SR-1000-008 (6)
PCD:SF:JT:AS:BR:PF:f:\plan\share\council\strpt\bbb.doc
Council Mtg: February 27, 2001 Santa Monica, California
TO: Mayor and City Council
FROM: City Staff
SUBJECT: Certification of the Big Blue Bus Facility Expansion Master Plan
Environmental Impact Report and Adoption of a Statement of Overriding
Considerations; Adoption of the Big Blue Bus Facility Expansion Master
Plan; and Introduction and First Reading of an Ordinance to Amend Santa
Monica Municipal Code (SMMC) Sections 9.04.08.22.060 (C4 Highway
Commercial District) and 9.04.08.34.060 (M1 Industrial Conservation
District) to Address Height and Floor Area of City-Owned Parking Structures,
and Section 9.04.10.04.070(a)to Allow for Architectural Review Board
Modification to the Landscaping Requirements for Paved Areas Which
Provide Parking for Primarily Buses and Similar Oversized Vehicles.
Introduction
This report recommends that the City Council take the following actions related to the
Master Plan for expansion of the Big Blue Bus transportation facility:
1. Adopt a Resolution certifying the Big Blue Bus Facility Expansion Master Plan
Environmental Impact Report evaluating the environmental effects of the proposed
project;
2. Adopt a Resolution approving a Statement of Overriding Considerations;
3. Adopt the Big Blue Bus Facility Expansion Master Plan; and
4. Introduce for first reading an ordinance to amend Santa Monica Municipal Code
(SMMC) Sections 9.04.08.22.060 and 9.04.08.34.060 to address height and floor
area of City-owned parking structures located in the C4 and M1 districts west of
Lincoln Boulevard, and Section 9.04.10.04.070(a)to allow for Architectural Review
Board modification to the landscaping requirements for paved areas which provide
parking primarily for buses and similar oversized vehicles.
Background
In November 1996, the City initiated a study to evaluate the Big Blue Bus facility expansion
and upgrade needs over the next ten years. A total of eight outreach meetings and
workshops were conducted by the Big Blue Bus between November 1997 and December
1998 to update the community on the Big Blue Bus service and facility expansion plans.
The community, in return, helped the Big Blue Bus focus their expansion plans to best suit
the needs of the public. The expansion plans are the end result of the system-wide transit
study and the input from the public outreach meetings.
The Big Blue Bus is in the process of implementing the Transportation Service
Improvement Plan which includes expanding its services to alleviate overcrowding of
buses and improve transit services within the Big Blue Bus service area. As a result of the
implementation of the Transportation Service Improvement Plan, the bus fleet will grow
from 160 to approximately 200 buses. The increased size of the bus fleet and associated
workforce requires additional workspace, maintenance repair facilities, and parking. To
meet the City’s clean air objective, new buses will be fueled with liquefied natural gas
(LNG) and service vehicles will be fueled with compressed natural gas (CNG). This
requires Santa Monica Big Blue Bus to construct new LNG/CNG fueling facilities. New
LNG buses are expected for delivery in August, 2001. Additionally, the transportation
administration building, constructed in 1984 and damaged in the Northridge earthquake,
must be upgraded to meet City earthquake codes.
The Draft Facility Expansion Master Plan (1998) included a space needs study,
alternatives analysis, and cost information. The document produced three “schemes” or
alternative proposals. Master Plan Scheme “I” was selected as the recommended
alternative because it met the Big Blue Bus’s projected space needs, provided the new and
improved facilities within the shortest time frame, and preserved the existing uses on site.
The Draft Master Plan was presented to the Planning Commission for conceptual approval
on December 16, 1998 and to the City Council for conceptual approval on January 26,
1999.
In August 2000, a variation on Scheme “I” was created which retained the above qualities
but relocated the maintenance building and connected it to the administration building in
order to enhance the Big Blue Bus team environment. Additionally, the project was
modified to include a five-level municipal parking structure. The addition of the parking
structure, although not essential to the operations of the Big Blue Bus, is proposed as
Phase 5 of the Transportation Facility Expansion Master Plan. The goal of the parking
structure is to alleviate vehicle congestion in the City’s downtown core, by providing an
additional public parking facility at the eastern edge of the downtown.
On December 13, 2000, the Planning Commission voted 7 to 0 to recommend certification
of the EIR and adoption of a Statement of Overriding Considerations pending staff’s
verification of traffic data contained in Appendix B, page 15 of the EIR. The Commission
also recommended adoption of the Big Blue Bus Facility Expansion Master Plan, Phases 1
through 4, but recommended the deletion of Phase 5, the municipal parking structure.
Finally, the Commission recommended approval of the proposed Zoning Ordinance text
amendments with the exclusion of the proposed modification relative to the height and floor
area of City-owned parking structures in the C4 and M1 districts. A more detailed
discussion of the Planning Commission action follows later in this staff report.
Discussion
Big Blue Bus Facility Expansion Master Plan
The Big Blue Bus Master Plan has 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;
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.
The Big Blue Bus Facility Expansion Master Plan (Attachment J) calls for a 5-phased
development to be implemented over the next four years to achieve these objectives. The
site plan for the 5-phased development is shown in Attachment C. Separate planning
approvals will be required for each of the phases of the Master Plan prior to commencing
construction.
Phase 1: Phase 1 involves the construction of a new 14,593 square foot
fueling/service/inspection structure and a bus wash building near the southern edge of the
site. Approximately 22 feet in height above Average Natural Grade (ANG), the new facility
will service existing buses and alternative fueled liquefied natural gas (LNG) buses, which
are expected to arrive in August, 2001. The new bus wash equipment will contain a state-
of-the-art water reclamation system that will recycle approximately 50 percent of the
required water. A secondary compressed natural gas (CNG) fueling location for use by
other City departments as well as other public agencies (possibly the U.S. Postal Service)
with CNG powered vehicles will also be constructed during this phase near the corner of
Fifth Street and Olympic Boulevard. This phase will be implemented first to support the
use of new natural gas buses. The target date for completion of the fueling facility is
January, 2002.
Phase 1 is located at the southwest corner of the site to provide direct street ingress from
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Olympic Boulevard and egress to 5 Street for the fueling island available to City
departments. The fueling/inspection/service and bus wash facility is located at least 350’
from the multi-family residences along Colorado Avenue and is oriented in an east/west
direction, away from the temporary homeless shelter to the south. Landscaping and public
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art for Phase 1 will provide visual screening and aesthetics to the corner of 5 Street and
Olympic Boulevard.
Phase 1 of the Master Plan accomplishes the first objective with the construction of an
improved fueling, bus wash, service and inspection facility with two new CNG and LNG
fueling stations. The CNG and LNG fueling stations will be available for the Big Blue Bus
fleet and service vehicles, other City departments and the possibility of other public
agencies. The Big Blue Bus will be able to meet the City’s clean air objectives by
providing LNG buses and CNG fleet vehicles.
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 2 will begin following
completion of the fueling facility and is scheduled for completion mid-year 2002.
Phase 2 accomplishes the second and third objectives with the remodeling and earthquake
upgrade of the existing administration building and an addition of 8,000 square feet of
office space to better meet functional and organizational needs of the Big Blue Bus. In
addition, a 14,300 square foot addition will connect the current Administration building with
a new maintenance building proposed in Phase 3 to better integrate the administrative and
maintenance functions of the Big Blue Bus and foster a better team environment. This
space will house maintenance offices, maintenance employee locker rooms, restrooms and
related support and storage space.
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. The existing uses
within the building include offices for the Big Blue Bus, the City’s print shop and the Ocean
Park Community Center Daybreak Shelter and Access Center.
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.
Prior to demolition of the 612 Colorado building, OPCC would be relocated to temporary
facilities at another location. This relocation will be determined prior to approval of permits
for Phase 3. Big Blue Bus staff is currently working in coordination with OPCC staff to
explore the potential for suitable temporary sites within the City.
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 will
immediately follow Phase 2 with completion of the remaining repair bays, underground
parking structure, and the new three-story office building expected by mid- to late 2003.
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.
Phases 3 and 4 accomplish the fourth objective of the Master Plan by providing additional
workspace, maintenance repair facilities, and parking to accommodate expansion of the
bus fleet.
Phase 5: This phase involves the demolition of approximately 18,836 square feet of
building space (four existing buildings) and the development of a five-level municipal
parking structure on the site bounded by Colorado Avenue, Lincoln Boulevard, Taft Way,
and Seventh Street. The parking structure will contain 650 parking spaces within five
above-grade levels (plus roof-top parking) totaling 61’ in height. The parking structure
would be operated by the City of Santa Monica to provide additional parking for the City’s
downtown area. This phase, while not an essential part of the Big Blue Bus Facility
Expansion Master Plan, would help forward the City’s goal of relieving downtown traffic
congestion. Although funding mechanisms are not currently in place to finance the
acquisition of land or construction of a municipal parking structure at the desired site, this
phase is nevertheless evaluated in order to enable acquisition and construction should
funding become available in the near future. Phase 5 will likely occur midway through
construction of the other phases, depending on City acquisition of land, available funding,
and other issues. The municipal parking structure could be completed by mid-year 2004.
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The municipal parking structure planned for Phase 5 limits ingress and egress to 7 Street.
This orientation will not create traffic problems at the intersection of Colorado Avenue and
Lincoln Boulevard and allows for landscaping and pedestrian oriented design features
along the Lincoln Boulevard and Colorado Avenue street frontages.
Phase 5 accomplishes the last objective of the Master Plan, which is to provide municipal
parking opportunities to alleviate congestion in the City’s downtown core.
Green building technologies will be incorporated into all project phases, consistent with the
City’s Green Building Guidelines. Public art will be incorporated into the project in an
amount equal to a minimum of 1% of the project cost. The components of the public art will
be identified following a public process at a later date. Attachment D shows a comparison
breakdown of the existing facilities with the proposed project as called for in the Master
Plan.
The proposed project is accompanied by several text amendments to Article IX of the
Santa Monica Municipal Code (Zoning Ordinance) that are necessary to approve the
project as proposed. These amendments are associated with the landscaping
requirements for surface parking areas and the development of the proposed municipally-
owned parking structure in the M1 Industrial Conservation and C4 Highway Commercial
districts (Phase 5). The text amendments are discussed in more detail later in this staff
report.
