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COUNCIL MEETING: March 31, 1992
Santa Monica, California
'IO:
Mayor and City council
FROM:
c~ty Staff
SUBJECT: Appeal of Planning commission Approval of Final EIR
90-007, DR 91-006, RPP 91-008, and Council consideration
of Zoning Text Amendments 91-006 and 91-007 for the
proposed development on the Santa Monica Pier.
Applicant Santa Monica pier Restoration Corporation.
Appellant Diane simpson.
INTRODUCTION
This staff report provides City Council with information
regarding the Santa Monica Pier Development proj ect .
On March
2nd, the Planning Commission certified the Final Environmental
Impact Report (EIR) with a statement of overriding considerations
for two unavoidable significant traffic ~mpacts.
The Planning
commission also approved a development review permit for a
reduced project consisting of the Fun Zone and parking
improvements in the 1550 Pacific Coast Highway lot. The Central
Plaza component of the proposed project was withdrawn from
consideration by the PRC and therefore, not approved. In
addition to the project permits, the Planning Commission made
recommendations to the city council on the proposed Zoning
ordinance text amendments. On March 16, 1992 all actions of the
Planning commission were appealed. The appeal form is attached.
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staff is recommending that the City Council certify the Final
EIR, approve the development review application and reduced
parking permit ,"vith the finding and conditions approved by the
Planning commission, and that the proposed Zoning Ordinance Text
Amendments relating ~o the lights on the pier and heights of the
rides be approved. Staff is recommending denial of the appeal and
approval of the Planning Commission recommendations en the text
amendment relating to the Pier lighting. staff and the PRe are
not recommending approval of the ride height text amendment
language as proposed by the Planning commission, but instead, are
recommending approval of the language originally requested by the
applicant.
BACKGROUND
The proposed project consists of a Fun Zone, Central Plaza and
parking facilities. However, based upon the findings of the
Draft Environmental Impact Report (EIR), the Pier Restoration
Corporation (PRe) Board and staff revised the project to consist
and the Fun Zone and parking lot improvements. The Central Plaza
and the 1640 Appian Way parking structure were excluded from the
revised project.
Specifically, this recommended revised project includes the Fun
Zone, improvements to the 1550 Pacific Coast Highway beach
parking lot and paving the Deauville site for parking.
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..
This staff report discusses the planning and environmental
analysis for both the project as originally proposed and the
revised project. staff recommends that the city council take the
following actions to approve the revised proJect:
1. Adopt the Resolution certifying the Final Environmental
Impact Report on the revised project consisting of the Fun
Zone and parking lot improvements with a statement of
overriding considerations for two unavoidable significant
traffic impacts.
2. Approve a Development Review permit for the revised project
consisting of the Fun Zone and parking lot improvements
subject to the conditions and findings approved by the
Planning commission.
3. Approve a reduced parking permit for shared parking for the
revised project consisting of the Fun Zone and parking lot
improvements subject to the findings approved by the
Planning Commission.
4. Approve the Zoning ordinance text amendment to allow the
permitted height for amusement rides on the pier to be 115
feet and the permitted height for replacement of existing
buildings on the Pier to be 40 feet.
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.
.
:; .
Approve a
amusement
zoning Ordinance text amendment to
ride lights on the pier to blink,
allow
flash,
for
and
oscillate.
Report Format
This report provides a summary of the proj ect description and
environmental impacts for the full project including the Central
Plaza, Fun Zone and expanded parking facil i ties. This
discussion is followed by a list of approvals required for the
project with and without the central Plaza. The discussion is
followed by an analysis comparing the proposed project with the
project alternative eliminating the Central Plaza, the Planning
commission action, and the grounds for the appeal.
Project Background
In 1908, the first Municipal pier was built at the location of
the present Pier using an experimental concrete and steel
construction method. It failed twelve years later in 1920 and
was reconstructed in 1921. The Pleasure Pier (also known as the
Newcomb Pier) was built adjacent to the Municipal pier in 1916.
The Pleasure Pier featured the Looff Hippodrome, which contained
the famed carousel, as well as a roller coaster and other
entertainment features. The famous La Monica Ballroom, built in
1924, in its heyday could accommodate as many as 10,000 people.
Throughout the 1920's and 1930's the Pier flourished as an
entertainment and recreation center for visitors and tourists.
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..
Succeeding decades, however, saw a decline in the Pier and in
1973, the city council ordered its demolition as part of a larger
proposition to create an offshore island development. Santa
Monica residents countered with a grass-roots initiative, "Save
Our Pier Forever", which forbade the destruction of both the
Pleasure and Municipal Piers. other measures to preserve the
historical integrity of the pier included its designation as a
County of Los Angeles Historical Landmark in 1975, and a City of
Santa Monica Landmark in 1976. In addition, the Looff Hippodrome
(Carousel Building) building was designated a National Historic
Landmark in 1988.
In 1981, the Santa Monica City Council began studying plans to
economically revitalize the Pier. The Council appointed a
15-member pier Restoration and Development Task Force, which was
charged to prepare a comprehensive set of guidelines for the
Pier's restoration. The Task Force, working in conjunction with
members of the community through a series of public workshops,
prepared the "Pier Guidelines" in 1982, which outlined the
parameters for future development.
However, in 1983, winter storms destroyed over 100,000 square
feet of the western end of the wooden pier platform, and the
remaining pier suffered serious structural damage.
Reconstruction of the Pleasure pier and the Municipal pier as a
resul t of the 1983 storm damage was completed in 1991. In
addition, structural reinforcing is currently taking place for
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,
.
both the Pleasure and Municipal Pier and will be completed in
mid-1992.
In 1983, the pier Restoration Corporation (PRC) was created to
orchestrate reconstruction and redevelopment of the Pier. Using
the "Pier Guidelines" as a base, the City Council approved the
Santa Monica pier Design Guidelines and the Santa Monica pier
Development Program. The proposed plans presented in the Final
EIR represent the PRC's working plan for that program.
On December 11, 1991, as a result of the Draft Environmental
Impact Report findings that implementation of the proj ect as
proposed would result in unavoidable significant impacts at 8
local intersections, the PRe Board of Directors voted to
recommend to the city Council the approval of the Fun Zone only
project alternative.
originally Proposed project
The Pier Development project as proposed and analyzed in the
Final EIR consists of four main components: the Central Plaza,
the Fun Zone, parking facilities and a future phase.
Total
building floor areas associated by use are:
o Retail
9,725 s.f.
o Restaurant
42,325 s.f.
o Entertainment
16,500 s.f.
o Public Areas
8,650 s.f.
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o Management Space
o Fun Zone Booths
325 s.f.
6,875 s.f.
TOTAL:
84,400 s.f.
In addition to the above building floor area, approximately
70, 000 square feet of deck area will be devoted to Fun Zone
amusement rides. within this 70,000 square foot area, the 6,875
square feet of Fun Zone booths will be located.
currently, the Pier is developed with a total of 82,732 square
fee~. Upon completion of all construction on the Pier (including
sinbads and the Ashgrove projects), there will be a total of
169,223 square feet of building area as well as 63,125 square
feet of deck area devoted to amusement rides (70,000 square feet
less 6,875 square feet of booths). Attachment #1 describes the
uses that presently exist on the Pier, the uses that would remain
on the pier after construction of the Central Plaza and Fun zone,
the uses that would remain but undergo remodel or renovation and
the uses that would be demolished.
Central Plaza
As originally proposed, the Central Plaza would be located
between the Billiard Building and Sinbad I s along the southern
edge of the Pier. Phase I of the Central Plaza would involve the
construction of four new, two-story buildings, containing a total
of 77,525 square feet. The four buildings would surround a
14,400 square foot open plaza area.
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"
The following is a summary of the proposed size, height and use
of the Central Plaza Phase I buildings that will surround the
open plaza area:
~ui1ding ~q. Ft.
sty/Ht
Uses
1 28,050
2 9,575
3 19,950
4 19,950
2/58*
2/47**
2/47**
2/47**
Restaurantjcafe/take-outjfast food
Restaurants
Retail, entertainment
Retail, restaurant, entertainment
* Building 1 has an observation tower above the second story;
architectural feature above tower rises to 58 feet.
** Roof height for Buildings 2, 3, & 4 is 30 feet;
architectural features extend above the height.
The Phase II building would be located on the southeast portion
of the pier and would consist of a two story, 22,000 square foot
building.
Phase II would include a mix of entertainment,
recreation, retail and/or restaurant uses. The precise breakdown
of floor area would be determined at a later date.
The Fun Zone
The Fun Zone would be located at the southwest corner of the
pier.
This area is currently used for parking and special
events such as the Thursday Evening Twilight Dance Series. The
Fun Zone would occupy approximately 70,000 square feet of the
pier deck area.
wi thin this area, 6,875 square feet of floor
area would be developed for food and game concessions. The
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remaining area would be devoted to amusement rides, such as a
ferris wheel and a roller coaster.
The proposed ferris wheel
would be 115 feet in height; the roller coaster would be 60 feet
in he.ight.
In addition, a number of children's rides are
proposed that would not be as high as the adult rides.
Parking Facilities
Parking for the proposed full pier Development project would be
provided at the following locations:
o 1640 Appian way: The site is currently occupied by a 400
square foot fast food outlet and a 75 space surface public
parking lot. These uses would be replaced by a four level,
partially subterranean, parking structure for 244 vehicles
(net increase of 169 parking spaces). Due to the slope of
the site, the structure would be approximately 30 feet in
height as measured from the Promenade and ten feet in height
as measured from Appian Way. Access to the parking
structure would be from Seaside Terrace. Ground level
retail space (5,200 square feet) would be located along The
Promenade walkway.
o 1550 Pacific Coast Highway: This state owned lot is located
Just north of the Pier and currently provides 706 surface
parking spaces. In addition to restriping the lot, it is
proposed that an adjacent residual dirt area (the portion of
the Deauville property located west of the Promenade) be
paved for parking. A total of 991 spaces would be provided
resulting in a net increase of 285 spaces.
An outdoor performance stage for special events is proposed
at the northeast corner of the 1550 pacific Coast Highway
lot. The performance stage is intended to replace the area
of the pier that was previously used for the Thursday Night
Concert Series and other special events.
o 1590 Appian Way: This City owned site, also referred to as
the Deauville property, is located north of the Pier between
the Promenade and Appian Way/PCH. The Santa Monica Beach
Maintenance facility, Mermaid Cafe and a refreshment stand
are currently located on the site.
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The Mermaid Cafe and refreshment stand would be demolished
and the beach maintenance facility would be relocated to the
northeast portion of the parcel. The southern portion of
the property would be paved to provide a total of 88 spaces.
o Pier Platform: The existing 272 parking spaces located on
the Pier would be removed and replaced with 82 tandem, valet
spaces as part of the proposed proj ect. Access would be
controlled by valet parking attendants at the pier entrance
on Ocean Avenue. The 82 tandem, valet parking spaces are
temporary and would be removed in connection with the
proposed Phase II development. At the end of Phase II no
parking would be permitted on the Pier.
parking for Phase II
No new parking spaces are proposed for the 22,000 square feet
proposed in the Phase II development plans.
The Phase II
building would replace the 82 tandem valet parking spaces located
on the Pier that are included in Phase I. After completion of
phase II, it is proposed that the Pier be completely closed to
vehicular traffic except for emergency and service vehicles.
Alcohol Outlets
currently, there are a total of 7 alcohol outlets on the Pier.
This includes 4 beer and wine licenses and 3 full service
alcohol licenses.
Two facilities currently on the Pier under
lease negotiations are the AShgrove and Sinbads. Both facilities
will include full service alcohol licenses.
As proposed, the Central Plaza would have required a total of six
separate alcohol licenses (four beer and wine and two full
service alcohol licenses) resulting in a total number of 13
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alcohol licenses on the Pier. The issue of the appropriate
number of licenses and operational aspects will be considered as
part of the Pier Alcohol POlicy as proposed by the PRe.
CEQA Compliance
The environmental review process began in May, 1990 ~vith the
preparation of an Initial study. This preliminary environmental
assessment of the proposed project determined that the proposed
proj ect could have a significant adverse impact on the
environment and that an environmental impact report (EIR) should
be prepared. On July 26, 1990, a Notice of preparation of an EIR
was issued and published in the newspaper. A public scoping
meeting was held on October 25, 1990.
On September 13, 1991, a Draft EIR was release for a 46 day
public review period ending on October 28, 1991. During this
period, 11 comment letters were submitted. The Final EIR
responds to all comments and was released on December 20, 1991.
The Final EIR concludes that the implementation of the proposed
pier Development project would result in unavoidable significant
impacts in the areas of air quality, land use and traffic. This
section provides a description of the significant impacts and
proposed mitigation measures for the Pier Development project as
proposed.
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Air Quality
The Final EIR analyzes the short- and long-term air quality
impacts of the proposed project. The short-term pollutant
emissions proj ected to result from the short-term construction
activities would not exceed threshold criteria established by the
South Coast Air Quality Management District (SCAQMD). Therefore,
the temporary emissions are not considered significant.
Although the short-term construction effects are not considered
significant, they can be reduced by covering of stockpiles,
reducing construction equipment idling, using low sulfur fuel and
ceasing construction activities during second stage smog alerts.
Development of the proposed project would increase traffic which
would result in an increase in existing levels of long-term daily
emissions. The project is not expected to result in any
violations of the state one-hour carbon monoxide standard of 20
parts per million (ppm) at the identified receptor locations in
the project vicinity. However, the proposed project plus Phase
II development would generate emissions on a summer weekend day
that would exceed SCAQMD criteria for nitrogen oxides.
The mitigation measure for the significant effect on nitrogen
oxide levels is to reduce the size of Phase II from 22,000 to
18,000 square feet. Without this mitigation, the project would
result in an unavoidable significant impact to air quality.
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Land Use
The Final EIR analyzes the proposed project's compliance with
applicable land use regulatory documents, which include the Land
Use and Circulation Element (LUCE) of the General Plan, the
Zoning Ordinance, the Pier Design Guidelines, the Beach Resource
Management Plan, and the standards of the Beach Overlay District.
The project site is zoned Residential-Visitor Commercial (RVC),
with the exception of the 1550 Pacific Coast Highway state
parking lot, which is currently zoned Single Family Residential
(Rl). The lot is proposed to be rezoned to RVC under the City's
current redistricting plan. The increase in parking on the site
does not comply with the R1 designation. Therefore, the rezoning
from R1 to RVC would have to be completed prior to project
implementation.
The proposed parking structure at 1640 Appian Way does not comply
with the floor area ratio standards identified in the LUCE or the
Zoning Ordinance. The four level parking structure would be
partially subterranean and would accommodate 244 vehicles. Due
to the slope of the site, the structure would be approximately 30
feet in height as measured from the Promenade and ten feet in
height as measured from Appian Way. The height of the parking
structure would be 30 feet. Ground level retail (5,200 square
feet) would be located along The Promenade.
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As proposed, the structure would have a 1.85 floor area ratio
(FAR), which exceeds the 1.0 FAR allowed by the LUCE and by the
Zoning Ordinance in the RVC Pier Overlay District. In addition,
the parking structure would occupy the entire site; no setbacks
are proposed and ther~fore, no landscaping will be provided along
the public right-of-way. The structure does not comply with the
setbacks and lot coverage required in the Zoning Ordinance. An
amendment is required to the LUCE and zoning Ordinance to allow
the greater FAR. In addition, a variance is required for the
encroachment into the front, side and rear yard setbacks and to
exceed the 70% lot coverage.
The four proposed buildings in the Central Plaza and three of the
rides in the Fun Zone on the pier will exceed the height limit
allowed in the RVC pier Overlay district in the Zoning Ordinance.
The RVc district allows a total height of 2 stories, 30 feet.
Buildings 1, 3, and 4 have a roof height of 30 feet, but have
architectural features that extend above 30 feet; building 2 is
47 feet in height. The architectural features on buildings 3 and
4 extend to a height of 47 feet; building 1 has an observation
tower that extends to 58 feet. Therefore, a Zoning Ordinance
text amendment would be required for the proposed proj ect to
allow for the increased height.
In addition, three of the rides proposed in the Fun Zone would
exceed the 30 feet in height allowed in the RVC district. The
ferris wheel would be 115 feet, the roller coaster would be 60
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feet and the wave swinger would be 45 feet. A zoning Ordinance
text amendment would be required to allow the increased height
for amusement rides in the Fun Zone.
The pier Development Program and Design Guidelines provide a
historical background relating to the Pier IS architecture and
establish goals and objectives for restoring the Pier. The
guidelines affect all physical improvements including buildings,
attractions, common area improvements, signage, graphics and
lighting. The proposed project is in compliance with the pier
Development Program and Design Guidelines.
The purpose of the Beach Resource Management Plan is to serve as
a guide for the management and development of the recreational
potential of the Santa Monica State Beach. The plan was prepared
in conjunction with an operating agreement between the City and
the state Department of Parks and Recreation. The proposed
project complies with the applicable goals and objectives
contained in the Beach Resource Management Plan.
The Beach Overlay District created under Proposition S expressly
excludes the Santa Monica Pier Platform and that portion of the
Pier that extends into the Pacific Ocean. The district also
permits 140,000 square feet of new development on the pier
platform. The 1640 Appian Way parking structure is proposed
within this area, however, the provisions of the ordinance do not
affect development of the property. Therefore, the proposed
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Pier Development project and 1640 Appian Way parking structure
are not subj ect to the Beach Overlay District established by
Proposition s.
Traffic
Preparation of the Final EIR on the Pier Development proj ect
began in August, 1990. Since that time, the City Council has
directed staff to use the Highway Capacity Manual (HCM) delay
methodology and a new significance criteria for all traffic
studies. However, because the traffic studies for the Pier and
Aquarium EIRs were near completion at the time Council acted on
these issues, council agreed that these two studies would be
conducted using the CMA (Critical Movement Analysis) methodology
and the previously accepted significance criteria.
A comprehensive traffic and parking analysis was completed for
the Pier Development Project Final EIR. The analysis includes 40
intersections (31 signalized and 9 unsigna1ized) during typical
summer weekday, typical non-summer weekday and summer weekend
scenarios. The Final EIR does not analyze extreme conditions
that occur during peak seasons holidays such as Cinco de Mayo,
Memorial Day, Independence Day and Labor Day. Both morning and
evening typical peak periods were included in the analysis.
However, due to the trip generation characteristics of the
project, significant impacts occur only during the PM peak hours.
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For summer weekday, the traffic study determines that 25 of the
40 study intersections are forecast to operate at unacceptable
level of service E or F.
The intersections experiencing
significant impacts during summer and non-summer typical PM peak
periods with the addition of project traffic are:
o Lincoln Boulevard at I-10 westbound ramp
Summer and non-summer weekdays
o Lincoln Boulevard at I-l0 eastbound ramp
Summer and non-summer weekdays
o Lincoln at Pico
Summer weekdays only
o Fourth Street at Santa Monica Boulevard
Summer and non-summer weekdays
o Fourth street at Colorado Avenue
Summer and non-summer weekdays and summer weekends
o Ocean Avenue at Pacific Coast Highway ramps
(near RAND Ocean Avenue driveway)
Summer weekdays and summer weekends
o Neilson Way at pico Boulevard
Summer weekdays and summer weekends
o Lincoln at Colorado
Summer weekends only
o Ocean Avenues at California Incline
Summer weekends only
o Ocean Avenue at Seaside Terrace
Summer weekdays, summer weekends
After
mitigation,
project
related
traffic
would
still
significantly impact six intersections on summer weekdays.
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During summer weekends,
two additional intersection would
experience unavoidable significant traffic impacts. The proposed
project would result in unavoidable significant adverse traffic
impacts at the following intersections:
-
o Lincoln and I-I0 Westbound ramp
o Lincoln and I-IO Eastbound ramp
o Fourth Street at Santa Monica Boulevard
o Fourth street at Colorado
o Ocean Avenue at Pacific Coast Highway Ramp
o Neilson Way at pico Boulevard
o Lincoln Boulevard at Colorado
o Ocean Avenue at California
The Revised Project consisting of the Fun Zone and Parking
Improvements but without Either the Central Plaza or the 1640
Appian Way Parking structure
As a result of the significant unavoidable impacts associated
with the proposed project as identified in the Final EIR, the PRC
and staff are recommending approval of a revised project
consisting of the Fun Zone and parking lot improvements but
without either the Central Plaza or the 1640 Appian Way parking
structure. The impacts associated with the development of this
revised project have been analyzed as Alternative D in Section
VII of the Final EIR.
The Final EIR determined that the
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development of the revised proj ect would resul t in two
unavoidable significant traffic impacts at the intersections of:
o Lincoln and I-10 Westbound ramp
o Ocean Avenue and the Pacific Coast Highway ramp
In addition to reducing the number of unavoidable significant
traffic impacts, the revised project would not require the
construction of a parking structure at 1640 Appian Way.
Therefore, the zoning Ordinance amendments, General Plan Text
amendment, variance for lot coverage and setbacks and the
condi tional use permit for the parking structure would not be
required. Additionally, the Hot Dog on A stick stand would not
have to be removed.
All other permits and approvals required for the full project
would be required for the revised project.
The anticipated number of net new visitors to the pier would be
greatly reduced with the revised project consisting of the Fun
Zone and parking lot improvements. This would reduce many of the
adverse impacts relating to parking and circulation as well as
eliminate the need for mitigation measures in those areas.
Section VII-D of the Final EIR analyzes the environmental impacts
associated with the revised project. As shown in the shared use
parking analysis in Section IV-L of the Final EIR, this revised
proj ect would not require the additional parking improvements
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suggested for the 1550 Pacific Coast Highway lot or 1590 Appian
Way (Deauville property).
However, in an effort to maximize
public parking, the City is proposing to re-stripe the 1550 lot,
and pave the Deauville site for a net increase of 285 spaces
beyond what exists today.
Removal of the Mermaid Cafe and
relocation of the Beach Maintenance facility will not occur as
part of the revised project.
EIR Alternatives
Section VII of the Final EIR analyzed a total of eight
alternatives to the proposed project:
(A) No change in pre-project conditions;
(B) Reduced Project Development for the Central Plaza, Fun
Zone and Future Phase;
(C) project without the Fun Zone;
(D) project without the central Plaza;
(E) project with Aquarium on Deauville Property and Beach
Maintenance Loti
(F) Event Deck Alternative;
(G) Access Ramp Alternative, and
(H) Alternative Sites.
With the exception of the "no projectll alternative, every
al ternati ve analyzed would result in at least one unavoidable
significant traffic impact.
The following table lists the
number of significant traffic impacts associated with each
alternative studied.
Only PM peak hour estimates are shown.
