SR-309-000 (13)
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EXHIBIT A
PROPERTY DESCRIPTION
1. Parking Structure "A" shall be located on property commonly known as Santa Monica
College parking lot #4, more particularly described as follows:
All that real property in the City of Santa Monica in the County of Los Angeles, State
of California, as shown in tract no. 12543, lots 1,2,15 and 16 of Block 44 of East
Santa Monica, in said city, county and state, as per map recorded in Book 17, page
95.
2. Parking Structure "C" shall be located on property commonly known as Santa Monica
College softball field, more particularly described as follows:
All that real property in the City of Santa Monica, in the County of Los Angeles,
State of California, as shown in tract no. 12543, lots 3,4, 13 and 14 of Block 44 of
East Santa Monica, in said city, county and state, as per map recorded in Book 17,
pages 95 through 98.
3. Parking Structure B Replacement shall be located on property commonly known as the
Municipal Pool site, more particularly described as follows:
All the real property in the City of Santa Monica, in the County of Los Angeles, State of
California, as shown in Tract No.12543, Blocks 44 and 45, lot I, assessor's parcel number
4273-001-907.
4. The Municipal Pool Facility shall be located onrroperty commonly known as Santa Monica
College Parking Lot 8 and on the site of the landscape area located adjacent to parking
Structure C and 124 feet from the 16th Street curbline, more particularly described as follows:
All that real property in the City of Santa Monica in the County of Los Angeles, State
of California, as shown in tract no. 12543, lots 3, 4 and 5 of Block 44 of East Santa
Monica, in said city, county and state, as per map recorded in Book 17, page 95.
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EXHIBIT B
PROJECT DESCRIPTION,
LANDSCAPING, AND ARCHITECTURAL REVIEW BOARD REQUIREMENTS
Proiect Descriotion
The Santa Monica Community College District has proposed the development of the
following three parking structures:
Parking Structure A will be located as shown on the attached site plan exhibit. This site
contained a surface parking lot that was removed to allow construction of a four story
parking structure that will:
a. Utilize the existing exit on 16th Street as a right turn only exit, and the College will
pursue with the City signalizing the intersection of 16th Street and Pica Boulevard.
The College will also pursue with the City, the establishment of a westbound left
hand turn signal at the intersection of 17th Street and Pico Boulevard.
b. Include the establishment of a new right turn only exit on Pico Boulevard. Include
the establishment of a new entrance on Pico Boulevard.
c. Accommodate approximately 694 cars.
d. Be connected to the existing parking structure.
Parking Structure C will be located as shown on the attached site plan exhibit. This site
contained the college softball field and is located behind the Business Building. The
structure will:
a. Have a single entrance/exit from 17th Street at Pico Boulevard and will contain no
entrance/exit on 16th Street.
b. Accommodate approximately 844 cars and will include one level of below grade
parking.
The Municipal Pool Facility will be constructed in the open space area that fronts 16th
Street on the site of the former Parking Structure B, currently referred to as Surface
Parking Lot 8, and on the site of the landscape area located adjacent to Parking Structure
C and the 16th Street curbline.
The Parking Structure B Replacement will be located on the Municipal Pool site, located
south of the technology building, east of Parking Structure C, and north of the locker room.
The structure will:
1. Be connected by ramps at various levels with Structure C.
2. Be accessed via a driveway that leads from Pico Boulevard at the "17th
Street" entrance to the campus, and enters the new parking structure on the
north side of the building.
3. Accommodate approximately 486 cars, and will include one level of below
grade parking, and four levels of above grade parking.
Landscaping Reauirements
The Santa Monica Community College District and City of Santa Monica shall comply with
the following landscaping requirements for all development authorized by this Development
Agreement:
1.
Prior to commencement of construction bidding for all parking structures or the
Municipal Pool governed by the Development Agreement, ten (10) full size sets of
landscaping drawings shall be submitted to the City's Architectural Review Board
for review and approval.
2.
Lanclsr.;minn ml'lterials. treatments. and irriaation shall comolv with Municioal Code
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Part 9.04.10.04 and the City's adopted Water Conservation Ordinance for any
facility governed by the Amended Development Agreement, and/or the area
surrounding the entrance to Parking Structure B Replacement
3.
The College shall provide diligent effort where possible to preserve and/or relocate
any matuie tiees that will need to be removed to permit any parking structure
construction.