Site Plan and Layout
The orientation on the site of the 5 phases of the Master Plan demonstrates compatibility
and sensitivity in relation to the nearby land uses (Attachment C). Along Colorado Avenue,
the Master Plan locates pedestrian uses and the OPCC Access Center at the street
frontage to reinforce the pedestrian nature of Colorado Avenue between Sixth Street and
the Downtown. Office uses and the Daybreak Shelter will occupy the upper two floors. The
OPCC Access Center and Daybreak Shelter will have separate and secure entrances from
the other uses in the building.
The Master Plan relocates the Big Blue Bus repair and maintenance activities nearly 200’
further from existing residences. The new maintenance building is proposed along Seventh
Street, across from nearby commercial and industrial uses, with repair activities oriented
toward the interior of the bus yard and away from nearby businesses and residences. The
bus repair and maintenance activities are now located approximately 250’ from the nearest
residence and the U-shaped configuration of the maintenance bays between the new
building at 612 Colorado Avenue and the existing administration building screen the repair
and maintenance activities from the street front.
Consistency with General Plan and Zoning Ordinance
Land Use and Circulation Element
The subject sites are designated as General Commercial and General Commercial with
Service/Specialty Uses in the Land Use Element. Land Use Objective 1.6 intends land
uses in these areas to serve regional, community and local needs while respecting the
adjacent residential neighborhoods. The proposed Master Plan, which allows for improved
and expanded Big Blue Bus operations, a new OPCC Access Center and Daybreak
Shelter, ground floor retail uses and increased public parking, is consistent with this
objective. In addition, Urban Design Objective 3.3 requires that city-wide policies enhance
the pedestrian scale and character of streets. The Master Plan, in particular the building
proposed for Phase 3 at 612 Colorado Avenue, incorporates pedestrian oriented uses to
enhance the pedestrian scale and character of Colorado Avenue.
The Master Plan is also consistent with several objectives and policies of the Circulation
Element. Circulation Element Policy 4.1.6 states that the City should encourage
transportation alternatives to reduce the use of fossil fuels. The Master Plan will enable the
Big Blue Bus to improve their transportation services, which include electric buses. In
addition, Phase 1 of the Master Plan provides fueling for less polluting CNG and LNG
vehicles. The Master Plan is also consistent with Objective 4.5, which encourages an
improved public transit system, and Policy 4.5.5 which calls for continued City support of
the Big Blue Bus to provide intra-city and inter-city service to major employment centers
and connection to the regional transportation system. The public process conducted during
the formulation of the Master Plan complies with Policy 4.5.11, which requires that the City
consult with the public transit users for advice on improvement to public transit.
Objective 4.7 of the Circulation Element states that all new development should
accommodate project-generated parking consistent with encouraging alternative
transportation systems management programs. Circulation Element Policy 4.7.7 states that
the City should consider using its Parking Authority to implement off-street parking facilities
where they are most needed, to resolve current and future parking deficiencies while
protecting adjacent residential neighborhoods. Phase 5 of the Master Plan is consistent
with this policy.
Zoning Ordinance
With the exception of Phase 5, all buildings proposed in the Master Plan are consistent
with the development standards contained in the Zoning Ordinance.
Phases 1, 2, and a portion of Phase 3 are planned within the M1 portion of the Big Blue
Bus transportation yard site which contains approximately 314,260 square feet of parcel
area. The M1 district permits buildings a maximum of 2 stories, 30’ in height with a
maximum 1.0 floor area ratio (FAR). The maximum height of the fueling/service/bus wash
building proposed in Phase 1 is 22’. The second floor addition to the Administration
Building proposed in Phase 2 is 28’ above Average Natural Grade (ANG). The
maintenance and repair building proposed in Phase 3 is 2 stories, 26’ in height. The floor
area proposed for these phases of the Master Plan, including the existing Administration
Building, totals approximately 99,000 square feet which is far less than the 314,260 square
feet permitted by Code.
Phase 3 of the Master Plan calls for approximately 52,000 square feet of development
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along Colorado Avenue and 7 Street within the C3 zoning district. This includes a 35’, 3-
story, 46,500 square foot building at 612 Colorado Avenue and an approximately 12,300
square foot, 26’, 2-story maintenance and repair building, which includes below grade
parts storage. The maximum allowable height in the C3 district is 3-stories and 45’. The
maximum allowable FAR is 2.0. The area of the Big Blue Bus site within the C3 district is
approximately 56,000 square feet, which permits a total of 112, 000 square feet of floor
area. The total floor area proposed in the C3 district is approximately 59,000 square feet.
The 61’, 5-level parking structure proposed in Phase 5, which is located on a site that has
C4 Highway Commercial and M1 zoning designations, is not consistent with the
development standards contained in the Zoning Ordinance for either district. Therefore,
approval of the Master Plan as proposed will require the Zoning Ordinance amendments
discussed below.
The parking analysis in the EIR states that the number of off-street parking spaces
required by Code equals 305 spaces. (Attachment I, pages 4-36 and 4-37). The Master
Plan calls for a total of 442 off-street parking spaces on the bus yard property for
employees and visitors, which does not include the 650 parking spaces proposed in Phase
5.
Extensive landscaping is planned around the perimeter of both sites. As plans are
finalized for the different phases, the Master Plan will provide the Code required 1,005
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square feet of building site landscaping along 6 Street, Colorado Avenue and 7 Street in
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the C3 district and the 915 square feet of building site landscaping along 7 Street,
Colorado Avenue, and Lincoln Boulevard in the C4 district.
As the different phases of the Master Plan are developed, landscaped areas equal to a
minimum of 10% of the paved area will be provided around the perimeter of the Big Blue
Bus transportation yard site; however, the project cannot provide landscaping throughout
the parking and circulation area as required by Code due to the area required to maneuver
buses. Approval of the Master Plan will also require the Zoning Ordinance amendments to
the landscaping requirements as discussed below.
Zoning Ordinance Amendments
The proposed Zoning Ordinance amendments would permit the construction of a 5-level
City-owned parking structure and would modify the landscaping requirements for surface
parking areas that accommodate fleet vehicles. The proposed amendments are described
as follows:
1. Modify M1 Industrial Conservation District, SMMC Section 9.04.08.34.060 and C4
Highway Commercial District SMMC Section 9.04.08.22.060 to permit the
construction of the proposed City-owned parking structure in Phase 5 of the Master
Plan.
The proposed amendments to the Code would permit City-owned parking structures on C4
and M1 zoned parcels west of Lincoln Boulevard with a Development Review Permit. The
parcel must be a minimum of 21,000 square feet in size in the M1 district and a minimum of
23,000 square feet in size in the C4 district. The maximum allowable height of the parking
structures is proposed at 65’with a maximum floor area ratio (FAR) of 5.0 in both districts.
Staff believes that the proposed parking structure is an important element of the Master
Plan which provides a satellite parking location to alleviate parking demand and traffic
congestion in the Bayside District and surrounding Downtown area. Circulation Element
Policy 4.7.7 states that the City should implement off-street parking facilities where they
are most needed, including along Lincoln Boulevard south of the Freeway, to resolve
current and future parking deficiencies while protecting adjacent residential
neighborhoods. The ordinance to permit the municipal parking structure proposed for
Phase 5 of the Master Plan is consistent with this policy.
2. Modify SMMC Section 9.04.10.04.070(a) regarding landscaped areas within surface
parking lots.
The Code requires a minimum of 10% of exterior paved parking areas to be landscaped
with medians, peninsulas and islands distributed throughout the paved area. In addition to
the building site landscaping requirements, the Big Blue Bus proposes extensive
landscaping around the perimeter of the site to screen the transportation yard uses from
adjacent streets. However, because of the area needed to maneuver buses and large fleet
vehicles, the project cannot provide landscaped areas throughout the bus yard parking
area. The proposed modification to the landscaping requirements allows for the
Architectural Review Board to review and approve alternative landscaping configurations
for exterior paved areas which provide parking and circulation predominantly for buses and
other similar oversized fleet vehicles.
CEQA Analysis
An Environmental Impact Report (EIR) has been prepared for the proposed project in
accordance with the California Environmental Quality Act (CEQA). Copies of the Draft EIR
were made available on October 19, 2000 for a 30-day public review period, which closed
on November 20, 2000. A total of 2 comment letters on the draft EIR were received.
These comment letters, as well as the response to comments, are included in the Final EIR
(Attachment I).
Significant and/or potentially significant environmental effects of the project identified in the
EIR include: Construction Effects (Noise, Traffic Circulation and Parking, Cultural and
Historic Resources, and Hazards); Employment, Housing and Population; and Hazards.
The EIR contains recommended mitigation measures that will reduce these identified
impacts to less than significant levels.
However, as outlined in Attachment H, significant and unavoidable impacts that cannot be
mitigated are identified by the EIR in the area of Construction-Related Air Quality Effects.
More specifically, fugitive dust emissions during construction activities cannot be reduced
to acceptable threshold levels put forth by the Southern California Air Quality Management
District (SCAQMD).
In order to approve the project, the City Council must certify the EIR and adopt a statement
of overriding considerations. A Statement of Overriding Considerations is a finding by the
City Council that the benefits of a proposed project outweigh the unavoidable adverse
environmental impacts. Staff believes that a Statement of Overriding Considerations is
warranted due to the fact that the impacts that cannot be mitigated are not related to the
project’s operations but are construction-related air quality impacts that are short term and
only occur during Phases 3 and 4. Staff believes a statement of overriding considerations
is justified as the short-term impacts of construction activities are outweighed by the
benefits of an expanded and improved Big Blue Bus facility. The Resolution for adopting a
Statement of Overriding Considerations is contained in Attachment G.
Planning Commission Action
The Planning Commission conducted a public hearing on the Master Plan, the EIR and
zoning ordinance amendments on December 13, 2000. The Commission forwarded the
following recommendations to the Council:
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Certification of the EIR and adoption of a Statement of Overriding Considerations,
subject to staff’s review and verification of traffic data contained in the Traffic Study
- Appendix B, Table 3 on page 15 of the EIR;
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Adoption of the Big Blue Bus Facility Expansion Master Plan Phases 1through 4
with Phase 5 separated from this project, with the issue of a parking structure to be
addressed as part of the Downtown Parking Task Force;
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Adoption of the proposed Zoning Ordinance text amendment to allow Architectural
Review Board modification to landscaping requirements for paved parking areas,
but exclude the modifications proposed in the C4 zoning district (SMMC Section
9.04.08.22.060) and M1 zoning district (SMMC Section 9.04.08.34.060) to permit
the construction of the 5-level City-owned parking structure proposed for Phase 5.