There are no AM peak hour traffic impacts associated with the
project or any of the alternatives. This is a result of the peak
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visitor attraction hours beginning after the morning peak traffic
period has ended.
Alternative
PM PEAK SIG. IMPACTS
A. No project
B. Half size project
c. Central Plaza only
D. Fun Zone only
E. project with Aquarium
F. Project with Event Deck
G. Project with Access Ramp
H. Alternative sites
o
1
3
2
11
14
14
N/A
No Change in Pre-project Conditions
This alternative would leave the project site and surrounding
parking lots under current conditions. The environmental impacts
associated with the proposed project would not occur.
Reduced Project Development For The Central Plaza, Fun Zone and
Future Phase
This alternative reduced all components of the project by
approximately one-half of the total floor area. A reduction in
proj ect size would have the impact of creating a less intense
development that would more closely fit in with the existing
character of the Pier.
This alternative would result in an unavoidable significant
adverse traffic impact.
The intersection of Ocean Avenue and
Pacific Coast Highway would be significantly impacted during
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summer weekday PM peak hour traffic conditions.
No mitigation
measure has been proposed to reduce that impact to an acceptable
level.
project Without the Fun Zone
This alternative analyzes the impacts of a proj ect that would
include the Central Plaza, the 1640 Appian Way parking structure
and the 22,000 square feet of Central Plaza Phase II development.
As compared to the proposed project, the development of Central
Plaza Phase II would not create a significant air quality impact
and would not need to be reduced.
This alternative would
significantly impact the following three intersections in the PM
peak hour:
o Lincoln Boulevard and 1-10 Westbound Ramp
o 4th street and Colorado
o Ocean Avenue and Pacific coast Highway
All other environmental impacts would be reduced as compared to
the proposed project. The Fun Zone, which would have been the
visual focal point of the Pier would be eliminated.
project with Aquarium on the Deauvil1e/Beach Maintenance site
This alternative includes the Central Plaza and Fun Zone.
Instead of converting the Deauville site and the beach
maintenance lot to parking, a two-story aquarium would be
constructed.
The total floor area of the Aquarium would be
62,000 square feet incl~ding aquarium tanks (45,500 s.f.), retail
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(7,000 s.f.), restaurant (2,000 s.f.) and education and function
rooms (7,500 s.f.).
This alternative evaluated two parking structure options at
either 1440 Pacific Coast Highway or 1640 Appian Way.
As compared to the proposed full size project, this alternative
would result in additional impacts associated with traffic,
utilities, pUblic services, noise and aesthetics. Unavoidable
significant traffic impacts would occur at a minimum of seven
intersection. The Southern California AQMD threshold criteria
for daily emissions of nitrogen dioxides would also be exceeded.
Event Deck Alternative
This alternative proposes to extend the northern edge of the Pier
over the 1550 Pacific Coast Highway parking lot to accommodate an
additional 185 parking spaces and a performance stage. The pier
deck would be expanded by approximately 64,400 square feet.
Access to the event deck and parking would be from the pier
bridge.
As compared with the proposed project, this alternative would
result in an extension to the Pier deck that would result in more
vehicular traffic on the pier bridge. This alternative would
have slightly increased impacts on air, noise, land use and
traffic. A total of 14 intersections would be significantly
impacted in the PM peak hour.
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Access Ramp Alternative .
I'his al ternati ve would extend a ramp from the northern edge of
the pier down to the 1550 Pacific coast Highway parking lot.
This ramp would allow cars to drive down the Pier bridge and ramp
into the parking lot. All other aspects of the proposed project
would remain the same.
This alternative would result in significant traffic impacts at
l4 intersections in the PM peak period. Use of the Pier as a
ramp to the parking lot would create pedestrian/vehicle conflicts
and increase congestion on the pier bridge.
Alternative Sites
The Final EIR evaluated seven alternative sites for the ability
to reduce the proj ect impacts and meet or exceed the proj ect
objectives. The alternative sites considered were the Ocean Park
Redevelopment Area, Pier South to Pritikin, the former Pacific
Ocean Park site at the foot of Pier Avenue and the existing
Venice Pier site located south of the City.
Due to the site-specific objective to revitalize the existing
pier in a way that preserves its unique character, an alternative
site would not allow the feasible attainment of the stated
project objectives.
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Approvals Being Requested For the Revised project consisting of
the Fun Zone and parking Improvements but Without Either the
central Plaza or the 1640 Appian Way parking structure
The following approvals are required to adopt the revised project
consisting of the Fun Zone and parking lot improvements without
either the Central Plaza or the 1640 Appian Way parking
structure.
1. Resolution certifying the Final EIR on the revised project
consisting of the Fun Zone and parking improvements with a
statement of overriding considerations relating to two
unavoidable significant traffic impacts.
2. Development Review Permit for the revised project consisting
of the Fun Zone and parking lot improvements.
3. A reduced parking permit for shared parking for the revised
project consisting of the Fun Zone and parking lot
improvements.
4. A text amendment to the Zoning ordinance for height on the
Pier. The following amendment is being requested, the bold
type indicates the new text that will be added to the Zoning
Ordinance:
SECTION 9015.6 Property Development Standards. All property in
the RVC District shall be developed in accordance with the
following standards:
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(a) Maximum Building Height and FAR. Maximum building
height, number of stories and floor area ratio shall be
determined as follows:
PROPERTIES BOUNDED BY THE
FOLLOWING STREETS
MAXIMUM
HEIGHT
MAXIMUM NO.
OF STORIES
MAXIMUM
FAR
Pier Overlay:
a. Santa Monica Pi~r.
The Deauville site to the
north, Seaside Terrace to
the south, The Promenade to
the west, and Ocean Avenue
to the east
30' 40' 3
for replacement
of existing
structures;
115' for
amusement rides
1.0
5. A text amendment to the zoning Ordinance for amusement ride
lights. The following amendment is being requested, the bold
type indicates the new text that will be added to the Zoning
Ordinance:
SECTION
9040.27.
Lighting.
All
outdoor
lighting
associated with commercial uses shall be shielded and
directed away from surrounding residential uses.
Such
lighting shall not exceed 0.5 footcandles of illumination
beyond the property containing the commercial use and shall
not blink, flash, oscillate or be of unusually high
intensity of brightness, with the exception of amusement
rides located on the pier, which may have lights that blink,
flash and oscillate.
- 26 -
If the Council chooses to adopt the Pier Development Project as
originally proposed and analyzed in the Final EIR, the following
additional approvals would be required.
1. A variance for the 1640 Appian tvay parking structure to
permit encroachment into the front, side and rear yard
setbacks and to allow the structure to exceed the 70% lot
coverage.
2. A conditional use permit to allow construction of the 1640
Appian Way parking structure in the RVC District.
3. A text amendment to the Zoning Ordinance for FAR
requirements for the 1640 Appian Way parking structure.
4. A General Plan Amendment for 1640 Appian way.
9ther Approvals Required
A certificate of Appropriateness, issued by the City's Landmarks
commission, will be necessary to allow alterations or demolitions
of buildings on the Pier platform. section 9621 (a) of the
Landmarks Ordinance exempts Landmarks from the Architectural
Review Board process, therefore, final design review and signage
approval will be the responsibility of the Landmarks Comm1ssion.
The city's Landmarks Commission and state Coastal commission
review of the project will occur after City council action on the
Zoning Ordinance and General Plan text amendments.
- 27 -
comparative Analysis
The proposed full Pier Development Project, with the Central
Plaza, Fun Zone, 1640 Appian way parking structure and parking
lot improvements, meets all the objectives established by the
Pier Restoration corporation to revitalize the Pier. The
objectives, which were developed through a series of pUblic
workshopsf outline the parameters for future development on the
Pier. The objectives are:
1. To improve the Pier's economic position by increasing the
commercial square footage and providing quality products and
services.
2. To maintain on-going public control of the pier by offering
commercial areas to multiple tenants with the PRc/ci ty as
Landlord and Manager of the facility.
3. To retain those historic and unique qualities that
distinguish the Santa Monica pier from other piers and
commercial enterprises, and that emphasizes its role in the
community.
4 To incorporate new development into the existing character,
scale and design of the Pier.
~. To attract and serve visitors from a broad range of income
groups and lifestyles.
6.
To remove parking from the
pedestrian-friendly environment.
pier
to
create
a
7.
To maximize
surroundings
design.
interaction with
through public
the waterfront and beach
access, merchandising and
8. To provide entertainment and recreation facilities as a main
focus of the development.
9. To develop the Pier as a year-round attraction with extended
nighttime and multi-season uses.
10. To apply the highest standards of architectural design to
the proposed development, with a mix of uses that are both
- 28 -
II
architecturally and environmentally sensitive to the site
and adjacent land uses.
The proposed full project including the Central Plaza provides an
opportunity for the mix of uses necessary to achieve the stated
PRe obj ecti ves .
However, the full size proj ect is expected to
create eight unavoidable significant traffic impacts. Removing
the Central Plaza from the project reduces the expected
unavoidable significant traffic impacts to two intersections.
The revised proj ect consisting of the Fun Zone and parking lot
improvements would meet many of the stated objectives for the
Pier. It would attract and serve visitors from a range of income
groups and lifestyles as well as provide entertainment and
recreation facilities that would create a year-round attraction
and enhance coastal access.
In addition, the City would be
re-striping the 1550 parking lot and paving the Deauville site to
crea te 285 additional publ ic parking spaces.
Al though these
spaces are not required for the revised proj ect,
these
improvements will enhance and improve pUblic access to the coast
and Pier.
Although the revised project would not improve the Pier's
economic position to the extent the full project would by
increasing the commercial square footage on the Pier, given the
congested condition of the intersections in the Pier and Downtown
areas and the ability of the project without the Central Plaza to
- 29 -
meet most of the PRC objectives, it is recommended that this
alternative be approved.
As part of the conditions of approval the PRe has requested, and
staff is recommending, that condition number 14 allow a two year
-
period, with the ability for a one year extension, for the
building permits to be issued. Due to the nature of the project,
additional time beyond that granted for a typical development is
believed to be necessary and appropriate.
PLANNING COMMISSION ACTIONS
On March 2, 1992 the Planning commission approved the project and
certified the Final EIR. The following outlines the Commission
actions:
certification of the Final EIR:
The Planning Commission directed staff to prepare an addendum to
the Final EIR to incorporate the following conditions:
~evise the third mitigation measure in the Final EIR, Section B,
page IV-B-11 on Earth to read as follows:
"The two Underground Storage Tanks (USTs) shall be removed in
compliance with all applicable regulations of the City of Santa
Monica, the South Coast Air Quality Management District, and the
Los Angeles County Department of Health Services. II
- 30 -
Add the following mitigation measure in the Final EIR, Section E,
page IV-E-8 on Noise:
"Roller coaster rides shall be designed to require and use
plastic wheels on metal rails.1I
Add the following language on page III-F-l, Related Projects:
liThe Aquarium project, proposed to be located on the City owned
Deauville site, is the subject of a development agreement
application, and has not yet completed CEQA analysis or been
approved by any city agency. Although related projects currently
under environmental review qualify as probable future projects to
be included in a cumulative analysis, the Aquarium project was
not included in the cumulative analysis for the Pier Development
Project for the following reason: the Aquarium project under
environmental review was proposed to be built on the Deauville
site~ the Pier Development Project also proposes to utilize the
City-owned Deauville site, but for parking purposes. Thus, the
projects are mutually exclusive. Approval of the Pier project
~-/ith parking on the Deauville site would render the Aquarium
project no longer viable at that site. Thus, if the anticipated
environment effects of the Aquarium project had been included in
the cumulative analysis of the Pier project, the resulting
analysis would have erroneously overstated cumulative effects.1I
- 31 -
Ad9itional Development Review Permit Conditions:
The Fun Zone hours of operation shall be limited to 10 a.m. to 10
p.m. Sundays through Thursdays and 10 a.m. to 12 midnight on
Fridays and Saturdays and holidays.
Roller coaster rides shall be designed to require and use plastic
wheels on metal rails.
Planning Commission recommendation on the zoning text amendments:
Section 9015.6 Property Development Standards. All property in
the RVC District shall be developed in accordance with the
following standards:
(a) Maximum Building Height and FAR. Maximum building height,
number of stories and floor area ratio shall be determined as
follows:
PROPERTIES BOUNDED BY THE
FOLLOWING STREET
pier Overlay:
a. Santa Monica Pier.
The Deauville site to the
north, Seaside Terrace to
the south, The Promenade to
the west, and Ocean Avenue
to the east
MAXIMUM
HEIGHT
MAXIMUM
FAR
MAXIMUM NO.
OF STORIES
30' 2 1.0
40' 3 1.0
for replacement
of Sinbad's
building only;
lIS' for a maximum of one
amusement ride: and 40'
for all other amusement rides.
(staff is not recommending approval of the Planning Commission
modifications, staff is recommending approval of the original
language allowing amusement rides up to a maximum height of 115
feet) .
- 32 -
section 9040.27. Lighting. All outdoor lighting associated with
commercial uses shall be shielded and directed away from
surrounding residential uses. Such lighting shall not exceed 0.5
footcandles of illumination beyond the property containing the
footcandles of illumination beyond the property containing the
commercial use and shall not blink, flash, oscillate or be of
unusually high intensity of brightness, wit.h t.he except.ion of
amusement rides 10cated on the pier, which may have lights that
blink, flash and osci11ate.
Planning Commission Recommendations to Council Regarding the Pier
Restoration Corporation:
o The PRe should develop a program that addresses the
need for training of security in crowd control and management of
large events.
o The PRe should develop a balanced master plan that
includes a broad mixture of uses for the Pier.
Grounds For Appeal
On March 16, 1992 an appeal of the Planning Commission approval
was filed by Diane Simpson. In general, the grounds for appeal
relate to Coastal Commission concerns.
The reasons stated for
the appeal are as follows:
1) The development fails to provide adequate physical access to
public or private commercial use, or interferes with such uses.
2) The development fails to protect public views from any road
- 33 -
or from a recreation area to and along the coast.
3) The development is not compatible with the established
physical scale of the area.
4) The development is not in conformity with the Local Coastal
program. Including hut not limited to:
Cumulative impacts not adequate;
parking inadequate;
Does not protect env ironment, scenic and visual resources
may be harmed;
Does not insure priority for coastal dependent development
abuse of neighborhood process;
Development fails to adequately
concerns of citizens of Santa
address
Monica
public
(Police,
safety
Fire,
Ambulance Access); and
Inadequate financial analysis
5) EIR did not analyze summer weekend traffic, left impacted
intersection without mitigation and did not adequately analyze
impact of noise of rides.
In response to the above issues the Final EIR and planning
Commission findings determined that the revised project, with the
exception of one intersection, would not have an adverse impact
to the surrounding area. Adequate physical access will be
provided for a typical summer weekend or weekday period.
Improvements such as the widening of the 1550 parking lot access
road, the re-striping of Seaside Terrace, the \videning of the
- 34 -
pedestrian walk down to the pier, and the 20 foot fire access
lane around the proj ect demonstrate that the issue of physical
access has been thoroughly evaluated.
In relation to public views, no views from any road or recreation
area along the coast are being impacted. The structures proposed
are on the Pier, well away from any coastal road, and consist of
amusement rides that will add to the festive and recreational
atmosphere of the pier. These rides will serve to attract
additional visitors to the Pier and enhance coastal access.
Regarding physical compatibility with the area, the Pier has
historically been a pleasure pier with amusements and rides. The
design elements of the revised project retain the historic and
unique qualities of the pier and the uses emphasize the
significant recreational role the pier plays in the community and
region.
In relation to conformit.y with the LCP, the city and Coastal
Commission have yet to agree on an adopted LCP document.
However, the revised proj ect is completely consistent with the
Draft LCP approved by Council and submitted to the Coastal
commission. The Final EIR, and the Planning Commission findings,
determined that there would not be any cumulative impacts, that
parking was more than adequate (the revised project will provide
285 additional parking spaces), the use is a coastal dependent
- 35 -
and priority use in the Coastal Zone, and the issues of pUblic
safety have been adequately addressed as stated in the Final EIR.
In relation to summer weekend traffic, and noise impacts, the
Final EIR did contain an analysis of both of the issues. Due to
the timing of the project, actual summer counts were not possible
to obtain. In fact, had the EIR been delayed to obtain summer
counts in 1991, the counts would have been far below the counts
used in the Final EIR due to the unusual weather. The EIR
utilized traffic counts taken on a President's day weekend, when
the weather was good, and inflated those counts by 10 percent.
The Final EIR contains an addendum addressing the issue of noise.
It determined that the revised project could not have an impact
to the surrounding area, and that the revised project would stay
within the limits of the noise ordinance.
Given that the Planning Commission found that the project would
not impact the area, and would provide additional coastal access,
staff recommends the appeal be denied and the revised project be
approved.
BUDGET/FINANCIAL IMPACT
The revised project, consisting of the Fun Zone and parking
improvements to the 1550 lot, will result in an lncrease in
revenues over existing conditions. The estimated annual revenues
to the Pier Fund in 1996 are outlined below. This analysis is
general and conservative in its projected benefit analysis. It
- 36 -
inlcudes only those lease revenues associated with the revised
project, while it considers the full cost to the pier Fund.
The estimated Pier Fund Revenues and pier Fund Costs, adjusted
for inflation to 1996 are as follows:
pier Fund Revenues
Pier Parking
carousel
Beach Fund Reimbursement
Lease Revenues
$ 592,000
$ 200,000
$ 328,000
$1,500,000
Total (1996)
$2,620,000
pier Fund Costs
The annual costs to the pier Fund are projected to be $2,700,000
in 1992.
This estimate, adjusted for inflation to 1996 is
$3,400,000.
Under existing conditions, the pier experiences an annual deficit
of approximately $900,000 which is funded out of the General
Fund. with implementation of the revised project, this annual
General Fund subsidy would be reduced by approximately $120,000
to an annual estimated deficit of $780,000.
General Fund Revenues and Costs
The Fun Zone will contribute an estimated $87,000 (1996) to the
General Fund from fees and taxes. The Fun Zone approximate share
of General Fund costs to operate the Pier is estimated to be
- 37 -
$ 5 0, 000 per year. Therefore, the Fun Z one could contribute an
additional annual $37,000 toward further reducing the Pierts
General Fund subsidy, thereby resulting in a total estimated
annual General Fund subsidy of $743,000. These estimated do not
include additional sale taxes which have not been estimated.
RECOMMENDATION
staff recommends approval of the revised proj ect consisting of
the Fun Zone and parking lot improvements but without either the
Central Plaza or the 1640 Appian Way parking structure. To
implement the recommendation the City council needs to take the
following actions to approve the revised project:
1. Adopt a Resolution certifying the Final EIR on the revised
project consisting of the Fun Zone and parking lot
improvements with a statement of overriding considerations
for two unavoidable significant traffic impacts.
2. Approve a Development Review Permit for the revised project
consisting of the Fun Zone and parking lot improvements
subject to the attached findings and conditions.
3. Approve a Reduced Parking permit for shared parking for the
revised project consisting of the Fun Zone and parking lot
improvements subject to the attached findings and
conditions.
- 38 -
4. Adopt for first reading the Zoning Ordinance text amendment
to increase the maximum allowable height on the Pier.
5. Adopt for first reading the Zoning Ordinance text amendment
for amusement ride lights.
Prepared By: Paul Berlant, Director of LUTM
Suzanne Frick, Planning Manager
Land Use and Transportation Management Department
Program and Policy Development Division
Attachments: A-Resolution Certifying the EIR
B-Proposed Zoning Ordinance Text Amendments
C-Proposed Findings and Conditions For Approval of
The Revised Project
D-Planning Commission statement Of Official Action
E-Appeal Form Submitted By Diane Simpson
F-Final EIR
- 39 -
DATE
ITEM # U2:A
.
FINAL. "l
l2~)
FILED IN
CITY CLERK'S OFFICE
A1T~arr A
RESOLUTION NUMBER
(City council Series)
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF SANTA MONICA
CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT
ON THE SA~TA MONICA PIER DEVELOPMENT PROJECT
WHEREAS, a Notice of Preparation of an Environmental
Impact Report was issued on July 23, 1990; and
WHEREAS, a public seoping meeting was held on October
25, 1990; and
WHEREAS, a Notice of Completion of a Draft Environmental
Impact Report was published in September, 1991;
WHEREAS, the Draft Environmental Impact Report was
circulated for a 45 day pUblic review period;
WHEREAS, in December, 1991, the Final Environmental
Impact Report was published~ and
WHEREAS, the Environmental Impact Report and all notices
,vere prepared in compliance with the California Environmental
Quality Act (CEQA), and the city of Santa Monica CEQA Guidelines;
WHEREAS,
the Fun zone only project with parking
improvements to the 1550 parking lot and Deauville property and
without either the central plaza or the 1640 ApP1an Way parking
structure substantially reduces the impacts on the environment
- 1 -
while accomplishing the City's goals and objectives for the Pier,
and
WHEREAS, the Planning Commission has reviewed and cons~dered
the contents of the Final EIR in its decision-making process,
~mEREAS, the Planning commission certified the ErR on March
2, 1992
~mEREAS, the City Council has reviewed and considered the
contents of the Final EIR in its decision-making process;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA
MONICA DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. The city Council
Environmental Impact Report adequately
potential environmental effects of the
project alternatives.
finds that the Final
reviews and analyzes
proposed project and
SECTION 2. The city Council nakes the following
findings, consistent with Article VI, Sections 12 and 13 of the
City of Santa Monica CEQA Guidelines and Sectlons 15091 and 15093
of the state of California CEQA Guidelines.
(a) (1) The City Council finds that there is no other
feasible, reasonable and available alternative to the Fun Zone
only project without either the Central Plaza or the 1640 Appian
Way parking structure and that there are no further mitigation
measures to this project alternative that would significantly and
substantially reduce the impact on the environment while
accomplishing the city's goals and objectives for use of the pier
- 2 -
as identified in the adopted Santa Monica pier Development
Program (February 1988).
(2) Further, the Cl ty Council finds that ~he pro] ect
wl1l revitalize the City-owned Pier in a way that preserves its
un~que character and at the same time serves the current and
future needs of the community. The project will provide:
(a) increased public parking;
(b) year round recreational opportunities;
(e) extended nighttime and multi-season uses~
(d) circulation and access improvements to the area
around the Pier;
(e) uses that will attract and serve visitors from a
broad range of income groups and lifestyles;
(f) design elements that retain the historic and unique
qualities that distinguish the Santa IvIonica pier
from other piers and commercial enterprises, and
(g) uses that will emphasize the role of the pier in
the community.
( 3 ) Further, the City Coune i 1 finds that the proj ect
...,ill also deliver increased revenues to the City while
encouraging increased public access at the pier.
