwest portion of the campus adjacent to SAMOSHEL; and
?
A re-paved and re-striped bus yard to accommodate parking for 234 buses (222
with articulated buses).
.
SMMC Section 9.04.06.080 provides that City government uses are allowed by CUP in
all zoning districts. The Big Blue Bus, as a department of the City of Santa Monica, is
subject to this provision. Therefore, the individual phases of the Big Blue Bus facility
expansion require Conditional Use Permits.
MUNCIPAL CODE AND GENERAL PLAN CONFORMANCE
The proposed project is consistent with the Municipal Code and Land Use and
Circulation Element (LUCE) as shown in Attachment A.
CEQA ANALYSIS
An Environmental Impact Report (EIR) was prepared for the Big Blue Bus Facility
Expansion Master Plan and was certified by the City Council on February 27, 2001
along with a Statement of Overriding Considerations.
The Master Plan has been modified since that time. Upon further analysis by the project
architect, the seismic retrofit/remodeling/square footage addition to the existing
administration building called for in Phase 2 of the Master Plan was not practical nor
cost effective as compared to a new administration building. Therefore a larger
administration building is proposed at 612 Colorado Avenue. An Addendum to the EIR
was prepared for this project modification.
The Phase 2 modification also required re-location of the OPCC Access Center and
Daybreak Shelter from the originally proposed building at 612 Colorado Avenue. On
August 12, 2003, City Council approved the relocation of OPCC’s Daybreak Shelter
from 612 Colorado Avenue and the establishment of their new Safe Haven program at
1751-1753 Cloverfield Boulevard. An Addendum to the EIR was also prepared to
analyze the impacts of this relocation and was considered by the Council prior to
authorization of the purchase and rehabilitation of the Cloverfield site. The Council
further directed the retention of the Access Center program elsewhere on the Big Blue
Bus campus.
34
The location of the OPCC Access Center will occur in the southwest area of the Big
Blue Bus campus instead of within the 612 Colorado Avenue building as originally
proposed. The existing SWASHLOCK facility in this area will be demolished to make
room for the OPCC Access Center, which will also include a new SWASHLOCK facility.
A third Addendum to the EIR was prepared to analyze the impacts of the siting of this
facility.
The three addenda to the EIR were prepared in compliance with the provisions of
Section 15164 of the CEQA Guidelines to address the potential impacts of the proposed
project modifications. No additional significant impacts or substantial increases in
previously identified significant impacts have been identified in the Addenda the EIR. In
addition, the addenda did not identify any changes to identified mitigation measures or
project alternatives or any changes to the feasibility of any mitigation measures or
project alternatives. Therefore, none of the conditions calling for the preparation of a
subsequent EIR have resulted from these project modifications.
The Addenda prepared for the project provide additional information regarding the
potential environmental effects associated with the modifications to the project since the
EIR was certified. The Planning Commission should consider the EIR and Addenda
before acting on the proposed project; however, no formal action is required by the
Commission. The EIR and Addenda are included as Attachment G to this staff report.
HISTORIC RESOURCES INVENTORY STATUS
With the exception of the new bus wash/fueling facility, all buildings on the Big Blue Bus
campus will be demolished, including the building at 612 Colorado Avenue, the
th
administration building at 1660 7 Street and the existing bus maintenance building.
None of the buildings on-site are included in the City’s Historic Resources Inventory.
The EIR completed for the project concluded that there were no adverse impacts to
cultural or historic resources as a result of the proposed project. The modified Big Blue
Bus Facility Expansion Master Plan calls for the demolition of the administration building
instead of a remodel and seismic retrofit. The Big Blue Bus administration building at
th
1660 7 Street was constructed in 1982. As concluded in the Addenda to the EIR,
there are no significant impacts to historic resources resulting from the modified Master
Plan.
RENT CONTROL STATUS
The subject property is exempt from Rent Control.
FEES
The project is not subject to any special fees.
35
PUBLIC NOTIFICATION
Pursuant to Municipal Code Section 9.04.20.20.080 and in accordance with the posting
requirements set forth by the Zoning Administrator, prior to application filing the
applicant posted a sign on the property regarding the subject application. At least 8
weeks prior to the public hearing date, the applicant submitted a photograph to verify
the site posting and to demonstrate that the sign provides the following information:
Project case number, brief project description, name and telephone number of
applicant, site address, date, time and location of public hearing, and the City Planning
Division phone number. A copy of the site posting photograph is contained in
Attachment B. It is the applicant's responsibility to update the hearing date if it is
changed after posting.
In addition, pursuant to Municipal Code Section 9.04.20.22.050, notice of the public
hearing was mailed to all owners and residential and commercial tenants of property
located within a 500 foot radius of the project and published in the “California” Section of
The Los Angeles Times at least ten consecutive calendar days prior to the hearing. A
copy of the notice is contained in Attachment C.
On November 8, 2004, the applicant was notified by phone and in writing of the subject
hearing date.
During the week of October 25, 2004, the director of the Big Blue Bus conducted a
series of 5 public outreach meetings that covered a variety of topics. An overview of the
proposed project was presented along with a model of the project.
ANALYSIS
Background
BIG BLUE BUS FACILITY EXPANSION MASTER PLAN
The Master Plan, as originally proposed, was intended to accomplish five objectives:
1. Provide a LNG/CNG fueling facility for new LNG buses and CNG service
vehicles;
2. Upgrade the existing transportation administration building, which was
constructed in 1984 and damaged in the Northridge earthquake, to meet City
earthquake codes;
3. Provide an improved physical connection between administration, maintenance,
and operations work spaces to generate a greater Big Blue Bus team
environment;
36
4. Provide additional work space, maintenance repair facilities, and parking to
accommodate expansion of the bus fleet; and
5. Provide municipal parking opportunities to alleviate congestion in the City’s
downtown core.
To achieve these objectives, the Master Plan was planned in five phases:
Phase 1: the construction of a new 14,593 square foot fueling/service/inspection and
bus wash facility;
Phase 2: Remodel of the existing Big Blue Bus administration building and addition of
approximately 14,300 square-feet of space to the second floor;
Phase 3: Removal of existing structures and construction of a new two-story, 42,000
th
square foot energy-efficient maintenance building along 7 Street and construction of
an approximately 46,500 square-foot building at 612 Colorado Avenue for the training
centers for Big Blue Bus drivers and mechanics, a transit store, fitness room, Ocean
Park Community Center (OPCC) Daybreak Shelter and Access Center;
Phase 4: Demolition of the existing maintenance building and final repaving and
striping of the bus yard to accommodate approximately 234 buses, including electric
bus parking and charging stations and articulated buses; and
Phase 5: Construction of a 5-level, 650 space municipal parking structure on the site
th
bounded by Colorado Avenue, Lincoln Boulevard, Taft Way and 7 Street.
The Big Blue Bus Facility Expansion Master Plan was reviewed by the Planning
Commission on December 13, 2000 and approved by the City Council on February 27,
2001. In approving the Master Plan, the Council deleted Phase 5. A detailed description
of the Original Master Plan is contained in Attachment D.
The Master Plan has been modified twice since Council adoption. On September 11,
2001, Council awarded a design contract to Hellmuth, Obata + Kassabaum, Inc. (HOK)
for the design of Phases 2 through 4 of the BBB Facility Expansion Master Plan project.
With regard to re-use/remodel/seismic retrofit of the existing administration building at
th
1660 7 Street called for in Phase 2, HOK determined that remodeling the
administration building would make it impossible to expand the maintenance facility and
bus parking area as required based upon the updated space needs. The shape, size
and location of the existing facility, built in 1982, does not readily lend itself to current
and future Big Blue Bus program needs or effectively link the BBB to the downtown. The
initial capital cost of remodeling and upgrading the existing administration facility versus
constructing a new building was analyzed and found to be virtually the same. The cost
over time of a new facility is lower than that for a remodeled and expanded
administration building. The new administration building is proposed at 612 Colorado
Avenue. An Addendum to the EIR was prepared for this project modification.
37
The Phase 2 modification also required re-location of the OPCC Access Center and
Daybreak Shelter from the proposed new building at 612 Colorado Avenue. This
property was purchased in 1985 with dedicated public transit funding and leased to
OPCC and other tenants on a temporary basis until the site was needed for transit
purposes. On August 12, 2003, City Council approved the relocation of OPCC’s
Daybreak Shelter from 612 Colorado Avenue and the establishment of their new Safe
Haven program at 1751-1753 Cloverfield Boulevard. An Addendum to the EIR was also
prepared to analyze the impacts of this relocation and was considered by the City
Council prior to authorization of the purchase of the Cloverfield Boulevard site and the
rehabilitation of the facility. The Council further directed the retention of the Access
Center program elsewhere on the Big Blue Bus campus.
MODIFIED BIG BLUE BUS FACILITY EXPANSION MASTER PLAN – 2004
On April 27, 2004, City Council gave conceptual approval to revisions to the Big Blue
Bus Facility Expansion Master Plan, including the previous modifications. The revised
plan calls for the demolition of the existing administration building and provides for
construction of a new administration building with underground employee and visitor
parking at 612 Colorado Avenue which is linked to the new maintenance facility along
th
7 Street between Colorado Avenue and Olympic Boulevard proposed in Phase 3. On-
site bus parking proposed in Phase 4 will increase from 211 to a total of approximately
234 buses. Finally, the retention of the OPCC Access Center will occur in the southwest
area of the Big Blue Bus campus instead of within the 612 Colorado Avenue building as
originally proposed. This area currently houses SAMOSHEL, a 110-bed homeless
shelter, and SWASHLOCK which contains shower facilities, lockers, laundry facilities
and a counseling center for the homeless, both operated by the Salvation Army. The
existing SWASHLOCK facility will be demolished to make room for the OPCC Access
Center, which will also include a new SWASHLOCK facility. (Attachment D– City
Council staff report). A third Addendum to the EIR was prepared to analyze the impacts
of the siting of this facility.
Project Phases
Phase 1: Refurbish Administration Building, Demolition of 612 Colorado Avenue and
Construction of OPCC Access Center/SWASHLOCK Facility
The first phase of work will include the refurbishing of the existing administration
building in order to relocate existing Big Blue Bus personnel from 612 Colorado Avenue
in preparation for building demolition. In addition, the OPCC Access
Center/SWASHLOCK building will be constructed during this phase.
The Council conceptually approved the option of incorporating the Access Center and
SWASHLOCK in a two-story, 10,000 square foot modular or pre-fabricated facility.
OPCC will operate the new Access Center and incorporate the SWASHLOCK functions
into the new facility. The Access Center offers daytime services to the City’s homeless
38
population. The first floor includes a waiting area, case management offices, prep
kitchen, showers, lockers and storage. The second floor contains staff offices and
offices for employment assistance, benefits advocacy, mental health services, family
services, children’s play room, and a safe haven room. The new facility provides space
for Access Center functions with minimal disruption to existing social service programs
and Big Blue Bus operations.