The Santa Monica Community College District shall comply with the following landscaping
requirements for the Development of Parking Structure B Replacement:
1 . The surface parking lot east of the Parking Structure B Replacement which is
included in this project must be landscaped with a minimum of ten percent of the
total exterior paved area that accommodates vehicular traffic devoted to landscaped
islands, peninsulas or medians distributed throughout the paved area. This ten
percent requirement may be met by perimeter planting of a minimum of one tree for
each one thousand two hundred square feet of paved area that accommodates
2
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vehicular traffic shall be provided and maintained. The landscaping plans shall be
subject to Architectural Review Board approval.
Architectural Review Board Reauirements
The Santa Monica Community College District and the City of Santa Monica shall comply
with the Architectural Review requirements pursuant to Santa Monica Municipal Code
Chapter 9.32, and as referenced in Exhibit F, Standard Conditions.
Prior to commencement of bidding for all parking structures or the Municipal Pool govemed
by the Development Agreement, ten (10) full size sets of design drawings shall be
submitted to the City Planning Division for Architectural Review Board review and approval.
The Architectural Review Board shall carefully review all landscaping, building textures,
colors, materials, surface and paving treatment, signage, lighting, and trash enclosures.
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EXHIBIT C
Environmental and Public Works Management Requirements
The following Environmental and Public Works Management requirements apply to Parking
Structures A and C: .
1. An easement shall be granted to the City for all handicapped access ramps which
encroach beyond the limit of the public right of way. This includes an easement at
the northwesterly corner of the property and easements on either side of both
northerly driveways of Parking Structure A.
2. A hydrology report shall be prepared that at minimum shall address existing street
capacity and indicate the potential for flooding of those portions of the structure
which are below grade. The report shall also address the change in runoff from the
site, indicate the points at which this runoff will be discharged, and identify any
changes to the existing flow conditions. If indicated by'the hydrology study, a
detention basin may be required on site.
3. Complete set of civil plans shall be submitted designating all off-site improvements.
Based upon a previous inspection conducted by the Environmental and Public
Works Management Department, the sidewalk on Pica Boulevard between 16th
Street and the eastern edge of Parking Structure A will require removal and
replacement. Other off-site improvements may be required as a result of damage
during construction.
4. All runoff from parking areas shall be collected and routed through an oil-water
separator or other treatment process to be approved by the City, which will reduce
the pollutants washing from the site into the storm drain.
5. Completed grading plans shall be submitted and shall include an erosion control
plan.
The following Environmental and Public Works Management requirements apply to
construction of the Municipal Pool Facility only.
6. Prior to certificate of occupancy water flow calculations shall be prepared to
evaluate the capacity of existing water mains at the locations for hook-ups to the
project. Existing water mains which directly service the project shall be upgraded
if the water flow calculations indicate that the hook-up points for the project will
cause such mains to receive greater demands than can be accommodated.
7. Southern California Edison Company and the Southern California Gas Company
shall be consulted regarding any feasible energy conservation measures that could
be incorporated into the Project.
8. Photo-voltaic systems to generate electricity shall be designed and constructed if
deemed feasible and cost-effective by the City.
The following Environmental and Public Works Management requirements apply to
construction of the Municipal Pool Facility and the Parking Structure B Replacement:
9. Before issuance of a building permit, the City shall approve a storage system for the
on-site detention runoff or an altemate Best Management Practice (BMP) as defined
in the Urban Runoff Mitigation Plan. To the extent possible, the detained
stormwater will be distributed to landscaped areas, with any remainder eventually
released into the existing City storm drain connections. All detained runoff, released
into the City's facilities, will be released after passage of the system's peak flow.
This storage system or alternate BMP shall be imple.mented prior to Certificate of
Occupancy.
10. Before issuance of a building permit, plans for a stormwater filtering system shall
be submitted subject to the approval of the City's Environmental and Public Works
Management Department ("EPWM"). This stormwater filtering system shall be
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debris from entering the storm drain system.
11. During construction and occupancy drain inlets at or adjacent to the site shall be
constructed with oil, debris, and silt traps to reduce the level of pollutants such as
oil, debris, and silt in stormwater runoff. Those traps shall be cleaned of debris
annually or more frequently.
12. The Project shall comply with the requirements of a National Pollution Discharge
Elimination System (NPDES) permit for storm water discharge and with guidance
and policies of the Regional Water Quality Gontrol Board, EPA, and local agencies.