SECTION 3. The City Council finds that, in response to
concerns over the project's potential environmental impacts, the
applicant has requested that the Commission approve the Fun Zone
only project without either the Central Plaza or the 1640 Appian
- 3 -
Hay parking structure 'i."hich reduces the environmental i::npacts
identified in the Environmental Impact Report (EIR).
(a) The Final EIR determined that without mitigation the
proposed project could result in significant adverse impacts on
the natural terrain, subsurface soils, and local geology in the
following manner (Draft EIR, section IV-B). There will be
temporary disruption in the project locale during excavation and
construction. Project construction will require measures to
eliminate the liquefaction potential, such as dewatering and
recompaction of soils. The location of the property in relation
to known active faults indicates that the site is not exposed to
greater seismic risk than other locations in the local region.
Nevertheless, movement on any of the active or potentially active
faults could cause ground shaking at the building site.
consistent with Article VI, Section 12 of the City CEQA
Guidelines and Section 15091 of the state CEQA Guidelines, the
city finds that the following changes or mitigation measures have
been required in the proj ect which will avoid or substantially
lessen the potential significant environmental effects identified
with respect to natural terrain, subsurface soils, and local
geology:
(1) During project construction, all grading shall be
carefully observed, mapped and tested by the proj ect
engineer~
(2) During project construction, all grading shall be
performed under the supervision of a licensed
engineering geologist and/or soils engineer in
- 4 -
accordance with applicable provisions of the Municipal
Code and to the satisfaction of the City's Building and
Safety Division;
(3) The two Underground storage Tanks (USTs) shall be
removed in ~ompliance with all applicable regulations of
the city of Santa Honica, the South Coast Air Quality
Management District, and the Los Angeles County
Department of Health services.
These measures, as well as the approval of the Fun Zone only
project without either the Central Plaza or the 1640 Appian Way
parking structure will mitigate or avoid the potent1al for
significant adverse impacts on natural terrain, subsurface soils
or local geology and thus mitigate or avoid the significant
environmental effects identified in the Final EIR, Section IV-B.
(b) The Final EIR determined that without mitigation the
proj ect could result in a s1gnificant impact to short-term air
quality in the area during site demolition and construction
(F1nal EIR, Section IV-C). Although the creation of dust and the
daily emission of pollutants from construction equipment would
not exceed the threshold criteria established by SCAQMD, the
California Health ad Safety code requires the minimization of
dust generation. Consistent with Article VI, Section 12 of the
City CEQA guidelines and Sections 15091 of the state CEQA
GU1delines, the city finds that the following changes or
mitigation measures have been required in the project which will
mitigate or avoid the potential significant environmental effects
identified with respect to air quality impacts:
- 5 -
(1) Contractors shall cover any stockpiles of soil,
sand and similar material;
(2) Construction equipment shall be shut off to reduce
idling when not in direct use;
(3) Low sulfur fuel shall be used for construction
equipment; and
(4) Contractors shall discontinue construction
activities during second stage smog alerts;
These measures, as well as the approval of the Fun Zone only
project without either the Central Plaza or the 1640 Appian Way
parking structure, will avoid or substantially lessen the
potential for significant adverse impacts to short-term air
quality, and thus mitigate or avoid the significant environmental
effects identified in the Final EIR (Section IV-C).
(c) The Final EIR determined that t-li thout mitigation the
proj ect could result in significant impacts to long-term air
quality in the area (Final EIR, Section IV-C). The Final EIR
determined that the project would result in an increase in
long-term daily emissions. Increased daily emissions would be
generated by vehicular trips associated with Phase 2 development
and would exceed the threshold established by SCAQMD for nitrogen
oxides. Consistent with Article VI, section 12 of the city CEQA
Guidelines and section 15091 of the state CEQA Guidelines, the
city finds that the approval of the Fun Zone only project without
either the Central Plaza or the 1640 Appian Way parking structure
t.lill mitigate or avoid the potential significant environmental
- 6 -
effects identified with proposed project with respect to
long-term air quality.
This change in the project will avoid or substantially lessen the
potential for significant adverse impacts on long term air
quality and thus mitigate or avoid the significant environmental
effects identified in the Final EIR, Section IV-C.
(d) The Final EIR determined that without mitigation the
project could result in adverse environmental impacts to plant
and animal life in the proj ect area in the following manner
(Final EIR, section IV-D). Improper disposal of wastes generated
by various uses within the proposed project may adversely affect
marine animals in the project vicinity. Consistent with Article
VI, section 12 of the City CEQA Guidelines and section 15091 of
the state CEQA Guidelines, the project will undertake the
follmling changes or mitigation measures which avoid or
substantially lessen the potential adverse environmental effects
identified with respect to plant and animal life:
(1) Recyclable food service products and shopping bags shall
be required for all businesses on the Pier; and
(2) trash receptacles shall be located throughout the
project area, no more than 25 feet from one another.
These measures, as well as the approval of the Fun Zone only
project without either the Central Plaza or the 1640 Appian Way
parking structure, will avoid or substantially lessen the
potential for significant adverse impacts on long term air
- 7 -
quallty and thus mitigate or avoid the significant environmental
effects identified in the Final EIR, section IV-D.
(e) The Final EIR determined that without mitigation the
project could result in adverse environmental effects with
~espect to noise in the project area (Final EIR, section IV-E).
construction activities resulting from project implementation
would result in increases in ambient noise levels in the vicinity
of the site on an intermittent basis. Noise levels would
fluctuate depending on construction phase, equipment type and
duration of use, distance between noise source and listener, and
presence or absence of barriers between the noise source and
listener. Estimated noise levels would not change significantly
from existing conditions. Consistent with Article VI, Section 12
of the City CEQA Guidelines and Section 15091 of the state CEQA
Guidelines, the project will undertake the fOllowing changes or
mitigation measures which will avoid or substantially lessen
potential adverse noise impacts identified:
(1) A construction plan shall be submitted to the City in
sufficient detail to determine the duration of
construction activities and the specific types of
equipment to be used and their approximate location
including specific locations for compressors and pumps.
(2) Project shall comply with applicable City noise
regulations specified in the City Ordinances (Ordinance
Numbers 1406 CCS and 1458 CCS);
(3) Project contractors shall muffle and shield intakes and
exhaust, shroud and shield impact tools, and use
- B -
electric-powered rather than diesel-powered construction
equipment, as feasible, and,
(4) Roller coaster rides shall be designed to require and
use plastic wheels on metal rails.
-
These measures, as well as the approval of the Fun Zone only
project without either the Central Plaza or the 1640 Appian Way
parking structure, will avoid or substantially lessen the
potential for adverse noise impacts at the site and thus mitigate
or avoid any potential adverse effects identified in the Final
EIR, Section IV-E.
(f) The Final EIR determined that without mitigation the
project could result in an increase in daytime glare and evening
illumination in the project area in the following manner (Final
EIR, Section IV-F).
The project could change the nighttime
character of that section of the Pier and adjacent beach. In
addition, the project would result in nighttime illumination that
tvou1d be perceptible to motorists, neighbors, and pedestrian
traffic. Consistent with Article VI, section 12 of the City CEQA
Guidelines and section 15091 of the state CEQA Guidelines, the
project will undertake the following changes or mitigation
measures have been required in the proj ect tvhich will avoid or
substantially lessen the potential significant environmental
effects identified with respect to light and glare:
(1) Lighting and building materials shall be built and/or
installed in accordance with City of Santa Monica
ordinances, standards and applicable requirements;
- 9 -
(2) Exterior building surfaces shall be of a color, material
and texture to reduce daytime glare;
(3) Outdoor lighting shall be shielded and directed on-site
and downward;
(4) outdoor lighting shall be reduced or softened after peak
hours, especially in restaurant areas and in the
amusement areas after the Fun Zone has ceased
operations;
(5) outdoor lighting shall be restricted to security
lighting between the hours of 2:00 a.m. and 6:00 a.m.;
(6) General night lighting of all non-public service areas
shall be a minimum level of two footcandles and a
maximum level of four footcandles;
(7) General night lighting in public areas shall be a
minimum level of four footcandles and a maximum level of
eight footcandles; and
(8) A Zoning Ordinance text amendment shall be obtained to
allow the use of lighting that blinks, flashes,
oscillates or 1S of unusually high intensity of
brightness.
These measures, as well as the approval of the Fun Zone only
project without either the Central Plaza or the 1640 Appian Way
parking structure, will avoid or SUbstantially lessen the
potential for adverse light and glare impacts at the site and
thus mitigate or avoid any potential adverse effects identified
in the Final EIR, Section IV-F.
- 10 -
(g) The Final EIR determined that ,,,ithout mitigation the
proj ect could result in significant land use impacts in the
followJ.ng manner (Final EIR, section IV-I). Residential uses,
commercJ.al uses and public facilities all exist within close
proximity to one another 1n the Oceanfront District adjacent to
the Pier. The project meets the objectives of developing
visi tor-commercial uses along the beach. However, the proj ect
does not comply vlith the Zoning Ordinance and Land Use and
circulation Element (LUCE) of the General Plan. Consistent with
Article VI, Section 12 of the city CEQA Guidelines and Section
15091 of the state CEQA Guidelines, the city finds that the
following changes or mitigation measures have been required in
the project which will mitigate or avoid the potential
significant environmental effects identified with respect to land
use:
(1) Amend the Zoning Ordinance for development within the
Pier Overlay of the RVC District to allow three story/40
foot maximum height limit for structures, and a 113 foot
height limit for amusement rides.
These measures as vlell as the approval of the Fun Zone only
project without either the Central Plaza or the 1640 Appian Way
parking structure, will mitigate or avoid the potential for
significant land use impacts and thus mitigate or avoid any
potential adverse effects identified in the Final EIR, Section
IV-I) .
(h) The Final EIR determined that without mitigation the
proj ect could resul t in adverse impacts on the ci ty IS
- 11 -
right-of-way/public access (Final EIR, Section IV-J). The
increased number of visitors expected at the Pier as a result of
the proposed project could adversely affect the right-of-way and
access of pedestrians, bicyclists and motorists. However, the
project will undertake the following changes or mitigation
measures which will avoid or substantially lessen any potential
significant environmental effects identified with respect to
right-of-way and public access:
(1) Project shall comply with all state and City standards,
codes and ordinances regarding the provision of access
and parking to the general public and the handicapped:
(2) Pedestrian walkways through the parking lots shall be
clearly delineated and signage shall be posted to
indicate the safest pathway to the Pier for pedestrians
and warning motorists of those walkways. The pedestrian
access pathway from the Civic Center site through the
RAND Corporation site shall be marked with appropriate
signage and the stairs adjacent to the Moss Avenue
pumping plant shall be well lighted:
(3) stop signs shall be placed where the driveways to the
1590 Appian Way parking lot and the 1440 pacific Coast
Highway parking lot cross the Promenade walkway.
(4) The 1550 Pacific Coast Highway State parking lot access
road shall be widened at the entrance near the parking
control booth to accommodate a total of four traffic
lanes ( two inbound and two outbound). The lanes shall
be reversible, thereby permitting up to three lanes in
one direction during peak periods:
- 12 -
(5) seaside Terrace between Ocean Avenue and Appian Hay
shall be striped with three lanes (a minimum street
width of 36 feet is required). A six foot right-af-way
would be required from the parcel on the north side of
Seaside Terrace between Appian Way and Seaside Terrace.
Two lanes could be provided in one direction and one in
the other to accommodate peak inbound and outbound
traffic flows. At the intersection of Seaside Terrace
and Ocean Avenue, a specially designed traffic signal
shall be installed to allow two lanes of traffic to
enter southbound onto Ocean Avenue;
(6) Exiting (outbound) traffic shall be allowed to exit from
the 1440 lot directly onto southbound Pacific Coast
Highway. ~he exit shall be positioned far enough north
to allow drivers to maneuver either into the Pacific
Coast Highway lane destined toward eastbound I-IO or
into the lane toward the Pacific Coast Highway off-ramp
to Ocean Avenue. Clear signage shall be provided,
including advance warning inside the 14~0 lot, to direct
drivers to this exit and into the appropriate lanes for
either 1-10 eastbound or Ocean Avenue via Pacific Coast
Highway;
(7) A 32 foot wide roadway should be constructed, if
feasible, under the pier tvhich could be striped for
three lanes of traffic. During peak periods, two lanes
could be used in one direction and one in the other to
accommodate peak inbound and outbound traffic flows~
(8) The sidewalks on the south side of the Pier Bridge shall
- 13 -
be widened by eli~inating the sldewalk on the north side
and relocating the tvlO lanes of traffic to the north
side;
(9) A 20 foot fire access lane shall be provided around the
entire perimeter of the Pier and a 12 foot ambulance
lane shall be provided through the Fun Zone to the
satisfaction of the Santa Monica Fire and Police
Departments;
(10) The Carousel Park handicapped access ramp shall be
brought up to code by installing a continuous handrail
along the lower segment of the ramp, and a full handrail
along the other side of the ramp.
These measures, as well as approval of the Fun Zone only project
without either the Central Plaza or the 1640 Applan Way parking
structure, will avoid or substantially lessen the potential for
significant adverse impacts on right-of-way and access and thus
mitigate or avoid any significant environmental effects
identified in the Final EIR, Section IV-J.
(i) The Final EIR determined that without mitigation the
proj ect would result in adverse impacts on the Ci ty I S water
supply. (Final EIR, Section IV-M). The project will have a net
lncrease in water consumption of 55,149 gallon increase per day
over existing conditions. consistent with Article VI, Section 12
of the city CEQA Guidelines and Section 15091 of the state CEQA
Guidelines, the project will undertake the following changes or
mitigation measures vlhich will mitigate or avoid the potential
adverse environmental effects identified with respect to water:
- 14 -
(1) The project shall incorporate water saving devices and
techniques and operate the proposed proj ect in
accordance with the requirements of all City Ordinances;
(2) Improvement costs to meet fire flow requirements and any
improvements to on-site water lines shall be borne by
the project applicant;
(3) The project applicant shall pay a water connection fee
to the Director of General Services in order to meet the
requirements of the emergency water control ordinance,
and
(4) the project applicant shall pay a water connection fee
to the city prior to issuance of a permit to connect to
the water system.
These measures, as \-lell as the approval of the Fun Zone only
project without either the Central Plaza or the 1640 Appian way
parking structure will avoid or substantially lessen the
potential for significant adverse impacts on water conservation
and thus avoid or substantially lessen the significant
environmental effects identified in the Final ErR (Final EIR,
section IV-M) .
(j) The Final EIR determined that without mitigation the
proJect could result in significant adverse impacts on sanitary
sewerage in the following manner (Final EIR, Section IV-M). The
project will generate a net increase in sewage of 50,894
gallons over existing conditions per day. Consistent with
Article VI, Section 12 of the City CEQA Guidelines and Section
15091 of the State CEQA Guidelines, the City finds that the
- 15 -
following changes or mitigation measures have been required in
the project which will mitigate or avoid the potential
significant environmental effects identified with respect to
san~tary sewerage:
(1) The applicant shall comply with current and future
ordinance provisions regarding sewer capacity allotment
in the city:
( 2 ) The proj ect
shall
incorporate water
conservation
measures.
(3) Prior to issuance of a building permit, a flow test of
downstream lines shall be conducted to determine if
existing sewer lines serving the project site are
adequate to serve the proposed project and any required
improvements to the sewage collection system shall be
borne by the project: and
(4) A sewerage facilities charge shall be paid to the city
before a permit can be issued to connect to the sewer
per Section 7190 of Ordinance 1451.
These measures, as well as the approval of the Fun Zone only
project without either the Central Plaza or the 1640 Appian way
parking structure will avoid or substantially lessen the
potential for significant adverse impacts on sanitary sewerage
and thus avoid or substantially lessen the significant
environmental effects identified in the Final EIR (Final EIR,
Section IV-M).
- 16 -
(k) The Final EIR determined that without mitigation the
proj ect could result in adverse environmental impacts on solid
waste (Final EIR, section IV-M). The development and operation
of the project would result in a net increase of 33,519 gallons
over existing condit~ons. consistent with Article VI, Section 12
of the City CEQA Guidelines and Section 15091 of the state CEQA
Guidelines, the City finds that the following changes or
mltigation measures have been required in the project which will
mitigate or avoid the potential significant environmental effects
identified with respect to solid waste:
(1) The project shall participate in the Santa Monica
Recycle program;
(2) Trash receptacles sufficient in size and number to
contain the trash generated on the parcel shall be
provided with outdoor receptacles shielded from public
view on at least three sides by impact resistant walls
of not less than five or not more than eight feet in
height and an impact resistant gate of not less than
five and not more than eight feet high;
(3) Appropriate signage shall be placed in strategic
locations on the pier to notify visitors and employees
of existing anti-litter laws and regulations;
(4) Separate recycling receptacle cans shall be clearly
marked, and placed alongside trash cans in the food
court area, and all other public portions of the pier;
and
(5) recyclable food service products and shopping bags shall
- 17 -
be required for all businesses on the P1er.
These measures, as well as the approval of the Fun Zone only
project without either the central Plaza or the 1640 Appian Way
parking structure will avoid or substantially lessen the
potential for significant adverse impacts on solid waste and thus
avoid or substantially lessen the significant environmental
effects identified in the Final EIR (Final EIR, Section IV-M).
(1) The Final EIR determined that without mitigation the
project could result in significant adverse impacts in fire
?rotection in the following manner (Final EIR, Sect10n IV-N and
VII-N). Project implementation would increase the need for fire
protection and emergency medical serv1ces in the area.
Consistent with Article VI, section 12 of the City CEQA
Guidelines and section 15091 of the state CEQA Guidelines, the
proj ect will undertake the following mitigation measures ~"hich
will avoid or substantially lessen any potential significant
environmental effects identified with respect to fire protection:
(1) No building or portion of a building shall be
constructed more than 150 feet from the edge of a
roadway of an improved street or designated fire lanei
(2) Fire hydrants shall be located on-site with their number
and location determined after the Fire Department
reviews definitive project plans and specifications;
(3) The proposed project shall comply with all applicable
state and local ordinances regarding fire prevention and
suppressioni and
(4) Definitive project plans and specifications shall be
- 18 -
submitted to the Fire Department, and requirements shall
be satisfied prior to issuance of a building permit.
'These measures, as well as the approval of the Fun Zone only
project without either the Central Plaza or the 1640 Appian Way
parking structure will avoid or substantially lessen the
potential for significant adverse impacts in fire protection and
thus avoid or substantially lessen the significant envlronmental
effects identified in the Final EIR (Final EIR, section IV-N).
(m) The Final ErR determined that without mitigation the
proj ect could result in significant adverse impacts on police
protection (Final EIR, Section IV-N). Project implementation
would increase the need for police protection in the area.
consistent with Article VI, Section 12 of the city CEQA
Guidelines and section 15091 of the state CEQA GUldelines, the
project will undertake the following mitigation measures ~vhich
will avoid or substantially lessen the potential significant
environmental effects identified with respect to police
protection:
Public spaces, such as
stairways, and walkways
areas of concealment.
(2) All areas of the project shall be well-lighted including
alcoves, walkways, and parking lots and shall be
designed to minlmize illumination impacts on surrounding
land uses;
(1)
common areas, parking lots,
shall be designed to prevent
(3) The Police Department be contacted for security design
- 19 -
assistance. A security plan shall be prepared for
Police Department approval prior to issuance of a
building permit:
(4) The Police Department shall be provided with a design of
the project upon completion that shall include diagrams
of access routes, and any information that might
facilitate police response; and
(5) A full police substation shall be provided on the Pier,
and it shall be staffed with two police officers, 24
hours a day.
These measures, as tV'ell as the approval of the Fun Zone only
project without either the Central Plaza or the 1640 Appian Way
parking structure will avoid or sUbstantially lessen the
potential for significant adverse impacts on police protection
and thus mitigate or avoid any potential significant
environmental effects identified in the Final EIR, Section IV-N
and VII-N.
(n) The Final EIR determined that without mitigation the
proj ect could resul t in significant adverse impacts on
cultural/historic resources in the following manner (Final EIR,
Section IV-F). Consistent Ttlith Article VI, Section 12 of the
city CEQA Guidelines and Section 15091 of the State CEQA
Guidelines, the project will undertake the following changes or
mitigation measures have been required in the project which will
avoid or substantially lessen the potential significant
environmental effects identified with respect to
cUltural/historic resources:
- 20 -
(1) To the extent feasible and consistent with the public
access and project design objectives, the proposed
proj ect shall conform to the "Secretary of the
Interior's Standards for Rehabilitation and Guidelines
for Rehabi~i tating Historic Buildingsn which shall
include a project design which is historically and
architecturally compatible with the existing structure
and shall include preservation of the pier I s historic
fabric;
(2) The proposed project will require a certificate of
Appropriateness by the city I s Landmarks Commission and
the applicant shall comply with the specific
requirements imposed as a result of an issuance of a
certificate of Appropriateness with respect to historic
preservation;
( 3 ) The entire property shall be photo-documented in its
current state before development proceeds. A
photographic record shall be made of the exterior
historic fabric if preservation of portions of that
fabric is not possible.
These measures r as well as the approval of the Fun Zone only
project without either the Central Plaza or the 1640 Appian Way
parking structure will avoid or substantlally lessen the
potential for significant adverse impacts on cultural/historic
resources and thus mitigate or avoid the significant
environmental effects identified in the Final EIR, section IV-P.
- 21 -
(0) The F~nal EIR deterlnlned that vlithout mitigation the
project could result in significant adverse impacts on aesthetics
(Final EIR, Section IV-Q). Consistent with Article VI, section
12 of the city CEQA Guidelines and section 15091 of the state
CEQA Guidelines, the project will undertake the following changes
or mitigation measures have been required in the proj ect t.,hich
wlll mitigate or avoid the potential significant environmental
effects identified with respect to aesthetics:
(1) During the proj ect IS archi tectura1 review by the
Landmarks Commission, the city shall evaluate building
mass, height, materials, colors, and perimeter and
exterior and interior landscaping to ensure
appropriateness for their location.
This measure, as well as the approval of the Fun Zone only
project without either the Central Plaza or the 1640 Appian Way
parking structure will avoid or substantially lessen the
potential for significant adverse impacts on aesthetics and thus
avoid or substantially lessen any significant environmental
effects identified in the Final EIR (Final EIR, section IV-Q).
(p) The Final EIR determined that without mitigation the
construction of the project could result in significant adverse
impacts (Final EIR, Section IV-R). Consistent with Article VI,
section 12 of the city CEQA Guidelines and section 15091 of the
state CEQA Guidelines, the project will undertake the following
measures which will mitigate or avoid the potential significant
environmental effects identified with respect to construction:
- 22 -
(1) California Occupational Safety and Health Admlnistration
requirements regarding scaffolding erection and slope
shoring shall be implemented during construction:
(2) Safety measures such as roping off the area underneath
the construction zone on the Pier, using construction
barricades and providing construction site warnings
shall be taken.