Commercial loading functions will be accommodated adjacent to the site on Olympic
Boulevard. Parking will be available for staff and clients of the new Access Center social
services facility in the new underground parking garage to be built under the
th
administration building on Colorado Avenue. 7 Street will provide the most direct route
to the Access Center with a widened 10’ sidewalk, adjacent to a 15’ landscaped
th
bioswale. The bus stop is also located at 7 Street and Colorado Avenue, leading
thth
clients to walk down 7 Street to Olympic Boulevard. Should a client approach from 5
Street; there is an existing eight-foot sidewalk. Crossing zones will be indicated around
th
the new fueling area on the corner of 5 Street and Olympic Boulevard.
Excavation and construction of the new administration is also expected to commence
during this phase of work.
Phase 2: Administration Building.
The new administration building at 612 Colorado Avenue is scheduled for completion
during the second phase of the project. The building is 75,885 square feet, 3-stories,
45’ in height with 3 levels of subterranean parking for 361 vehicles. The subterranean
th
parking levels are accessed from 7 Street. The total square footage for the building,
thth
which stretches from 6 Street to 7 Street, is 75,885 square feet.
The first floor will contain 39,158 square feet. The customer service center and
th
customer relations area are located at the building’s corner at 6 Street and Colorado
Avenue to enhance the pedestrian orientation of the building. The remainder of the first
floor will house the administrative offices of the Big Blue Bus, employee locker rooms,
lunch room and break areas, conference rooms and mechanical rooms.
The second floor of the proposed building will contain 18,165 square feet. The second
floor will provide space for the technical and finance functions of the Big Blue Bus as
well as additional offices, conference rooms, mechanical rooms and training rooms. An
th
outdoor terrace at the corner of Colorado Avenue and the 7 Street and an expansive
th
roof deck with planted material along 7 Street are also accessed from the second floor.
Approximately 1,414 square feet is currently un-assigned.
The proposed third floor will contain 18,562 square feet. The executive offices are
proposed on the third floor along with offices for transit security, a library, a large
conference room and additional mechanical rooms. Approximately 7,078 square feet
remain un-assigned. The third floor accesses a walkway bridge near the building’s
39
th
corner at Colorado Avenue and 7 Street that connects to an exit stairway to the lower
floors.
Phase 3: Maintenance Building
The new maintenance building is 2-stories, 30’ in height and will contain a total of
th
62,803 square feet. The building, which is oriented along the 7 Street frontage,
connects with the administration building to the north.
The proposed building has a small 2,452 square foot below grade work area within the
bus maintenance bays on the first level. The first floor contains 56,768 square feet that
is entirely devoted to the maintenance of the Big Blue Buses, including work bays, work
rooms, parts storage, tire shop, offices and training room. A small 3,583 square foot
second level is also proposed to provide additional parts storage and mechanical
rooms.
This phase of work also includes the construction of an electrical vehicle canopy /
service and storage area within the southern section of the bus parking area.
Phase 4: Paving, Striping and Landscaping
The final phase of the project involves the demolition of the old bus maintenance
building and landscaping, paving and striping of the bus yard.
Adequate on-site parking for buses will be provided during all phases of work through
the reconfiguration of the parking layout prior to the initiation of each phase.
Project Design
The project massing and design concept is a good response to the urban context. The
placement of the administration building which contains Big Blue Bus public functions
th
and counter is appropriate. The maintenance building location on 7 Street is similarly
th
well placed as that block of 7 Street has a rather industrial character. Between these
buildings is a two story connector building with roof garden. Behind and connected to
the Administration building is the café building, an elliptical building that serves as a
focal point to the landscaped courtyard to the south of the Administration Building.
The project design was presented to City Council in November 2003 and April 2004. In
those preliminary meetings, Council expressed some concern that the project lacked
sufficient pedestrian orientation, and appeared as a generic corporate office building.
In response to those concerns, the Architect worked together with the project team at
Big Blue Bus, staff and the City Engineer’s office, as well as the City’s Urban Designer
to revise the project design to address these issues. As a result of a series of meetings,
a number of design issues were addressed including:
40
1) Scale and appropriateness to the neighborhood;
th
2) Pedestrian experience along Colorado Avenue and 7 Street;
3) Articulation of the elevations;
th
4) Mitigation of effect of drive-through bays on 7 Street;
th
5) Architectural design at Colorado Avenue and 7 Street; and
6) Access to the social services facility.
While the overall project is substantial in size, it appears well-scaled to the site and acts
to mediate between the one-story to five-story buildings to the north. In addition, the
articulation of building forms employed, as well as the variety of façade treatments
break down the mass and perceived scale, while providing substantial pedestrian
orientation. The Administration building is composed of a variety of forms: a main entry
lobby atrium mid block separate the building into two main forms with two very different
th
window wall treatments; a customer service entry is located at the west end (6 Street)
at the base of a cylindrical form; the elliptical form of the café building is visible from
Colorado and is a glass enclosed building flanked by two solid building forms. The
window wall for each form is distinctly different, yet key elements weave through for a
well integrated design.
The mass of the maintenance building is broken by a folded roof plane and a changing
pattern of glazed openings. The building design is similar in its design language and
th
height to the proposed Postal Annex Building across 7 Street
The pedestrian amenities include a deep 10’ wide landscaped zone along Colorado
Avenue, a dynamic pedestrian scaled “garden” along the public sidewalk. The grade
here has been substantially modified from previous design to provide a more gradual
slope, creating an open view to the ground floor storefront glazing. The landscaping
th
continues around the corner on 6 Street and includes Canary Island Date Palm and
th
Tipu trees which reflect proposed improvements along 6 Street. There is a 15’ wide
th
“bioswale” landscaped area along 7 Street, featuring existing and in-filled trees,
indigenous plantings, and a dry rocky creek bed, which filters storm water runoff.
The pedestrian orientation of the project has also been enhanced by adding a customer
th
service entry on the corner of Colorado Avenue and 6 Street, which is a transparent,
curved and inviting form, as well as the linear canopy detail which wraps around the
corner at Colorado Avenue and 6th Street, employing signage and colors of the Big
th
Blue Bus. In addition, at the corner of 7 Street and Colorado, elliptical openings have
been added to create interaction with the open court beyond, reduce the perceived
building mass, and create a dynamic composition on this very visible corner.
th
The drive-through bays are limited to three on 7 Street, and the doors have been
modified to minimize the garage-door appearance. The project applicant also added
more window openings, and extensive drought-tolerant landscaping in the bioswale
thth
along 7 Street. Public art has also been incorporated into the building’s wall along 7
Street.
41
th
In addition, landscaping on 7 Street and Olympic Boulevard, and additional pedestrian
th
amenities at the corner of 5 Street and Olympic Boulevard, help to provide pedestrian
friendly and safe access to the social services available at the OPCC Access Center/
SWASHLOCK and SAMOSHEL.
OPCC Access Center/SWASHLOCK Facility
The Council conceptually approved the option of incorporating the Access Center and
SWASHLOCK in a two-story, 10,000 square foot modular or pre-fabricated facility.
Construction time, schedule and budget impacts are reduced for the agencies and the
Big Blue Bus by the use of modular or pre-fabricated construction. The construction of
the OPCC Access Center and SWASHLOCK would occur during the first stage of the
facility expansion project, eliminating the need for OPCC relocation from 612 Colorado
during construction. Suitable on-site facilities will be made available for the
SWASHLOCK function during construction of the new Access Center building.
Public Art
The public art proposed for the project was presented before a joint meeting of the
Public Arts Committee and Arts Commission on December 13, 2004. Both bodies were
enthusiastic about the fact that the artist was included so early in the process, working
directly with the architect. The art pieces are largely integral with the architecture
th
including the cobalt blue glass (“after-image”) at the corner of 6 Street and Colorado
Avenue, the resin light inserts (“dripping light”) in the stairwell, the “engines in the sky”
skylights in the lunchroom, the elliptical openings in the terrace walls, the green roof
adjacent to the terrace and the reflector wave wash and “Big Blue Bubbles” within the
th
wall of the maintenance building along 7 Street. The reflector wave wash and Big Blue
Bubbles are integrated art pieces that use road reflectors in organic patterns to reflect
the bioswale and periodic elliptical windows, which provide glimpses of the work taking
place within the maintenance building. The project artist will also be fabricating a piece
for the lobby called “collection/distribution” which is a slow kinetic display of artistically
created ‘Japanese floats’ suspended within a filament net.
These pieces will be funded and maintained by the Big Blue Bus. It is anticipated that
the costs of the public art will be approximately 1% of the project cost.
Sustainability/LEED certification
The project team continues its evaluation of an integrated sustainable design. Many
features have been identified to produce a silver LEED rating. These include:
?
Central plant system and photovoltaic system for increased energy efficiency;
?
Under floor air distribution, reducing energy costs and enhancing occupant
health;
?
Use of recycled and recyclable materials;
?
Use of daylighting, reducing energy costs and increasing occupant satisfaction;
?
Permeable concrete and bioswale reducing urban runoff and bay pollution; and
42
?
Alternative fuel facility, reduced emission buses.
Additionally, a multidisciplinary team is collaborating to develop strategies to minimize
the use of resources, reduce any harmful effects on the environment and create a
healthy indoor environment. Life-cycle analysis and a “whole building” approach will
reduce the impact of construction and lower the operating costs of the new building.
Parking and Circulation
There are 8 surface parking spaces located adjacent to the administration building
within the bus yard, 3 of which are electric vehicle recharge stations. These spaces are
th
accessed from the 6 Street entrance to the bus yard. There are also 7 loading spaces
provided in this area, which service the administration and maintenance buildings.
Visitor and employee parking is provided within 3 levels of subterranean parking
beneath the administration building at 612 Colorado Avenue. There are a total of 353
th
spaces accessed from 7 Street via a 31’ wide entrance and exit. Public parking will be
available on the first level while staff parking will occupy the lower 2 levels.
Vanpool/carpool and bicycle parking spaces are provided within the subterranean
parking garage in compliance with Code.
Landscaping
A 10 foot wide landscaped zone is provided along Colorado Avenue which creates a
“pedestrian garden” along the public sidewalk. The landscaping continues around the
th
corner on 6 Street and includes Canary Island Date Palm and Tipu trees which reflect
th
proposed improvements along 6 Street. There is a 15-foot wide “bioswale”
th
landscaped area along 7 Street, featuring existing and in-filled trees, indigenous
plantings, and a dry rocky creek bed, which filters storm water runoff. The amount of
landscaping along the streetfronts is in excess of that required by Code.
