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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 th 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 th 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. th 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 th 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 thth square feet of building site landscaping along 6 Street, Colorado Avenue and 7 Street in th 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: ? 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; ? 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; ? 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 th 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 th 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 32 eff44 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 33 eff44 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 34 eff44 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 35 eff44 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 36 eff44 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: 37 eff44 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 38 eff44 (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 39 eff44 (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 40 eff44 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 41 eff44 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 42 eff44 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. 43 eff44 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. 44 eff44 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. 45 eff44 (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: 46 eff44 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 47 eff44 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 48 eff44 ATTACHMENT F Proposed Resolution Certifying the Big Blue Bus Facility Expansion Master Plan EIR 49 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 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 - 80 - 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 $ 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 $ 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. - 81 - Alternative B: Proposed Project Without the Municipal Parking Structure. Phase 5 $ 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. - 82 -