(3) Securi ty lighting shall be provided at all the
construction sites:
(4) Uniform Fire Code and Fire Department requirements
relating to accessibility to construction sites and fire
prevention shall be met including, but not limited to,
maintaining adequate fire access paths to the site,
maintaining working fire extinguishers at the site and
storing all volatile chemicals used in the construction
process in a fire resistant place;
(5) Truck deliveries shall not be scheduled during peak
traffic periods (between 7:30 a.m. and 9:00 a.In. and
3:00 p.m. and 7:00 p.m.): and
(6) Construction activities shall be concentrated in one
general area at a time, to the extent practical.
These measures, as well as the approval of the Fun Zone only
project without either the Central Plaza or the l6~0 Appian Way
parking structure, will avoid or substantially lessen the
potential for significant adverse impacts from construction and
thus mitigate or avoid any significant environmental effects
ldentified in the Final EIR, Section IV-R.
- 23 -
SECTION 4. The Final EIR found that the development of the
fun Zone only project vlithout either the Central Plaza or the
1640 Appian Way parking structure could result in a significant
impact to traffic circulation at the intersections of Lincoln
Boulevard and the I-IO Hestbound Ramp and Ocean Avenue and the
Pacific Coast Highway ramp during the PM peak hours. consistent
with Article VI, section 13 of the City CEQA Guidelines and
Sections ~5091 and 15093 of the state CEQA Guidelines, the city
council hereby makes a statement of Overriding Considerations and
finds that the benefits of the project outweigh its unavoidable
environmental risks based on the findings in Section 2 and for
the following reasons:
(a) The project will revitalize the city-owned pier in a way
that preserves its unique character and at the same time
serves the current and future needs of the community~
(b) The project will provide increased public parking;
(c) The project will provide year round recreational
opportunities;
(d) 'I'he project will provide extended nighttime and
multi-season uses:
(e) The proj ect will provide circulation and access
improvements to the area around the Pier;
(f) The project will attract and serve visitors from a broad
range of income groups and lifestyles;
(g) The design elements of the project will retain the
historic and unique qualities that distinguish the Santa
Monica Pier from other piers and commercial enterprises,
- 24 -
and
(h) The project will emphasize the role of the pier in the
community.
(i) The project will deliver increased revenues to the City
while encouraging increased public access at the Pier.
SECTION 5. Further, the city Council finds that the project
will undertake the following changes and mitigation measures
which will reduce, although not eliminate, the significant
impacts identified with respect to traffic and circulat~on:
(1) Restripe the northbound and southbound approaches to add
another through lane in the northbound and southbound
directions at the intersection of Lincoln Boulevard and
Pica Boulevard (this requires eliminating peak hour
parking on Lincoln BOUlevard).
This measure, as \vell as the approval of the Fun Zone only
project without either the Central Plaza or the 1640 Appian Way
parking structure will avoid or reduce the potential impact on
traffic circuation, therefore, the City Council finds that, as
substantially mitigated by the above spec~fied requirements, the
potential impact on traffic and circulation is acceptable.
SECTION 6. In the event any of the adverse environmental
effects identified in the Final EIR are not considered
SUbstantially mitigated within the mean~ng of Article VI, section
- 25 -
13 of the City CEQA guidelines, and section 15093 of the state
CEQA guidelines, the City Council finds that the benefits of the
project outweigh its unavoidable environmental risks for the
reasons stated in sections 2 and 5.
SECTION 7.
Pursuant to Public Resources Code Section
21081.6, the mitigation measures required by this Resolution
shall be monitored by the City to ensure their compliance during
project implementation in accordance with the requirements of the
EIR's mitigation monitoring program (Final EIR, Section VI) and
Development Review Permit conditions of approval.
SECTION 8. The City Council certifies that the
envlronmental review for the project was conducted in full
compliance with State and City CEQA Guidelines, that there was
adequate public review of the Draft Environmental Impact Report,
that the city Council 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, and that the city council has
considered the contents of the Final Environmental Impact Report
in its decision-making process.
SECTION 9. The city Clerk shall certify to the adoption
of this Resolution, and thenceforth and thereafter the same shall
be in full force and effect.
- 26 -
APPROVED AS TO FORM:
~ \ow"- . ~""C,.
Robert H. Hyers
City Attorney
,., / ccpreso
l1arch 24, 1992
- 27 -
ATTAGIfMtJtr B
CA:RMM:tpl14jhpadv
City council Meeting 3-31-92
Santa Monica, California
ORDINANCE NUMBER
(city council Series)
AN ORDINANCE OF THE CITY COUNCIL OF THE
CITY OF SANTA MONICA AMENDING SANTA
MONICA MUNICIPAL CODE SECTION 9040.27
REGARDING STANDARDS FOR LIGHTING
WHEREAS, in connection with a Development Review permi t
application the Pier Restoration Corporation filed an application
requesting that section 9040.27 of the Santa Monica Municipal
Code regarding property development standards be amended; and,
WHEREAS, the Santa Monica Planning Commission held a public
hearing concernlng such amendment on February 5 and February 26,
1992;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA
MONICA DOES ORDAIN AS FOLLOWS:
SECTION 1. Santa Monica Municipal Code section 9040.27 is
amended to read as follows:
Section
9040.27.
Lighting.
All
outdoor
lighting associated with commerical uses shall
be shielded and directed away from surrounding
residential uses.
Such lighting shall not
exceed 0.5 footcandles of illumination beyond
the property containing the commer ical use and
shall not blink, flash, oscillate or be of
- 1 -
unusally high intensity of brightness, with the
exception of amusement rides located on the
pier, which may have lights that blink, flash
and oscillate.
SECTION 2. 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, are hereby repealed or modified to that extent necessary
to effect the provisions of this Ordinance.
SECTION 3. If any section, subsection, sentence, clause,
or phrase of this Ordinance is for any reason held to be invalid
or unconstitutional by a declsion of any court of any 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 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 4. The Mayor shall sign and the City Clerk shall
attest to the passage of this Ordinance. The city Clerk shall
- 2 -
cause the same to be pool ished once in the off icial newspaper
wlth~n 15 days after its adoption. This ordinance shall become
effective after 30 days from its adoption.
APPROVED AS TO FORM:
f~~.VY~
ROBERT M. MYERS
city Attorney
- 3 -
'rrr.nJ:.Hh1~r 13
CA:RMM:tp113b/pc/df
City council Meeting 3-31-92
Santa Monica, California
ORDINANCE NUMBER
(City council Series)
AN ORDINANCE OF THE CITY COUNCIL OF THE
CITY OF SANTA MONICA
AMENDING SANTA MONICA MUNICIPAL CODE SECTION 9015.6
REGARDING PROPERTY DEVELOPMENT STANDARDS
IN THE RVC DISTRICT
WHEREAS, in connection with a Development Review Permit
application the Pier Restoration Corporation filed an application
requesting that section 9015.6 of the Santa Monica Municipal Code
regarding property development standards be amended: and,
WHEREAS, the Santa Monica Planning commission held a public
hearing concerning such amendments on February 5 and February 26,
1992~
WHEREAS, the City Council of the City of Santa Monica held
a public hearing concerning such amendment on March 31, 1992:
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA
MONICA DOES ORDAIN AS FOLLOWS:
SECTION 1. Santa Monica Municipal Code section 9015.6 is
amended to read as follows:
Section 9015.6.
Property Development
standards.
All property in the RVC District
shall be developed in accordance with the
following standards:
- 1 -
(a) Maximum Building Height and FAR.
Maximum building height, number of stories and
floor area ratio shall be determined as
follows:
PROPERTIES
BOUNDED BY
THE FOLLOW-
ING STREETS
MAXIMUM
HEIGHT
MAXIMUM NO.
OF STORIES
MAXIMUM
FAR
Pier Overlay:
a. Santa
Monica Pier.
The Deavuille
site to the
north, Sea-
side Terrace
to the south,
The promenade
to the west,
and Ocean Avenue
to the east.
Replacement
of Sinbad's
building only
AlDusement
rides
30'
2
1.0
40'
3
1.0
b. Parcels
fronting on
Ocean Avenue.
West side of
Ocean Avenue
from pico
Boulevard to
Seaside Terrace
(Ocean Avenue
Fronting Parcels
Only)
East side of
Ocean Avenue
to First Court
from Colorado
Boulevard to
California Avenue.
Pica Boulevard 45'
to Vicente
Terrace from west side of
Ocean Avenue to The Promenade.
115' for a maximum of one
amusement ride;
45' for a maximum of one
amusement ridej and
40' for all other amusement
rides.
30'
2
.5
45'
3
2.0
45'
3
2.0
3
2.0
- 2 -
There shall be no limitation on the
number of stories of any hotel or parking
structure so long as the height does not exceed
the maximum number of feet permitted in this
section.
(b)
Haximum
Parcel
coveraqe.
70
percent.
(c)
Minimum Lot size.
5,000 square
feet.
Each parcel shall contain a minimum
depth of 100 feet and a minimum width of 50
feet, except that parcels existing on the
effective date of this Chapter shall not be
subject to this requ1rement.
(d)
Front Yard Setback.
35 feet along
the west side of Ocean Avenue south of Colorado
Avenue, 20 feet on the east side of Ocean and 5
feet on all other streets.
(e) Rear Yard setback. 15 feet.
(f) side Yard Setback. The side yard
setback shall be determined in accordance with
the following formula, except for lots of less
than 50 feet in width for which the side yard
shall be 10% of the parcel width but not less
than 4 feet:
5 + (stories x lot width)
50'
(g)
Development Review.
A Development
Review Permit is required for any development
- 3 -
of more than 15,000 square feet of floor area
in all other areas of the District, and for any
development with rooftop parking.
SECTION 2.
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, are hereby repealed or modified to that extent necessary
to effect the provisions of this Ordinance.
SECTION 3.
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 any 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 this Ordinance, and each and
every section, subsection, sentence, clause, or phrase not
declared inval id or unconstitutional without regard to whether
any portion of the Ordinance would be subsequently declared
1nvalid or unconstitutional.
SECTION 4. 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 after 30 days from its adoption.
APPROVED AS TO FORM:
ROBERT M. MYERS
City Attorney
- 4 -
A-rrPL.HhtWf is
CA:RMM:tpl13/hpadv
city council Meeting 3-31-92
Santa Monica, California
ORDINANCE NUMBER
(City council Series)
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF SANTA MONICA
AMENDING SANTA MONICA MUNICIPAL CODE SECTION 9015.6
REGARDING PROPERTY DEVELOPMENT STANDARDS
IN THE RVC DISTRICT
WHEREAS, in connection with a Development Review Permit
application the Pier Restoration Corporation filed an application
requesting that section 9015.6 of the Santa Monica Municipal Code
regarding property development standards be amended; and,
WHEREAS, the Santa Monica Planning commission held a public
hearing concerning such amendments on February 5 and February 26,
1992; and,
WHEREAS, the city Council of the City of Santa Monica held
a public hearing concerning such amendment on March 31, 1992:
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA
MONICA DOES ORDAIN AS FOLLOWS:
SECTION 1. Santa Monica Municipal Code Section 9015.6 is
amended to read as follows:
section 9015.6.
property Development
standards.
All property in the RVC District
shall be developed in accordance with the
following standards:
- 1 -
(a) Maximum Building Height and FAR.
floor area ratio
Maximum building height, number of stories and
shall be determined as
follows:
PROPERTIES
BOUNDED BY
THE FOLLOW-
ING STREETS
MAXIMUM
HEIGHT
pier Overlay:
a. Santa
Monica Pier. 3D'
The Deavuille
site to the
north, Sea-
side Terrace
to the south,
The promenade
to the west,
and Ocean Avenue
to the east.
Replacement of
existing buildings 40'
Amusement rides 115'
b. Parcels 30'
fronting on
Ocean Avenue.
West side of 45'
Ocean Avenue
from Pico
Boulevard to
Seaside Terrace
(Ocean Avenue
Fronting Parcels
Only)
East side of 45'
Ocean Avenue
to First Court
from Colorado
Boulevard to
California Avenue.
pica Boulevard 45'
to Vicente
Terrace from
west side of
Ocean Avenue
to The Promenade.
MAXIMUM NO.
OF STORIES
MAXIMUM
FAR
2
1.0
3
1.0
2
.5
3
2.0
3
2.0
3
2.0
- 2 -
There shall be no limitation on the
number of stories of any hotel or parking
structure so long as the height does not exceed
the maximum number of feet permi tted in this
Section.
(b)
MaximUDl
Parcel
Coverage.
70
percent.
(c)
MinimUDl Lot size.
5,000 square
feet.
Each parcel shall contain a minimum
depth of 100 feet and a minimum width of 50
feet, except that parcels existing on the
effective date of this Chapter shall not be
subject to this requirement.
(d)
Front Yard Setback.
35 feet along
the west side of Ocean Avenue south of Colorado
Avenue, 20 feet on the east side of Ocean and 5
feet on all other streets.
(e) Rear Yard Setback. 15 feet.
(f)
side Yard Setback.
The side yard
setback shall be determined in accordance with
the following formula, except for lots of less
than 50 feet in width for which the side yard
shall be 10% of the parcel width but not less
than 4 feet:
5 + (stories x lot width)
50'
(g)
Development Review.
A Development
Review Permit is required for any development
- 3 -
of more than 15,000 square feet of floor area
in all other areas of the District, and for any
development with rooftop parking.
SECTION 2. Any provision of the Santa Monica Municipal
Code or appendices thereto inconsistent with the provisions of
this Ordinance, to the extent of such incons istencies and no
further, are hereby repealed or modified to that extent necessary
to effect the provisions of this Ordinance.
SECTION 3. 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 any 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 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 4. The Mayor shall slgn and the City Clerk shall
attest to the passage of this ordinance. The City Clerk shall
- 4 -
cause the same to be published once l.n the official newspaper
within 15 days after its adoption. This Ordinance shall become
effective after 30 days from its adoption.
APPROVED AS TO FORM:
ROBERT M. MYERS
city Attorney
- 5 -
Attachment C
Conditions on the Certification of the Final Environmental Impact
Report on the pier Development project
Revise the third mitigation measure in the Final EIR, Section B,
page IV-B-l1 on Earth to read as follows:
" The two Underground storage Tanks (USTs) shall be removed in
compliance with all applicable regulations of the city of
Santa Monica, the South Coast Air Quality Management
District, and the Los Angeles County Department of Health
Services. II
Add the following mitigation measure in the Final EIR, Section E,
page IV-E-8 on Noise:
" Roller coaster rides shall be designed to require and use
plastic wheels on metal rails."
Add the following language on page III-F-l, Related projects:
"
The Aquarium project, proposed to be located on the City
owned Deauville site, is the subject of a development
agreement application, and has not yet completed CEQA
analysis or been approved by any City agency. Although
related projects currently under environmental review
qualify as probable future projects to be included in a
cumulative analysis, the Aquarium project was not included
in the cumulative analysis for the pier Development Project
for the following reason. The Aquarium project under
environmental review was proposed to be built on the
Deauville site. The Pier Development Project also proposes
to utilize the City-owned Deauville site, but for parking
purposes. Thus, the projects are mutually exclusive.
Approval of the pier project with parking on the Deauville
site would render the Aquarium project no longer viable at
that site. Thus, if the anticipated environment effects of
the Aquarium project had been included in the cumulative
analysis of the Pier project, the resulting analysis would
have erroneously overstated cumulative effects."
Findings for the Development Review permit #91-006 for Revised
project consisting of the Fun zone and Parking Lot Improvements
l. The physical location, size, massing, and placement of
proposed structures on the site and the location of proposed
- 40 -
uses within the project are compatible with and relate
harmoniously to surrounding sites and neighborhoods, in that
the design elements retain the historic and unique qualities
of the Pier and that the uses emphasize the role of the pier
in the community.
2. The rights-of-way can accommodate autos and pedestrians,
including parking and access, in that specific mitigation
measures have been designed to improve traffic and
circulation in the Pier area have been required as
conditions of approval.
3. The health and safety services (police, fire, etc.) and
public infrastructure (e.g. utilities) are sufficient to
accommodate the new development, in that specific mitigation
measures have been developed and have been required as
conditions of approval.
4. The project is generally consistent with the Municipal Code
and General Plan, in that, upon the approval of the text
amendment required to allow additional lighting on Fun Zone
rides, the Final EIR found that the revised project without
the Central Plaza and 1640 Appian Way parking structure is
consistent with the Municipal Code and General Plan.
5. Reasonable mitigation measures have been included for all
adverse impacts identified in the Environmental Impact
Report, in that with the implementation of all the required
mitigation measures the project will result two unavoidable
significant traffic impacts.
6.
The proj ect will revitalize the City-owned pier in
that preserves its unique character and at the same
serves the current and future needs of the community.
project will provide:
a way
time
The
(a) increased public parking;
(b) year round recreational opportunities;
(c) extended nighttime and multi-season uses;
(d) circulation and access improvements to the area around
the pier:
(e) uses that will attract and serve visitors from a broad
range of income groups and lifestyles:
(f) design elements that retain the historic and unique
qualities that distinguish the Santa Monica Pier from
other piers and commercial enterprises;
(g) uses that will emphasize the role of the pier in the
community, and
(h) increased revenues to the City while encouraging
increased pUblic access at the Pier.
- 41 -
Conditions for the Revised project consisting of the Fun zone and
parking Lot Improvements
Plans
1. This approval is for those plans included in the Final
EIR, a copy of which shall be maintained in the files of
the City Planning Division. Project development shall be
consistent with such plans, except as otherwise specified
in these conditions of approval.
2. The Plans shall comply with all other provisions of Chap-
ter 1, Article IX of the Municipal Code, (Zoning Or-
dinance) and all other pertinent ordinances and General
Plan pOlicies of the City of Santa Monica except as amen-
ded for this project.
3. Minor amendments to the plans shall be subject to approval
by the Director of Planning. A significant change in the
approved concept shall be subject to Planning Commission
Review. construction shall be in conformance with the
plans submitted or as modified by the Planning Commission,
Landmark Commission, Architectural Review Board or Direc-
tor of Planning.
Landmarks Commission
4. Plans for final design, landscaping, screening, trash en-
closures, and signage for the Fun Zone shall be subject to
review and approval by the Landmarks Commission.
5. Refuse areas, storage areas and mechanical equipment for
the Fun Zone shall be screened in accordance with SMMC
section 9040.13-9040.15. Refuse areas shall be of a size
adequate to meet on-site need, including recycling. The
Landmarks Commission its review shall pay particular at-
tention to the screening of such areas and equipment. Any
rooftop mechanical equipment shall be minimized in height
and area, and shall be located in such a way as to mini-
mize noise and visual impacts to surrounding properties.
Unless otherwise approved by the Landmarks Commission,
rooftop mechanical equipment shall be located at least
five feet from the edge of the roof.
Construction
6. Unless otherwise approved by the Department of General
Services, all sidewalks shall be kept clear and passable
during the construction phase of the project.
- 42 -
7. Sidewalks, curbs, gutters, paving and driveways which need
replacing or removal as a result of the project as deter-
mined by the Department of General Services shall be re-
constructed to the satisfaction of the Department of
General Services. Approval for this work shall be ob-
tained from the Department of General services prior to
issuance of the building permits.
8. A construction period mitigation plan shall be prepared by
the applicant for approval by the Department of General
Services prior to issuance of a building permit. The ap-
proved mitigation plan shall be posted on the construction
si te for the duration of the proj ect construction and
shall be produced upon request. As applicable, this plan
shall 1) Specify the names, addresses, telephone numbers
and business license numbers of all contractors and sub-
contractors as well as the developer and architect: 2)
Describe how demolition of any existing structures is to
be accomplished; 3) Indicate where any cranes are to be
located for erection/construction; 4) Describe how much
of the public street, alleyway, or sidewalk is proposed to
be used in conjunction with construction; 5) Set forth
the extent and nature of any pile-driving operations: 6)
Describe the length and number of any tiebacks which must
extend under the property of other persons; 7) Specify
the nature and extent of any dewatering and its effect on
any adjacent buildings; 8) Describe anticipated construc-
tion-related truck routes, number of truck trips, hours of
hauling and parking location: 9) Specify the nature and
extent of any helicopter hauling; lO) state whether any
construction activity beyond normally permitted hours is
proposed: 11) Describe any proposed construction noise
mitigation measures; 12) Describe construction-period
security measures including any fencing, lighting, and
security personnel; 13) Provide a drainage plan; 14)
Provide a construction-period parking plan which shall
minimize use of public streets for parking; 15) List a
designated on-site construction manager.
9. A sign shall be posted on the property in a manner consis-
tent with the pUblic hearing sign requirements which shall
identify the address and phone number of the owner and/or
applicant for the purposes of responding to questions and
complaints during the construction period. said sign
shall also indicate the hours of permissible construction
work.
10. A copy of these conditions shall be posted in an easily
visible and accessible location at all times during con-
struction at the project site. The pages shall be lami-
nated or otherwise protected to ensure durability of the
copy.
- 43 -
Miscellaneous Conditions
lla. The operation shall at all times be conducted in a manner
not detrimental to surrounding properties or residents by
reason 0 flights, noise, acti v it ies , parking or other
actions.
Ilb. The Fun Zone hours of operation shall be limited to 10
a.m. to 10 p.m. Sundays through Thursdays and 10 a.m. to
12 midnight on Fridays and Saturdays and holidays.
Validity of Permits
12. In the event permittee violates or fails to comply with
any conditions of approval of this permit, no further per-
mits, licenses, approvals or certificates of occupancy
shall be issued until such violation has been fully
remedied.
13. Wi thin ten days of Planning Division transmittal of the
Statement of Official Action, project applicant shall
sign and return a copy of the statement of Official Action
prepared by the Planning Division, agreeing to the Condi-
tions of approval and acknowledging that failure to comply
with such conditions shall constitute grounds for poten-
tial revocation of the permit approval. By signing same,
applicant shall not thereby waive any legal rights appli-
cant may possess regarding said conditions. The signed
statement shall be returned to the Planning Division.
Failure to comply with this condition shall constitute
grounds for potential permit revocation.
14. This determination shall not become effective for a period
of fourteen days from the date of determination or, if
appealed, until a final determination is made on the ap-
peal. Any appeal must be made in the form required by the
Zoning Administrator. The approval of this permit shall
expire two years from the permit's effective date, unless,
in the case of new development, a building permit has been
obtained. A one year extension may be permitted if ap-
proved by the Director of Planning prior to the expiration
of the two year period.