Certification of the EIR and Adoption of a Statement of Overriding Considerations
In response to concerns raised during the public hearing, the Planning Commission
questioned the validity of the information contained in Table 3 of Appendix B of the EIR,
which is the Traffic Study prepared by Kaku Associates. Table 3 lists the existing levels of
service (LOS) during the morning and evening peak hour periods at 15 study intersections
(13 signalized intersections; 2 un-signalized intersections). The Commission felt that the
existing LOS at several of the intersections, particularly Colorado Avenue and Lincoln
Boulevard, were worse than identified in the EIR and directed staff to verify the data prior
to consideration of the EIR by the Council. This additional analysis is discussed below.
The City collected traffic data in April and May of 1999 as part of the traffic model for the
Master Environmental Assessment (MEA). This traffic model helps determine the existing
and future Levels of Service (LOS) at many signalized intersections in Santa Monica.
City staff reviewed the traffic volume data collected in April and May of 1999 with the
information that was entered into the traffic model. Staff discovered a data entry error for
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the PM peak traffic volumes at the intersection of 6 Street and Broadway, but the
corrected PM peak LOS at this intersection will not change the traffic analysis to result in a
significant impact. While the delay rises by as much as 4 seconds, the LOS remains at a B
for both the Year 2009 Future Cumulative and the Year 2009 Future Cumulative plus
Project analysis. The existing LOS changes from as A to a B, still within the range of
acceptability. The correct information will be incorporated into the model prior to the
release of the MEA.
Staff discovered a large enough discrepancy between the traffic data that was collected in
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April and May of 1999 at the intersection of 4 Street and Colorado Avenue and data
collected at a later date to warrant further investigation. New information collected
indicated that the PM peak LOS falls from a B to a C, which is the only change in LOS
associated with the new information at this location. Despite this LOS increase, there still
is no significant impact related to the project as this intersection.
Staff notes that Table 3 presents a snapshot summary of conditions during certain time
periods, specifically a.m. and p.m. peak periods, analyzed pursuant to the Master
Environmental Assessment. In downtown Santa Monica, traffic volumes during other
periods, including mid-day weekday periods, exceed the volumes during a.m. or p.m.
peaks. The EIR for the Big Blue Bus Master Plan analyzed the a.m. and p.m. peak periods
because these are periods when high volumes of traffic on the streets and high trip
generation from the project would likely coincide.
Staff found no inconsistencies related to the data for the intersection of Colorado Avenue
and Lincoln Boulevard.
Adoption of Phases 1 through 4 of the Big Blue Bus Facilities Expansion Master Plan
The Commission recommended adoption of the Master Plan Phases 1 through 4, but did
not recommend including the 5-level City-owned parking structure proposed for Phase 5.
The Commission deferred the issue of the proposed parking structure to the Downtown
Parking Task Force.
The parking structure was originally proposed to provide parking for the Big Blue Bus
operations as well as public parking. Subsequent changes to the Master Plan brought all
of the parking required for the Big Blue Bus operations on to their site. However, City staff,
as part of an effort to identify potential satellite parking locations to alleviate traffic
congestion and downtown parking shortages, decided to retain Phase 5 as a 5-level, City-
owned public parking structure.
Staff recommends that the Council retain Phase 5 in the Master Plan for the 5-level
parking structure. The Downtown Parking Task Force will be conducting a public process
during the first half of this year to evaluate options to alleviate traffic congestion and
identify alternative parking locations for use by employees and visitors in the downtown.
The appropriateness of the City-owned parking structure proposed during Phase 5 will be
determined within this evaluation process.
Zoning Ordinance Amendments
The Commission concurred with staff and recommended to the Council adoption of an
ordinance to allow Architectural Review Board modification to the landscaping
requirements for paved parking areas which primarily provide parking for buses and similar
oversized vehicles. However, the Commission did not forward a recommendation to modify
SMMC Sections 9.04.08.22.060and 9.04.08.34.060to allow the construction of City-
owned parking structures up to 65’ in height and a 5.0 Floor Area Ratio (FAR) in the C4
Highway Commercial District and M1 Industrial Conservation district west of Lincoln
Boulevard with a Development Review Permit. As stated above, the Commission felt that
a 5-level parking structure, 61’ in height with up to a 5.0 FAR was out of scale and
character and not compatible with the existing context west of Lincoln Boulevard.
Staff recommends retention of the text amendments to the C4 and M1 zoning districts for
City-owned parking structures for the reasons listed above related to the efforts of the
Downtown Parking Task Force.
Public Notification
In conjunction with the EIR preparation, a notice of preparation of the EIR was published in
the Our Times supplement of the Los Angeles Times on June 20, 1999. The Notice of
Availability of the DEIR, was published in the Westside Weekly on October 20, 2000 and
was posted on the City of Santa Monica’s web site. A copy of the Notice of Availability of
the Draft EIR is shown in Attachment A.
The Big Blue Bus has and will continue to conduct public outreach meetings to keep
everyone informed on the status of the Big Blue Bus facility expansion project. A series of
meetings were held to inform the public on the final Facility Expansion Master Plan and
notify them when the EIR would be available. Meetings were held on September 9, 2000
and November 4, 2000.
A notice of the public hearing was published in the Westside Weekly a minimum of ten
days prior to the public hearing. A copy of the public notice is shown in Attachment B.
Budget/Financial Impact
The recommendations presented in this report, which are directly related to the Big Blue
Bus operations, will be fully funded within the Big Blue Bus Capital Budget as the Facility
Expansion Master Plan is implemented. Design and construction funds for Phases 1 & 2
of the Master Plan are currently available in account number C41010401.589000. Santa
Monica Big Blue Bus has adequate funding available to complete Phases 1 through 4.
Additional funds will be budgeted and transferred into the account when needed over the
next two years.
The costs associated with Phase 5 of the Master Plan, including land acquisition, business
relocation and construction, are not currently budgeted. However, funds for Phase 5 will
be included in a future budget.
Recommendation
It is recommended that the Council conduct a public hearing and take the following
actions:
1. Adopt a Resolution certifying the Big Blue Bus Facility Expansion Master Plan
Environmental Impact Report evaluating the environmental effects of the proposed
project;
2. Adopt a Resolution approving a Statement of Overriding Considerations;
3. Approve the Big Blue Bus Facility Expansion Master Plan; and
4. Introduce for first reading an ordinance to amend Santa Monica Municipal Code
(SMMC) Sections 9.04.08.22.060 and 9.04.08.34.060 to address height and floor
area of City-owned parking structures located in the C4 and M1 districts west of
Lincoln Boulevard, and Section 9.04.10.04.070(a)to allow for Architectural Review
Board modification to the landscaping requirements for paved areas which provide
parking primarily for buses and similar oversized vehicles.
Prepared by: Suzanne Frick, Director of Planning
John Catoe, Director of Transportation
Roy Neva, Manager, Facilities Maintenance and Vehicle Engineering
Jay M. Trevino, AICP, Planning Manager
Amanda Schachter, Principal Planner
Bobby Ray, AICP, Senior Planner
Paul Foley, Associate Planner, City Planning Division
Planning and Community Development Department
Attachments: A. Copy of Notice of Availability
B. Notice of Public Hearing
C. Site Plan for Master Plan Phases 1 through 5
D. Comparison of Proposed Project to Existing Facilities
E. Proposed Ordinance Amending Article IX
F. Proposed Resolution Certifying the Big Blue Bus Facility
Expansion Master Plan EIR
G. Proposed Resolution of a Statement of Overriding Considerations
H. Summary of EIR analysis
I. Big Blue Bus Facility Expansion Master Plan EIR
J. Big Blue Bus Facility Expansion Master Plan
PF
F:\PLAN\SHARE\COUNCIL\STRPT\bbb.doc
July 4, 2007
ATTACHMENT A
Copy of Notice of Availability
NOTICE OF COMPLETION & PUBLIC NOTICE OF AVAILABILITY OF A
DRAFT ENVIRONMENTAL IMPACT REPORT (EIR)
ON THE PROPOSED BIG BLUE BUS FACILITY EXPANSION MASTER PLAN
TO:
Concerned Persons
FROM:
The City of Santa Monica
PROJECT
TH
LOCATION: 1660 7 Street, 612 Colorado Avenue and 700-718 Colorado Avenue
and 1600 Lincoln Boulevard, Santa Monica
The project site consists of an
8.5 acre site bounded by Fifth Street to the west, Colorado Avenue to the
north, Seventh Street to the east and Olympic Boulevard to the south. The
proposed project also includes an approximately 1acre site bounded by
Colorado Avenue on the north, Seventh Street on the west, Lincoln
Boulevard on the east and Taft Way to the south.
DESCRIPTION OF PROJECT:Big Blue Bus Facility Expansion Master Plan
which will
be developed in five phases:
Phase 1: construction of a new, 14,222 square foot fueling/service/inspection
structure and wash building approximately 22’ in height.
Phase 2: remodel of the existing Big Blue Bus Administration Building and addition
of 22,300 square feet of office space, employee locker rooms and related storage space
on the first and second floors.
Phase 3: demolition of the 30,000 square foot office building located at 612
Colorado Avenue; construction of a 36,500 square foot, 2-story maintenance building
approximately 26’ in height; construction of a 5,500 square foot, single story chassis wash
and tire repair building; and construction of a 46,500 square foot, 3-story building
approximately 35’ in height for offices and a homeless shelter (OPCC Access Center and
Daybreak Shelter) with 3 levels of subterranean parking with contains 312 parking spaces
for employees and visitors.
Phase 4: demolition of a 44,371 square foot fueling, washing, service and
maintenance building and the re-paving of the site to accommodate approximately 211
buses.
Phase 5: demolition of approximately 18,836 square feet of buildings and
construction of a 5-level above ground municipal parking structure, 61’ in height on an
approximately 1 acre parcel at the northeast corner of Seventh Street and Colorado
Avenue which will contain approximately 650 parking spaces.
The proposed project totals 145,414 square feet of space at the Big Blue Bus
th
Facility site (1660 7 Street and 612 Colorado Avenue) in addition to the 5-level municipal
parking structure.