Due to the unique vehicle circulation requirements of the Big Blue Bus vehicles, a
minimum amount of landscaping is provided within the paved bus yard. By Code, 10%
of paved area utilized for vehicle parking should include landscaping. However,
pursuant to SMMC Section 9.04.10.04.070 (a) the Architectural Review Board may
modify the requirements for the landscaping of paved parking areas utilized by buses
and oversized fleet vehicles. Condition of Approval #11 satisfies this requirement.
General Plan and Zoning Consistency
The proposed project is consistent with Circulation Element Policy 4.5.5 which requires
that the City “continue to support its local bus system to provide intra-City Service, inter-
City service to major employment centers, and connection to regional transportation
transfer points”. Phases 2 through 4 of the Big Blue Bus Facility Expansion Master Plan
will provide an improved facility in support of the Big Blue Bus operations.
43
The buildings and related improvements associated with Phases 2 through 4 of the
Master Plan are also consistent with the Zoning Ordinance as shown in Attachment A.
As noted above however, pursuant to SMMC Section 9.04.10.04.070 (a) the
landscaping proposed for the paved parking areas is subject to modification by the
Architectural Review Board.
Development Review Permit 04-008
A Development Review Permit is required for any new development over 7,500 square
feet in the C3 and M1 zoning districts under the provisions of Ordinance No. 2102
(CCS) and Ordinance No. 2124 (CCS).
The project proposes almost 150,000 square feet of new buildings on a very large, 8.5
acre parcel. Although substantial in size, the project is in proportion to its large site. The
2-3 story building heights relate well to the one-story to five-story buildings to the north.
The buildings’ articulation and variety of façade treatments reduce the perceived mass
and scale. Landscaping has been incorporated in the project to enhance the pedestrian
environment.
The large project site spans 2 separate zoning districts. The design of the project, which
connects the administration building to the vehicle maintenance and repair facility, is
intended to better integrate the functions of the Big Blue Bus operations which are
currently located within 2 detached buildings. To ensure compatibility with surrounding
properties, the customer service and administrative uses within the buildings are located
along Colorado Avenue within the C3 Downtown Commercial district portion of the site
while the maintenance and repair functions are located within the M1 Industrial
Conservation district portion. The two buildings are planned in an L- shaped
th
configuration which reinforces the streetfronts along Colorado Avenue and 7 Street
and screens the bus yard from public view.
Conditional Use Permit 04-016
A Conditional Use Permit application has been filed for the proposed project in
accordance with Santa Monica Municipal Code (SMMC) Section 9.04.06.080, which
allows City government uses in any zoning district of the city subject to the approval of a
Conditional Use Permit.
44
The proposed project, Phases 2 through 4 of the Big Blue Bus Master Plan, is
consistent with the goals, objectives, and policies of the General Plan, specifically Policy
4.5.5 of the Circulation Element, which requires that the City “continue to support its
local bus system to provide intra-City Service, inter-City service to major employment
centers, and connection to regional transportation transfer points”. Phases 2 through 4
of the Master Plan will provide an improved facility for Big Blue Bus operations.
As noted above, the proposed project has been planned so as to not impair the integrity
and character of the district and the general vicinity by locating the administrative and
customer oriented functions of the Big Blue Bus in the C3 Downtown Commercial
district portion of the campus and the vehicle maintenance and repair functions of the
Big Blue Bus operations in the M1 Industrial Conservation district portion of the site.
Finally, the proposed project provides support for the new LNG buses and CNG service
vehicles of the Big Blue Bus to meet the City’s clean air objectives.
Neighborhood Compatibility
The existing land uses around the proposed project site are a mixture of commercial,
light industrial, office, and residential uses. These uses include multi-family residential
buildings, several low-rise commercial and office buildings, an empty lot which is being
developed as a single-room-occupancy (SRO) project, and small shops and cafés.
The Santa Monica Freeway (I-10) runs east-west to the south of the proposed project
site. Across the freeway from the site is Santa Monica High School. There are existing
nearby residential uses at 520 Colorado Avenue and the temporary Santa Monica
Shelter (SAMOSHEL) at 505 Olympic Boulevard. A 44 unit SRO is located at 502
Colorado Avenue.
The project has been specifically designed to help ensure neighborhood compatibility by
locating the customer service and administrative functions along Colorado Avenue and
nearest the surrounding residential and commercial uses. Likewise, the vehicle
maintenance and repair functions of the Big Blue Bus are located on the portion of the
site farthest away from the nearest residential and commercial uses. Finally, the
administration and maintenance and repair buildings are connected in an L- shaped
configuration which screens the bus yard from public view.
Neither the EIR nor the three Addenda to the EIR identified any significant adverse
impacts on adjacent land uses resulting from the operational aspects of the Big Blue
Bus expanded facility.
Conclusion
As noted earlier, the Big Blue Bus Facility Expansion Master Plan has four objectives:
?
Provide a LNG/CNG fueling facility for new LNG buses and CNG service
vehicles;
45
?
Upgrade the existing transportation administration building, which was
constructed in 1984 and damaged in the Northridge earthquake, to meet City
earthquake codes;
?
Provide an improved physical connection between administration,
maintenance, and operations work spaces to generate a greater Big Blue Bus
team environment; and
?
Provide additional work space, maintenance repair facilities, and parking to
accommodate expansion of the bus fleet.
Phase 1 of the Master Plan accomplished the first and fourth objectives with the
construction of an improved fueling, bus wash, service and inspection facility with 2 new
CNG and LNG fueling stations available to the Big Blue Bus fleet and service vehicles
and other City departments. This facility will enable the Big Blue Bus to meet the City’s
clean air objectives by providing LNG buses and CNG fleet vehicles.
Phases 2 through 4 of the Master Plan accomplish the remaining objectives within new
state-of-the-art, sustainable facilities that feature innovative design and landscaping
characteristics and extensive public art. In addition, the Master Plan provides a new
home for the OPCC Access Center and SWASHLOCk facility adjacent to the
SAMOSHEL homeless shelter.
RECOMMENDATION
It is recommended that the Planning Commission approve the Development Review
Permit and Conditional Use Permit for Phases 2 through 4 of the Big Blue Bus Facility
Expansion Master Plan, based upon the following findings and conditions of approval.
DEVELOPMENT REVIEW FINDINGS
7. The physical location, size, massing, and placement of proposed structures on
the site and the location of proposed uses within the project are compatible with
and relate harmoniously to surrounding sites and neighborhoods, in that the
approximately 150,000 square foot project appears well-scaled to its 8.5 acre site
and the 2 to 3 story building heights mediate between the one-story to five-story
buildings to the north. The articulation of buildings and the varying façade
treatments break down the mass and perceived scale, while providing substantial
pedestrian orientation. The project has been specifically designed to help ensure
neighborhood compatibility by locating the customer service and administrative
functions of the Big Blue Bus along Colorado Avenue, nearest the surrounding
residential and commercial uses. The vehicle maintenance and repair functions
are located on the portion of the site farthest away from the nearest residential
and commercial uses. Finally, the administration and maintenance and repair
buildings are connected in an L-shaped configuration which screens the bus yard
from public view.
46
8. The rights-of-way can accommodate autos and pedestrians, including parking
and access, in that pedestrian and vehicle access will be provided by Colorado
ththth
Avenue, 5 Street, 6 Street, 7 Street, and Olympic Boulevard. In addition, the
Environmental Impact Report and three Addenda prepared for the project did not
identify any significant impacts associated with pedestrian or vehicle access.
9. The health and safety services (police, fire, etc.) and public infrastructure (e.g.
utilities) are sufficient to accommodate the new development, in that the
Environmental Impact Report and three Addenda prepared for the project did not
identify any significant impacts associated with health and safety services or
public infrastructure.
10. Any on-site provision of housing or parks and public open space, which are part
of the required project mitigation measures required in Part 9.04.10.12 (Project
Mitigation Measures) of the City of Santa Monica Comprehensive Land Use and
Zoning Ordinance, satisfactorily meet the goals of the mitigation program, in that
the proposed project is not subject to the provisions of SMMC Part 9.04.10.12.
11. The project is generally consistent with the Municipal Code and General Plan, in
that the Circulation Element of the General Plan, specifically Policy 4.5.5,
requires that the City “continue to support its local bus system to provide intra-
City Service, inter-City service to major employment centers, and connection to
regional transportation transfer points”. Phases 2 through 4 of the Big Blue Bus
Facility Expansion Master Plan will provide an improved facility in support of the
Big Blue Bus operations.
12. Reasonable mitigation measures have been included for all adverse impacts
identified in the Initial Study or Environmental Impact Report, in that all mitigation
measures identified in the Environmental Impact Report prepared for the project
have been included as conditions of approval.
CONDITIONAL USE PERMIT FINDINGS:
13. The proposed use is one conditionally permitted within the subject district and
complies with all of the applicable provisions of the "City of Santa Monica
Comprehensive Land Use and Zoning Ordinance", in that, pursuant to Santa
Monica Municipal Code (SMMC) Section 9.04.06.080, City government uses
may be permitted in any district subject to the approval of a conditional use
permit. Phases 2 through 4 of the Big Blue Bus Facility Expansion Master Plan
are considered a city government use as a municipally owned transportation
company.
47
14. The proposed use would not impair the integrity and character of the district in
which it is to be established or located, in that the administrative and customer
oriented functions of the Big Blue Bus will be located in the C3 Downtown
Commercial district portion of the campus and the vehicle maintenance and
repair functions of the Big Blue Bus operations will be located in the M1
Industrial Conservation district portion of the site.
15. The subject parcel is physically suitable for the type of land use being proposed,
in that the proposed site is a relatively flat, 8.5 acre site which provides excellent
ththth
vehicle and pedestrian access from Colorado Avenue, 5 Street, 6 Street, 7
Street and Olympic Boulevard.
16. The proposed use is compatible with the land uses presently on the subject
parcel if the present land uses are to remain, in that the proposed project
constitutes the remaining Phases 2 through 4 of the Big Blue Bus Facility
Expansion Master Plan which will guide the redevelopment and improvement of
the entire Big Blue Bus transportation yard.
17. The proposed use would be compatible with existing and permissible land uses
within the district and the general area in which the proposed use is to be
located in that the proposed project constitutes Phases 2 through 4 of the Big
Blue Bus Facility Expansion Master Plan, which will provide for an improved
facility within its existing location. In addition, the new facility will enable the Big
Blue Bus to provide cleaner burning CNG and LNG vehicles which will improve
the air quality in the vicinity of the existing facility. Finally, the proposed project
is well scaled to the site and has been designed with extensive pedestrian
orientation.
18. There are adequate provisions for water, sanitation, and public utilities and
services to ensure that the proposed use would not be detrimental to public
health and safety, in that the site is located in an urbanized area adequately
served by existing infrastructure.