Monitoring of Conditions
15. Pursuant to the requirements of Public Resources Code
Section 21081.6, the City Planning Division will
coordinate a monitoring and reporting program regarding
any required changes to the proj ect made in conj unction
with project approval and any conditions of approval, in-
cluding those conditions intended to mitigate or avoid
significant effects on the environment. This program
- 44 -
shall include, but is not limited to, ensuring that the
Planning Division itself and other City divisions and de-
partments such as the Building Division, the General
Services Department, the Fire Department, the Police De-
partment, the Community and Economic Development
Department and the Finance Department are aware of project
requirements which must be satisfied prior to issuance of
a Building Permit, Certificate of Occupancy, or other
permit, and tjlat other responsible agencies are also in
formed of conditions relating to their responsibilities.
Project owner shall demonstrate compliance with conditions
of approval in a written report submitted to the Planning
Director and Building Officer prior to issuance of a
Building Permit or Certificate of Occupancy, and, as
applicable, provide periodic reports regarding compliance
with such conditions.
CONDITIONS OF APPROVAL PER THE EIR MITIGATION MEASURES
Earth
l. During project construction, all grading shall be
carefully observed, mapped and tested by he project
engineer. All grading shall be performed under the
supervision of a licensed engineering geologist and/or
soils engineer in accordance with applicable provisions of
the Municipal Code to the satisfaction of the City
Building and Safety Department.
2a. The project shall adhere to all applicable regulations
regarding tank closure as mandated by the following
agencies: city of Santa Monica Department of General
Services, Water Department, and Fire Department, South
Coast Air Quality Management District, and the Los Angeles
County Department of Health Services.
2b. The two Underground Storage Tanks (USTs) shall be removed
in compliance with all applicable regulations of the city
of Santa Monica, the South Coast Air Quality Management
District, and the Los Angeles County Department of Health
Services.
Air Quality
3. Any stockpiles of soil, sand, and similar material shall
be covered.
4. Construction equipment shall be shut off to reduce idling
when not in direct use.
5. Low sulfur fuel shall be used for construction equipment.
- 45 -
6. Construction activities shall be discontinued during
second stage smog alerts.
Plant and Animal Life
7. In order to reduce potential adverse impacts on marine
life, recyclable food service products and shopping bags
shall be required for all businesses on the Pier.
8. Trash receptacles shall be located throughout the Central
Plaza and Fun Zone and along the entire Pier. Trash
receptacles shall be located no more than 25 feet from
one another.
Noise
9.
10.
lla.
lIb.
Prior to the issuance of building permits, a construction
plan shall be submitted to the City in sufficient detail
to determine the duration of construction activities and
the specific types of equipment to be used and their
approximate location. Locations for compressors and pumps
shall be specifically located.
The project shall comply with applicable City noise
regulations specified in the City Noise Ordinance (Noise
Ordinance Numbers 1406 CCS and 1458 CCS).
During construction, the project contractors shall muffle
and shield intakes and exhaust, shroud and shield impact
tools, and use electric-powered rather than diesel-powered
construction equipment, as feasible.
Roller coaster rides shall be designed to require and use
plastic wheels on metal rails.
Light and Glare
12. Project lighting and building materials shall be built
and/or installed in accordance with city of Santa Monica
ordinances, standards and applicable requirements.
13. Exterior building surfaces shall be of a color, material
and texture to reduce daytime glare.
14. Outdoor lighting shall be shielded and directed on-site
and downward.
15. Outdoor lighting shall be reduced or softened after peak
hours, especially in restaurant areas and in the amusement
areas after the Fun Zone has ceased operations. outdoor
lighting shall be restricted to security lighting between
the hours of 2:00 a.m. and 6:00 a.m.
- 46 -
16.
General night
minimum level
footcandles.
in all public
lighting of all public areas shall be a
of four footcandles and a maximum of eight
This standard shall be applied to lighting
parking lots and parking structures.
17. General night lighting of all non-public service areas
shall be a minimum level of two footcandles and a maximum
level of four footcandles.
Right-of-Way/Public Access
18. The project shall comply with all state and city
standards, codes and ordinances regarding the provision of
access and parking to the general public and the
handicapped.
19. Pedestrian walkways through the parking lots shall be
clearly delineated, and signage shall be posted to
indicate the safest pathway to the Pier for pedestrians
and warning motorists of those walkways. In addition, the
pedestrian access pathway from the civic Center site
through the Rand Corporation site shall be marked with
appropriate signage and the stairs adjacent to the Moss
Avenue pumping plant shall be well lighted.
20. stop signs shall be placed where the driveways to the 1590
Appian Way parking lot and the 1440 Pacific coast Highway
state parking lot cross the Promenade. In addition,
appropriate markings and cross walks shall be indicated
and incorporated into the Promenade at those locations to
provide a further indication of pedestrian traffic to
motorists.
21. The 1550 Pacific Coast Highway state parking lot access
road shall be widened to accommodate a total of four
traffic lanes, two inbound and two outbound, shall be
provided at the entrance to the 1550 Pacific Coast Highway
state parking lot traffic control booth. The lanes shall
be reversible, thereby permitting up to three lanes in one
direction during peak periods.
22. Seaside Terrace between Ocean Avenue and Appian Way shall
be striped with three lanes (a minimum street width of 36
feet would be required.) A six foot right-of-way would be
required from the parcel on the north side of Seaside
Terrace between Appian Way and Seaside Terrace. As
required, two lanes could be provided in one direction and
one in the other to accommodate peak inbound and outbound
traffic flows. At the intersection of Seaside Terrace and
Ocean Avenue, a specially designed traffic signal can be
installed to allow two lanes of traffic to enter
southbound onto Ocean Avenue. This system should
- 47 -
minimize delay of motorists exiting the 1550 lot during
peak periods.
23. Exiting (outbound) traffic should be allowed to exit from
1440 directly onto southbound Pacific Coast Highway. The
Pacific Coast Highway exit should be positioned far enough
north to allow drivers to maneuver either into the Pacific
Coast Highway lane destined toward eastbound I-10 or into
the lane toward the Pacific Coast Highway off-ramp to
Ocean Avenue. This exit point will allow a majority of
the exiting vehicles direct access to the freeway system
or to downtown Santa Monica without using the Appian Way,
Seaside Terrace, Ocean Avenue routes. Clear signage
should also be provided to direct drivers to this exit and
into the proper lanes destined for 1-10 or Ocean Avenue.
Advance warning signs to this should be provided inside
the 1440 parking area to direct drivers to I-IO or Ocean
Avenue via Pacific Coast Highway.
24. Appian Way is constrained underneath the Pier ramp. This
limits the ability to construct significant road
improvements. However, it may be feasible to construct a
32 foot wide roadway under the pier ramp which could be
striped for three lanes of traffic. During peak periods,
two lanes could be used in one direction and one in the
other to accommodate peak inbound and outbound traffic
flows. This improvement coupled with a similar
improvement on Seaside Terrace will provide three lanes
of traffic between the 1550 Pacific Coast Highway parking
lot and Ocean Avenue.
25. The sidewalk on the south side of the pier Bridge shall be
widened by eliminating the sidewalk on the north side of
the pier bridge and relocating the two lanes of traffic to
the north side of the Pier bridge.
26. A 20 foot fire access lane shall be provided around the
entire perimeter of the pier, to the end of the Municipal
Pier and between the Hippodrome and Billiard Building, and
a 12 foot ambulance lane shall be provided through the Fun
Zone to the satisfaction of the Santa Monica Fire and
Police Departments.
27. The Carousel Park handicapped access ramp shall be brought
up to code by installing a continuous handrail along the
lower segment of the ramp, and a full handrail along the
other side of the ramp.
Traffic
28. Lincoln Boulevard at pico Boulevard - restripe the
northbound and southbound approaches to add another
- 48 -
through lane in the northbound and southbound directions.
Elimination of peak hour parking on Lincoln Boulevard is
necessary. with these improvements the vie ratio and
level of service at this intersection is forecast to be
1.49 and F, respectively.
Parking
29. The proposed p~oject shall comply with handicapped
accessibility requirements as set forth in Title 24 of the
state Building Code.
utilities
\'1ater
30. provisions for meeting fire flow requirements and any
improvements to on-site water lines shall be incorporated
into the final project design prior to issuance of a
building permit. Improvement costs are to be borne by the
project applicant.
31. In order to meet the requirements of emergency water
control ordinance, the project shall pay a water
connection fee to the Director of General Services. This
fee shall be calculated according to the following fee
contained in Resolution Number 8196 cCS: $3.00 x (average
number of gallons per day x 2).
32. The project shall be required to pay a water connection
fee to the City before a permit can be issued to connect
to the water system.
Sewer
33. The project shall comply with the provisions of current
and/or future ordinances regarding sewer capacity
allotment in the city of Santa Monica.
34. Prior to issuance of a building permit, a flow test of
downstream lines shall be conducted to determine if
existing sewer lines serving the project site are adequate
to serve the proposed project. Any required improvements
to the sewage collections system shall be borne by the
project applicant.
35. The project shall be required to pay a sewerage facilities
charge to the City before a permit can be issued to
connect to the sewer per Section 7190 of Ordinance 1451.
Solid Waste
- 49 -
36. ~he project shall participate in the Santa Monica
Recycling Program. The program available to commercial
developments include, but are not limited to, the
following:
-trash bins shall be segregated with regard to recyclable
or non-recyclable designation: and
-glass and newspapers shall be further segregated from the
project's wastestream, for eventual collection by
municipal employees.
37. Outdoor trash receptacles shall be shielded from general
public view on at least three sides by impact-resistant
walls not less tan five or more than eight feet in height,
and by an impact resistant gate of not less than five and
not more than eight feet in height.
38. Trash receptacles sufficient in size and number to contain
the trash generated from the uses on the site shall be
provided. The city of Santa Monica requires lOC square
feet of storage capacity for the first 10,000 square feet
under roof, and five square feet of storage capacity for
each additional 1,000 square feet under roof. This is a
basic guideline, and can be modified, based on collection
mode and frequency of collection.
39. Appropriate signage shall be placed in strategic locations
on the pier to notify visitors and employees of existing
anti-litter laws and regulations.
40. Separate recycling receptacle cans shall be clearly
marked, and placed alongside trash cans in the food court
area, and all other portions of the Pier.
41. Recyclable food service products and shopping bags shall
be required for all businesses on the Pier.
Public Services
Fire Protection
42. No building or portion of a building shall be constructed
more than 150 feet from the edge of a roadway or
designated fire lane.
43. Fire hydrants shall be located on-site. Their number and
location will be determined after the Fire Department
reviews definitive project plans and specifications.
44. The proposed project shall comply with all applicable
state and local ordinances.
- 50 -
45. Definitive project plans and specifications shall be
submitted to the Fire Department, and requirements shall
be satisfied prior to the issuance of a building permit.
Police Protection
46. PUblic spaces, such as common areas, walkways, parking
lots, and stairways shall be designed to prevent areas of
concealment.
47. All areas of the project shall be well-lighted, including
alcoves, walkways, and stairways. Such lighting,
however, shall be designed to minimize illumination
impacts on surrounding land uses.
48. The project shall meet with the Police Department for
security design assistance. Prior to issuance of a
building permit, the applicant shall prepare and the
Department shall approve a security plan for the project.
49. Upon completion, the project shall provide the Police
Station with a design of the project. The diagram shall
include access routes and any information that might
facilitate police response.
50. The project shall provide a full police substation on the
Pier, and it shall be staffed with two police officers, 24
hours a day.
Cultural/Historical Resources
5l. To the extent feasible and consistent with public access
and project design objectives, the proposed project shall
conform to the "secretary of the Interior's Standards for
Rehabilitation and Guidelines for Rehabilitating Historic
buildings, and the Santa Monica pier Design Guidelines".
Such conformance shall include a project design which is
historically and architecturally compatible with the
existing structure and shall include preservation of the
Pier's historic fabric.
52. The proposed project shall obtain approval of a
certificate of Appropriateness by the City of Santa Monica
Landmarks Commission. The proposed project shall comply
with the specific requirements imposed as a result of an
issuance of a certificate of Appropriateness with respect
to historical preservation.
53. The entire property shall be photo-documented in its
current state before development proceeds. A photographic
record shall be made of the exterior historic fabric if
preservation of portions of that fabric is not possible.
- 51 -
Aesthetics
54. During landmarks review approval process for the project,
the City shall evaluate building mass, height, materials,
colors and the perimeter and exterior/interior
landscaping to ensure their appropriateness for their
location.
construction Impacts
55. California Occupational Safety and Health Administration
requirements regarding scaffolding erection and slope
shoring shall be met during the construction phase of the
project.
56. Safety measures such as roping off the area underneath the
construction zones on the Pier, using construction
barricades and providing construction site warnings shall
be taken to minimize the chance of injuring pedestrians,
drivers and beachgoers.
57. Security lighting shall be provided at all the
construction sites to minimize vandalism and reduce the
chance of injury to passersby.
58. Fire Department requirements relating to accessibility to
construction sites and fire prevention shall be met. This
includes, but is not limited to, maintaining adequate fire
access paths to the site, maintaining working fire
extinguishers at the site and storing all volatile
chemicals used in the construction process in a fire
resistant place.
59. Truck deliveries shall not be scheduled during peak
traffic periods (between 7:30 a.m. and 9:00 a.m. and 3:00
p.m. and 7:00 p.m.).
60. Construction activities shall be concentrated in one
general area at a time, to the extent practical, to
minimize the effect on vehicular and pedestrian access to
the Pier and adjacent parking areas.
Findings for the Reduced parking Permit # 91-008
1. A sufficient number of spaces are provided to meet the
greater parking demand of the participating uses.
2. Satisfactory evidence has been submitted by the parties
operating the shared parking facility, describing the nature
of the uses and times when the uses operate so as to
demonstrate the lack of conflict between them.
- 52 -
3. Additional documents, covenants, deed restrictions, or other
agreements as may be deemed necessary by the zoning
Administrator are executed to assure that the required
parking spaces provided are maintained and uses with similar
hours and parking requirements as those uses sharing the
parking remain for the life of the building.
conditions for the Reduced parking Permit # 91-008
1. In the event permittee violates or fails to comply with any
conditions of approval of this permit, no further permits,
licenses, approvals or certificates of occupancy shall be
issued until such violation has been fully remedied.
2. Within ten days of Planning Oivision transmittal of the
Statement of Official Action, project applicant shall sign
and return a copy of the statement of Official Action pre-
pared by the Planning Division, agreeing to the Conditions
of approval and acknowledging that failure to comply with
such conditions shall constitute grounds for potential revo-
cation of the permit approval. By signing same, applicant
shall not thereby waive any legal rights applicant may pos-
sess regarding said conditions. The signed statement shall
be returned to the Planning Division. Failure to comply
with this condition shall constitute grounds for potential
permit revocation.
3. This determination shall not become effective for a period
of fourteen days from the date of determination or, if ap-
pealed, until a final determination is made on the appeal.
Any appeal must be made in the form required by the Zoning
Administrator. The approval of this permit shall expire two
years from the permit's effective date, unless, in the case
of new development, a building permit has been obtained. A
one year extension may be permitted if approved by the Di-
rector of Planning prior to the expiration of the two year
period.
Findings for zoning ordinance Text Amendment #91-006
1. The proposed amendment is consistent in principle with the
goals, objectives, policies, land uses, and programs
specified in the adopted General.
2. The PUblic health, safety, and general welfare require the
adoption of the proposed amendment.
Findings for Zoning Ordinance Text Amendment #91-007
1. The proposed amendment is consistent in principle with the
goals, objectives, policies, land uses, and programs
specified in the adopted General.
- 53 -
2. The public health, safety, and general welfare require the
adoption of the proposed amendment.
- 54 -
"---/;Vf,t (1/'/'"
/felt! /i/rl
RE-\L EST.\TE GROUP
2 North Lake Avenue
Suite 800
Pandena. C\ 91\01
!lJ8-577-1130
FAX 213.68~-2391
FAX 818-584-9798
~()I)\(:
,
J
March 31, 1992
Mayor and city council
city of Santa Monica
1685 Main street
Santa Monica, CA 90401
re: Santa Monica Pier EIR
Dear Mayor and city Council:
As a former director of t.he Santa Monica Pier Restoration
corporation (PRe), I would like to voice my support for the
modified development proposal for the Pier to presently include
only the development of a new Fun Zone. I urge the Council to
approve and support the current plan, leaving open the future
addition of a central plaza complex, if and when traffic mitigation
measures can be implemented, if in fact it is ultimately determined
they are necessary.
After serving for five years as a director for the PRe, I am very
much of the belief that if the current proposed development plan is
sent back for replanning, the entire momentum for the restoration
of the pier will be lost and, as a consequence, it will be years
before any meaninqful progress in the restoration can proceed. The
consequence will be deterioration, not restoration.
I ask that the council uphold the vote of the Planning Commission
on the EIR and Development Plan.
Very truly yours,
~~~!.(~--;-
Paul J. Giuntini
President
PJG:shb
Ma~c~ :~ 1932
P~ann~ng Co~m~ss:on
Clty 0: Santa ~on~ca
Sa4ta Monlca C~~y Hall
1685 Ma~~ st
Sa~ta MO~lca, ~A 9040l
Dear Co~m~ssloner5'
T~e Steerl~g COmffilttee of Santa Monlcans for Renters' Rlghts
(SMRR), at lts meetl~g on Saturday, February 29, 1992, after
thorough d~Scusslon, voted overwhelmlngly to support the Fun
Zo~e deve~opment pla~ for the Santa Monlca Pler, as
c~~rently set fort~ by t~e ?~er Restoratlon Corporatlon.
~he Steerlng Commlttee strongly belleves that the Pler lS a
recreatIonal resource for Santa Monlca and the entlre reglon
WhlCh wl~l be great:y e~hancec ~y the proposed Fun Zone.
We sy~pathlze wlth the sentlments of nelghbors who have
borne the brunt of maSSlve development along Ocea~ Avenue ln
~ecer.~ years. but ~~e S~eerl~~ Co~mlttee of SMRR IS r.ot
pers~aded by the arg~me~~s of ~rltlcs lr. regard to traf:lc,
~c~se or ove~all s~ze of the ~roJect
The F~~ Zone WI:: play ar. lmportant role In the
~evl~allzatlcn of the P~er as a recreat10nal center for all
of Santa MCfilca, and sho~ld be allowed to go forward. The
Steerlng COMffilttee of SMR~ respectfully asks the Plan~lng
CO~~lSSlC~ to certlfy ~he ErR and approve the Fun Zone.
Than~ ycu~
Slncerely,
Brad Jones
Co-Cr.a~~
Santa Mon~cans far Renters' R~g~ts
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February 26, 199?
Plannlr,g Commission
City of Santa Monica
City Hafl
1685 Main 5t
Santa MOnica, CA 90407-2200
RE' Pier Fun Zone
,
Dear Commissioners,
~
i
As a former member of tr.e PIer Task Force, I am wntng to express my support of
tl"Je Pier FL.:r1 Zone and urge you to implement the revised Development Program
ca!!:ng for tre Fun ZOlie Amus'ement Area.
1
Last week my chIldren were on vacatlon and one of them spent three a;ternoons at
the pier ard the other one spent two afternoons. Cfear!y, the pier is a resource 10r
tUn - you're outsIde in the oc~an breezes, wha~ could be better? Any kid would
tell you a fun zorie WOL:ld be better, and as a parent I agree. This is an opportumty
for family entertamment, a place where my chtldren could enjoy the same things I
erloyed as a child. ThIS IS a place where my mother could take her grandchildren,
~rd they could all laugh and apprec~te good times together.
I
What could be better?
L
f
Please approve the Fun Zone.
I
BFjkak
.
.
February 24, :392
Plan~:ng COmmlSS~On
C:ty of Santa Mcnlca
Santa Mon~~a Clty Hall
1685 Maln Street
Santa Monlca, CA 9040:
~ea~ Co~~~ss~o~er3:
As a ~e~be~ of ~he 30arc of the Pler Restoratlon
Corporat:on, I ask you to cert:f] the EIR fo~ the Fun Zone
ProJect and allow restoratlon 0: the Sar-ta ~onlca ?ler to go
forward. Such an entertaln~ent component has been a
tradl '::.0::a1 part of the P::.er "experlence" for most of the
Pler's ex:s~ence. The proposed Fun Zone wlll provlde
enterta:~Ment :or all ages, and wll: help the ?ler to become
mere econom~cally self-suff~Clent.
: understand that some people have ralsed concerns about
trafflc and nOlse I belleve the trafflC lmpact, especlally
now ttat the Central ?laza development has been shelved,
wlll be mlnar and worth the trouble. As for nOlse, there
wlll be some added nOlse, compared to a silent, e~pty pler,
bu~ I wc~ld suggest that anyone chooslng to llve next to
Sa~ta ~onlca Be3ch and Pler ought to be wllllng to put up
w:t~ so~e nOlse durlng normal hours of operatIon.
~he ?~e~ ~3 a reglonal resource WhlCh can be a real
treasure for Santa MC~lca, not Just economlcally b~t
c~:t~rally and soclally. We need ~un p~bllC spaces that
encour~se people to m::.ngie across the usual ~lass
bo~nda~::.es Please vo~e ~~ favor of the Fun Zone.
SIncerely,
w. Bradley Jones
~.d!':?d .3?J-/?'57~
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- 1 -
February 20, 1992
The Honorable Planning Comm1sS1on
for the C,ty of Santa Mon,ca
1685 Main Street
Santa Monlca, CA. 90401
To Who~ It May Concern:
As a res1dent of Santa ~~onlca for 26 years, I have had the oDportunlty
and consciously made the cholce to reslde at varlOUS locat1ons through-
out the C1ty, all the whlle enJoy'ng the Santa Mon1ca Plerts central
locality. However, may I say that I never once during my tranSItions
c~ose to res1de next to or near ltlS boundaries due to the slmple fact
that I know exactly what the pler stands for, what it offers and it's
potentlal for growth ln our communlty.
There are those peoD1e who ln the past have come to t~ls beautiful
c~ty by the bay and choose on the,r own free wlll to plant the1r roots
upon the Santa Monlca P,er's borders and then have the audacity to
complain about what our Clty'S landmark gives back to itts cOffimunity.
It's not a museum, It's a pier, wlth crowds, noise and rldes. What did
they expect? As a native of th,S cIty, I flnd th,S unfa,r and unjust.