The Draft Environmental Impact Report (DEIR) on this project is available for your review
and comment. The DEIR examines impacts of the proposed project on the City's
environment. The DEIR analyzes the following environmental effects:
Construction Effects; Traffic, Parking and Circulation; Land Use; Visual and
Aesthetic Impacts; Employment, Housing and Population; Air Quality; Noise; Earth
and Geologic Resources; Natural Resources and Energy Conservation; Hazards;
Public Services; Utilities; Cultural and Historic Resources; Biological Resources;
Recreation; and Neighborhood Effects.
Significant and/or potentially significant environmental effects of this project identified in
the DEIR include:
?
Construction Effects*
?
Employment, Housing and Population
?
Hazards
(* indicates impact cannot be mitigated)
HOW TO COMMENT ON DRAFT EIR:
The City of Santa Monica encourages public
comment on this and other projects. A copy of the DEIR is available for your review in the
City Planning Division at the address below, in the office of the City Clerk, and in the
reference section of the Main Library. A copy of the DEIR may be obtained at the Planning
Counter which is temporarily housed in a trailer on the south side of City Hall. If you have
comments about the DEIR, you should forward them to the City Planning staff so that they
can be considered during the review process.
All documents that are referenced in the Draft EIR are available for review at the Planning
Counter, which is temporarily housed in a trailer on the south side of City Hall, 1685 Main
Street, Santa Monica, CA.
DUE DATE FOR COMMENTS: Tuesday, November 20, 2000 4:00 p.m.
WHERE TO SEND COMMENTS:
City Planning Division
1685 Main Street, Room 212
Santa Monica, CA 90401-3295
Attention: Paul Foley, Associate Planner
Telephone: (310) 458-8341
The City of Santa Monica encourages that comments may be sent electronically to: “paul-
foley@santa-monica.org”
MORE INFORMATION:
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
Un reporte sobre los posibles efectos ambientales esta preparado sobre el plano de
ampliacion de facilidades en el Big Blue Bus. Para más información, llame a Carmen Gutierrez
(310) 458-8341.
APPROVED AS TO FORM:
___________________
JAY M. TREVINO, AICP
Planning Manager
F:ppd/share/transyards/NoticeofCompletion.doc
ATTACHMENT B
Notice of Public Hearing
NOTICE OF A PUBLIC HEARING
BEFORE THE SANTA MONICA CITY COUNCIL
SUBJECT: Certification of the Big Blue Bus Facility Expansion Master Plan Final
Environmental Impact Report and Adoption of a Statement of
Overriding Considerations; Adoption of the Big Blue Bus Facility
Expansion Master Plan; and Introduction and First Reading of an
Ordinance to Amend Santa Monica Municipal Code (SMMC) Sections
9.04.08.22.060 (C4 Highway Commercial District) and 9.04.08.34.060 (M1
Industrial Conservation District) to Address Height and Floor Area of
City-Owned Parking Structures, and Section 9.04.10.04.070(a)to Allow
for Architectural Review Board Modification to the Landscaping
Requirements for Paved Areas Which Provide Parking for Primarily
Buses and Similar Oversized Vehicles.
WHEN: Tuesday, February 27, 2001 at 6:45 p.m.
WHERE: City Hall Council Chambers
1685 Main Street
Santa Monica, California
PROJECT DESCRIPTION
The City Council will conduct a public hearing to consider the Big Blue Bus Facility
Expansion Master Plan, Zoning Ordinance amendments required to facilitate the Master
Plan and the Final Environmental Impact Report (EIR) prepared for the project.
BIG BLUE BUS FACILITY EXPANSION MASTER PLAN
The Master Plan is a 5-phased project that proposes the following:
th
1660 7 Street and 612 Colorado Avenue
-- Remodel existing office space;
-- Addition of 68,800 square feet of new office space;
Construction of a 14,222 square foot alternative fuel/service facility, 42,000 square
--
feet of new maintenance areas, and 312 subterranean parking spaces.
700-718 Colorado Avenue
-- 5-level above grade City-owned parking structure with 650 parking spaces.
ZONING ORDINANCE AMENDMENTS
The Council will also consider Zoning Ordinance amendments to permit the construction of
City-owned parking structures a maximum 65’ in height with a 5.0 Floor Area Ratio (FAR)
in the C4 and M1 zoning districts west of Lincoln Boulevard with a Development Review
Permit and allow Architectural Review Board modification to landscaping requirements for
paved areas used for parking primarily buses and oversized vehicles.
The FINAL ENVIRONMENTAL IMPACT REPORT (EIR) prepared for the project is
available for public review at the City Planning Counter, Room 111, City Hall, 1685 Main
Street.
Following the public hearing, the City Council will consider the following actions:
5. Adoption of a Resolution certifying the Big Blue Bus Facility Expansion Master Plan
Final Environmental Impact Report, which evaluates the environmental effects of
the proposed project,
6. Adoption of a Resolution approving a Statement of Overriding Considerations;
7. Adoption of the Big Blue Bus Facility Expansion Master Plan; and
8. Introduction for first reading of an ordinance to amend Santa Monica Municipal
Code (SMMC) Sections 9.04.08.22.060 and 9.04.08.34.060 to address height and
floor area of City-owned parking structures located in the C4 and M1 districts west
of Lincoln Boulevard, and Section 9.04.10.04.070(a) to allow for Architectural
Review Board modification to the landscaping requirements for paved areas which
provide parking primarily for buses and similar oversized vehicles.
HOW TO COMMENT
You may comment at the City Council public hearing, or by writing a letter. Written
information received before 3:00 p.m. on the Wednesday before the hearing will be given
to the City Council in their packet. Information received after that time will be given to the
City Council prior to the meeting.
Address your letters to: City Clerk
1685 Main Street, Room 102
Santa Monica, CA 90401
MORE INFORMATION
For more information about this project, please contact Associate Planner Paul Foley at
(310) 458-8341. Information is also available on the City’s web site at www.santa-
monica.org. The meeting facility is handicapped accessible. If you have any disability-
related request, please contact 310/458-8701 or TTY 310/ 458-8696 at least three days
prior to the event. Santa Monica Bus Lines 1, 2, 3 and 7 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
El Concilio Municipal de la ciudad de Santa Monica tendra una audencia publica para
revisar applicaciones proponiendo desarrollo en Santa Monica. Para mas informacion,
llame a Carmen Gutierrez al numero (310) 458-8341.
APPROVED AS TO FORM
_____________________
JAY M. TREVINO, AICP
Planning Manager
F:\PLAN\SHARE\COUNCIL\NOTICES\bbb.doc
ATTACHMENT E
Proposed Ordinance Amending Article IX
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PCD:SF:JT:AS:PF:
f:\plan\share\council\ord\bbbtextamend.doc
Council Mtg: February 27, 2001 Santa Monica, California
ORDINANCE NUMBER
(City Council Series)
AN ORDINANCE of the City Council of the City of Santa Monica to Amend Santa Monica Municipal Code
Sections 9.04.08.22.060 (C4 Highway Commercial District) and 9.04.08.34.060 (M1 Industrial Conservation
District) relating to THE Height and Floor Area of City-Owned Parking Structures, and Section
9.04.10.04.070(a) Allowing for Architectural Review Board Modification to the Landscaping Requirements
for Paved Areas Which Provide Parking Primarily for Buses and Similar Oversized Vehicles.
WHEREAS, Section 9.04.08.22.060 of the Comprehensive Land Use and
Zoning Ordinance limits the maximum height of automobile parking structures to three
stories, forty-five feet with a maximum floor area ratio of 1.5 on parcels on Lincoln
Boulevard north of the Santa Monica Freeway which are within the C4 Highway
Commercial zoning district; and
WHEREAS, Section 9.04.08.34.060 of the Comprehensive Land Use and
Zoning Ordinance limits the maximum height of automobile parking structures to two
stories, thirty feet with a maximum floor area ratio of 1.0 on parcels which are within the M1
Industrial Conservation zoning district; and
WHEREAS, Section 9.04.10.04.070(a) of the Comprehensive Land Use and Zoning
Ordinance requires a minimum of ten percent of the total exterior paved area that provides
parking for vehicles be devoted to landscaped areas distributed throughout the paved
area; and
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WHEREAS, Phase 5 of the Big Blue Bus Facility Expansion Master Plan includes
the proposed development of a 5-level, sixty-one foot municipal parking structure with a
5.0 floor area ratio on a parcel west of Lincoln Boulevard which has both C4 Highway
Commercial and M1 Industrial Conservation zoning designations; and
WHEREAS, Phase 5 of the Big Blue Bus Facility Expansion Master Plan
accomplishes a key objective of the Master Plan which is to provide municipal parking
opportunities to alleviate congestion in the City’s downtown core; and
WHEREAS, Sections 9.04.08.22.060 and 9.04.08.34.060 of the Comprehensive
Land Use and Zoning Ordinance need to be amended to permit municipal parking
structures up to sixty-five feet in height and with a maximum 5.0 floor area ratio on larger
sized parcels west of Lincoln Boulevard; and
WHEREAS, although the Big Blue Bus Facility Expansion Master Plan proposes
extensive landscaping around the perimeter of the site to screen the transportation yard
uses from adjacent streets, landscaped areas distributed throughout the bus yard parking
area are not possible because of the area needed to maneuver buses and large fleet
vehicles; and
WHEREAS, Section 9.04.10.04.070(a) of the Comprehensive Land Use and Zoning
Ordinance needs to be amended to allow for Architectural Review Board review and
approval of alternative landscaping configurations for exterior paved areas which provide
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parking and circulation predominantly for buses and other similar oversized fleet vehicles.