13. The Project shall be built in conformance with the City's Urban Runoff Pollution
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removal as a result of damage caused during construction of the Project shall be
reconstructed to the satisfaction of EPWM as soon as practicable, and in any event
prior to certificate of occupancy.
15. Prior to certificate of occupancy storm water flow calculations shalf be prepared to
evaluate the capacity of existing storm water drain lines at the locations for hook-
ups from the project. Existing storm water drain lines which directly service the
project shall be upgraded if the storm water fiow caicuiations indicate that the hook-
up points for the project will cause such drain lines to receive greater demands than
2
can be accommodated. Wherever possible water should flow across a surface prior
to entry into the storm drain system.
16. Southern California Edison Company and the Southern California Gas Company
shall be consulted regarding any feasible energy conservation measures that could
be incorporated into the Project.
17. Efficient irrigation systems shall be installed to minimize runoff and evaporation and
to maximize the proportion of water available for plants in landscaped areas.
18. Drought-tolerant, low-water-consuming plant varieties shall be used to reduce
irrigation water consumption.
The following Environmental and Public Works Management requirements apply to
construction of the Parking Structure B Replacement only:
19. Southern California Edison Company shall be consulted regarding any feasible
energy conservation measures that could be incorporated into the Project.
20. Photo-voltaic systems to generate electricity may be designed and constructed if
deemed feasible and cost-effective by the City and the College.
21. Before issuance of a building permit the College shall submit Civil Engineering plans
for approval that show the off-site improvements related to the driveway widening
at the Pica entrance to the College, and the final on-site configuration of the
driveway. These Plans shall include proposed relocation of the traffic signals,
relocation and/or removal of the street tree and street lamp, indication of lane width,
indication of parking meters to be relocated so as not to lose parking spaces,
orientation of sidewalk ramp towards crosswalk, location of new crosswalks and
repair of Pico Streetscape pavement pattern.
22. Prior to the Certificate of Occupancy the College must complete all the off-site and
street improvements related to the widening of the driveway and the impact on City
equipment located of the intersection ofthEl driveway and Pico Boulevard, except
for the relocation of the traffic signals. The extent of these improvements will be
determined after complete analysis of the civil plans to be submitted prior to
issuance of a building permit. The improvements shall include but not be limited to
the following: relocation of traffic meters, relocation or removal of street lights,
relocation or removal of street trees, restriping of parking spaces and crosswalks,
relocation of handicapped ramps, and the repainting of the red curb.
23. Before the issuance of a building permit College will pay the City a fee of $15,000
dollars for the relocation of the traffic signals at the intersection of the widened
driveway and Pico Boulevard, and the City will do the construction at the
appropriate time prior to certificate of occupancy. If the cost of relocating the signals
3 .
is greater than $15,000 the College shall pay the City the additional amount. If the
cost of relocating the signals is less than $15,000, the City will reimburse the
College the difference between $15,000 and the lesser amount of the actual cost.
24. The College must notify the City of the date of commencement of work on the
driveway expansion three weeks in advance to allow for installation of the signals.
The signals must be installed prior to the commencement of construction on the
driveway.
25. Based on information determined from the off-site Civil plans, the City will remove
and box the City street tree, or relocate it per the requirements of DEPWM and the
Community Forester.
26. Based on information determined from the off-site Civil plans the College will either
remove and return to the City, or relocate the street light and per the specifications
of the DEPWM.
27. The College shall repair and replace the sidewalk per the specifications of the Pico
Streetscape Plan.
28. The College shall complete installation of the planted median per the specifications
of the DEPWM as agreed at the time that the Pico Streetscape improvements were
installed.
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EXHIBIT 0
Santa Monica Municipal Pool
0.1 Access and Circulation Description
0.2 Access Diagram
0.3 Site Plan
0.4 Building Elevations
EXHIBIT D.1
MUNICIPAL POOL ACCESS AND CIRCULATION
1. Vehicle Access and Parking
The only vehicle access from outside the college campus to the new Santa Monica
Municipal Pool on the Santa Monica College site will be via the Santa Monica
College entrance on Pica Boulevard and 17th Street. This is one of several
entrances to the college, but directly serves Parking Structure A, Parking Structure
C and the Pool entrance.