You see, I've always been brought un to belleve that whoever gets there
f1rst has the r1ght of way, or ln th,s case the r1ght to stay and con-
t1nue to grow. It seems to me these resIdents who want to stunt the
growth of the pler and 1ttS future have forgotten that they made a choice
to 1ive there, near and with,n all the ele~e~ts the p1er has to offer,
lncludlng ltls potentla1 to grow.
t1y chlldhood memor,es of rides on the the famous carousel, picnics,
watchlng vows belng exchanged, llstenlng to sounds of the 1nstruments
belng played by local talent, sweet smell of cotton candy and popcorn
1n the alr 1S what makes up thlS wooden decked structure supported by
p,les and bU11t to extend out 1nto the sea. It makes me sm1le knowing
what it has done for my llV1ihood and what it w11l do and has done for
the ch,ldren who w1ll and have had the Ilpler exper,ence".
Addlng to ~y llSt of memorles could be endless as long as the plan to
add new restaurants and a fun-zone arenlt halted by people who lIve
near the pler and take advantage of it's heritage and who will continue
to complain of ltls structure and growth eventhough it provldes support
and shelter from the storms.
The Santa Monica Pler 15 like fam,ly to many of it's vlsitors. We've
watched lt rise and we've watched lt fall. Uncond1tlonally, wetve
suoplled a11 the love and tools needed to reDalr the damage so brutaly
beat UDon lt by the past raln stor~s solely lncurred by t~e act of God.
Thls pler doesn't deserve the res1stance for growth it is rece1vlng
fro~ 1t'S 5urroundlng nelghbors, 1t was there first! And thlS 1S one
storm it shouldn't have to weather.
~
~-
- l -
Regretfully, I wlll not be able to attend the meeting regarding
this lssue on the 26th. However, please know that I support and
vote for the growth of Santa Monica's hlstorlc landmark filled
with memories for the young and old.
Thank you for your tlme and attention to this matter.
--- -.-
@
B
90404
"
Pamela 0 'Connor
906 Nmth St, SUIte 2
Santa Monzca, CA 90403-2810
! 310/458-2749
RtCt1:tED
MAR 3 1 19!J2
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March 27, 1992
....
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Santa ~on~ca c~ty Counc~l
Santa Monica City Hall
1685 Main Street
Santa Monica. CA 90401
Dear Counc~l Members
The Santa Monica P~er is a landmark of the c~ty ~n more ways than
one. Of caurse, it has been designated a lICi ty Landmark!'. The
Ca~ousel build~ng ~s on the National Register of Histor~c Places.
And the Pier is a v~sual landmark for the CIty, its profile
reaching out to sea.
The ~ain goal of h~storic preservation is the retent~on of
architecturally and hlstor~cally significant buildings and
~tructures. In other words, the survivabIlity of build~ngs and
structures. A small number of s~gnificant structures will be
pristinely restored to a specific period in time. But for most
structures to survive they must be adaptatively reused.
The Fun Zone project proposed for the PIer restores a historic
use of the Pier updated for contemporary life. The project does
not negat~vely ~mpact the Pier as a cultural resource. In fact,
the project should contr~bute to the v~tatility of this CIty
Landmark.
I urge your to uphold the Planning Commission approval of the Fun
Zone project.
Sincerely,
~'--'- / -
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t'-C' r. \ L- ~ I I
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Pamela O'Connor
Land~arks Commisslon, Chair
\/- bec: Susan Maysalls, PRe
February 19, 1992
The Honorable Plann~ng Comm~ss~on
for the C~ty of Santa Monica
l685 Main street
Santa Mon~ca, Ca 90401
To Whom ~t May Concern:
I am a resident of Santa Mon~ca who has made contr~but~ons
to "SAVE THE PIER". I was very upset to learn that there
are people who would try to prevent further restoratlon of
the p~er by prevent~ng Santa Mon~ca from add~ng the amusement
area and more restaurants. I feel these addit~ons would
serve as excellent cornmun~ty areas for our young and old.
I cannot attend your rneetlng on the 26th, but if I may use
thls letter as a form of votlng, I vote yes for the
addltlon of the Fun Zone portlon of the Santa Monlca Pler
development plan.
Thank you. I
~ncerely, ~\ r I -_
: f',~ J' G . \/J a {, ) , L r_/(~
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CArol A. Harrlson
2l1S Ocean Park Blvd.
Santa Monlca, CA 90405
.--
"
February 19, 1992
The Honorable Plann~gn Commisslon
for the Clty of Santa Monlca
1685 Maln street
Santa Monica, Ca 90401
To Whom It May Concern:
I have been a resident of Santa Monlca for the past 20
years, durlng that tlme I have seen many changes, one
of the most gratLfYlng has been to watch the restoratlon
of the Santa MonLca PLer.
As a contributor to "SAVE THE PIER" J...t was most rewardlng
to see the money was gOlng to be used not only to save the
pler but to bUlld a better pJ...er, one wlth a larger amusement
area for our chlldren as well as our adults, wlth more
restaurants. Recently lt was brought to my attentJ...on that
a handful of people that llve along the boardwalk would be 50
selfJ...sh as to try to prevent the restoratJ...on of tnJ...s Santa
MonJ...ca land mark.
I understand _ there J...S to be a meetlng at cJ...ty hall on tr.e
26th, I cannot attend tnJ...s meetlng, I will be out of town.
For the record, my vote ~s to go ahead and bUlld the
amusement area along wJ...th the restaurants and gJ...ve Santa
MonJ...ca a much needed famJ...ly cornmunlty area.
Thank you.
SJ.ncerely,
J}&O(1
Gerald Shanberg
938 18th street # 1
Santa Monica, Ca 90403
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444 Brannan
San Francisco CA 94107
415 '543'5683
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P.R.C.
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1"I"!':~r:'.HED
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February 11, 1992
FER 1 i31SS2
PStC.
TO: Members of the Santa Monica Planning Commission
This year can beco~e the celebration of a decade-long process of creativity and
lnvolvement by the PeoDle of Santa Monica and their City Government.
Early 1n 1982, a process began by which citizens and other users of the historic
Santa Monlca Pier were lnvited by the City, owners and concessionaires on the Pier,
and the State Coastal Conservancy, to take part in a unique planning and design
effort to save, revive, and rejuvenate their Pier This invitation was accepted
with alacrity by scores of people, and in a series of hands-on plannlng workshops
they evolved a Concept Plan, use and design guidelines, and imolementation oroposals
that would bring new life and vitallty to that beloved place.
In January 1983, a devastatlng storm took off the ocean end of the Pier. The plan
the people ~ad created was so stron9, that this loss was simply out into the orocess
as an additional factor (if an enormous one) to be implemented -- redesign and re-
placement of the Pier end. (Since many new uses and redesigns had e~erged in the
workshops, Der~aps the loss was not an entirely tragic event!)
In June 1986, the flrst actual, three-dimensional result -- aSlde from the related
but not plan-lncluded remodelling of the Carousel -- of neople work was dedicated'
the new Carousel Park at the land end of the Pier. In April 1990, the official
opening of the new West End of the Pier was celebrated. Later thlS year, the wonder-
ful new facillties at the ocean end of the Pier will be dedicated and ooened.
All of this is excellent news, totally in accordance with the recommendations and
mandates of the people who helped plan for the Pier1s future over the decade. It
should go without saying that your Commission will aporove the proposals for the
only remalnlng element lacking from the peoole1s plan -- the Santa Mo~ica Pier Fun
Zone; 1n many ways, the heart of the whole olano
Unfortunately, a few negative clouds have obscured this sunny prospect. A Santa
Monica variant of the ~H1BY ("Not In My Back Yard") has appeared -- the ~nMFY ("Not
In ~ Front Yard"). This soclal obstructionist would violate the mandate of the
peoole1s process by asking your Commission to veto the Fun Zone and substitute a
oaler, feebler, lack-lustre olacebo which will insure hi~ or her oleasurable sunset
hours on condo terraces while the rest of the people mill disconsolately below.
For shame!
As the person who heloed the peoDle of Santa Monica, the City, and the State Coastal
Conservancy produce the Pler gUldelines back in 1982, and one who has faithfully fol-
lowed progress since, I urgently request that you approve the Santa Monica Pier Fun
Zone on Feburary 26. Don't forget, you are voting for future
aenerations as well as Drese~t reslde~ts! Many thanks.
- Jiiit 7S1.1:CL<<~
--
.
TAKE
PART
rmAQ1Jrl8J(~
PLANNING COMMISSION
STATEMENT OF OFFICIAL ACTION
PROJECT: Santa Monica Pier Development Project
NUMBER: See below
LOCATION: Santa Monica Pier and 1550 Pacific Coast Hwy.
APPLICANT: Pier Restoration corporation
CASE PLANNER: Liz Casey
REQUEST: Certification of Final EIR #90-007
Approval of Development Review Permit #91-006
for Revised project
Approval of Reduced Parking Permit #9l-008
Recommendation to City council for Approval of
Zoning Ordinance Text Amendments #91-006 and
#91-007
PLANNING COMMISSION ACTION
3/2/92
X
Date.
Approved based on the following findings and
subject to the conditions attached.
Denied.
other.
EFFECTIVE DATE(S) OF ACTION(S) IF NOT APPEALED:
3-l6-92
Case #DR 91-006
3-l6-92
Case #RPP 91-008
EXPIRATION DATE(S) OF ANY PERMITS GRANTED:
3-l6-94
Case #DR 91-006
3-16-94
Case #RPP 9l-008
LENGTH OF ANY POSSIBLE EXTENSION OF EXPIRATION DATE(S)
3-l6-95
Case #DR 91-006
- 1 -
3-16-95
Case #RPP 9l-00B
Findings for the certification of the Final Environmental Impact
Report on the pier Development project
See Attachment A
conditions on the certifieation of the Final Environmental Impact
Report on the Pier Development Project
The planning Commission directed staff to prepare an addendum to
the Final EIR to incorporate the following conditions:
Revise the third mitigation measure in the Final EIR, Section B,
page IV-B-ll on Earth to read as follows:
" The two Underground storage Tanks (USTs) shall be removed in
compliance with all applicable regulations of the City of
Santa Monica, the South Coast Air Quality Management
District, and the Los Angeles County Oepartment of Health
Services."
Add the following mitigation measure in the Final ErR, section E,
page IV-E-8 on Noise:
" Roller coaster rides shall be designed to require and use
plastic wheels on metal rails."
Add the following language on page III-F-l, Related Projects:
VOTE
Ayes:
Nays:
"
The Aquarium project, proposed to be located on the city
owned Deauville site, 1S the subject of a development
agreement application, and has not yet completed CEQA
analysis or been approved by any city agency. Although
related projects currently under environmental review
qualify as probable future proj ects to be included in a
cumulative analysis, the Aquarium project was not included
in the cumulative analysis for the pier Development Project
for the following reason. The Aquarium project under
environmental review was proposed to be built on the
Deauville site. The Pier Development Project also proposes
to utilize the City-owned Deauville site, but for parking
purposes. Thus, the projects are mutually exclusive.
Approval of the Pier project with parking on the Deauville
site would render the Aquarium project no longer viable at
that site. Thus, if the anticipated environment effects of
the Aquarium project had been included in the cumulative
analysis of the Pier project, the resulting analysis would
have erroneously overstated cumulative effects.1I
Mechur, Morales, Nelson, Pyne, Rosenstein
Gilpin, Polhemus
- 2 -
Abstain: 0
Absent: 0
Findings for the Development Review Permit #91-006 for Revised
project Consisting of the Fun Zone and parking Lot Improvements
l. The physical location, size, massing, and placement of
proposed structures on the site and the location of proposed
uses within the project are compatible with and relate
harmoniously to surrounding sites and neighborhoods, in that
the design elements retain the historic and unique qualities
of the pier and that the uses emphasize the role of the Pier
in the community.
2. The rights-of-way can accommodate autos and pedestrians,
including parking and access, in that specific mitigation
measures have been designed to improve traffic and
circulation in the Pier area have been required as
conditions of approval.
3. The health and safety services (police, fire, etc.) and
public infrastructure (e.g. utilities) are sufficient to
accommodate the new development, in that specific mitigation
measures have been developed and have been required as
conditions of approval.
4. The project is generally consistent with the Municipal Code
and General Plan, in that, upon the approval of the text
amendment required to allow additional lighting on Fun Zone
rides, the Final EIR found that the revised project without
the Central Plaza and l64Q Appian Way parking structure is
consistent with the Municipal Code and General Plan.
5. Reasonable mitigation measures have been included for all
adverse impacts identified in the Environmental Impact
Report, in that with the implementation of all the required
mitigation measures the project will result two unavoidable
significant traffic impacts.
6.
The project will revitalize the City-owned Pier in
that preserves its unique character and at the same
serves the current and future needs of the community.
project will provide:
a way
time
The
(a) increased public parking;
(b) year round recreational opportunities;
(c) extended nighttime and multi-season uses:
(d) circulation and access improvements to the area around
the Pier;
(e) uses that will attract and serve visitors from a broad
range of income groups and lifestyles;
(f) design elements that retain the historic and unique
qualities that distinguish the Santa Monica pier from
other piers and commercial enterprises:
- 3 -
(g) uses that will emphasize the role of the pier in the
community, and
(h) increased revenues to the City while encouraging
increased public access at the Pier.
conditions for the Revised project consisting of the Fun Zone and
~arking Lot Improvements
plans
1. This approval is for those plans included in the Final
EIR, a copy of which shall be maintained in the files of
the City Planning Division. Project development shall be
consistent with such plans, except as otherwise specified
in these conditions of approval.
2. The Plans shall comply with all other provisions of Chap-
ter l, Article IX of the Municipal Code, (Zoning Or-
dinance) and all other pertinent ordinances and General
Plan policies of the City of Santa Monica except as amen-
ded for this project.
3. Minor amendments to the plans shall be subject to approval
by the Director of Planning. A significant change in the
approved concept shall be subject to Planning commission
Review. Construction shall be in conformance with the
plans submitted or as modified by the Planning Commission,
Landmark Commission, Architectural Review Board or Direc-
tor of Planning.
Landmarks commission
4. Plans for final design, landscaping, screening, trash en-
closures, and signage for the Fun Zone shall be subject to
review and approval by the Landmarks Commission.
5. Refuse areas, storage areas and mechanical equipment for
the Fun Zone shall be screened in accordance with SMMC
section 9040.13-9040.15. Refuse areas shall be of a size
adequate to meet on-site need, including recycling. The
Landmarks Commission its review shall pay particular at-
tention to the screening of such areas and equipment. Any
rooftop mechanical equipment shall be minimized in height
and area, and shall be located in such a way as to mini-
mize noise and visual impacts to surrounding properties.
Unless otherwise approved by the Landmarks Commission,
rooftop mechanical equipment shall be located at least
five feet from the edge of the roof.
construction
6. Unless otherwise approved by the Department of General
Services, all sidewalks shall be kept clear and passable
during the construction phase of the proJect.
- 4 -
7. Sidewalks, curbs, gutters, paving and driveways which need
replacing or removal as a result of the project as deter-
mined by the Department of General services shall be re-
constructed to the satisfaction of the Department of
General Services. Approval for this work shall be ob-
tained from the Department of General Services prior to
issuance of the building permits.
8. A construction period mitigation plan shall be prepared by
the applicant for approval by the Department of General
Services prior to issuance of a building permit. The ap-
proved mitigation plan shall be posted on the construction
site for the duration of the proj ect construction and
shall be produced upon request. As applicable, this plan
shall 1) specify the names, addresses, telephone numbers
and business license numbers of all contractors and sub-
contractors as well as the developer and architect: 2)
Describe how demolition of any existing structures is to
be accomplished: 3) Indicate where any cranes are to be
located for erection/construction; 4) Describe how much
of the public street, alleyway, or sidewalk is proposed to
be used in conj unction with construction: 5) Set forth
the extent and nature of any pile-driving operations; 6)
Describe the length and number of any tiebacks which must
extend under the property of other persons; 7) Specify
the nature and extent of any dewatering and its effect on
any adjacent buildings; 8) Describe anticipated construc-
tion-related truck routes, number of truck trips, hours of
hauling and parking location: 9) specify the nature and
extent of any helicopter hauling: 10) State whether any
construction activity beyond normally permitted hours is
proposed; 11) Describe any proposed construction noise
mitigation measures: l2) Describe construction-period
securi ty measures including any fencing, lighting, and
security personnel; l3) Provide a drainage plan; l4)
Provide a construction-period parking plan which shall
minimize use of public streets for parking; 15) List a
designated on-site construction manager.
9. A sign shall be posted on the property in a manner consis-
tent with the public hearing sign requirements which shall
identify the address and phone number of the owner and/or
applicant for the purposes of responding to questions and
complaints during the construction period. Said sign
shall also indicate the hours of permissible construction
work.
10. A copy of these conditions shall be posted in an easily
visible and accessible location at all times during con-
struction at the project site. The pages shall be lami-
nated or otherwise protected to ensure durability of the
copy.
Hiscellaneous Conditions
- 5 -
lla. The operation shall at all times be conducted in a manner
not detrimental to surrounding properties or residents by
reason of lights, noise, activities, parking or other
actions.
lIb. The Fun Zone hours of operation shall be limited to 10
a.m. to 10 p.m. Sundays through Thursdays and 10 a.m. to
12 midnight on Fridays and Saturdays and holidays.
Validity of Permits
12. In the event permittee violates or fails to comply with
any conditions of approval of this permit, no further per-
mits, licenses, approvals or certificates of occupancy
shall be issued until such violation has been fully
remedied.
13. within ten days of Planning Division transmittal of the
statement of Official Action, project applicant shall
sign and return a copy of the statement of Official Action
prepared by the Planning Division, agreeing to the Condi-
tions of approval and acknowledging that failure to comply
with such conditions shall constitute grounds for poten-
tial revocation of the permit approval. By signing same,
applicant shall not thereby waive any legal rights appli-
cant may possess regarding said conditions. The signed
statement shall be returned to the Planning Division.
Failure to comply with this condition shall constitute
grounds for potential permit revocation.
14. This determination shall not become effective for a period
of fourteen days from the date of determination or, if
appealed, until a final determination is made on the ap-
peal. Any appeal must be made in the form required by the
zoning Administrator. The approval of this permit shall
expire two years from the permit.s effective date, unless,
in the case of new development, a building permit has been
obtained. A one year extension may be permitted if ap-
proved by the Director of Planning prior to the expiration
of the two year period.
Monitoring of Conditions
15. pursuant to the requirements of Public Resources Code
section 21081.6, the City Planning Division will
coordinate a monitoring and reporting program regarding
any required changes to the project made in conjunction
with project approval and any conditions of approval, in-
cluding those conditions intended to mitigate or avoid
significant effects on the environment. This program
shall include, but is not limited to, ensuring that the
Planning Division itself and other City divisions and de-
partments such as the Building Division, the General
Services Department, the Fire Department, the Police De-
partment, the Community and Economic Development
Department and the Finance Department are aware of project
- 6 -
requirements which must be satisfied prior to issuance of
a Building Permit, Certificate of Occupancy, or other
permit, and that other responsible agencies are also in
formed of conditions relating to their responsibilities.
Project owner shall demonstrate compliance with conditions
of approval in a written report submitted to the Planning
Director and Building Officer prior to issuance of a
Building Permit or certificate of Occupancy, and, as
applicable, provide periodic reports regarding compliance
with such conditions.
CONDITIONS OF APPROVAL PER THE EIR MITIGATION MEASURES
Earth
1. During project construction, all grading shall be
carefully observed, mapped and tested by he project
engineer. All grading shall be performed under the
supervision of a licensed engineering geologist and/or
soils engineer in accordance with applicable provisions of
the Municipal Code to the satisfaction of the City
Building and safety Department.
2a. The project shall adhere to all applicable regulations
regarding tank closure as mandated by the following
agencies: City of Santa Monica Department of General
Services, Water Department, and Fire Department, South
Coast Air Quality Management District, and the Los Angeles
County Department of Health Services.
2b. The two Underground Storage Tanks (USTs) shall be removed
in compliance with all applicable regulations of the City
of Santa Monica, the South Coast Air Quality Management
District, and the Los Angeles County Department of Health
Services.
Air Quality
3. Any stockpiles of soil, sand, and similar material shall
be covered.
4. Construction equipment shall be shut off to reduce idling
when not in direct use.
~. Low sulfur fuel shall be used for construction equipment.
6. Construction activities shall be discontinued during
second stage smog alerts.
Plant and Animal Life
7. In order to reduce potential adverse impacts on marine
life, recyclable food service products and shopping bags
shall be required for all businesses on the Pier.
- 7 -
8. Trash receptacles shall be located throughout the Central
Plaza and Fun Zone and along the entire Pier. Trash
receptacles shall be located no more than 25 feet from
one another.
Noise
9 .
10.
lla.
lIb.
Prior to the issuance of building permits, a construction
plan shall be submitted to the City in sufficient detail
to determine the duration of construction activities and
the specific types of equipment to be used and their
approximate location. Locations for compressors and pumps
shall be specifically located.
The project shall comply with applicable City noise
regulations specified in the City Noise Ordinance (Noise
Ordinance NUmbers 1406 cCS and 1458 CCS).
During construction, the project contractors shall muffle
and shield intakes and exhaust, shroud and shield impact
tools, and use electric-powered rather than diesel-powered
construction equipment, as feasible.
Roller coaster rides shall be designed to require and use
plastic wheels on metal rails.
Light and Glare
12. project lighting and building materials shall be built
and/or installed in accordance with City of Santa Monica
ordinances, standards and applicable requirements.
13. Exterior building surfaces shall be of a color, material
and texture to reduce daytime glare.
l4. Outdoor lighting shall be shielded and directed on-site
and downward.
l3. outdoor lighting shall be reduced or softened after peak
hours, especially in restaurant areas and in the amusement
areas after the Fun Zone has ceased operations. outdoor
lighting shall be restricted to security lighting between
the hours of 2:00 a.m. and 6:00 a.m.
16.
General night
minimum level
footcandles.
in all public
lighting of all public areas shall be a
of four footcandles and a maximum of eight
This standard shall be applied to lighting
parking lots and parking structures.
17. General night lighting of all non-pUblic service areas
shall be a minimum level of two footcandles and a maximum
level of four footcandles.
Right-of-Way/public Access
- 8 -
18. The project shall comply with all state and city
standards, codes and ordinances regarding the provision of
access and parking to the general pUblic and the
handicapped.
19. pedestrian walkways through the parking lots shall be
clearly delineated, and signage shall be posted to
indicate the safest pathway to the pier for pedestrians
and warning motorists of those walkways. In addition, the
pedestrian access pathway from the civic center site
through the Rand corporation site shall be marked with
appropriate signage and the stairs adjacent to the Moss
Avenue pumping plant shall be well lighted.
20. stop signs shall be placed where the driveways to the 1590
Appian Way parking lot and the 1440 Pacific coast Highway
state parking lot cross the Promenade. In addition,
appropriate markings and cross walks shall be indicated
and incorporated into the Promenade at those locations to
provide a further indication of pedestrian traffic to
motorists.