WHEREAS, on December 13, 2000, the Planning Commission held a public hearing
on the proposed zoning text amendments which would amend Sections 9.04.08.22.060
(C4 Highway Commercial District) and 9.04.08.34.060 (M1 Industrial Conservation District)
to address height and floor area of municipal parking structures, and Section
9.04.10.04.070(a) to allow for Architectural Review Board modification to the landscaping
requirements for paved areas which provide parking primarily for buses and similar
oversized vehicles; and
WHEREAS, the Planning Commission forwarded a recommendation to the City
Council to adopt the zoning ordinance amendment relating to the landscaping
requirements; and
WHEREAS, although the Planning Commission did recommend that the City
Council adopt the proposed zoning text amendments which would amend Sections
9.04.08.22.060 (C4 Highway Commercial District) and 9.04.08.34.060 (M1 Industrial
Conservation District) to address height and floor area of municipal parking structures, City
staff recommends these proposed zoning text amendments since these amendments will
support the efforts of the Downtown Parking Task Force to identify potential satellite
parking locations to alleviate traffic congestion and downtown parking shortages; and
WHEREAS, the City Council held a public hearing on the proposed Zoning
Ordinance Text Amendments on February 27, 2001; and
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WHEREAS, the City Council finds and declares that the proposed amendments are
consistent with the goals, objectives, policies, land uses, and programs specified in the
adopted General Plan, in that the Big Blue Bus facility Expansion Master Plan and the
implementation of the Big Blue Bus Transportation Service Improvement Plan, which calls
for an improved and expanded Big Blue Bus fleet, are consistent with Land Use Element
Objective 4.5, which encourages an improved public transit system, and Policy 4.5.5 which
calls for continued City support of the Big Blue Bus to provide intra-city and inter-city
service to major employment centers and connection to the regional transportation system;
and
WHEREAS, the City Council finds and declares that the proposed amendments are
consistent with the goals, objectives, policies, land uses, and programs specified in the
adopted General Plan, in that Phase 5 of the Big Blue Bus Facility Expansion Master Plan
is consistent with Circulation Element Policy 4.7.7 which states that the City should
consider using its Parking Authority to implement off-street parking facilities where they are
most needed and to resolve current and future parking deficiencies while protecting
adjacent residential neighborhoods; and
WHEREAS, the City Council finds and declares that the public health, safety and
general welfare requires the adoption of the proposed Ordinance in that the Big Blue Bus
Facility Expansion Master Plan is necessary to implement its Transportation Service
Improvement Plan which includes expanding its services to alleviate overcrowding of
buses and improve transit services within the Big Blue Bus service area; and in that Phase
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5 of the Big Blue Bus Facility Expansion Master Plan accomplishes a key objective of the
Master Plan which is to provide municipal parking opportunities to alleviate congestion in
the City’s downtown;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA
MONICA DOES ORDAIN AS FOLLOWS:
SECTION 1. Santa Monica Municipal Code Section 9.04.08.22.060 is hereby
amended to read as follows:
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Section 9.04.08.22.060 Property development standards
.
There shall be no limitation on the number of stories of any hotel, detached parking
structure, or structure containing at least one floor of residential use, so long as the height
does not exceed the maximum number of feet permitted in this Section. All property in the
C4 District shall be developed in accordance with the following standards:
Maximum Height and Floor Area Ratio
(a) .
(1) For parcels in the C4 District fronting on Lincoln Boulevard south of the Santa
Monica Freeway, Pico Boulevard between Ocean Avenue and 4th Court, and Pico
Boulevard between 7th Street and 11th Street, maximum height shall be two stories, not to
exceed thirty feet, and the floor area ratio shall be determined as follows:
FAR if at Least Thirty
Percent
of Project is
Residential, or if at
Lease Eighty Percent of
the Project is a Grocery
Parcel Square Footage FAR Store
0 -- 7,500 1.0 1.0
7,501 -- 15,000 0.70 1.0
15,001 -- 22,500 0.60 0.85
22,501 and up 0.50 0.75
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(2) For parcels in the C4 District fronting on Broadway, Santa Monica Boulevard,
and 14th Street between Pico Boulevard and the Santa Monica Freeway, the maximum
height shall be two stories, not to exceed thirty feet, and the floor area ratio shall be
determined as follows:
FAR if at Least Thirty
Percent
of Project is
Residential or
Automobile
Dealership with CUP, or
if
at Least Eighty Percent
of the
Parcel Project is a Grocery
Square footage FAR Store
0 -- 7,500 1.5 1.5
7,501 -- 15,000 1.0 1.5
15,001 -- 22,500 0.90 1.3
22,501 and up 0.80 1.15
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(3) For parcels in the C4 District fronting on Lincoln Boulevard north of the Santa
Monica Freeway, the maximum height shall be three stories, not to exceed forty-five feet,
and the floor area ratio shall be determined as follows:
FAR if at Least Thirty
Percent
of Project is
Residential, or if at
Least Eighty Percent of
the
Parcel Project is a
Square Footage FAR Grocery Store
0 -- 7,500 1.5 1.5
7,501 -- 15,000 1.0 1.5
15,001 -- 22,500 0.90 1.3
22,501 and up 0.80 1.15
(4) For parcels in the C4 District fronting on Pico Boulevard between 21st Street
and 31st Street, subject to Section 9.04.08.22.060(a)(5), the maximum height shall be two
stories, not to exceed thirty feet, and the floor area ratio shall be determined as follows:
FAR if at Least
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Thirty Percent of
Project is Residential
or if at Least Eighty FAR with CUP
Parcel Percent of the Pursuant to
Square Project is a Section 9.04.08-
Footage FAR Grocery Store .22.060(a)(5)
0 -- 7,500 1.5 1.5 2.0
7,501 -- 15,000 1.0 1.5 2.0
15,001 -- 22,500 0.90 1.3 2.0
22,501 and up 0.80 1.15 2.0
(5) Subject to the approval of a Conditional Use Permit, a project on a City-owned
parcel in the C4 District fronting on Pico Boulevard between 21st Street and 31st Street
shall be permitted a FAR bonus and a height of three stories, forty-five feet, if the project
contains a full service grocery store having at least five thousand square feet of gross floor
area.
(6) Subject to the approval of a Development Review Permit, above grade municipal
parking structures shall be permitted a maximum height of 65 feet and a maximum FAR of
5.0 if the following conditions are met:
1. The parcel size is a minimum of twenty-three thousand square feet.
2. The parcel is located west of the centerline of Lincoln Boulevard.
Minimum Lot Size
(b) . Seven thousand five hundred square feet. Each parcel shall
contain a minimum depth of one hundred fifty feet and a minimum width of fifty feet except
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that parcels existing on the effective date of this Chapter shall not be subject to these
requirements.
Front Yard Setback
(c) . Landscaping as required pursuant to the provisions of Part
9.04.10.04.
Rear Yard Setback
(d) . None, except:
(1) Where rear parcel line abuts a residential district, a rear yard equal to:
5' +(stories × lot width)
50'
The required rear yard may be used for parking or loading to within five feet of the rear
parcel line provided the parking or loading does not extend above the first floor level and
provided that a wall not less than five feet or more than six feet in height is erected and
maintained along the rear commercial parcel line. Access driveways shall be permitted to
perpendicularly cross the required rear yard provided the driveway does not exceed the
minimum width permitted for the parking area. A required rear yard shall not be used for
commercial purposes.
(2) That needed to accommodate landscaping and screening for a rear yard buffer
required pursuant to the provisions of Part 9.04.10.04.
Side Yard Setback
(e). None, except:
(1) Where the interior side parcel line abuts a residential district, an interior side
yard equal to:
5' +(stories × lot width)
50'
The interior side yard may be used for parking or loading to within five feet to the interior
side property line provided the parking or loading does not extend above the first floor
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level and provided a wall not less than five feet or more than six feet in height is erected
and maintained along the side commercial parcel line. A required interior side yard shall
not be used for access or for commercial purposes.
(2) That needed to accommodate landscaping required for a street side yard,
landscape buffer and screening pursuant to the provisions of Part 9.04.10.04.
(3) A ten-foot setback from an interior side property line shall be required for
portions of buildings that contain windows, doors, or other openings into the interior of the
building. An interior side yard less than ten feet shall be permitted if provisions of the
Uniform Building Code related to fire-rated openings in side yards are satisfied.
Development Review
(f) . A Development Review Permit is required for any
development of more than twenty-five thousand square feet of floor area and for any
development with rooftop parking, except that for applications involving the demolition and
replacement of an existing single purpose grocery store on a parcel which is not adjacent
to a residentially zoned district, with a store which has a minimum of twenty-five thousand
square feet of floor area, only a net new floor area addition of more than twenty-five
thousand square feet shall be subject to Development Review. Square footage devoted to
residential use shall be reduced by fifty percent when calculating whether a development
review permit is required.
SECTION 2. Santa Monica Municipal Code Section 9.04.08.34.060 is amended to
read as follows:
Section 9.04.08.34.060 Property development standards.
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All property in the M1 District shall be developed in accordance with the following
standards:
Maximum Building Height.
(a) Two stories and thirty feet or with approval of a
Development Review Permit for artist studios only, three stories and forty-five feet. Within
fifty feet of a residential district, no portion of any structure shall exceed the maximum
permitted height of the adjoining residential district. There shall be no limitation on the
number of stories of any detached parking structure so long as the height does not exceed
the number of feet permitted in this Section. However, subject to the approval of a
Development Review Permit, above grade municipal parking structures shall be permitted
a maximum height of 65 feet if the following conditions are met:
(1) The parcel size is a minimum of twenty-one thousand square feet.
(2) The parcel is located west of the centerline of Lincoln Boulevard.
Maximum Floor Area Ratio
(b). 1.0 or 1.5 for development of artist studios with
approval of a Development Review Permit. Subject to the approval of a Development
Review Permit, above grade municipal parking structures shall be permitted a maximum
FAR of 5.0 if the following conditions are met:
(1)The parcel size is a minimum of twenty-one thousand square feet.
(2) The parcel is located west of the centerline of Lincoln Boulevard.
Minimum Lot Size
(c) . Fifteen thousand square feet. Each parcel shall contain a
minimum depth of one hundred fifty feet and a minimum width of one hundred feet, except
that parcels existing on the effective date of this Chapter shall not be subject to this
requirement.
Front Yard Setback
(d) . Landscaping as required pursuant to the provision of Part
9.04.10.04.
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Rear Yard Setback
(e) . None, except:
(1) Where the rear parcel line abuts a residential district, a rear yard equal to:
5' + (stories x lot width)
50'
The required rear yard may be used for parking or loading to within five feet of the rear
parcel line provided the parking or loading does not extend above the first floor level and
provided that a wall not less than five feet or more than six feet in height is erected and
maintained along the rear commercial parcel line. Access driveways shall be permitted to
cross perpendicularly the required rear yard provided the driveway does not exceed the
minimum width permitted for the parking area. A required rear yard shall not be used for
commercial purposes.
(2) That needed to accommodate landscaping and screening for a rear yard buffer
required pursuant to the provisions of Part 9.04.10.04.