Vehicles will enter from Pica Boulevard and, once on the campus grounds, will
proceed west, and enter either Parking Structure A, which is immediately to the
west of the main entrance, or turn south past the Pool drop-off zone, in front of the
public pool entrance, to Parking Structure C. Parking Structure C will have four
handicapped spaces located at the structure's ground level west comer adjacent
to the entrance to the garage. Pool parking shall be permitted as specified in
amended Paragraph 3.0.5. of the First Amendment.
Vehicles exit Parking Structure A via the existing 16th Street egress and right turn
only exit, or via the Pico Boulevard exit. Vehicles exit Parking Structure C via
the two-way exit at the north side of the parking structure, which leads to the internal
circulation drive, exiting on Pico Boulevard at the point of entry.
There will be no additional access to or from 16th Street other than the existing right
turn only egress from Parking Structure A
2. Pedestrian Access and Circulation
Pedestrians may access the Municipal Pool from a number of pedestrian access
points on the Santa Monica College campus. However, it is envisioned that
pedestrians from the immediate residential neighborhoods will walk along 16111 Street
and enter the site from the pedestrian walkway at 16th Street which proceeds past
Parking Structure A, around the perimeter of the pool site, and enter the pool facility
from the controlled public entry point at the center of the site's eastern boundary.
This pedestrian entrance will be the main entrance point to the pool and will be
controlled at all times the pool is open. Pedestrians walking from their cars parked
in either Parking Structure A or C will use this entry. This entrance will be served by
an elevator to take handicapped users from the ground level to the viewing deck.
The entrance is at grade, and does not require a handicapped access ramp.
2
Handicapped users will park at the four handicapped spaces at the north edge of
Parking Structure C, from which they will be able to exit directly out of the building
to a pool pathway, proceeding to the main entrance.
There will be a secondary entrance at the south side of the pool, just west of
Parking Structure C, closer to the existing locker rooms, for college users only. This
access will also be controlled by college staff when it is open, but will only be open
during the hours which the College uses the pool.
3. Bus Stops
The primary bus stop that serves the pool will be the Pico Boulevard bus stop just
east of 16th Street. Team buses for swim meets and events will make advance
arrangements to park at one of the Santa Monica College surface parking lots, and
will discharge passengers at the Santa Monica College Pico Boulevard frontage.
As part of the Santa Monica College Masterplan, the College propose's to construct an
addition to the eastern section of the existing Parking Structure C, over the area of the
existing Municipal Pool site, that would include additional spaces as well as a new primary
entrance and exit at the eastern end of the structure. If this expansion should occur, the
number of vehicles using the entrance and exit at the western end of the structure will be
reduced, although it will remain a two way access as a secondary entrance, and will
provide access between Parking Structures A and C.
3
EXHIBIT D.2
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VEHICLE AND PEDESTRIAN ACCESS AND CIRCULATION DIAGRAM
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EXHIBIT D.3
Site Plan
Please See Exhibit G.3
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EXHIBIT D.4
ELEVATIONS
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EXHIBIT E
PROJECT MITIGATION MEASURES
TRAFFIC, ACCESS AND PARKING
1. In order to accommodate the net parking increase due to increased usage, the
college shall designate a minimum of 24 spaces which will be available to pool
users during peak hours (3:30-5:30 p.m. on weekdays and Saturdays) The 24
spaces shall be located in either Parking Structure A or C. The precise location
shall be determined in the Joint Operating Agreement entered into between the City
and the District.
2. To discourage weekend pool users from parking on nearby residential streets, the
City shall encourage weekend users to park in SMC off-street parking facilities
through informational programs (bulletin board notices, mailer inserts, etc.).
3. The ninety-six parking spaces currently located on Parking Lot 8 which will be lost
due to the construction of the Municipal Pool facility shall be replaced. Until October
31, 1999, these replacement spaces will be located at either the City's beach or
airport lots. The specific requirements governing the use of the beach or airport lots,
including parking location and schedule, shall be established in the Joint Operating
Agreement. After October 31, 1999, the replacement spaces shall be provided on
the College campus.
4. Information concerning appropriate bus routes shall be provided to swim team bus
drivers in advance of any swim meets. Bus routes shall avoid residential streets to
access the site. To minimize drop-off/pick-up activity along 16th Street, team buses
shall be required to drop-offfpick-up swim meet participants along the Pica
Boulevard frontage of the College.