21. The 1550 Pacific Coast Highway state parking lot access
road shall be widened to accommodate a total of four
traffic lanes, two inbound and two outbound, shall be
provided at the entrance to the 1550 Pacific Coast Highway
state parking lot traffic control booth. The lanes shall
be reversible, thereby permitting up to three lanes in one
direction during peak periods.
22. Seaside Terrace between Ocean Avenue and Appian Way shall
be striped with three lanes (a minimum street width of 36
feet would be required.) A six foot right-of-way would be
required from the parcel on the north side of Seaside
Terrace between Appian Way and seaside Terrace. As
required, two lanes could be provided in one direction and
one in the other to accommodate peak inbound and outbound
traffic flows. At the intersection of Seaside Terrace and
Ocean Avenue, a specially designed traffic signal can be
installed to allow two lanes of traffic to enter
southbound onto Ocean Avenue. This system should
minimize delay of motorists exiting the 1550 lot during
peak periods.
23. Exiting (outbound) traffic should be allowed to exit from
1440 directly onto southbound Pacific Coast Highway. The
Pacific Coast Highway exit should be positioned far enough
north to allow drivers to maneuver either into the Pacific
Coast Highway lane destined toward eastbound I-lO or into
the lane toward the Pacific Coast Highway off-ramp to
Ocean Avenue. This exit point will allow a majority of
the exiting vehicles direct access to the freeway system
or to downtown Santa Monica without using the Appian way,
Seaside Terrace, Ocean Avenue routes. Clear signage
should also be provided to direct drivers to this exit and
into the proper lanes destined for I-10 or Ocean Avenue.
- 9 -
Advance warning signs to this should be provided inside
the 1440 parking area to direct drivers to I-IO or Ocean
Avenue via Pacific Coast Highway.
24. Appian Way is constrained underneath the pier ramp. This
limits the ability to construct significant road
improvements. However, it may be feasible to construct a
32 foot wide roadway under the Pier ramp which could be
striped for three lanes of traffic. During peak periods,
two lanes could be used in one direction and one in the
other to accommodate peak inbound and outbound traffic
flows. This improvement coupled with a similar improvement
on Seaside Terrace will provide three lanes of traffic
between the 1550 Pacific Coast Highway parking lot and
Ocean Avenue.
25. The sidewalk on the south side of the Pier Bridge shall be
widened by eliminating the sidewalk on the north side of
the Pier bridge and relocating the two lanes of traffic to
the north side of the pier bridge.
26. A 20 foot fire access lane shall be provided around the
entire perimeter of the pier, to the end of the Municipal
Pier and between the Hippodrome and Billiard Building, and
a 12 foot ambulance lane shall be provided through the Fun
Zone to the satisfaction of the Santa Monica Fire and
Police Departments.
27. The Carousel Park handicapped access ramp shall be brought
up to code by installing a continuous handrail along the
lower segment of the ramp, and a full handrail along the
other side of the ramp.
Traffic
28. Lincoln Boulevard at pico Boulevard - restripe the
northbound and southbound approaches to add another
through lane in the northbound and southbound directions.
Elimination of peak hour parking on Lincoln Boulevard is
necessary. With these improvements the V/C ratio and
level of service at this intersection is forecast to be
1.49 and F, respectively.
parking
29. The proposed project shall comply with handicapped
accessibility requirements as set forth in Title 24 of the
state Building Code.
utilities
water
30. provisions for meeting fire flow requirements and any
improvements to on-site water lines shall be incorporated
into the final project design prior to issuance of a
- 10 -
building permit. Improvement costs are to be borne by the
project applicant.
31. In order to meet the requirements of emergency water
control ordinance, the project shall pay a water
connection fee to the Director of General Services. This
fee shall be calculated according to the following fee
contained in Resolution Number 8196 CCS: $3.00 x (average
number of gal!ons per day x 2) .
32. The project shall be required to pay a water connection
fee to the city before a permit can be issued to connect
to the water system.
Sewer
33. The project shall comply with the provisions of current
and/or future ordinances regarding sewer capacity
allotment in the City of Santa Monica.
34. Prior to issuance of a building permit, a flow test of
downstream lines shall be conducted to determine if
existing sewer lines serving the project site are adequate
to serve the proposed project. Any required improvements
to the sewage collections system shall be borne by the
project applicant.
35. The project shall be required to pay a sewerage facilities
charge to the City before a permit can be issued to
connect to the sewer per Section 7190 of Ordinance 1451.
Solid Waste
36. The project shall participate in the santa Monica
Recycling Program. The program available to commercial
developments include, but are not limited to, the
following:
-trash bins shall be segregated with regard to recyclable
or non-recyclable designation; and
-glass and newspapers shall be further segregated from the
project's wastestream, for eventual collection by
municipal employees.
37. Outdoor trash receptacles shall be shielded from general
public view on at least three sides by impact-resistant
walls not less tan five or more than eight feet in height,
and by an impact resistant gate of not less than five and
not more than eight feet in height.
38. Trash receptacles sufficient in size and number to contain
the trash generated from the uses on the site shall be
provided. The City of Santa Monica requires 100 square
feet of storage capacity for the first 10,000 square feet
under roof, and five square feet of storage capacity for
each additional 1,000 square feet under roof. This is a
- 11 -
basic guideline, and can be modified, based on collection
mode and frequency of collection.
39. Appropriate signage shall be placed in strategic locations
on the pier to notify visitors and employees of existing
anti-litter laws and regulations.
40. Separate recycling receptacle cans shall be clearly
marked, and placed alongside trash cans in the food court
area, and all other portions of the Pier.
41. Recyclable food service products and shopping bags shall
be required for all businesses on the Pier.
Public Services
Fire Protection
42. No building or portion of a building shall be constructed
more than 150 feet from the edge of a roadway or
designated fire lane.
43. Fire hydrants shall be located on-site. Their number and
location will be determined after the Fire Department
reviews definitive project plans and specifications.
44. The proposed project shall comply with all applicable
state and local ordinances.
45. Definitive project plans and specifications shall be
submitted to the Fire Department, and requirements shall
be satisfied prior to the issuance of a building permit.
Police Protection
46. Public spaces, such as common areas, walkways, parking
lots, and stairways shall be designed to prevent areas of
concealment.
47. All areas of the project shall be well-lighted, including
alcoves, walkways, and stairways. Such lighting,
however, shall be designed to minimize illumination
impacts on surrounding land uses.
48. The project shall meet with the Police Department for
security design assistance. Prior to issuance of a
building permit, the applicant shall prepare and the
Department shall approve a security plan for the project.
49. upon completion, the project shall provide the Police
station with a design of the project. The diagram shall
include access routes and any information that might
facilitate pOlice response.
50. The project shall provide a full police substation on the
Pier, and it shall be staffed with two police officers, 24
hours a day.
- 12 -
cUltural/Historical Resources
31. To the extent feasible and consistent with public access
and project design objectives, the proposed project shall
conform to the "Secretary of the Interior's standards for
Rehabilitation and Guidelines for Rehabilitating Historic
buildings, and the Santa Monica pier Design Guidelines".
Such conformance shall include a project design which is
historically and architecturally compatible with the
existing structure and shall include preservation of the
pier's historic fabric.
52. The proposed project shall obtain approval of a
certificate of Appropriateness by the city of Santa Monica
Landmarks Commission. The proposed project shall comply
with the specific requirements imposed as a result of an
issuance of a Certificate of Appropriateness with respect
to historical preservation.
53. The entire property shall be photo-documented in its
current state before development proceeds. A photographic
record shall be made of the exterior historic fabric if
preservation of portions of that fabric is not possible.
Aesthetics
54. During landmarks review approval process for the project,
the City shall evaluate building mass, height, materials,
colors and the perimeter and exterior/interior
landscaping to ensure their appropriateness for their
location.
Construction Impacts
55. California occupational safety and Health Administration
requirements regarding scaffolding erection and slope
shoring shall be met during the construction phase of the
project.
56. Safety measures such as roping off the area underneath the
construction zones on the pier, using construction
barricades and providing construction site warnings shall
be taken to minimize the chance of injuring pedestrians,
drivers and beachgoers.
57. Security lighting shall be provided at all the
construction sites to minimize vandalism and reduce the
chance of injury to passersby.
58. Fire Department requirements relating to accessibility to
construction sites and fire prevention shall be met. This
includes, but is not limited to, maintaining adequate fire
access paths to the site, maintaining working fire
extinguishers at the site and storing all volatile
chemicals used in the construction process in a fire
resistant place.
- 13 -
59. Truck deliveries shall not be scheduled during peak
traffic periods (between 7:30 a.m. and 9:00 a.m. and 3:00
p.m. and 7:00 p.m.).
60. construction activities shall be concentrated in one
general area at a time, to the extent practical, to
minimize the effect on vehicular and pedestrian access to
the pier and adjacent parking areas.
VOTE
Ayes:
Nays:
Abstain:
Absent:
Gilpin, Mechur, Morales, Nelson, Polhemus, Rosenstein
pyne
o
o
Findings for the Reduced parking Permit # 91-008
1. A sufficient number of spaces are provided to meet the
greater parking demand of the participating uses.
2. Satisfactory evidence has been submitted by the parties
operating the shared parking facility, describing the nature
of the uses and times when the uses operate so as to
demonstrate the lack of conflict between them.
3. Additional documents, covenants, deed restrictions, or other
agreements as may be deemed necessary by the Zoning
Administrator are executed to assure that the required
parking spaces provided are maintained and uses with similar
hours and parking requirements as those uses sharing the
parking remain for the life of the building.
conditions for the Reduced parking Permit # 91-008
1. In the event permittee violates or fails to comply with any
conditions of approval of this permit, no further permits,
licenses, approvals or certificates of occupancy shall be
issued until such violation has been fully remedied.
2. wi thin ten days of Planning Division transmittal of the
statement of Official Action, project applicant shall sign
and return a copy of the statement of Official Action pre-
pared by the Planning Division, agreeing to the conditions
of approval and acknowledging that failure to comply with
such conditions shall constitute grounds for potential revo-
cation of the permit approval. By signing same, applicant
shall not thereby waive any legal rights applicant may pos-
sess regarding said conditions. The signed statement shall
be returned to the Planning Division. Failure to comply
with this condition shall constitute grounds for potential
permit revocation.
3. This determination shall not become effective for a period
of fourteen days from the date of determination or, if ap-
pealed, until a final determination is made on the appeal.
- 14 -
Any appeal must be made in the form required by the Zoning
Administrator. The approval of this permit shall expire two
years from the permit's effective date, unless, in the case
of new development, a building permit has been obtained. A
one year extension may be permitted if approved by the Di-
rector of planning prior to the expiration of the two year
period.
VOTE
Ayes:
Gilpin, Mechur,
Rosenstein
o
o
o
Nays:
Abstain:
Absent:
Morales,
Polhemus,
Nelson,
Pyne,
Findings for zoning Ordinance Text Amendment #91-006
1. The proposed amendment is consistent in principle with the
goals, objectives, pOlicies, land uses, and programs
specified in the adopted General.
2. The public health, safety, and general welfare require the
adoption of the proposed amendment.
Planning commission Recommendation for zoning ordinance Text
Amendment #91-006
l. SECTION 90l5.6 property Development Standards. All proper-
ty in the RVC District shall be developed in accordance with
the following standards:
(a) Maximum Building Height and FAR. Maximum building
height, number of stories and floor area ratio shall be
determined as follows (new language indicated in bold):
PROPERTIES BOUNDED BY THE
FOLLOWING STREETS
pier Overlay:
a. Santa Monica Pier.
The Deauville site to the
north, Seaside Terrace to
the south, The Promenade to
the west, and Ocean Avenue
to the east
HAXIMUM
HEIGHT
MAXIMUM NO. HAXIMUM
OF STORIES FAR
3D' 2 l.O
40' 3 l.O
for replacement
of sinbad's
building only;
115' for a maximum of one
amusement ride;
45' for a maximum of one
amusement ride; and
40' for all other amusement rides.
VOTE ON RECOMMENDATION #1 (AMUSEMENT RIDE HEIGHTS)
Ayes:
Nays:
Gilpin, Mechur, Nelson, Polhemus
Morales, Rosenstein
- 15 -
Abstain: pyne
Absent: 0
VOTE ON RECOMMENDATION #2 (REPLACEMENT BUILDING HEIGHTS)
Ayes:
Nays:
Abstain:
Absent:
Mechur, Morales, Nelson, Polhemus, pyne, Rosenstein
Gilpin
o
o
Findings for zoning ordinance Text Amendment #91-007
1. rhe proposed amendment is consistent in principle with the
goals, objectives, policies, land uses, and programs
specified in the adopted General.
2. The public health, safety, and general welfare require the
adoption of the proposed amendment.
Planning commission Recommendation for Zoning Ordinance Text
Amendment #91-007
1. The Zoning Ordinance shall be amended as follows (bold print
indicates new language) :
SECTION 9040.27. Lighting. All outdoor lighting associated
with commercial uses shall be shielded and directed away from
surrounding residential uses. Such lighting shall not exceed 0.5
footcandles of illumination beyond the property containing the
commercial use and shall not blink, flash, oscillate or be of
unusually high intensity of brightness, with the exception of
amusement rides located on the pier, which may have lights that
blink, flash and oscillate.
VOTE
Ayes:
Nays:
Abstain:
Absent:
Mechur, Morales, Nelson, Polhemus, Pyne, Rosenstein
Gilpin
o
o
NOTICE
If this is a final decision not subject to further appeal under
the city of Santa Monica Comprehensive Land Use and Zoning Or-
dinance, the time within which judicial review of this decision
must be sought is governed by Code of Civil Procedure section
1094.6, which provision has been adopted by the City pursuant to
Municipal Code Section 1400.
- 16 -
I hereby certify that this statement of Official Action accurate-
ly reflects the final determination of the Planning commission of
the city of Santa Monica.
signature
date
Ralph Mechur, Chairperson
Please Print Name and Title
I hereby agree to the above conditions of approval and
acknowledge that failure to comply with such conditions shall
constitute grounds for potential revocation of the permit
approval.
Applicant's Signature
Print Name and Title
pC/pierstoa
SF:lc
- l7 -
ATTACHMENT A
RESOLUTION NUMBER
(Planning commission Series)
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF SANTA MONICA
CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT
ON THE SANTA MONICA PIER DEVELOPMENT PROJECT
WHEREAS, a Notice of Preparation of an Environmental
Impact Report was issued on July 23, 1990: and
WHEREAS, a publ ic scoping meeting was held on october
25, 1990; and
WHEREAS, a Notice of Completion of a Draft Environmental
Impact Report was published in September, 1991;
WHEREAS, the Draft Environmental Impact Report was
circulated for a 45 day public review period:
WHEREAS, in December, 1991, the Final Environmental
Impact Report was published; and
WHEREAS, the Environmental Impact Report and all notices
~yere prepared in compliance with the California Environmental
Quality Act (CEQA), and the City of Santa Monica CEQA Guidelines;
WHEREAS, the Fun Zone only project with parking
improvements to the l55Q parking lot and Deauvi11e property and
without either the central plaza or the 1640 Appian Way parking
structure substantially reduces the impacts on the environment
- 1 -
while accomplishing the City's goals and objectives for the Pier,
and
~VHEREAS, the Planning commission has reviewed and considered
the contents of the Final EIR in its decision-making process,
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
SANTA MONICA DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. The Planning Commission finds that the Final
Environmental Impact Report adequately reviews and analyzes
potential environmental effects of the proposed project and
project alternatives.
SECTION 2. The Planning Commission makes the following
findings, consistent with Article VI, Sections l2 and l3 of the
city of Santa Monica CEQA Guidelines and sections l5091 and 15093
of the State of California cEQA Guidelines.
(a) (1) The Planning Commission finds that there is no
other feasible, reasonable and available alternative to the Fun
Zone only project without either the Central Plaza or the 1640
Appian Way parking structure and that there are no further
mitigation measures to this project alternative that would
significantly and substantially reduce the impact on the
environment while accomplishing the City's goals and objectives
for use of the pier as identified in the adopted santa Monica
pier Development Program (February 1988).
project
(2) Further, the Planning commission finds
will revitalize the City-owned pier in a
that the
way that
- 2 -
preserves its unique character and at the same time serves the
current and future needs of the community. The proj ect \"ill
provide:
(a) increased public parking;
(b) year round recreational opportunities;
(c) extended nighttime and multi-season uses;
(d) circulation and access improvements to the area
around the Pier;
(e) uses that will attract and serve visitors from a
broad range of income groups and lifestyles;
(f) design elements that retain the historic and unique
qualities that distinguish the Santa Monica pier
from other piers and commercial enterprises, and
(g) uses that will emphasize the role of the Pier in
the community.
(3) Further, the Planning Commission finds that the
project will also deliver increased revenues to the City while
encouraging increased public access at the Pier.
SECTION 3. The Planning Commission finds that, in response
to concerns over the project's potential environmental impacts,
the applicant has requested that the commission approve the Fun
Zone only project without either the Central Plaza or the 1640
Appian Way parking structure which reduces the environmental
impacts identified in the Environmental Impact Report (EIR).
(a) The Final EIR determined that vIithout mitigation the
proposed project could result in significant adverse impacts on
- 3 -
the natural terrain, subsurface soils, and local geology in the
following manner (Draft EIR, Section IV-B). There will be
temporary disruption in the project locale during excavation and
construction. Project construction will require measures to
eliminate the liquefaction potential, such as dewatering and
recompaction of soils. The location of the property in relation
to known active faults indicates that the site is not exposed to
greater seismic risk than other locations in the local region.
Nevertheless, movement on any of the active or potentially active
faults could cause ground shaking at the building site.
consistent with Article VI, Section 12 of the City CEQA
Guidelines and Section l5091 of the state CEQA Guidelines, the
city finds that the following changes or mitigation measures have
been required in the project which will avoid or substantially
lessen the potential significant environmental effects identified
wi th respect to natural terrain, subsurface soils, and local
geology:
(1) During project construction, all grading shall be
carefully observed, mapped and tested by the proj ect
engineer;
(2) During project construction, all grading shall be
performed under the supervision of a licensed
engineering geologist and/or soils engineer in
accordance with applicable provisions of the Municipal
Code and to the satisfaction of the city1s Building and
Safety Division;
(3) The two Underground Storage Tanks (USTs) shall be
removed in compliance with all applicable regulations of
- 4 -
the city of Santa Honica, the South coast Air Quality
Management District, and the Los Angeles County
Department of Health services.
These measures, as well as the approval of the Fun Zone only
project without either the Central Plaza or the 1640 Appian Way
parking structure will mitigate or avoid the potential for
significant adverse impacts on natural terrain, subsurface soils
or local geology and thus mitigate or avoid the significant
environmental effects identified in the Final EIR, Section IV-B.
(b) The Final EIR determined that without mitigation the
proj ect could result in a significant impact to short-term air
quality in the area during site demolition and construction
(Final EIR, section IV-C). Although the creation of dust and the
daily emission of pollutants from construction equipment would
not exceed the threshold criteria established by SCAQMD, the
California Health ad safety Code requires the minimization of
dust generation. Consistent with Article VI, section l2 of the
city CEQA guidelines and Sections l5091 of the state CEQA
Guidelines, the City finds that the following changes or
mitigation measures have been required in the project which will
mitigate or avoid the potential significant environmental effects
identified with respect to air quality impacts:
(l) contractors shall cover any stockpiles of soil,
sand and similar material;
(2) Construction equipment shall be shut off to reduce
idling when not in direct use;
- 5 -
(3) Low sulfur fuel shall be used for construction
equipment; and
(4) Contractors shall discontinue construction
activities during second stage smog alerts:
These measures, as well as the approval of the Fun Zone only
project without either the Central Plaza or the 1640 Appian Way
parking structure, will avoid or substantially lessen the
potential for significant adverse impacts to short-term air
quality, and thus mitigate or avoid the significant environmental
effects identified in the Final EIR (Section IV-C) .
(c) The Final EIR determined that without mitigation the
project could result in significant impacts to long-term air
quality in the area (Final EIR, Section IV-C). The Final EIR
determined that the project would result in an increase in
long-term daily emissions. Increased daily emissions would be
generated by vehicular trips associated with Phase 2 development
and would exceed the threshold established by SCAQMD for nitrogen
oxides. Consistent with Article VI, section 12 of the City CEQA
Guidelines and Section 15091 of the state CEQA Guidelines, the
city finds that the approval of the Fun Zone only project without
either the Central Plaza or the 1640 Appian Way parking structure
will mitigate or avoid the potential significant environmental
effects identified with proposed project with respect to
long-term air quality.
This change in the project will avoid or substantially lessen the
potential for significant adverse impacts on long term air
- 6 -
quality and thus mitigate or avoid the significant environmental
effects identified in the Final EIR, Section IV-C.
(d) The Final EIR determined that without mitigation the
project could result in adverse environmental impacts to plant
and animal life in the proj ect area in the following manner
(Final EIR, Section IV-D). Improper disposal of wastes generated
by various uses within the proposed project may adversely affect
marine animals in the project vicinity. Consistent with Article
VI, Section 12 of the City CEQA Guidelines and section 15091 of
the State CEQA Guidelines, the project will undertake the
following changes or mi tigation measures which avoid or
substantially lessen the potential adverse environmental effects
identified with respect to plant and animal life:
(1) Recyclable food service products and shopping bags shall
be required for all businesses on the Pier: and
(2) trash receptacles shall be located throughout the
project area, no more than 25 feet from one another.
These measures, as well as the approval of the Fun Zone only
project without either the Central Plaza or the l640 Appian Way
parking structure, will avoid or substantially lessen the
potential for significant adverse impacts on long term air
quality and thus mitigate or avoid the significant environmental
effects identified in the Final EIR, section IV-D.
(e) The Final EIR determined that without mitigation the
project could result in adverse environmental effects with
respect to noise in the project area (Final EIR, Section IV-E).
- 7 -
Construction activities resulting from project implementation
would result in increases in ambient noise levels in the vicinity
of the site on an intermittent basis. Noise levels would
fluctuate depending on construction phase, equipment type and
duration of use, distance between noise source and listener, and
presence or absence of barriers between the noise source and
listener. Estimated noise levels would not change significantly
from existing conditions. Consistent with Article VI, Section 12
of the City CEQA Guidelines and Section 15091 of the state CEQA
Guidelines, the project will undertake the following changes or
mitigation measures which will avoid or substantially lessen
potential adverse noise impacts identified:
(1) A construction plan shall be submitted to the city in
sufficient detail to determine the duration of
construction activities and the specific types of
equipment to be used and their approximate location
including specific locations for compressors and pumps.