Side Yard Setback
(f) . None, except:
(1) Where the interior side parcel line abuts a residential district, an interior side
yard equal to:
5' + (stories x lot width)
50'
The interior side yard may be used for parking or loading no closer than five feet to the
interior side property line provided the parking or loading does not extend above the first
floor level and provided a wall not less than five feet or more than six feet is erected and
maintained along the side commercial parcel line. A required interior side yard shall not be
used for access or for commercial purposes.
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(2) That needed to accommodate landscaping required for a street side yard,
landscape buffer and screening pursuant to the provisions of Part 9.04.10.04.
(3) A ten-foot setback from an interior property line shall be required for portions of
buildings that contain windows, doors or other openings into the interior of the building. An
interior side yard less than ten feet shall be permitted if provisions of the Uniform Building
Code related to fire-rated openings in side yards are satisfied.
Development Review
(g) . A Development Review Permit is required for any
development of more than thirty thousand square feet of floor area and any development
with rooftop parking.
SECTION 3. Section 9.04.10.04.070 is amended to read as follows:
9.04.10.04.070 Required landscape area and lighting for surface parking lots
and other vehicular use areas.
(a) A minimum of ten percent of the total exterior paved area that
accommodates vehicular traffic including surface parking lots, accessways, driveways
(including those serving drive-in and drive-through restaurants, banks, and grocery
stores), loading areas, service areas, and parking stalls shall be devoted to landscaped
islands, peninsulas, or medians distributed throughout the paved area. A minimum of one
tree for each one thousand two hundred square feet of paved area that accommodates
vehicular traffic shall be provided and maintained. However, the Architectural Review
Board may modify these requirements for exterior paved areas which predominantly
provide parking and circulation for buses and other similar oversized fleet vehicles
provided that the following findings can be made:
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1) That the strict application of the provisions of this subsection (a)
would result in practical difficulties or unnecessary hardships inconsistent with the general
purpose and intent of the Santa Monica Municipal Code and the General Plan or that there
are exceptional circumstances or conditions applicable to the proposed project that do not
apply generally to other sites covered by the Section;
2) That the modification of these requirements would not adversely
affect the public welfare, and would not be detrimental or injurious to property and
improvements in the surrounding area.
b) The landscape area required for parking lots and vehicular use areas shall be in
addition to the landscape area required for building sites pursuant to the provisions of
Section 9.04.10.04.060.
c) Lighting shall be provided and maintained in accordance with Section
9.04.10.02.270.
SECTION 4. Any provision of the Santa Monica Municipal Code or appendices
thereto inconsistent with the provisions of this Ordinance, to the extent of such
inconsistencies and no further, is hereby deemed repealed or modified to that extent
necessary to effect the provisions of this Ordinance.
SECTION 5. If any section, subsection, sentence, clause, or phrase of this
Ordinance is for any reason held to be invalid or unconstitutional by a decision of any court
of competent jurisdiction, such decision shall not affect the validity of the remaining
portions of this Ordinance. The City Council hereby declares that it would have passed
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this Ordinance and each and every section, subsection, sentence, clause, or phrase not
declared invalid or unconstitutional without regard to whether any portion of the ordinance
would be subsequently declared invalid or unconstitutional.
SECTION 6. The Mayor shall sign and the City Clerk shall attest to the passage of
this Ordinance. The City Clerk shall cause the same to be published once in the official
newspaper within 15 days after its adoption. This Ordinance shall become effective 30
days from its adoption.
APPROVED AS TO FORM:
MARSHA JONES MOUTRIE
City Attorney
F:\PLAN\SHARE\COUNCIL\ORD\bbtextamend.doc
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ATTACHMENT F
Proposed Resolution Certifying the Big Blue Bus
Facility Expansion Master Plan EIR
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F:\PPD\SHARE\TRANSYARDS\BBBeirreso.doc
City Council Meeting 2-27-01 Santa Monica, California
RESOLUTION NO.
(City Council Series)
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF SANTA MONICA
CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT
ON THE BIG BLUE BUS FACILITY EXPANSION MASTER PLAN
WHEREAS, a Notice of Preparation of an Environmental Impact Report on the Big
Blue Bus Facility Expansion Master Plan was issued in June, 1999; and
WHEREAS, a Notice of Completion of the Draft Environmental Impact Report was
published in October, 2000, in compliance with the California Environmental Quality Act
and the City of Santa Monica CEQA Guidelines; and
WHEREAS, the Draft Environmental Impact Report was circulated for a 30-day
period; and
WHEREAS, in December, 2000, the Final Environmental Impact Report was
published; and
WHEREAS, on December 13, 2000 the Planning Commission reviewed and
considered the contents of the Final EIR prior to making its recommendations on the Big
Blue Bus Facility Expansion Master Plan; and
50
eff44
WHEREAS, the Planning Commission recommended certification of the Final EIR;
and
WHEREAS, on February 27, 2001 the City Council, as Lead City Agency, reviewed
the Final Environmental Impact Report,
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA
DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. The City Council has reviewed and considered the information
contained in the Final Environmental Impact Report on the Big Blue Bus Facility Expansion
Master Plan prior to acting on the project.
SECTION 2. The City Council certifies that the Final EIR for the project was
presented to the City Council, that the Final EIR for the project was completed in full
compliance with State law and City CEQA Guidelines, that there was adequate public
review of the Draft Environmental Impact Report, that it has considered all comments on
the Draft Environmental Impact Report and responses to comments, that the Final
Environmental Impact Report adequately discusses all significant environmental issues,
that the Final Environmental Impact Report reflects the independent judgement and
analysis of the City, and that the City Council has reviewed and considered the information
contained in the Final Environmental Impact Report in its decision-making process prior to
approving the project.
51
eff44
SECTION 3. The City Clerk shall certify to the adoption of this Resolution, and
thenceforth and thereafter the same shall be in full force and effect.
52
eff44
APPROVED AS TO FORM:
________________________
MARSHA J. MOUTRIE
City Attorney
ATTACHMENT F
53
eff44
Proposed Resolution Certifying the Big Blue Bus
Facility Expansion Master Plan EIR
54
eff44
F:\PPD\SHARE\TRANSYARDS\BBBeirreso.doc
City Council Meeting 2-27-01 Santa Monica, California
RESOLUTION NO.
(City Council Series)
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF SANTA MONICA
CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT
ON THE BIG BLUE BUS FACILITY EXPANSION MASTER PLAN
WHEREAS, a Notice of Preparation of an Environmental Impact Report on the Big
Blue Bus Facility Expansion Master Plan was issued in June, 1999; and
WHEREAS, a Notice of Completion of the Draft Environmental Impact Report was
published in October, 2000, in compliance with the California Environmental Quality Act
and the City of Santa Monica CEQA Guidelines; and
WHEREAS, the Draft Environmental Impact Report was circulated for a 30-day
period; and
WHEREAS, in December, 2000, the Final Environmental Impact Report was
published; and
WHEREAS, on December 13, 2000 the Planning Commission reviewed and
considered the contents of the Final EIR prior to making its recommendations on the Big
Blue Bus Facility Expansion Master Plan; and
55
eff44
WHEREAS, the Planning Commission recommended certification of the Final EIR;
and
WHEREAS, on February 27, 2001 the City Council, as Lead City Agency, reviewed
the Final Environmental Impact Report,
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA
DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. The City Council has reviewed and considered the information
contained in the Final Environmental Impact Report on the Big Blue Bus Facility Expansion
Master Plan prior to acting on the project.
SECTION 2. The City Council certifies that the Final EIR for the project was
presented to the City Council, that the Final EIR for the project was completed in full
compliance with State law and City CEQA Guidelines, that there was adequate public
review of the Draft Environmental Impact Report, that it has considered all comments on
the Draft Environmental Impact Report and responses to comments, that the Final
Environmental Impact Report adequately discusses all significant environmental issues,
that the Final Environmental Impact Report reflects the independent judgement and
analysis of the City, and that the City Council has reviewed and considered the information
contained in the Final Environmental Impact Report in its decision-making process prior to
approving the project.
56
eff44
SECTION 3. The City Clerk shall certify to the adoption of this Resolution, and
thenceforth and thereafter the same shall be in full force and effect.
57
eff44
APPROVED AS TO FORM:
________________________
MARSHA J. MOUTRIE
City Attorney
ATTACHMENT G
58
Proposed Resolution of a Statement of Overriding
Considerations
59
F:\PPD\SHARE\TRANSYARDS\BBBSOC.doc
City Council Meeting 02-27-01 Santa Monica, California
RESOLUTION NO.
(City Council Series)
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF SANTA MONICA MAKING THE CEQA FINDINGS
NECESSARY TO APPROVE THE BIG BLUE BUS FACILITY EXPANSION MASTER
PLAN, ADOPTING A STATEMENT OF OVERRIDING CONSIDERATIONS AND
ADOPTING A MITIGATION MONITORING PLAN.
WHEREAS, an Environmental Impact Report has been prepared which analyzes
the environmental effects of the Big Blue Bus Facility Expansion Master Plan; and
WHEREAS, the Planning Commission recommended certification of the Final
Environmental Impact Report; and
WHEREAS, the City Council as Lead Agency, reviewed the Final Environmental
Impact Report in full compliance with State law and City CEQA Guidelines, and
WHEREAS, on February 27, 2001, the City Council certified that the Environmental
Impact Report for the Big Blue Bus Facility Expansion Master Plan was prepared in full
compliance with State law and City CEQA Guidelines;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA
DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. Consistent with Article VI, Section 12 of the City of Santa Monica
CEQA Guidelines and Sections 15091 and 15092 of the State of California CEQA
60
Guidelines, and as detailed in Final EIR Sections 4.2, 4.3, 4.4, 4.5, 4.6, 4.7, 4.8, 4.9, 4.10,
4.11, 4.12, 4.13, 4.14, 4.15, 4.16 and 5.0, the City Council finds that there are no
significant impacts for traffic, parking and circulation, land use, visual quality, employment,
housing and population, air quality, noise, earth and geologic resources, natural resources
and energy conservation, hazards, public services, utilities, cultural and historic resources,
biological resources, recreation, neighborhood effects and cumulative effects.
SECTION 2. The Final EIR determined that without mitigation all phases of the
project, could result in significant impacts on construction effects related to air quality,
noise, traffic, parking and circulation, cultural and historic resources and hazards.