5. To minimize the potential for weekend swim meet participants to park on
neighboring residential streets, access and parking information shall be included in
all swim meet materials to direct participants to the proper parking location.
6. Arrangements shall be made with SMC to permit parking of weekend swim meet
team buses in SMC surface parking lots.
7. If swim meets are proposed which will take place on a weekday while SMC is in
session, a parking management plan shall be prepared prior to the event to ensure
that sufficient off-street parking is available for meet participants.
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AIR QUALITY/CONSTRUCTION
8. Contractors shall use water or other effective dust control measures to reduce
fugitive dust emissions.
9. Frequent site clean-up near the access driveway shall be performed to prevent
track-out of dirt that could be pulverized by passing cars.
10. During construction the maximum practical distance buffers between semi-stationary
on-site equipment such as generators, compressors, etc. and the nearest pollution-
sensitive uses at homes across 16th Street and instructional class rooms shall be
maintained.
11. Construction related soil disturbance activities shall be terminated during Santa Ana
wind conditions, or use continuous watering for dust abatement.
NOISE
12. A noise barrier of no more than 18 feet in heigh, measured from existing grade shall
be constructed to break alllines-of-sight between the project site and residences to
the west. In addition to extending along the western boundary of the site, the
barrier shall be located along the southern boundary. The pedestrian entrance shall
be designed with either a baffle (overlapped) panel or constructed to wrap around
the northern edge of the side until no line-of-sight relationship remains to any
. residence west of 16th Street.
13. No swim instructional activities involving the use of attention-getting devices such
as whistles, bull-horns, shouting, etc. shall occur before 7 a.m. on weekdays or 8
a.m. on Saturday or Sunday.
14. Gates shall remain closed on swim meet days until 8 a.m. to deter early arrival or
practice.
15. No amplified sound or music shall be used before 9 a.m. or after 7 p.m. unless use
of such equipment can be c!emonstrated to be inaudible at the closest residences.
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EXHIBIT F
MUNICIPAL POOL STANDARD CONDITIONS
Plans
1. This approval is for those plans dated November 11, 1998 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.
Architectural Review Board
2. Prior to consideration of the project by the Architectural Review Board, the applicant
shall review disabled access requirements with the Building.and Safety Division and
make any necessary changes in the project design to achieve compliance with such
requirements. The Architectural Review Board, in its review, shall pay particular
attention to the aesthetic, landscaping, and setback impacts of any ramps or other
features necessitated by accessibility requirements.
3. Prior to submittal of landscape plans for Architectural Review Board approval, the
applicant shall contact the Department of Environmental and Public Works
Management regarding urban runoff plans and calculations.
4. Construction period signage shall be subject to the approval of the Architectural
Review Board.
5. Plans for final design, landscaping, screening, trash enclosures, and signage shall
be subject to review and approval by the Architectural Review Board.
6. The Architectural Review Board, in its review, scale and articulation of design
elements; exterior colors, textures and materials; window treatment; glazing; and
landscaping.
7. Landscaping plans shall comply with Subchapter 5B (Landscaping Standards) of
the zoning ordinance including use of water-conserving landscaping materials,
landscape maintenance and other standards contained in the Subchapter.
8. Refu'se areas, storage areas and mechanical equipment shall be screened in
accordance with SMMC Section 9.04.10.02.130-9.04.10.02.150. Refuse areas
shall be of a size adequate to meet on-site need, including recycling. The
Architectural Review Board in its review shall pay particular attention to the
screening of such areas and equipment.
9. Before submitting the Project to the Architectural Review Board ("ARB"), the
landscaping plan shall be prepared, including a street tree plan, by a licensed
Califomia landscape architect. Plants called for in the approved landscape plan that
subsequently die shall be replaced on a one-for-one basis.
Construction
10. Unless otherwise approved by the Department of Environmental and Public Works
Management, all sidewalks shall be kept clear and passable during the grading and
construction phase of the project.
11. Sidewalks, curbs, gutters, paving and driveways which need replacing or removal
as a result of the project as determined by the Department of Environmental and
Public Works Management shall be reconstructed to the satisfaction of the De-
partment of Environmental and Public Works Management. Approval for this work
shall be obtained from the Department of Environmental and Public Works
Management prior to issuance of the building permits.
12. Vehicles hauling dirt or other construction debris from the site shall cover any open
load with a tarpaulin or other secure covering to minimize dust emissions.