19. Public access to the proposed use will be adequate, in that the site will be
ththth
adequately served from 5 Street, 6 Street, Colorado Avenue, 7 Street and
Olympic Boulevard.
20. The physical location or placement of the use on the site is compatible with and
relates harmoniously to the surrounding neighborhood, in that while the overall
project is substantial in size, it appears well-scaled to the site and acts to
mediate between the one-story to five-story buildings to the north. In addition,
the articulation of building forms employed, as well as the variety of façade
treatments break down the mass and perceived scale, while providing
substantial pedestrian orientation.
48
21. The proposed use is consistent with the goals, objectives, and policies of the
General Plan, in that the Circulation Element of the General Plan, specifically
Policy 4.5.5, requires that the City “continue to support its local bus system to
provide intra-City Service, inter-City service to major employment centers, and
connection to regional transportation transfer points”. Phases 2 through 4 of the
Master Plan will provide an improved facility for Big Blue Bus operations.
22. The proposed use would not be detrimental to the public interest, health, safety,
convenience, or general welfare, in that the proposed project, which constitutes
Phases 2 through 4 of the Big Blue Bus Facility Expansion Master Plan, is
consistent with the Zoning Ordinance and the Land Use Element of the General
Plan, and will provide an improved facility in support of Big Blue Bus operations.
In addition, the proposed project provides support for the new LNG buses and
CNG service vehicles of the Big Blue Bus to meet the City’s clean air objectives.
23. The proposed use conforms precisely to the applicable performance standards
contained in Subchapter 9.04.12 of the City of Santa Monica Comprehensive
Land Use and Zoning Ordinance, in that a performance standards permit is not
required.
24. The proposed use will not result in an over-concentration of such uses in the
immediate vicinity, in that no other transportation facilities are operating in the
area.
CONDITIONS OF APPROVAL
Plans
30. This approval is for those plans dated December 15, 2004, 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.
31. The Plans shall comply with all other provisions of Chapter 1, Article IX of the
Municipal Code, (Zoning Ordinance) and all other pertinent ordinances and
General Plan policies of the City of Santa Monica.
32. Final parking lot layout and specifications shall be subject to the review and
approval of the Transportation Management Division.
33. Minor amendments to the plans shall be subject to approval by the Director of
Planning. A significant change in the approved concept shall be subject to
49
Planning Commission Review. Construction shall be in conformance with the
plans submitted or as modified by the Planning Commission, Architectural
Review Board or Director of Planning.
Architectural Review Board
34. 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.
35. 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.
36. Construction period signage shall be subject to the approval of the Architectural
Review Board.
37. Plans for final design, landscaping, screening, trash enclosures, and signage
shall be subject to review and approval by the Architectural Review Board.
38. 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.
39. As appropriate, the Architectural Review Board shall require the use of anti-
graffiti materials on surfaces likely to attract graffiti.
40. Landscaping plans shall comply with Part 9.04.10.04 (Landscaping Standards) of
the Zoning Ordinance including use of water-conserving landscaping materials,
landscape maintenance and other standards contained in the Subchapter. The
Architectural Review Board shall review the landscaping plans and consider a
50
modification to the required landscaping within the paved bus yard.
41. Refuse areas, storage areas and mechanical equipment shall screened in
accordance with SMMC Section 9.04.10.02.130-9.04.10.02.150. 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 areas and equipment. Any rooftop mechanical equipment shall
be minimized in height and area, and shall be located in such a way as to
minimize noise and visual impacts to surrounding properties. Unless otherwise
approved by the Architectural Review Board, rooftop mechanical equipment shall
be located at least five feet from the edge of the roof. Except for solar hot water
heaters, no residential water heaters shall be located on the roof.
Demolition
42. Until such time as the demolition is undertaken, and unless the structure is
currently in use, the existing structure shall be maintained and secured by
boarding up all openings, erecting a security fence, and removing all debris,
bushes and planting that inhibit the easy surveillance of the property to the
satisfaction of the Building and Safety Officer and the Fire Department. Any
landscaping material remaining shall be watered and maintained until demolition
occurs.
43. 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 and the City’s Tree Code (SMMC Section 7.40).
No street trees shall be removed without the approval of the Open Space
Management Division.
44. Immediately after demolition (and during construction), a security fence, the
height of which shall be the maximum permitted by the Zoning Ordinance, shall
be maintained around the perimeter of the lot. The lot shall be kept clear of all
trash, weeds, etc.
45. Prior to issuance of a demolition permit, applicant shall prepare for Building
51
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.
46. No demolition of buildings or structures 40 years of age 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.
47. Prior to issuance of any demolition permits, a demolition materials recycling plan
shall be filed for approval by the Department of Environmental and Public Works
Management which seeks to maximize the reuse/recycling of existing building
materials.
48. The applicant shall submit a report from an industrial hygienist to be reviewed
and approved as to content and form by the Environmental and Public Works
Management/Environmental Programs Division. The report shall consist of a
hazardous materials survey for the structure proposed for demolition. The report
shall include a section on asbestos and in accordance with the South Coast
AQMD Rule 1403, the asbestos survey shall be performed by a state Certified
Asbestos Consultant (CAC). The report shall include a section on lead, which
shall be performed by a state Certified Lead Inspector/Assessor. Additional
hazardous materials to be considered by the industrial hygienist shall include:
mercury (in thermostats, switches, fluorescent light); polychlorinated biphenyls
(PCBs) (including light Ballast), and fuels, pesticides, and batteries.
Construction
49. 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.
50. Sidewalks, curbs, gutters, paving and driveways which need replacing or removal
as a result of the project as determined by the Department of Environmental and
Public Works Management shall be reconstructed to the satisfaction of the
Department of Environmental and Public Works Management. Approval for this
work shall be obtained from the Department of Environmental and Public Works
52
management prior to issuance of the building permits.
51. 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.
52. A construction period mitigation plan shall be prepared by the applicant for
approval by the Department of Environmental and Public Works Management
prior to issuance of a building permit. The approved mitigation plan shall be
posted on the construction site for the duration of the project construction and
shall be produced upon request. As applicable, this plan shall 1) Specify the
names, addresses, telephone numbers and business license numbers of all
contractors and subcontractors as well as the developer and architect; 2)
Describe how demolition of any existing structures is to be accomplished; 3)
Indicate where any cranes are to be located for erection/construction; 4)
Describe how much of the public street, alleyway, or sidewalk is proposed to be
used in conjunction with construction; 5) Set forth the extent and nature of any
pile-driving operations; 6) Describe the length and number of any tiebacks which
must extend under the property of other persons; 7) Specify the nature and
extent of any dewatering and its effect on any adjacent buildings; 8) Describe
anticipated construction-related truck routes, number of truck trips, hours of
hauling and parking location; 9) Specify the nature and extent of any helicopter
hauling; 10) State whether any construction activity beyond normally permitted
hours is proposed; 11) Describe any proposed construction noise mitigation
measures; 12) Describe construction-period security measures including any
fencing, lighting, and security personnel; 13) Provide a drainage plan; 14)
Provide a construction-period parking plan which shall minimize use of public
streets for parking; 15) List a designated on-site construction manager; 16)
Provide a construction materials recycling plan which seeks to maximize the
reuse/recycling of construction waste; 17) Provide a plan regarding use of
recycled and low-environmental-impact materials in building construction; 18)
provide a construction period water runoff control plan.
53. 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.
53
54. The property owner shall insure any graffiti on the site is promptly removed
through compliance with the City's graffiti removal program.
55. 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
56. Ultra-low flow plumbing fixtures are required on all new development and
remodeling where plumbing is to be added. (Maximum 1.6 gallon toilets and 1.0
gallon urinals and low flow shower head.)
57. To mitigate solid waste impacts, prior to issuance of a Certificate of Occupancy,
project owner shall submit a recycling plan to the Department of Environmental
and Public Works Management for its approval. The recycling plan shall include
1) list of materials such as white paper, computer paper, metal cans, and glass to
be recycled; 2) location of recycling bins; 3) designated recycling coordinator; 4)
nature and extent of internal and external pick-up service; 5) pick-up schedule; 6)
plan to inform tenants/ occupants of service.
58. To mitigate storm water and surface runoff from the project site, an Urban Runoff
Mitigation Plan may be required by the Department of Environmental and Public
Works Management (EPWM) pursuant to Municipal Code Chapter 7.10.
Applicant shall contact EPWM to determine applicable requirements, which
include the following:
?
Non-stormwater runoff, sediment and construction waste from the
construction site and parking areas is prohibited from leaving the site;
?
An sediments or materials which are tracked off-site must be removed the
same day they are tracked off-site;
?
Excavated soil must be located on the site and soil piles should be
covered and otherwise protected so that sediments do not go into the
street or adjoining properties;
?
Washing of construction or other vehicles shall be allowed adjacent to a
construction site. No runoff from washing vehicles on a construction site
shall be allowed to leave the site;
?
Drainage controls may be required depending on the extent of grading
and topography of the site.
54
?
New development is required to reduce projected runoff pollution by at
least twenty percent through incorporation of design elements or
principles, such as increasing permeable surfaces, diverting or catching
runoff via swales, berms, and the like; orientation of drain gutters towards
permeable areas; modification of grades; use of retention structures and
other methods.
Construction Effects – Air Quality
30. Fugitive Dust Emission Reduction. Dust generated by the development activities
shall be kept to a minimum with a goal of retaining dust on the site as follows:
- 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 laving the site and to create a crust ater each day’s activities
cease. Provisions shall be made prior to ad during watering to prevent
runoff from leaving the site.
- 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 2 days shall be covered, kept moist or treated
with soil binders to prevent dust generation.
These requirements should be included on all grading plans.
38. Ozone Precursor Control Measures. Any construction equipment used on the
site must meet the following conditions in order to reduce NOx emissions:
- The engine size must be the minimum practical size;
- 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
pre-combustion 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
- Construction truck trips shall be scheduled, to the extent feasible, to occur
during non-peak hours.
These requirements shall be included on all grading plans.
Construction Effects – Noise
55
39. All diesel equipment shall be operated with closed engine doors and shall be
equipped with factory-recommended mufflers.
40. Electrical power shall be used to run air compressors and similar power tools.
41. Construction shall comply with the City of Santa Monica Noise Ordinance. All
construction activity which generates noise levels above those allowed by the
City of Santa Monica Noise Ordinance shall be limited to between the hours of
10:00 am and 3:00pm.
Construction Effects – Traffic, Parking and Circulation
42. Provide locations for construction worker parking and employee parking that will
minimize loss of existing street parking spaces.
43. Maintain pedestrian access to retail and commercial uses along Colorado
Avenue.