Consistent with Article VI, Section 12 of the City of Santa Monica CEQA Guidelines and
Section 15091 of the State CEQA Guidelines, and as detailed in Final EIR Section 4.1, the
City Council finds that the following mitigation measures which have been required of the
project will reduce or mitigate the construction effects which are created by the project to
below a level of significance:
1) The applicant shall prepare a Construction Impact Mitigation Plan (CIMP). The
CIMP plan shall specifically address community concerns related to construction of
the proposed project. The CIMP shall, at a minimum, include the following
measures:
Air Quality
(1) Ozone Precursor Control Measures. Any construction equipment used on the
site must meet the following conditions in order to reduce NO emissions:
x
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;
$
61
Equipment shall be equipped with two- to four-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.
Noise
(2) All diesel equipment shall be operated with closed engine doors and shall be
equipped with factory-recommended mufflers.
(3) Electrical power shall be used to run air compressors and similar power tools.
(4) 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
a.m. and3:00 p.m.
Traffic, Parking, and Circulation
(5) Provide locations for construction worker parking and employee parking that will
minimize loss of existing street parking spaces.
(6) Maintain pedestrian access to retail and commercial uses along Colorado
Avenue and Lincoln Boulevard.
(7) Designate truck routes that avoid the use of residential streets and prepare a
traffic control plan for streets surrounding the project area with specific information
62
regarding any construction activities that may disrupt area traffic flow.
(8) Prohibit hauling of dirt, construction debris, and construction materials during
the morning and afternoon peak traffic periods.
Cultural and Historic Resources
(9) 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 if such a find is encountered.
(10) 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 NAHC 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.
63
Hazards
(11)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.
SECTION 3. The Final EIR determined that without mitigation, the project could
result in significant impacts due to construction of the proposed project in the area of air
quality in that it is anticipated that South Coast Air Quality Management District (SCAQMD)
threshold standards for dust emissions (PM) will occur during construction of Phases 3
10
and 4 of the Big Blue Bus Facility Expansion Master Plan. Consistent with Article VI,
Section 12 of the City of Santa Monica CEQA Guidelines and Section 15091 of the State
CEQA Guidelines, and as detailed in Final EIR Section 4.1, the City Council finds that the
significant environmental effects as identified below can be reduced but cannot feasibly be
avoided or mitigated to below a level of significance. Nevertheless these impacts are
found to be acceptable due to overriding considerations as discussed in Section 5.
(a) While the project was determined to have a significant air quality impacts in the
area of dust emissions (particulate matter (PM) during the construction of Phases
10
3 and 4, the mitigation listed below can reduce the impact, but not mitigate it to
below a level of significance.
(1) 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 leaving the site and to create a crust after each day=s activities
cease. Provisions shall be made prior to and during watering to prevent
64
runoff from leaving the site.
During construction, water trucks or sprinklers systems shall be used to keep all areas of
$
vehicle movement damp enough to prevent dust from leaving the site, particularly whenever
wind exceeds 15 miles per hour.
Soil stockpiled for more than two days shall be covered, kept moist, or treated with soil binders
$
to prevent dust generation.
These requirements shall be included on all grading plans.
SECTION 4. The CEQA mandated environmentally superior alternative was found to be Alternative
B which includes only Phases 1 through 4 of the Big Blue Bus Facility Expansion Master Plan with the
municipally-owned 5-level parking structure in Phase 5 deleted from the project. As analyzed in the Final EIR in
Section 6, Alternative A, Alternative B and the No Project alternative would result in impacts that would be less
than the impacts of the proposed project. However, consistent with Section 15091 of the State of California
CEQA Guidelines, the City Council finds that Alternative B is not feasible as it does not meet the key project
objective of providing municipal parking opportunities to alleviate congestion in the City’s downtown core. In
addition, Alternative A, which proposed a reduced municipal parking structure in Phase 5, would not provide a
sufficient number of parking spaces to alleviate in any substantial or meaningful way, parking and traffic
congestion in the City’s downtown core. In conclusion, Alternative A, Alternative B and the No Project
alternative are not feasible since these do not satisfy the project objectives for improved and expanded transit
services for the Big Blue Bus nor do they provide meaningful alternative municipal parking opportunities for
visitors and employees of the City’s downtown core to alleviate traffic and parking congestion in the area.
SECTION 5. As fully described in Section 3, the Final EIR found that the project
65
would result in significant unavoidable adverse impacts during construction in the area of
air quality. Consistent with Section 15093 of the State of California CEQA Guidelines, the
City Council hereby makes a Statement of Overriding Considerations and finds that the
benefits of the project outweigh its unavoidable environmental impacts based on the
following reasons:
(a) The Big Blue Bus will be able to implement their Transportation Service
Improvement Plan with the facilities proposed in the Big Blue Bus Master Plan,
including those proposed during Phases 3 and 4, which provide additional work
space, maintenance repair facilities, and parking to accommodate expansion of the
bus fleet. This objective is consistent with Circulation Element Policy 4.5.5 which
calls for continued City support of its local bus system. The benefits of an expanded
public transit system and better transit service to the local community and the larger
Big Blue Bus regional service area far outweighs the short term dust-related air
quality impacts experienced during construction of Phases 3 and 4 of the Master
Plan.
(b) The facilities proposed in the Big Blue Bus Master Plan, in particular that proposed
during Phase 1, are consistent with the City of Santa Monica’s policy of using lower
emission, alternative fuel vehicles were feasible by providing a LNG/CNG fueling
facility for new LNG buses and CNG service vehicles. The benefits of the long term
air quality improvements associated with LNG and CNG fueled vehicles, which
produce fewer emissions than gasoline or diesel fueled vehicles, outweigh the short
term dust related air quality impacts experienced during construction of Phases 3
and 4 of the Master Plan.
(c) The facilities proposed in the Big Blue Bus Master Plan, in particular those
proposed during Phases 2 and 3, will provide greater efficiency in Big Blue Bus
operations as an improved physical connection between administration,
maintenance, and operations work spaces will create better communication and
generate an improved Big Blue Bus team environment. The increased efficiency in
operation will lead to better transit service to the local community and the larger Big
Blue Bus regional service area, a benefit which outweighs the short term air quality
66
impacts experienced during the construction of Phases 3 and 4 of the Master Plan,
which impacts will not continue beyond the relevant stages of construction.
(d) The work proposed during Phase 2 of the Big Blue Bus Facility Expansion Master
Plan will upgrade the existing transportation administration building, which was
constructed in 1984 and damaged in the Northridge earthquake, to meet City
earthquake codes. The permanent seismic upgrading and repair of the existing
administration building is a benefit which far outweighs the short term air quality
impacts expected to occur during construction of Phases 3 and 4 of the Master
Plan.
SECTION 6. Consistent with Public Resources Code Section 21081.6, the City
Council adopts the Mitigation Monitoring Program, which is included as Attachment A, to
mitigate or avoid significant effects of the Project on the environment and to ensure
compliance during project implementation.
SECTION 7. Consistent with Section 21081.6(d) of the California Environmental
Quality Act, the documents which constitute the record of proceedings for approving this
project are located in the Planning and Community Development Department, 1685 Main
Street, Room 212, Santa Monica, California. The custodian of these plans is Paul Foley,
Associate Planner in the City Planning Division of the Planning and Community
Development Department.
67
SECTION 8. The City Clerk shall certify to the adoption of this Resolution, and
thenceforth and thereafter the same shall be in full force and effect.
APPROVED AS TO FORM:
________________________
MARSHA JONES MOUTRIE
City Attorney
Attachment A: Mitigation Monitoring Program
68
ATTACHMENT G
Proposed Resolution of a Statement of Overriding
Considerations
69
F:\PPD\SHARE\TRANSYARDS\BBBSOC.doc
City Council Meeting 02-27-01 Santa Monica, California
RESOLUTION NO.
(City Council Series)
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF SANTA MONICA MAKING THE CEQA FINDINGS
NECESSARY TO APPROVE THE BIG BLUE BUS FACILITY EXPANSION MASTER
PLAN, ADOPTING A STATEMENT OF OVERRIDING CONSIDERATIONS AND
ADOPTING A MITIGATION MONITORING PLAN.
WHEREAS, an Environmental Impact Report has been prepared which analyzes
the environmental effects of the Big Blue Bus Facility Expansion Master Plan; and
WHEREAS, the Planning Commission recommended certification of the Final
Environmental Impact Report; and
WHEREAS, the City Council as Lead Agency, reviewed the Final Environmental
Impact Report in full compliance with State law and City CEQA Guidelines, and
WHEREAS, on February 27, 2001, the City Council certified that the Environmental
Impact Report for the Big Blue Bus Facility Expansion Master Plan was prepared in full
compliance with State law and City CEQA Guidelines;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA
DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. Consistent with Article VI, Section 12 of the City of Santa Monica
CEQA Guidelines and Sections 15091 and 15092 of the State of California CEQA
70
Guidelines, and as detailed in Final EIR Sections 4.2, 4.3, 4.4, 4.5, 4.6, 4.7, 4.8, 4.9, 4.10,
4.11, 4.12, 4.13, 4.14, 4.15, 4.16 and 5.0, the City Council finds that there are no
significant impacts for traffic, parking and circulation, land use, visual quality, employment,
housing and population, air quality, noise, earth and geologic resources, natural resources
and energy conservation, hazards, public services, utilities, cultural and historic resources,
biological resources, recreation, neighborhood effects and cumulative effects.
SECTION 2. The Final EIR determined that without mitigation all phases of the
project, could result in significant impacts on construction effects related to air quality,
noise, traffic, parking and circulation, cultural and historic resources and hazards.
Consistent with Article VI, Section 12 of the City of Santa Monica CEQA Guidelines and
Section 15091 of the State CEQA Guidelines, and as detailed in Final EIR Section 4.1, the
City Council finds that the following mitigation measures which have been required of the
project will reduce or mitigate the construction effects which are created by the project to
below a level of significance:
1) The applicant shall prepare a Construction Impact Mitigation Plan (CIMP). The
CIMP plan shall specifically address community concerns related to construction of
the proposed project. The CIMP shall, at a minimum, include the following
measures:
Air Quality
(1) Ozone Precursor Control Measures. Any construction equipment used on the
site must meet the following conditions in order to reduce NO emissions:
x
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;
$
71
Equipment shall be equipped with two- to four-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.