(2) Project shall comply with applicable City noise
regulations specified in the city Ordinances (Ordinance
Numbers 1406 CCS and 1458 CCS);
(3) Project contractors shall muffle and shield intakes and
exhaust, shroud and shield impact tools, and use
electric-powered rather than diesel-powered construction
equipment, as feasible, and,
(4) Roller coaster rides shall be designed to require and
use plastic wheels on metal rails.
- 8 -
These measures, as well as the approval of the Fun Zone only
project without either the Central Plaza or the 1640 Appian Way
parking structure, will avoid or substantially lessen the
potential for adverse noise impacts at the site and thus mitigate
or avoid any potential adverse effects identified in the Final
EIR, Section IV-E.
(f) The Final EIR determined that without mitigation the
project could result in an increase in daytime glare and evening
illumination in the project area in the following manner (Final
EIR, section IV-F). The project could change the nighttime
character of that section of the pier and adjacent beach. In
addition, the project would result in nighttime illumination that
would be perceptible to motorists, neighbors, and pedestrian
traffic. consistent with Article VI, section 12 of the city CEQA
Guidelines and Section 1509l of the state cEQA Guidelines, the
project will undertake the following changes or mitigation
measures have been required in the project which will avoid or
substantially lessen the potential significant environmental
effects identified with respect to light and glare:
(1) Lighting and building materials shall be built and/or
installed in accordance with city of Santa Monica
ordinances, standards and applicable requirements;
(2) Exterior building surfaces shall be of a color, material
and texture to reduce daytime glare;
(3) Outdoor lighting shall be shielded and directed on-site
and downward~
(4) Outdoor lighting shall be reduced or softened after peak
- 9 -
hours, especially in restaurant areas and in the
amusement areas after the Fun Zone has ceased
operations;
(5) Outdoor lighting shall be restricted to security
lighting between the hours of 2:00 a.m. and 6:00 a.m.;
(6) General night lighting of all non-public service areas
shall be a minimum level of two footcandles and a
maximum level of four footcandles:
(7) General night lighting in public areas shall be a
minimum level of four footcandles and a maximum level of
eight footcandles: and
(8) A Zoning Ordinance text amendment shall be obtained to
allow the use of lighting that blinks, flashes,
oscillates or is of unusually high intensity of
brightness.
These measures, as well as the approval of the Fun Zone only
project without either the Central Plaza or the 1640 Appian Way
parking structure, will avoid or substantially lessen the
potential for adverse light and glare impacts at the site and
thus mitigate or avoid any potential adverse effects identified
in the Final EIR, Section IV-F.
(g) The Final EIR determined that without mitigation the
project could result in significant land use impacts in the
following manner (Final EIR, Section IV-I). Residential uses,
commercial uses and public facilities all exist within close
proximity to one another in the Oceanfront District adjacent to
the Pier. The project meets the objectives of developing
- 10 -
visitor-commercial uses along the beach. However, the project
does not comply with the Zoning Ordinance and Land Use and
circulation Element (LUCE) of the General Plan. Consistent with
Article VI, section 12 of the City CEQA Guidelines and Section
1509l of the state CEQA Guidelines, the City finds that the
following changes or mitigation measures have been required in
the proj ect which will mi tigate or avoid the potential
significant environmental effects identified with respect to land
use:
(1) Amend the Zoning Ordinance for development within the
pier Overlay of the RVC District to allow three storyj40
foot maximum height limit for structures, and a ll5 foot
height limit for amusement rides.
These measures as well as the approval of the Fun Zone only
project without either the Central Plaza or the 1640 Appian Way
parking structure, will mitigate or avoid the potential for
significant land use impacts and thus mitigate or avoid any
potential adverse effects identified in the Final EIR, Section
IV-I) .
(h) The Final EIR determined that without mitigation the
project could result in adverse impacts on the city' 5
right-of-wayjpublic access (Final EIR, Section IV-J). The
increased number of visitors expected at the pier as a result of
the proposed project could adversely affect the right-af-way and
access of pedestrians, bicyclists and motorists. However, the
project will undertake the following changes or mitigation
measures which will avoid or substantially lessen any potential
- 11 -
significant environmental effects identified with respect to
right-of-way and public access:
(1) Project shall comply with all state and city standards,
codes and ordinances regarding the provision of access
and parking to the general public and the handicapped;
(2) Pedestrian walkways through the parking lots shall be
clearly delineated and signage shall be posted to
indicate the safest pathway to the pier for pedestrians
and warning motorists of those walkways. The pedestrian
access pathway from the civic center site through the
RAND Corporation site shall be marked with appropriate
signage and the stairs adjacent to the Moss Avenue
pumping plant shall be well lightedi
(3) stop signs shall be placed where the driveways to the
1590 Appian Way parking lot and the 1440 pacific Coast
Highway parking lot cross the Promenade walkway.
(4) The 1550 Pacific Coast Highway state parking lot access
road shall be widened at the entrance near the parking
control booth to accommodate a total of four traffic
lanes ( two inbound and two outbound). The lanes shall
be reversible, thereby permitting up to three lanes in
one direction during peak periods;
(5) Seaside Terrace between Ocean Avenue and Appian way
shall be striped with three lanes (a minimum street
width of 36 feet is required). A six foot right-of-way
would be required from the parcel on the north side of
Seaside Terrace between Appian Way and Seaside Terrace.
Two lanes could be provided in one direction and one in
- 12 -
the other to accommodate peak inbound and outbound
traffic flows. At the intersection of seaside Terrace
and Ocean Avenue, a specially designed traffic signal
shall be installed to allow two lanes of traffic to
enter southbound onto Ocean Avenue;
(6) Exiting (outbound) traffic shall be allowed to exit from
the 1440 lot directly onto southbound pacific Coast
Highway. The exit shall be positioned far enough north
to allow drivers to maneuver either into the Pacific
Coast Highway lane destined toward eastbound I-lO or
into the lane toward the Pacific Coast Highway off-ramp
to Ocean Avenue. Clear signage shall be provided,
including advance warning inside the 1440 lot, to direct
drivers to this exit and into the appropriate lanes for
either I-lO eastbound or Ocean Avenue via Pacific Coast
Highway;
(7) A 32 foot wide roadway should be constructed, if
feasible, under the pier which could be striped for
three lanes of traffic. During peak periods, two lanes
could be used in one direction and one in the other to
accommodate peak inbound and outbound traffic flows:
(8) The sidewalks on the south side of the pier Bridge shall
be widened by eliminating the sidewalk on the north side
and relocating the two lanes of traffic to the north
side:
(9) A 20 foot fire access lane shall be provided around the
entire perimeter of the pier and a 12 foot ambulance
lane shall be provided through the Fun Zone to the
- 13 -
satisfaction of the Santa Monica Fire and Police
Departments:
(10) The Carousel Park handicapped access ramp shall be
brought up to code by installing a continuous handrail
along the 19wer segment of the ramp, and a full handrail
along the other side of the ramp.
These measures, as well as approval of the Fun Zone only project
without either the Central Plaza or the 1640 Appian Way parking
structure, will avoid or substantially lessen the potential for
significant adverse impacts on right-of-way and access and thus
mitigate or avoid any significant environmental effects
identified in the Final EIR, section IV-J.
(i) The Final EIR determined that without mitigation the
proj ect would result in adverse impacts on the City t S water
supply. (Final EIR, section IV-M). The project will have a net
increase in water consumption of 55,149 gallon increase per day
over existing conditions. Consistent with Article VI, Section 12
of the city CEQA Guidelines and Section 15091 of the State cEQA
Guidelines, the project will undertake the following changes or
mitigation measures which will mitigate or avoid the potential
adverse environmental effects identified with respect to water:
(l) The project shall incorporate water saving devices and
techniques and operate the proposed project in
accordance with the requirements of all City ordinances;
(2) Improvement costs to meet fire flow requirements and any
improvements to on-site water lines shall be borne by
- l4 -
the project applicant;
(3) The project applicant shall pay a water connection fee
to the Director of General Services in order to meet the
requirements of the emergency water control ordinance,
and
(4) the project applicant shall pay a water connection fee
to the City prior to issuance of a permit to connect to
the water system.
These measures, as well as the approval of the Fun Zone only
proJect without either the Central Plaza or the l640 Appian way
parking structure will avoid or substantially lessen the
potential for significant adverse impacts on water conservation
and thus avoid or substantially lessen the significant
environmental effects identified in the Final EIR (Final EIR,
Section IV-M).
(j) The Final EIR determined that without mitigation the
project could result in significant adverse impacts on sanitary
sewerage in the following manner (Final EIR, Section IV-M). The
project will generate a net increase in sewage of 50,894
gallons over existing conditions per day. Consistent with
Article VI, Section 12 of the City CEQA Guidelines and Section
15091 of the State CEQA Guidelines, the City finds that the
following changes or mitigation measures have been required in
the project which will mitigate or avoid the potential
significant environmental effects identified with respect to
sanitary sewerage:
- 15 -
(1) The applicant shall comply with current and future
ordinance provisions regarding sewer capacity allotment
in the city;
(2) The proj ect shall incorporate water conservation
measures.
(3) Prior to issuance of a building permit, a flow test of
downstream lines shall be conducted to determine if
existing sewer lines serving the project site are
adequate to serve the proposed project and any required
improvements to the sewage collection system shall be
borne by the project~ and
(4) A sewerage facilities charge shall be paid to the city
before a permit can be issued to connect to the sewer
per Section 7190 of Ordinance 1451.
These measures, as well as the approval of the Fun Zone only
project without either the Central Plaza or the 1640 Appian Way
parking structure will avoid or SUbstantially lessen the
potential for significant adverse impacts on sanitary sewerage
and thus avoid or substantially lessen the significant
environmental effects identified in the Final EIR (Final EIR,
Section IV-H).
(k) The Final EIR determined that without mitigation the
proj ect could result in adverse environmental impacts on solid
waste (Final EIR, section IV-M). The development and operation
of the project would result in a net increase of 33,519 gallons
over existing conditions. Consistent with Article VI, Section 12
of the City CEQA Guidelines and section l509l of the state CEQA
- l6 -
Guidelines, the city finds that the following changes or
mitigation measures have been required in the project which will
mitigate or avoid the potential significant environmental effects
identified with. respect to solid waste:
(l) The project shall participate in the Santa Monica
Recycle program;
(2) Trash receptacles sufficient in size and number to
contain the trash generated on the parcel shall be
provided with outdoor receptacles shielded from public
view on at least three sides by impact resistant walls
of not less than five or not more than eight feet in
height and an impact resistant gate of not less than
five and not more than eight feet high;
(3) Appropriate signage shall be placed in strategic
locations on the pier to notify visitors and employees
of existing anti-litter laws and regulations;
(4) Separate recycling receptacle cans shall be clearly
marked, and placed alongside trash cans in the food
court area, and all other public portions of the Pier:
and
(5) recyclable food service products and shopping bags shall
be required for all businesses on the Pier.
These measures, as well as the approval of the Fun Zone only
project without either the Central Plaza or the 1640 Appian way
parking structure will avoid or substantially lessen the
potential for significant adverse impacts on solid waste and thus
- 17 -
avoid or substantially lessen the significant environmental
effects identified in the Final EIR (Final EIR, Section IV-M).
(1) The Final EIR determined that without mitigation the
project could result in significant adverse impacts in fire
protection in the following manner (Final EIR, section IV-N and
VII-N). project implementation would increase the need for fire
protection and emergency medical services in the area.
Consistent with Article VI, section 12 of the City CEQA
Guidelines and Section 15091 of the state CEQA Guidelines, the
proJect will undertake the fOllowing mitigation measures which
~vill avoid or substantially lessen any potential significant
environmental effects identified with respect to fire protection:
(1) No building or portion of a building shall be
constructed more than 150 feet from the edge of a
roadway of an improved street or designated fire lane;
(2) Fire hydrants shall be located on-site with their number
and location determined after the Fire Department
reviews definitive project plans and specifications;
(3) The proposed project shall comply with all applicable
state and local ordinances regarding fire prevention and
suppression; and
( 4) Defini ti ve proj eet plans and specifications shall be
submitted to the Fire Department, and requirements shall
be satisfied prior to issuance of a building permit.
These measures, as well as the approval of the Fun Zone only
project without either the Central Plaza or the 1640 Appian Way
parking structure will avoid or substantially lessen the
- 18 -
potential for significant adverse impacts in fire protection and
thus avoid or substantially lessen the significant environmental
effects identified in the Final EIR (Final EIR, Section IV-N).
(m) The Final EIR determined that without mitigation the
proj ect could result in significant adverse impacts on police
protection (Final EIR, section IV-N). Project implementation
would increase the need for police protection in the area.
Consistent with Article VI, Section 12 of the City CEQA
Guidelines and Section 15091 of the State CEQA Guidelines, the
proj ect will undertake the following mitigation measures which
will avoid or substantially lessen the potential significant
environmental effects identified with respect to police
protection:
(1) Public spaces, such as common areas, parking lots,
stairways, and walkways shall be designed to prevent
areas of concealment.
(2) All areas of the project shall be well-lighted including
alcoves, walkways, and parking lots and shall be
designed to minimize illumination impacts on surrounding
land uses:
(3) The Police Department be contacted for security design
assistance. A security plan shall be prepared for
Police Department approval prior to issuance of a
building permit;
(4) The Police Department shall be provided with a design of
the project upon completion that shall include diagrams
of access routes, and any information that might
- 19 -
facilitate police response: and
(5) A full police substation shall be provided on the Pier,
and it shall be staffed with two police officers, 24
hours a day.
These measures I as well as the approval of the Fun Zone only
project without either the Central Plaza or the 1640 Appian Way
parking structure will avoid or substantially lessen the
potential for significant adverse impacts on police protection
and thus mitigate or avoid any potential significant
environmental effects identified in the Final EIR, Section IV-N
and VII-N.
(n) The Final EIR determined that without mitigation the
project could result in significant adverse impacts on
cUltural/historic resources in the fOllowing manner (Final EIR,
section IV-P). consistent with Article VI, Section 12 of the
city CEQA Guidelines and Section 15091 of the State CEQA
Guidelines, the project will undertake the following changes or
rnitigat~on measures have been required in the project which will
avoid or substantially lessen the potential significant
environmental effects identified wi th respect to
cUltural/historic resources:
(1) To the extent feasible and consistent with the public
access and project design objectives, the proposed
proj act shall conform to the "Secretary of the
Interior) s Standards for Rehabilitation and Guidelines
for Rehabilitating Historic Buildings" which shall
- 20 -
include a project design which is historically and
architecturally compatible with the existing structure
and shall include preservation of the Pier's historic
fabric;
(2) ~he proposed project will require a Certificate of
Appropriateness by the City's Landmarks Commission and
the applicant shall comply with the specific
requirements imposed as a result of an issuance of a
Certificate of Appropriateness with respect to historic
preservation:
(3) The entire property shall be photo-documented in its
current state before development proceeds. A
photographic record shall be made of the exterior
historic fabric if preservation of portions of that
fabric is not possible.
These measures, as well as the approval of the Fun Zone. only
project without either the Central Plaza or the 1640 Appian Way
parking structure will avoid or sUbstantially lessen the
potential for significant adverse impacts on cultural/historic
resources and thus mitigate or avoid the significant
environmental effects identified in the Final EIR, Section IV-P.
(0) The Final EIR determined that without mitigation the
project could result in significant adverse impacts on aesthetics
(Final EIR, section IV-Q). Consistent with Article VI, Section
12 of the City CEQA Guidelines and section 15091 of the State.
CEQA Guidelines, the project will undertake the following changes
- 21 -
or mitigation measures have been required in the proj ect 'itlhich
T,>fill mitigate or avoid the potential significant environmental
effects identified with respect to aesthetics:
(1) During the proj ect I s archi tectural review by the
Landmarks Commission, the city shall evaluate building
mass, height, materials, colors, and perimeter and
exterior and interior landscaping to ensure
appropriateness for their location.
This measure, as well as the approval of the Fun Zone only
project without either the Central Plaza or the 1640 Appian Way
parking structure will avoid or SUbstantially lessen the
potential for significant adverse impacts on aesthetics and thus
avoid or substantially lessen any significant environmental
effects identified in the Final EIR (Final EIR, section IV-Q).
(p) The Final EIR determined that without mitigation the
construction of the project could result in significant adverse
impacts (Final EIR, Section IV-R). Consistent with Article VI,
section 12 of the city cEQA Guidelines and Section 15091 of the
State CEQA Guidelines, the project will undertake the following
measures which will mitigate or avoid the potential significant
environmental effects identified with respect to construction:
(1) California Occupational Safety and Health Administration
requirements regarding scaffolding erection and slope
shoring shall be implemented during construction;
(2) Safety measures such as roping off the area underneath
the construction zone on the Pier, using construction
- 22 -
barricades and providing construction site warnings
shall be taken.
(3) Security lighting shall be provided at all the
construction sites;
(4) Uniform Fire Code and Fire Department requirements
relating to accessibility to construction sites and fire
prevention shall be met including, but not limited to,
maintaining adequate fire access paths to the site,
maintaining working fire extinguishers at the site and
storing all volatile chemicals used in the construction
process in a fire resistant place;
(5) Truck deliveries shall not be scheduled during peak
traffic periods (between 7:30 a.m. and 9:00 a.m. and
3:00 p.m. and 7:00 p.m.); and
(6) Construction activities shall be concentrated in one
general area at a time, to the extent practical.
These measures, as well as the approval of the Fun Zone only
project without either the Central Plaza or the 1640 Appian Way
parking structure, will avoid or substantially lessen the
potential for significant adverse impacts from construction and
thus mitigate or avoid any significant environmental effects
identified in the Final EIR, Section IV-R.
SECTION 4. The Final EIR found that the development of the
Fun Zone only project without either the Central Plaza or the
1640 Appian Way parking structure could result in a significant
impact to traffic circulation at the intersections of Lincoln
Boulevard and the I-lO Westbound Ramp and Ocean Avenue and the
- 23 -
Pacific Coast Highway ramp during the PM peak hours. Consistent
\.lith Article VI, Section 13 of the city CEQA Guidelines and
Sections 15091 and 15093 of the State CEQA Guidelines, the
Planning Commission hereby makes a statement of Overriding
Considerations and finds that the benefits of the project
outweigh its unavoidable environmental risks based on the
findings in section 2 and for the following reasons:
(a) The project will revitalize the city-owned Pier in a way
that preserves its unique character and at the same time
serves the current and future needs of the community:
(b) The project will provide increased public parking:
(c) The project will provide year round recreational
opportunities:
(d) The project will provide extended nighttime and
multi-season uses;
(e) The project will provide circulation and access
improvements to the area around the Pier;
(f) The project will attract and serve visitors from a broad
range of income groups and lifestyles:
(g) The design elements of the project will retain the
historic and unique qualities that distinguish the Santa
Monica Pier from other piers and commercial enterprises,
and
(h) The project will emphasize the role of the pier in the
community.
(i) The project will deliver increased revenues to the City
while encouraging increased pUblic access at the Pier.
- 24 -
SECTION 5. Further, the City Council finds that the project
will undertake the following changes and mitigation measures
which will reduce, although not eliminate, the significant
impacts identified with respect to traffic and circulation:
(1) Restripe the northbound and southbound approaches to add
another through lane in the northbound and southbound
directions at the intersection of Lincoln Boulevard and
Pico Boulevard (this requires eliminating peak hour
parking on Lincoln Boulevard) .
This measure, as well as the approval of the Fun Zone only
project without either the Central Plaza or the 1640 Appian Way
parking structure will avoid or reduce the potential impact on
traffic circuation, therefore, the Planning Commission finds
that, as substantially mitigated by the above specified
requirements, the potential impact on traffic and circulation is
acceptable.
SECTION 6. In the event any of the adverse environmental
effects identified in the Final EIR are not considered
substantially mitigated within the meaning of Article VI, Section
l3 of the City CEQA guidelines, and section 15093 of the state
CEQA guidelines, the Planning Commission finds that the benefits
of the project outweigh its unavoidable environmental risks for
the reasons stated in Sections 2 and 5.
- 25 -
SECTION 7.
Pursuant to Public Resources Code Section
21081.6, the mitigation measures required by this Resolution
shall be monitored by the city to ensure their compliance during
project implementation in accordance with the requirements of the
EIR's mitigation monitoring program (Final EIR, Section VI) and
Development Review Permit conditions of approval.
SECTION 8. The Planning Commission certifies that the
environmental review for the project was conducted in full
compliance with state and City CEQA Guidelines, that there was
adequate public review of the Draft Environmental Impact Report,
that the Planning Commission 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,
and
that
the
Planning
commission has considered the contents of the Final Environmental
Impact Report in its decision-making process.
SECTION 9. The City Clerk shall certify to the adoption
of this Resolution, and thenceforth and thereafter the same shall
be in full force and effect.
APPROVED AS TO FORM:
Robert M. Myers
city Attorney
w/pierreso
January 8, 1992
- 26 -
Adopted and approved this 2nd day of March, 1992.
Chair
I hereby certify that the foregoing Resolution Number
was duly adopted by the Planning Commission of the City of Santa
Monica at a meeting thereof held on Harch 2, 1992, by the
fo~lowing Commission vote:
Ayes:
commission members: Mechur, Morales, Nelson,
Pyne, Rosenstein
Noes: commission members: Gilpin, Polhemus
Abstain: Commission members: 0
Absent: Commission members: 0
Attest:
Paul Berlant
Director of LUTH
- 27 -
~y
/
C. f AT~rt.
l!y 0
Santa Monica
Community and EconomiC Development Department
Planning and Zoning DlvIslon
(213) 458-8341
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List of ADDeal Deadlines*
Variance decisions: 14 days (SMMC Section 9113.8)
Home Occupation decisions: 14 days (SMMC section 9110.6)
Temporary Use permit decisions involving projects having span of
45 days or more: 7 days (SMMC Section 9111.7)
Performance Standards Permit decisions: 14 days (SMMC Section
9112.6)
Reduced Parking Permit decisions: 14 days (SMMC Section 9133.7)
Administrative Approvals (revocation thereof only): 7 days (SMMC
Section 9134.5)
Ocean Park yard Reduction Permits: 14 days (SKMC section 9151.7)
Architectural Review Board decisions: 10 days (SMMC Section
9514)
Landmarks Co~mission decisions: 10 days (SMMC section 9613)
Conditional Use Permit decisions: 14 days (SMMC Section 9114.8)
Development Review P~rmit decisions: 14 days (Section 9115.7)
Tentative Map decisions: 10 days (SHMC section 9366)
*Appeal periods begin on next business day following the
decision. Appeal periods ending on weekends or holidays are
extended to the next business day. Appeals must be filed on
forms available from Planning and Zoning office and be
accompanied by appropriate filing fee. See Santa Monica
Municipal Code for more information.
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