44. Access to the site must be by City designated truck routes that prohibit the use of
residential streets. Prepare a traffic control plan for streets surrounding the
project areas with specific information regarding any construction activities that
may disrupt area traffic flow.
38. Prohibit hauling if dirt, construction debris, and construction materials during the
morning and afternoon peak traffic periods.
Construction Effects – Cultural and Historic Resources
42. At the commencement of project construction, all workers associated with earth
disturbing procedures shall be given an orientation regarding the possibility of
exposing unexpected cultural remains by an archaeologist and directed as to
what steps are to be taken is such a find is encountered.
43. In the event that archaeological resources are unearthed during project
construction, all earth disturbing work within the vicinity of the find must be
temporarily suspended or redirected until an archaeologist has evaluated the
nature and significance of the find. After the find has been appropriately
mitigated, work in the area may resume.
If human remains are unearthed, State health and Safety Code Section 7050.5
requires that no further disturbance shall occur until the County Coroner has
made the necessary findings as to origin and disposition pursuant to Public
Resources Code Section 5097.98. If the remains are determined to be of Native
American descent, the coroner has 24 hours to notify the Native American
Heritage Commission (NAHC). The HAHC will then identify the person(s)
56
thought to be the Most Likely Descendent (MLD) of the deceased Native
American, who will then help determine what course of action should be taken in
dealing with the remains.
Construction Effects - Hazards
44. Consistent with the 1994 Federal Occupational Exposure to Asbestos Standards,
a Licensed Asbestos Inspector shall be retained to determine the presence of
asbestos and asbestos containing materials (ACM) within structures to be
demolished on the project site. If asbestos is discovered, a Licensed Asbestos
Abatement Contractor shall be retained to safely remove all asbestos and ACM’s
from the site.
Employment, Housing and Population
42. Displaced businesses shall be eligible to receive relocation assistance and/or
monetary compensation consistent with the Uniform Relocation Assistance and
real Property Acquisition Policies Act of 1970, as amended. The City of Santa
Monica Big Blue Bus shall be responsible for assisting any businesses and
employees displaced during construction of the proposed project in finding
temporary accommodations and shall compensate tenants for those
accommodations (such as hotel costs or relocation of business costs).
Miscellaneous Conditions
53. The building address shall be painted on the roof of the building and shall
measure four feet by eight feet (32 square feet).
54. The operation shall at all times be conducted in a manner not detrimental to
surrounding properties or residents by reason of lights, noise, activities, parking
or other actions.
55. If any archaeological remains are uncovered during excavation or construction,
work in the affected area shall be suspended and a recognized specialist shall be
contacted to conduct a survey of the affected area at project's owner's expense.
A determination shall then be made by the Director of Planning to determine the
significance of the survey findings and appropriate actions and requirements, if
any, to address such findings.
56. Street and/or alley lighting shall be provided on public rights-of-way adjacent to
the project if and as needed per the specifications and with the approval of the
57
Department of Environmental and Public Works Management.
57. Mechanical equipment shall not be located on the side of any building which is
adjacent to a residential building on the adjoining lot. Roof locations may be
used when the mechanical equipment is installed within a soundrated parapet
enclosure.
58. 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.
59. Final building plans submitted for approval of a building permit shall include on
the plans a list of all permanent mechanical equipment to be placed outdoors and
all permanent mechanical equipment to be placed indoors which may be heard
outdoors.
60. Prior to issuance of a Certificate of Occupancy Permit, the applicant shall post a
notice at the building entry stating that the site is regulated by a Conditional Use
Permit and the Statement of Official Action, which includes the establishment’s
conditions of approval, is available upon request. This notice shall remain posted
at all time the establishment is in operation.
Validity of Permits
61. In the event permittee violates or fails to comply with any conditions of approval
of this permit, no further permits, licenses, approvals or certificates of occupancy
shall be issued until such violation has been fully remedied.
62. Within ten days of Planning Division transmittal of the Statement of Official
Action, project applicant shall sign and return a copy of the Statement of Official
Action prepared by the Planning Division, agreeing to the Conditions of approval
and acknowledging that failure to comply with such conditions shall constitute
grounds for potential revocation of the permit approval. By signing same,
applicant shall not thereby waive any legal rights applicant may possess
regarding said conditions. The signed Statement shall be returned to the City
58
Planning Division. Failure to comply with this condition shall constitute grounds
for potential permit revocation.
53. This determination 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
the appeal. Any appeal must be made in the form required by the Zoning
Administrator. The approval of this permit 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 permit shall also expire if the building permit expires, if final inspection is not
completed or a Certificate of Occupancy is not issued within the time periods
specified in SMMC Section 8.08.060, or if the rights granted are not exercised
within one year following the earliest to occur of the following: issuance of a
Certificate of Occupancy or, if no certificate of Occupancy is required, the last
required final inspection for the new construction. One six month extension may
be permitted if approved by the Director of Planning. Applicant is on notice that
time extensions shall not be granted if development standards or the
development process relevant to the project have changed since project
approval. Additionally, the rights associated with this approval shall expire if the
establishment ceases operation for a period of one year or longer.
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 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 Fire Department, the Police
Department, the Community and Economic Development Department and the
Finance Department are aware of project requirements which must be satisfied
prior to issuance of a Building Permit, Certificate of Occupancy, or other permit,
and that other responsible agencies are also informed of conditions relating to
their responsibilities. Project owner shall demonstrate compliance with con-
ditions of approval in a written report submitted to the Planning Director and
Building Officer prior to issuance of a Building Permit or Certificate of Occupancy,
and, as applicable, provide periodic reports regarding compliance with such
conditions.
Special Conditions
59
55. Prior to the issuance of a building permit for the proposed project, a legal
instrument shall be prepared and filed with the County Recorder that combines
the seven parcels that comprise the project site into a single building site.
Prepared by: Paul Foley, Senior Planner
Attachments: A. Municipal Code and General Plan Conformance
B. Copy of Public Notice, Radius Map
C. Description of original Big Blue Bus Facility Expansion Master
Plan
D. Council Staff Report – April 27, 2004
E. Project Plans
F. EIR and Addenda
60
ATTACHMENT A
MUNICIPAL CODE AND GENERAL PLAN CONFORMANCE
CATEGORY LAND USE MUNICIPAL CODE PROJECT
ELEMENT
Permitted Use General City Government uses Big Blue Bus Facility
Commercial. permitted in any zoning Expansion Master Plan:
district with a Conditional remaining Phases 2 through
Use Permit. 4 require a Development
Review Permit and
Conditional Use Permit;
Developments greater than
OPCC Access Center
7,500 square feet in floor
permitted as homeless
area require a Development
shelter.
Review Permit.
61
Height of N/A C3: 45 feet maximum C3: Administration building –
Building 45 feet.
M1: 30 feet maximum.
M1: Maintenance building –
30 feet; OPCC Access
Center – 30 feet.
Number of N/A C3: 3 stories maximum. C3: Administration building –
Stories 3 stories.
M1: 2 stories maximum.
M1: Maintenance building –
2 stories; OPCC Access
Center – 2 stories.
Floor Area C3: 2.0 C3: 1.33
Ratio
M1: 1.0 M1: 0.30
Mezzanine N/A Intermediate level open to None proposed.
space below. May not
exceed 1/3 of floor area
below.
Height of Walls N/A 42" front yard, 8' side 8’’ security gate with gate
operator/security booth
and rear yards
th
proposed at 6 Street
entrance; 8’ chain link fence
proposed along Colorado
Place South alley frontage; 8’
masonry wall and security
gate proposed along Olympic
Boulevard frontage.
Setbacks N/A C3: Landscaping as C3: Landscaping provided in
Frontyard required. excess of that required by
Code.
M1: None required.
62
Sideyard N/A+ C3: None required. Buildings are set back to
provide for landscaped areas
M1: None required.
along Colorado Avenue and
th
7 Street.
Rearyard N/A C3: None required. Buildings are set back to
provide for landscaped areas
M1: None required.
along Colorado Avenue and
th
7 Street.
Landscaping C3: 1.5 times street frontage C3: Project provides in
- 640’ of frontage requires excess of 960 square feet of
-- building site N/A
th
960 square feet of landscaping along 6,
landscaping. Street, Colorado Avenue and
th
7 Street.
M1: None required.
-- paved areas
Landscaping proposed along
1 tree per 1,200 sq. ft of
all street frontages and within
paved area; 10% of the
a roof top garden at the
exterior paved area used for
administration building;
parking, driveways, and
project requires modification
accessways; Architectural
from Architectural Review
Review Board may modify
Board for landscaping of the
this requirement for exterior
paved area used primarily for
paved areas used to
bus parking .
accommodate buses and
other oversized fleet
vehicles.
Building Height N/A Parapet wall: 42" above Administration Building:
Projections height limit; 12' mechanical
36” roof parapet.
rooms; 14' above roof line for
stairwell enclosures; 5’
Maintenance Building:
above height limit for
42” roof parapet.
chimneys.
63
Parking N/A Alley access is required Access to transportation yard
th
Access when alley exists, with provided from 6 Street
exceptions per Section (existing access) and
9.04.10.08.080. Olympic Boulevard.; vehicle
access to subterranean
parking and bus access to 2
repair bays and 1 inspection
bay at the maintenance
th
facility provided from 7
Street.
Parking Space N/A Administration building: 353 parking spaces provided
Number 1 space per 300 square feet in 3 level subterranean
of floor area – 72, 727 sq. ft. garage (124 visitor parking
building requires 242 spaces; spaces in upper level, 229
staff parking spaces on lower
2 levels); 8 surface parking
Maintenance facility: spaces provided adjacent to
2 spaces @ service bay – the administration building,
26 bays = 50 spaces; 1 including 3 electrical vehicle
space @ 500 square feet of recharge stations.
non-service bay space –
25,200 square feet of space
= 50 spaces required; total
required -100 spaces;
OPCC Access Center:
1 space per 10 beds (no
overnight accommodations
proposed)
Bicycle parking
Bicycle parking that equals
20 provided.
5% of required parking
spaces required – 17
required.
3 provided.
Electrical
1 required.
Vehicle
Recharge
Station
64
Loading Space N/A Commercial buildings 3,000 7 surface loading spaces
to 15,000 square feet of floor provided at the corner of the
area – 1 space; 45,001 to Administration Building and
75,000 square feet – 3 Maintenance Building.
spaces.
Administration building:
OPCC Access
3 spaces required. Center/SWASHLOCK:
Transportation Management
Division has approved
Maintenance building:
curbside loading/unloading
3 spaces required.
area on Olympic Boulevard.
OPCC Access
Center/SWASHLOCK:
1 space required.