Noise
(2) All diesel equipment shall be operated with closed engine doors and shall be
equipped with factory-recommended mufflers.
(3) Electrical power shall be used to run air compressors and similar power tools.
(4) 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
a.m. and3:00 p.m.
Traffic, Parking, and Circulation
(5) Provide locations for construction worker parking and employee parking that will
minimize loss of existing street parking spaces.
(6) Maintain pedestrian access to retail and commercial uses along Colorado
Avenue and Lincoln Boulevard.
(7) Designate truck routes that avoid the use of residential streets and prepare a
traffic control plan for streets surrounding the project area with specific information
72
regarding any construction activities that may disrupt area traffic flow.
(8) Prohibit hauling of dirt, construction debris, and construction materials during
the morning and afternoon peak traffic periods.
Cultural and Historic Resources
(9) 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 if such a find is encountered.
(10) 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 NAHC 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.
73
Hazards
(11)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.
SECTION 3. The Final EIR determined that without mitigation, the project could
result in significant impacts due to construction of the proposed project in the area of air
quality in that it is anticipated that South Coast Air Quality Management District (SCAQMD)
threshold standards for dust emissions (PM) will occur during construction of Phases 3
10
and 4 of the Big Blue Bus Facility Expansion Master Plan. Consistent with Article VI,
Section 12 of the City of Santa Monica CEQA Guidelines and Section 15091 of the State
CEQA Guidelines, and as detailed in Final EIR Section 4.1, the City Council finds that the
significant environmental effects as identified below can be reduced but cannot feasibly be
avoided or mitigated to below a level of significance. Nevertheless these impacts are
found to be acceptable due to overriding considerations as discussed in Section 5.
(b) While the project was determined to have a significant air quality impacts in the
area of dust emissions (particulate matter (PM) during the construction of Phases
10
3 and 4, the mitigation listed below can reduce the impact, but not mitigate it to
below a level of significance.
(2) 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 leaving the site and to create a crust after each day=s activities
cease. Provisions shall be made prior to and during watering to prevent
74
runoff from leaving the site.
During construction, water trucks or sprinklers systems shall be used to keep all areas of
$
vehicle movement damp enough to prevent dust from leaving the site, particularly whenever
wind exceeds 15 miles per hour.
Soil stockpiled for more than two days shall be covered, kept moist, or treated with soil binders
$
to prevent dust generation.
These requirements shall be included on all grading plans.
SECTION 4. The CEQA mandated environmentally superior alternative was found to be Alternative
B which includes only Phases 1 through 4 of the Big Blue Bus Facility Expansion Master Plan with the
municipally-owned 5-level parking structure in Phase 5 deleted from the project. As analyzed in the Final EIR in
Section 6, Alternative A, Alternative B and the No Project alternative would result in impacts that would be less
than the impacts of the proposed project. However, consistent with Section 15091 of the State of California
CEQA Guidelines, the City Council finds that Alternative B is not feasible as it does not meet the key project
objective of providing municipal parking opportunities to alleviate congestion in the City’s downtown core. In
addition, Alternative A, which proposed a reduced municipal parking structure in Phase 5, would not provide a
sufficient number of parking spaces to alleviate in any substantial or meaningful way, parking and traffic
congestion in the City’s downtown core. In conclusion, Alternative A, Alternative B and the No Project
alternative are not feasible since these do not satisfy the project objectives for improved and expanded transit
services for the Big Blue Bus nor do they provide meaningful alternative municipal parking opportunities for
visitors and employees of the City’s downtown core to alleviate traffic and parking congestion in the area.
SECTION 5. As fully described in Section 3, the Final EIR found that the project
75
would result in significant unavoidable adverse impacts during construction in the area of
air quality. Consistent with Section 15093 of the State of California CEQA Guidelines, the
City Council hereby makes a Statement of Overriding Considerations and finds that the
benefits of the project outweigh its unavoidable environmental impacts based on the
following reasons:
(e) The Big Blue Bus will be able to implement their Transportation Service
Improvement Plan with the facilities proposed in the Big Blue Bus Master Plan,
including those proposed during Phases 3 and 4, which provide additional work
space, maintenance repair facilities, and parking to accommodate expansion of the
bus fleet. This objective is consistent with Circulation Element Policy 4.5.5 which
calls for continued City support of its local bus system. The benefits of an expanded
public transit system and better transit service to the local community and the larger
Big Blue Bus regional service area far outweighs the short term dust-related air
quality impacts experienced during construction of Phases 3 and 4 of the Master
Plan.
(f) The facilities proposed in the Big Blue Bus Master Plan, in particular that proposed
during Phase 1, are consistent with the City of Santa Monica’s policy of using lower
emission, alternative fuel vehicles were feasible by providing a LNG/CNG fueling
facility for new LNG buses and CNG service vehicles. The benefits of the long term
air quality improvements associated with LNG and CNG fueled vehicles, which
produce fewer emissions than gasoline or diesel fueled vehicles, outweigh the short
term dust related air quality impacts experienced during construction of Phases 3
and 4 of the Master Plan.
(g) The facilities proposed in the Big Blue Bus Master Plan, in particular those
proposed during Phases 2 and 3, will provide greater efficiency in Big Blue Bus
operations as an improved physical connection between administration,
maintenance, and operations work spaces will create better communication and
generate an improved Big Blue Bus team environment. The increased efficiency in
operation will lead to better transit service to the local community and the larger Big
Blue Bus regional service area, a benefit which outweighs the short term air quality
76
impacts experienced during the construction of Phases 3 and 4 of the Master Plan,
which impacts will not continue beyond the relevant stages of construction.
(h) The work proposed during Phase 2 of the Big Blue Bus Facility Expansion Master
Plan will upgrade the existing transportation administration building, which was
constructed in 1984 and damaged in the Northridge earthquake, to meet City
earthquake codes. The permanent seismic upgrading and repair of the existing
administration building is a benefit which far outweighs the short term air quality
impacts expected to occur during construction of Phases 3 and 4 of the Master
Plan.
SECTION 6. Consistent with Public Resources Code Section 21081.6, the City
Council adopts the Mitigation Monitoring Program, which is included as Attachment A, to
mitigate or avoid significant effects of the Project on the environment and to ensure
compliance during project implementation.
SECTION 7. Consistent with Section 21081.6(d) of the California Environmental
Quality Act, the documents which constitute the record of proceedings for approving this
project are located in the Planning and Community Development Department, 1685 Main
Street, Room 212, Santa Monica, California. The custodian of these plans is Paul Foley,
Associate Planner in the City Planning Division of the Planning and Community
Development Department.
SECTION 8. The City Clerk shall certify to the adoption of this Resolution, and
thenceforth and thereafter the same shall be in full force and effect.
77
APPROVED AS TO FORM:
________________________
MARSHA JONES MOUTRIE
City Attorney
Attachment A: Mitigation Monitoring Program
- 78 -
ATTACHMENT H
Summary of EIR Analysis
- 79 -
ATTACHMENT H
SUMMARY OF EIR ANALYSIS
Construction Effects
The EIR identifies significant impacts during construction of the project, including:
? Temporary increase in employee vehicle and truck traffic;
? Temporary fugitive dust and air emissions from construction activities;
? Intermittent high noise levels from construction equipment;
? Possible disruption of cultural or historic resources during construction activities;
? Possible exposure to hazardous materials (asbestos) during demolition; and,
? Disruption and displacement of four businesses during Phase 5 of the project.
While most of these impacts can be mitigated by the measures identified in the EIR,
temporary fugitive dust emissions from construction activities would exceed established
SCAQMD thresholds. Although this is a short-term impact that is tied to the length of
construction activities, it is significant and cannot be mitigated. A statement of overriding
considerations would be required to approve the project as discussed above.
Project Alternatives
CEQA also requires that an EIR evaluate alternatives to the proposed project, including a
“No Project” alternative. Because an EIR must identify ways to mitigate or avoid the
significant effects that a project may have on the environment, the discussion of
alternatives focuses on changes to the project or the project location which are capable of
achieving the objectives of the proposed project while avoiding or substantially lessening
any significant effects associated with the project. However, only feasible alternatives need
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be studied. Among the factors that may be taken into account when addressing the
feasibility of alternatives are site suitability, economic viability, availability of infrastructure,
general plan consistency, other plans or regulatory limitations, jurisdictional boundaries,
and whether the proponent can reasonably acquire, control or otherwise have access to
the alternative site.
The EIR analyzed three project alternatives:
No Project Alternative. CEQA specifically requires analysis of the No Project
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alternative to allow decision-makers to compare the impacts of approving the
proposed project with the impacts of not approving the proposed project. With
respect to the proposed project, analysis of the No Project alternative includes
existing environmental impacts on-site, as well as those environmental effects,
which would be reasonably expected to occur in the foreseeable future if the project
were not approved.
Alternative A: Proposed Project With a Reduced Municipal Parking Structure. A
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reduced parking structure could be incorporated into the proposed project while still
achieving the goals of the Big Blue Bus and the City. Such an alternative entails
the same development scheme as the proposed project with the exception that the
parking structure component, described in Phase 5, would be a maximum of three
stories (maximum height of 30-feet) so as not to conflict with applicable height
restrictions. This would reduce the number of public parking spaces by
approximately 350 spaces (from 650 spaces to approximately 300 total spaces), or
approximately 54 percent.
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Alternative B: Proposed Project Without the Municipal Parking Structure. Phase 5
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of the proposed project would be deleted, thus no municipal parking structure would
be built. This alternative would achieve the goals of the Big Blue Bus, however it
would not achieve the City’s goal of reducing traffic congestion and providing
adequate public parking in the downtown area.
Due to the specific objectives associated with the proposed project and the built out nature
of the City, alternative sites for the proposed project are not feasible.
The No Project alternative would reduce all environmental impacts that would occur with
the proposed project. However, the No Project alternative would fail to meet the objectives
of the proposed project.
The EIR determined that Alternative B meets the CEQA requirement for identification of
the environmentally superior alternative. Among the two development alternatives,
Alternative B is considered environmentally superior as it would not require acquisition of
the land bounded by Colorado Avenue, Taft Way, Lincoln Boulevard, and Seventh Street
nor displace the current property owners and businesses. The alternative would also
result in lower construction emissions, fewer noise impacts and a shorter overall
construction period, resulting in reduced short term construction nuisances such as traffic
delays and parking shortages.
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