Refuse/recycle N/A Developments greater than 15’ x 25’ trash enclosure
area 40,000 square feet in floor proposed; 10’ x 30’ recycle
area require review and area proposed at
approval of dimensions of maintenance facility, subject
refuse/recycle area by Solid to approval by the Solid
Waste Management Division. Waste Management Division.
Mechanical N/A Mechanical equipment Any roof top mechanical
Equip. extending more than 12" equipment will be screened
Screening above roof parapet shall be from view.
fully screened from view.
Location of N/A Not permitted on side of No residential buildings
Mechanical building if adjacent to a adjacent to the site.
Equipment residential building.
65
Attachment D
BIG BLUE BUS FACILITY EXPANSION MASTER PLAN - 2001
PHASE 1: Phase 1 of the Master Plan, the construction of a new 14,593 square foot
fueling/service/inspection and bus wash facility at the southwestern portion of the
existing Big Blue Bus transportation yard at the corner of 5th Street and Olympic
Boulevard was approved by the Planning Commission on March 7, 2001 and is now
completed. Phase 1 accomplishes the first objective of the Master Plan.
PHASE 2: The existing Big Blue Bus administration building will be remodeled and
reconfigured to meet current earthquake codes as well as the functional and
organizational needs of the Big Blue Bus. Staff will be temporarily relocated into the
612 Colorado building while this phase is under construction. An approximately 8,000
square-foot addition of office space for transportation-related use would be added
generally within the existing administration building foot print (over the existing deck
area and on the first floor under the existing vehicle underpass on the east side of the
building). Additionally, approximately 14,300 square-feet of space will be added at the
second level over the visitor parking deck and joining the east end of the Administration
building with the southern end of the proposed maintenance building. The height of the
addition will match the height of the existing administration building, which is
approximately 28 feet above Average Natural Grade (ANG). The number of existing
employee and visitor parking spaces adjacent to the administration building would be
reduced from 64 spaces to approximately 38 spaces. However, these parking spaces
will be replaced as part of the 312 subterranean parking spaces proposed during Phase
3.
PHASE 3: This phase entails the removal of the existing structures located at the
northwest corner of the bus yard, including the maintenance buildings, fueling facilities,
and bus wash. The 612 Colorado building (approximately 30,000 square feet), which
was purchased in April 1985 by the Big Blue Bus, will also be demolished.
A new two-story, 42,000 square foot energy-efficient maintenance building,
approximately 28’ in height, will occupy the eastern half of the project site, extending
south from Seventh Street. The maintenance building will house all of the Big Blue Bus
repair bays. In place of the 612 Colorado Building, a new three-story, 35’ high office
building would be constructed. The approximately 46,500 square-foot building will
house the training centers for Big Blue Bus drivers and mechanics, a transit store,
fitness room, Ocean Park Community Center (OPCC) Daybreak Shelter and Access
Center (approximately 6,500 square-feet and 8,700 square-feet respectively), and
expansion space for future Big Blue Bus needs. The expansion space will be leased
out under short-term lease arrangements until the space is needed. A three-level
parking garage beneath the new building would provide employee and visitor parking.
The garage would provide approximately 312 parking spaces with access off of Sixth
Street.
66
The OPCC Access Center and Daybreak Shelter still occupy a portion of the building.
Prior to demolition of the 612 Colorado building, the OPCC Daybreak Shelter and
Access Center would be relocated to temporary facilities at another location. This
relocation will be determined prior to approval of permits for Phase 3.
During Phase 3, a large portion of the bus yard would be resurfaced and striped to
provide temporary parking. Space for bus parking in the yard would be limited during
this phase, necessitating stacked parking arrangements and careful coordination to
avoid the need for off-site parking space. A detailed parking plan was devised by the
Big Blue Bus to ensure adequate space for bus parking during construction.
Construction of Phase 3 would immediately follow Phase 2.
PHASE 4: This phase entails the demolition of the existing maintenance building and
final repaving and striping of the bus yard to accommodate approximately 211 buses,
including electric bus parking and charging stations and articulated buses. Phase 4
would follow immediately upon completion of Phase 3 and would last approximately six
months.
PHASE 5: This phase calls for the construction of a 5-level, 650 space municipal
parking structure on the site bounded by Colorado Avenue, Lincoln Boulevard, Taft Way
th
and 7 Street. The structure would be operated by the City and is intended to provide
additional parking for the downtown while relieving downtown parking congestion by
providing parking spaces outside of the downtown area. This phase accomplishes the
fifth objective - to provide municipal parking opportunities to alleviate congestion in the
City’s downtown core
67
ATTACHMENT C
APPELLANT STATEMENT
Electronic version of attachment is not available for review. Document is
available for review at the City Clerk’s Office.
68
ATTACHMENT D
PLANNING COMMISSION STATEMENT OF OFFICIAL ACTION
69
City of Santa Monica
City Planning Division
PLANNING COMMISSION
STATEMENT OF OFFICIAL ACTION
PROJECT
CASE NUMBER: Development Review Permit 04-008
Conditional Use Permit 04-016
LOCATION: 612 Colorado Avenue
APPLICANT: Big Blue Bus
PROPERTY
OWNER: City of Santa Monica
CASE PLANNER: Paul Foley, Senior Planner
REQUEST: The remaining Phases 2 through 4 of the Big Blue Bus
Facility Expansion Master Plan, including a 75,885
square foot, 3-story, 45’ administration building at 612
Colorado Avenue with 3 levels of subterranean parking
containing 353 parking spaces; a 62,803 square foot, 2-
th
story, 30’ vehicle maintenance building along 7 Street
between Colorado Avenue and Olympic Boulevard; a
10,000 square foot, 2-story, 30’ OCC Access Center and
SWASHLOCK facility to provide daytime services to the
City’s homeless population located in the southwest
portion of the campus adjacent to SAMOSHEL; and a re-
paved and re-striped bus yard to accommodate parking
for 234 buses (222 with articulated buses).
CEQA STATUS: An Environmental Impact Report (EIR) was prepared for
the Big Blue Bus Facility Expansion Master Plan and was
certified by the City Council on February 27, 2001 along
with a Statement of Overriding Considerations.
The Master Plan has been modified since that time. Upon
further analysis by the project architect, the seismic
retrofit/remodeling/square footage addition to the existing
70
administration building called for in Phase 2 of the Master
Plan was not practical nor cost effective as compared to
a new administration building. Therefore a larger
administration building is proposed at 612 Colorado
Avenue. An Addendum to the EIR was prepared for this
project modification.
The Phase 2 modification also required re-location of the
OPCC Access Center and Daybreak Shelter from the
originally proposed building at 612 Colorado Avenue. On
August 12, 2003, City Council approved the relocation of
OPCC’s Daybreak Shelter from 612 Colorado Avenue
and the establishment of their new Safe Haven program
at 1751-1753 Cloverfield Boulevard. An Addendum to the
EIR was also prepared to analyze the impacts of this
relocation and was considered by the Council prior to
authorization of the purchase and rehabilitation of the
Cloverfield site. The Council further directed the retention
of the Access Center program elsewhere on the Big Blue
Bus campus.
The location of the OPCC Access Center will occur in the
southwest area of the Big Blue Bus campus instead of
within the 612 Colorado Avenue building as originally
proposed. The existing SWASHLOCK facility in this area
will be demolished to make room for the OPCC Access
Center, which will also include a new SWASHLOCK
facility. A third Addendum to the EIR was prepared to
analyze the impacts of the siting of this facility.
The three addenda to the EIR were prepared in
compliance with the provisions of Section 15164 of the
CEQA Guidelines to address the potential impacts of the
proposed project modifications. No additional significant
impacts or substantial increases in previously identified
significant impacts have been identified in the Addenda
the EIR. In addition, the addenda did not identify any
changes to identified mitigation measures or project
alternatives or any changes to the feasibility of any
mitigation measures or project alternatives. Therefore,
none of the conditions calling for the preparation of a
subsequent EIR have resulted from these project
modifications.
71
PLANNING COMMISSION ACTION
January 19, 2005 Date.
Approved based on the following findings and subject to the
X conditions below.
Denied.
Other.
EFFECTIVE DATES OF ACTIONS IF NOT APPEALED:
February 3, 2005 DR04-008; CUP04-016
EXPIRATION DATE OF ANY PERMITS GRANTED:
February 3, 2006 DR04-008; CUP04-016
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 DR04-008; CUP04-016
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 FINDINGS
13. The physical location, size, massing, and placement of proposed structures on
the site and the location of proposed uses within the project are compatible with
and relate harmoniously to surrounding sites and neighborhoods, in that the
approximately 150,000 square foot project appears well-scaled to its 8.5 acre site
and the 2 to 3 story building heights mediate between the one-story to five-story
buildings to the north. The articulation of buildings and the varying façade
treatments break down the mass and perceived scale, while providing substantial
pedestrian orientation. The project has been specifically designed to help ensure
neighborhood compatibility by locating the customer service and administrative
functions of the Big Blue Bus along Colorado Avenue, nearest the surrounding
residential and commercial uses. The vehicle maintenance and repair functions
are located on the portion of the site farthest away from the nearest residential
72
and commercial uses. Finally, the administration and maintenance and repair
buildings are connected in an L-shaped configuration which screens the bus yard
from public view.
14. The rights-of-way can accommodate autos and pedestrians, including parking
and access, in that pedestrian and vehicle access will be provided by Colorado
ththth
Avenue, 5 Street, 6 Street, 7 Street, and Olympic Boulevard. In addition, the
Environmental Impact Report and three Addenda prepared for the project did not
identify any significant impacts associated with pedestrian or vehicle access.
15. The health and safety services (police, fire, etc.) and public infrastructure (e.g.
utilities) are sufficient to accommodate the new development, in that the
Environmental Impact Report and three Addenda prepared for the project did not
identify any significant impacts associated with health and safety services or
public infrastructure.
16. Any on-site provision of housing or parks and public open space, which are part
of the required project mitigation measures required in Part 9.04.10.12 (Project
Mitigation Measures) of the City of Santa Monica Comprehensive Land Use and
Zoning Ordinance, satisfactorily meet the goals of the mitigation program, in that
the proposed project is not subject to the provisions of SMMC Part 9.04.10.12.
17. The project is generally consistent with the Municipal Code and General Plan, in
that the Circulation Element of the General Plan, specifically Policy 4.5.5,
requires that the City “continue to support its local bus system to provide intra-
City Service, inter-City service to major employment centers, and connection to
regional transportation transfer points”. Phases 2 through 4 of the Big Blue Bus
Facility Expansion Master Plan will provide an improved facility in support of the
Big Blue Bus operations.
18. Reasonable mitigation measures have been included for all adverse impacts
identified in the Initial Study or Environmental Impact Report, in that all mitigation
measures identified in the Environmental Impact Report prepared for the project
have been included as conditions of approval.
CONDITIONAL USE PERMIT FINDINGS:
25. The proposed use is one conditionally permitted within the subject district and
complies with all of the applicable provisions of the "City of Santa Monica
Comprehensive Land Use and Zoning Ordinance", in that, pursuant to Santa
Monica Municipal Code (SMMC) Section 9.04.06.080, City government uses
may be permitted in any district subject to the approval of a conditional use
permit. Phases 2 through 4 of the Big Blue Bus Facility Expansion Master Plan
are considered a city government use as a municipally owned transportation
company.
73
26. The proposed use would not impair the integrity and character of the district in
which it is to be established or located, in that the administrative and customer
oriented functions of the Big Blue Bus will be located in the C3 Downtown
Commercial district portion of the campus and the vehicle maintenance and
repair functions of the Big Blue Bus operations will be located in the M1
Industrial Conservation district portion of the site.
27. The subject parcel is physically suitable for the type of land use being proposed,
in that the proposed site is a relatively flat, 8.5 acre site which provides excellent
ththth
vehicle and pedestrian access from Colorado Avenue, 5 Street, 6 Street, 7
Street and Olympic Boulevard.
28. The proposed use is compatible with the land uses presently on the subject
parcel if the present land uses are to remain, in that the proposed project
constitutes the remaining Phases 2 through 4 of the Big Blue Bus Facility
Expansion Master Plan which will guide the redevelopment and improvement of
the entire Big Blue Bus transportation yard.
29. The proposed use would be compatible with existing and permissible land uses
within the district and the general area in which the proposed use is to be
located in that the proposed project constitutes Phases 2 through 4 of the Big
Blue Bus Facility Expansion Master Plan, which will provide for an improved
facility within its existing location. In addition, the new facility will enable the Big
Blue Bus to provide cleaner burning CNG and LNG vehicles which will improve
the air quality in the vicinity of the existing facility. Finally, the proposed project
is well scaled to the site and has been designed with extensive pedestrian
orientation.
30. There are adequate provisions for water, sanitation, and public utilities and
services to ensure that the proposed use would not be detrimental to public
health and safety, in that the site is located in an urbanized area adequately
served by existing infrastructure.
31. Public access to the proposed use will be adequate, in that the site will be
ththth
adequately served from 5 Street, 6 Street, Colorado Avenue, 7 Street and
Olympic Boulevard.
32. The physical location or placement of the use on the site is compatible with and
relates harmoniously to the surrounding neighborhood, in that while the overall
project is substantial in size, it appears well-scaled to the site and acts to
mediate between the one-story to five-story buildings to the north. In addition,
the articulation of building forms employed, as well as the variety of façade
treatments break down the mass and perceived scale, while providing
substantial pedestrian orientation.
74
33. The proposed use is consistent with the goals, objectives, and policies of the
General Plan, in that the Circulation Element of the General Plan, specifically
Policy 4.5.5, requires that the City “continue to support its local bus system to
provide intra-City Service, inter-City service to major employment centers, and
connection to regional transportation transfer points”. Phases 2 through 4 of the
Master Plan will provide an improved facility for Big Blue Bus operations.
34. The proposed use would not be detrimental to the public interest, health, safety,
convenience, or general welfare, in that the proposed project, which constitutes
Phases 2 through 4 of the Big Blue Bus Facility Expansion Master Plan, is
consistent with the Zoning Ordinance and the Land Use Element of the General
Plan, and will provide an improved facility in support of Big Blue Bus operations.
In addition, the proposed project provides support for the new LNG buses and
CNG service vehicles of the Big Blue Bus to meet the City’s clean air objectives.
35. The proposed use conforms precisely to the applicable performance standards
contained in Subchapter 9.04.12 of the City of Santa Monica Comprehensive
Land Use and Zoning Ordinance, in that a performance standards permit is not
required.
36. The proposed use will not result in an over-concentration of such uses in the
immediate vicinity, in that no other transportation facilities are operating in the
area.
CONDITIONS
:
Plans
59. This approval is for those plans dated December 15, 2004, 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.
60. The Plans shall comply with all other provisions of Chapter 1, Article IX of the
Municipal Code, (Zoning Ordinance) and all other pertinent ordinances and
General Plan policies of the City of Santa Monica.
61. Final parking lot layout and specifications shall be subject to the review and
approval of the Transportation Management Division.
62. Minor amendments to the plans shall be subject to approval by the Director of
Planning. A significant change in the approved concept shall be subject to
75
Planning Commission Review. Construction shall be in conformance with the
plans submitted or as modified by the Planning Commission, Architectural
Review Board or Director of Planning.
Architectural Review Board
63. 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.
64. 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.
65. Construction period signage shall be subject to the approval of the Architectural
Review Board.
66. Plans for final design, landscaping, screening, trash enclosures, and signage
shall be subject to review and approval by the Architectural Review Board.
67. 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.
68. As appropriate, the Architectural Review Board shall require the use of anti-
graffiti materials on surfaces likely to attract graffiti.
69. Landscaping plans shall comply with Part 9.04.10.04 (Landscaping Standards) of
the Zoning Ordinance including use of water-conserving landscaping materials,
landscape maintenance and other standards contained in the Subchapter. The
Architectural Review Board shall review the landscaping plans and consider a
76
modification to the required landscaping within the paved bus yard.
70. Refuse areas, storage areas and mechanical equipment shall screened in
accordance with SMMC Section 9.04.10.02.130-9.04.10.02.150. 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 areas and equipment. Any rooftop mechanical equipment shall
be minimized in height and area, and shall be located in such a way as to
minimize noise and visual impacts to surrounding properties. Unless otherwise
approved by the Architectural Review Board, rooftop mechanical equipment shall
be located at least five feet from the edge of the roof. Except for solar hot water
heaters, no residential water heaters shall be located on the roof.
Demolition
71. Until such time as the demolition is undertaken, and unless the structure is
currently in use, the existing structure shall be maintained and secured by
boarding up all openings, erecting a security fence, and removing all debris,
bushes and planting that inhibit the easy surveillance of the property to the
satisfaction of the Building and Safety Officer and the Fire Department. Any
landscaping material remaining shall be watered and maintained until demolition
occurs.
72. 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 and the City’s Tree Code (SMMC Section 7.40).
No street trees shall be removed without the approval of the Open Space
Management Division.
73. Immediately after demolition (and during construction), a security fence, the
height of which shall be the maximum permitted by the Zoning Ordinance, shall
be maintained around the perimeter of the lot. The lot shall be kept clear of all
trash, weeds, etc.
74. Prior to issuance of a demolition permit, applicant shall prepare for Building
77
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.
75. No demolition of buildings or structures 40 years of age 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.
76. Prior to issuance of any demolition permits, a demolition materials recycling plan
shall be filed for approval by the Department of Environmental and Public Works
Management which seeks to maximize the reuse/recycling of existing building
materials.
77. The applicant shall submit a report from an industrial hygienist to be reviewed
and approved as to content and form by the Environmental and Public Works
Management/Environmental Programs Division. The report shall consist of a
hazardous materials survey for the structure proposed for demolition. The report
shall include a section on asbestos and in accordance with the South Coast
AQMD Rule 1403, the asbestos survey shall be performed by a state Certified
Asbestos Consultant (CAC). The report shall include a section on lead, which
shall be performed by a state Certified Lead Inspector/Assessor. Additional
hazardous materials to be considered by the industrial hygienist shall include:
mercury (in thermostats, switches, fluorescent light); polychlorinated biphenyls
(PCBs) (including light Ballast), and fuels, pesticides, and batteries.
Construction
78. 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.
79. Sidewalks, curbs, gutters, paving and driveways which need replacing or removal
as a result of the project as determined by the Department of Environmental and
Public Works Management shall be reconstructed to the satisfaction of the
Department of Environmental and Public Works Management. Approval for this
work shall be obtained from the Department of Environmental and Public Works
78
management prior to issuance of the building permits.
80. 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.
81. A construction period mitigation plan shall be prepared by the applicant for
approval by the Department of Environmental and Public Works Management
prior to issuance of a building permit. The approved mitigation plan shall be
posted on the construction site for the duration of the project construction and
shall be produced upon request. As applicable, this plan shall 1) Specify the
names, addresses, telephone numbers and business license numbers of all
contractors and subcontractors as well as the developer and architect; 2)
Describe how demolition of any existing structures is to be accomplished; 3)
Indicate where any cranes are to be located for erection/construction; 4)
Describe how much of the public street, alleyway, or sidewalk is proposed to be
used in conjunction with construction; 5) Set forth the extent and nature of any
pile-driving operations; 6) Describe the length and number of any tiebacks which
must extend under the property of other persons; 7) Specify the nature and
extent of any dewatering and its effect on any adjacent buildings; 8) Describe
anticipated construction-related truck routes, number of truck trips, hours of
hauling and parking location; 9) Specify the nature and extent of any helicopter
hauling; 10) State whether any construction activity beyond normally permitted
hours is proposed; 11) Describe any proposed construction noise mitigation
measures; 12) Describe construction-period security measures including any
fencing, lighting, and security personnel; 13) Provide a drainage plan; 14)
Provide a construction-period parking plan which shall minimize use of public
streets for parking; 15) List a designated on-site construction manager; 16)
Provide a construction materials recycling plan which seeks to maximize the
reuse/recycling of construction waste; 17) Provide a plan regarding use of
recycled and low-environmental-impact materials in building construction; 18)
provide a construction period water runoff control plan.
82. 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.
79
83. The property owner shall insure any graffiti on the site is promptly removed
through compliance with the City's graffiti removal program.
84. 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
85. Ultra-low flow plumbing fixtures are required on all new development and
remodeling where plumbing is to be added. (Maximum 1.6 gallon toilets and 1.0
gallon urinals and low flow shower head.)
86. To mitigate solid waste impacts, prior to issuance of a Certificate of Occupancy,
project owner shall submit a recycling plan to the Department of Environmental
and Public Works Management for its approval. The recycling plan shall include
1) list of materials such as white paper, computer paper, metal cans, and glass to
be recycled; 2) location of recycling bins; 3) designated recycling coordinator; 4)
nature and extent of internal and external pick-up service; 5) pick-up schedule; 6)
plan to inform tenants/ occupants of service.
87. To mitigate storm water and surface runoff from the project site, an Urban Runoff
Mitigation Plan may be required by the Department of Environmental and Public
Works Management (EPWM) pursuant to Municipal Code Chapter 7.10.
Applicant shall contact EPWM to determine applicable requirements, which
include the following:
?
Non-stormwater runoff, sediment and construction waste from the
construction site and parking areas is prohibited from leaving the site;
?
An sediments or materials which are tracked off-site must be removed the
same day they are tracked off-site;
?
Excavated soil must be located on the site and soil piles should be
covered and otherwise protected so that sediments do not go into the
street or adjoining properties;
?
Washing of construction or other vehicles shall be allowed adjacent to a
construction site. No runoff from washing vehicles on a construction site
shall be allowed to leave the site;
?
Drainage controls may be required depending on the extent of grading
and topography of the site.
80
?
New development is required to reduce projected runoff pollution by at
least twenty percent through incorporation of design elements or
principles, such as increasing permeable surfaces, diverting or catching
runoff via swales, berms, and the like; orientation of drain gutters towards
permeable areas; modification of grades; use of retention structures and
other methods.
Construction Effects – Air Quality
30. Fugitive Dust Emission Reduction. Dust generated by the development activities
shall be kept to a minimum with a goal of retaining dust on the site as follows:
- 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 laving the site and to create a crust ater each day’s activities
cease. Provisions shall be made prior to ad during watering to prevent
runoff from leaving the site.
- 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 2 days shall be covered, kept moist or treated
with soil binders to prevent dust generation.
These requirements should be included on all grading plans.
45. Ozone Precursor Control Measures. Any construction equipment used on the
site must meet the following conditions in order to reduce NOx emissions:
- The engine size must be the minimum practical size;
- 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
pre-combustion 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
- Construction truck trips shall be scheduled, to the extent feasible, to occur
during non-peak hours.
These requirements shall be included on all grading plans.
Construction Effects – Noise
81
46. All diesel equipment shall be operated with closed engine doors and shall be
equipped with factory-recommended mufflers.
47. Electrical power shall be used to run air compressors and similar power tools.
48. Construction shall comply with the City of Santa Monica Noise Ordinance. All
construction activity which generates noise levels above those allowed by the
City of Santa Monica Noise Ordinance shall be limited to between the hours of
10:00 am and 3:00pm.
Construction Effects – Traffic, Parking and Circulation
49. Provide locations for construction worker parking and employee parking that will
minimize loss of existing street parking spaces.
50. Maintain pedestrian access to retail and commercial uses along Colorado
Avenue.
51. Access to the site must be by City designated truck routes that prohibit the use of
residential streets. Prepare a traffic control plan for streets surrounding the
project areas with specific information regarding any construction activities that
may disrupt area traffic flow.
38. Prohibit hauling if dirt, construction debris, and construction materials during the
morning and afternoon peak traffic periods.
Construction Effects – Cultural and Historic Resources
45. At the commencement of project construction, all workers associated with earth
disturbing procedures shall be given an orientation regarding the possibility of
exposing unexpected cultural remains by an archaeologist and directed as to
what steps are to be taken is such a find is encountered.
46. In the event that archaeological resources are unearthed during project
construction, all earth disturbing work within the vicinity of the find must be
temporarily suspended or redirected until an archaeologist has evaluated the
nature and significance of the find. After the find has been appropriately
mitigated, work in the area may resume.
If human remains are unearthed, State health and Safety Code Section 7050.5
requires that no further disturbance shall occur until the County Coroner has
made the necessary findings as to origin and disposition pursuant to Public
Resources Code Section 5097.98. If the remains are determined to be of Native
American descent, the coroner has 24 hours to notify the Native American
Heritage Commission (NAHC). The HAHC will then identify the person(s)
82
thought to be the Most Likely Descendent (MLD) of the deceased Native
American, who will then help determine what course of action should be taken in
dealing with the remains.
Construction Effects - Hazards
47. Consistent with the 1994 Federal Occupational Exposure to Asbestos Standards,
a Licensed Asbestos Inspector shall be retained to determine the presence of
asbestos and asbestos containing materials (ACM) within structures to be
demolished on the project site. If asbestos is discovered, a Licensed Asbestos
Abatement Contractor shall be retained to safely remove all asbestos and ACM’s
from the site.
Employment, Housing and Population
42. Displaced businesses shall be eligible to receive relocation assistance and/or
monetary compensation consistent with the Uniform Relocation Assistance and
real Property Acquisition Policies Act of 1970, as amended. The City of Santa
Monica Big Blue Bus shall be responsible for assisting any businesses and
employees displaced during construction of the proposed project in finding
temporary accommodations and shall compensate tenants for those
accommodations (such as hotel costs or relocation of business costs).
Miscellaneous Conditions
63. The building address shall be painted on the roof of the building and shall
measure four feet by eight feet (32 square feet).
64. The operation shall at all times be conducted in a manner not detrimental to
surrounding properties or residents by reason of lights, noise, activities, parking
or other actions.
65. If any archaeological remains are uncovered during excavation or construction,
work in the affected area shall be suspended and a recognized specialist shall be
contacted to conduct a survey of the affected area at project's owner's expense.
A determination shall then be made by the Director of Planning to determine the
significance of the survey findings and appropriate actions and requirements, if
any, to address such findings.
66. Street and/or alley lighting shall be provided on public rights-of-way adjacent to
the project if and as needed per the specifications and with the approval of the
83
Department of Environmental and Public Works Management.
67. Mechanical equipment shall not be located on the side of any building which is
adjacent to a residential building on the adjoining lot. Roof locations may be
used when the mechanical equipment is installed within a soundrated parapet
enclosure.
68. 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.
69. Final building plans submitted for approval of a building permit shall include on
the plans a list of all permanent mechanical equipment to be placed outdoors and
all permanent mechanical equipment to be placed indoors which may be heard
outdoors.
70. Prior to issuance of a Certificate of Occupancy Permit, the applicant shall post a
notice at the building entry stating that the site is regulated by a Conditional Use
Permit and the Statement of Official Action, which includes the establishment’s
conditions of approval, is available upon request. This notice shall remain posted
at all time the establishment is in operation.
Validity of Permits
71. In the event permittee violates or fails to comply with any conditions of approval
of this permit, no further permits, licenses, approvals or certificates of occupancy
shall be issued until such violation has been fully remedied.
72. Within ten days of Planning Division transmittal of the Statement of Official
Action, project applicant shall sign and return a copy of the Statement of Official
Action prepared by the Planning Division, agreeing to the Conditions of approval
and acknowledging that failure to comply with such conditions shall constitute
grounds for potential revocation of the permit approval. By signing same,
applicant shall not thereby waive any legal rights applicant may possess
regarding said conditions. The signed Statement shall be returned to the City
84
Planning Division. Failure to comply with this condition shall constitute grounds
for potential permit revocation.
53. This determination 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
the appeal. Any appeal must be made in the form required by the Zoning
Administrator. The approval of this permit 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 permit shall also expire if the building permit expires, if final inspection is not
completed or a Certificate of Occupancy is not issued within the time periods
specified in SMMC Section 8.08.060, or if the rights granted are not exercised
within one year following the earliest to occur of the following: issuance of a
Certificate of Occupancy or, if no certificate of Occupancy is required, the last
required final inspection for the new construction. One six month extension may
be permitted if approved by the Director of Planning. Applicant is on notice that
time extensions shall not be granted if development standards or the
development process relevant to the project have changed since project
approval. Additionally, the rights associated with this approval shall expire if the
establishment ceases operation for a period of one year or longer.
Monitoring of Conditions
56. 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 Fire Department, the Police
Department, the Community and Economic Development Department and the
Finance Department are aware of project requirements which must be satisfied
prior to issuance of a Building Permit, Certificate of Occupancy, or other permit,
and that other responsible agencies are also informed of conditions relating to
their responsibilities. Project owner shall demonstrate compliance with con-
ditions of approval in a written report submitted to the Planning Director and
Building Officer prior to issuance of a Building Permit or Certificate of Occupancy,
and, as applicable, provide periodic reports regarding compliance with such
conditions.
Special Conditions
85
57. Prior to the issuance of a building permit for the proposed project, a legal
instrument shall be prepared and filed with the County Recorder that combines
the seven parcels that comprise the project site into a single building site.
th
58. The first floor space at the corner of 7 Street and Colorado Avenue shall be
activated with pedestrian oriented uses that are accessed directly from the public
sidewalk and in operation during normal business hours.
59. The first floor of the subterranean parking shall be available for use by the public
on a permit basis between 6:00PM and midnight.
VOTE
Ayes: Clarke, Dad, Hopkins, Johnson, Pugh
Nays: None
Abstain: None
Absent: Brown, O’ Day
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 Planning Commission of the City of Santa Monica.
_____________________________ _____________________________
Barbara Brown, Chairperson Date
Acknowledgement by Permit Holder
86
I hereby agree to the above conditions of approval and acknowledge that failure to
comply with such conditions shall constitute grounds for potential revocation of the
permit approval.
Applicant's Signature
Print Name and Title
F:\CityPlanning\Share\PC\STOAS\2004\04dr008BBB.doc
rev: 8/04
87
ATTACHMENT E
BIG BLUE BUS FUNDING SOURCES AND USES OF FUNDS
88
ATTACHMENT E
Big Blue Bus Funding Sources and Uses of Funds
Proposition “A” - Sales and Use Tax Ordinance
Section 5b. Purpose of Tax – This tax is being imposed to improve and expand
existing public transit countywide, including reduction of transit fares, to construct
and operate a rail rapid transit system hereinafter described, and to more effectively
use State and Federal funds, benefit assessments and fares.
Proposition “C” - Sales and Use Tax Ordinance
Section 4a. Purpose of Tax – To improve transit service and operations, reduce
traffic congestion, improve air quality, efficiently operate and improve the condition of
streets and freeways utilized by public transit, and reduce foreign fuel dependence.
The purposes of this tax include (1) meeting operating expenses; purchasing or
leasing supplies, equipment or materials; meeting financial reserve requirements;
obtaining funds for capital projects necessary to maintain service within existing
public transit service areas; (2) increasing funds for the existing public transit service
programs; (3) instituting or increasing passenger or commuter services on rail or
highway rights of way (4) the continued development of a regional transportation
improvement program.
Transportation Development Act
Legislative Intent for Use of Funds
PUC 99222 – The legislature hereby finds and declares that:
(a) It is in the interest of the State that funds available for transit
development be fully expended to meet the transit needs that exist in
California.
(b) Such funds be expended for physical improvement to improve the
movement of transit vehicles, the comfort of patrons, and the exchange
of patrons from one transportation mode to another.
?
State Transit Assistance Fund
Purposes
PUC 99310.5 (b) – The funds in the account shall be available, when
appropriated by the Legislature, only for transportation planning and mass
transportation purposes, as specified by the Legislature.
89
ATTACHMENT F
PROJECT PLANS
Electronic version of attachment is not available for review. Document is
available for review at the City Clerk’s Office.
90
ATTACHMENT G
EIR AND ADDENDA
Electronic version of attachment is not available for review. Document is
available for review at the City Clerk’s Office.
91