13. Street trees shall be maintained, relocated or provided as required in a manner
consistent with the City's Tree Code (Ord. 1242 CCS), per the specifications of the
Community and Cultural Services Division and the Department of Environmental
and Public Works Management. No street tree shall be removed without the
approval of the Community and Cultural Services Division.
14. All tree transplantation during the course of the Project shall be performed by a
qualified arborist, landscape architect, or t~ee expert, to the City's satisfaction.
Trees that are to be reused on-site shall be boxed in appropriately-sized containers
and temporarily relocated to protect them from physical injury.
15. A construction period mitigation plan shall be prepared by the applicant for approval
by the Department of Environmental and Public Works Management prior to is-
suance of a building permit. The approved mitigation plan shall be posted on the
construction site for the duration of the project construction and shall be produced
upon request. As applicable, this plan shall 1) Specify the names, addresses,
telephone numbers and business license numbers of all contractors and
subcontractors as well as the developer and architect; 2) Describe how demolition
of any existing structures is to be accomplished; 3) Indicate where any cranes are
to be located for erection/construction; 4) Describe how much of the public street,
alleyway, or sidewalk is proposed to be used in conjunction with construction; 5)
Set forth the extent and nature of any pile-driving operations; 6) Describe the length
and number of any tiebacks which must extend under the property of other persons;
2
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7) Specify the nature and extent of any dewatering and its effect on any adjacent
buildings; 8) Describe anticipated contruction-related truck routes, number of truck
trips, hours of hauling and parking location; 9) Specify the nature and extent of any
helicopter hauling; 10) State whether any construction activity beyond normally
permitted hours is proposed; 11) Describe any proposed construction noise
mitigation measures; 12) Describe construction-period security measures including
any fencing, lighting, and security personnel; 13)Provide a drainage plan; 14)
Provide a construction-period parking plan which shall minimize use of public
streets for parking; 15) List a designated on-site construction manager.
16. A sign shall be posted on the property in a manner consistent with the public hearing
sign requirements which shall identify the address and phone number of the owner
and/or applicant for the purposes of responding to questions and complaints during
the construction period. Said sign shall also indicate the hours of permissible
construction work.
17. The applicant shall insure any grafitti on the site is promptly removed through
compliance with the City's grafitti removal program. .
18. A copy of these conditions shall be posted in an easily visible and accessible
location at all times during construction at the project site. The pages shall be
laminated or otherwise protected to ensure durability of the copy.
19. The City Engineer and all affected agencies shall approve any construction detours,
construction work requiring encroachment into public rights-of-way, or any other
street use activity (e.g., haul routes) during construction.
20. The hauling of dirt and demolition material and the delivery of construction material
shall be prohibited during the aftemoon peak traffic period. City streets affected by
the Project construction, shall be cleaned as necessary.
21. Construction shall be scheduled and expedited to cause the least amount of
disruption and intelierence to the adjacent vehicular and pedestrian traffic flow.
22. If human remains of Native American origins are encountered during the Project
development, construction shall be immediately suspended, and the County
Coroner's office and the Native American Heritage Commission shall be contacted
to determine necessary procedures for protection and preservation of remains,
including reburial at the City's expense.
23. In the event that cultural/archaeological resources are encountered on the project
site during the course of Project construction, all earthmoving activity in the area of
the resource shall cease until the findings are examined, their significance assessed
by the Director of Planning, the State Historic Preservation Office is consulted and
recommendations are made for any appropriate procedures to either further
3
)
investigate or mitigate impacts to those cultural resources which have been
encountered, including the City's payment of excavating costs.
24. In the event that fossils are encountered during the Project excavation, all
earthmoving activity in the area of impact shall cease until the Developer retains the
services of a qualified paleontologist, who shall examine the findings, assess their
significance, and offer recommendations for any further investigation or mitigation
measures.
25. General contractors shall maintain equipment engines in proper tune and operate
construction equipment so as to minimize exhaust emissions at all times during the
Project development. Such equipment shall not be operated during first or second
stage smog alerts.
26. During construction, trucks and vehicles in loading or unloading queues should be
kept with their engines off, when not in use, to reduce vehicle emissions.
Construction activities shall be phased and scheduled bi avoid emissions peaks,
and discontinued during first- and second-stage smog alerts. Excavation shall be
discontinued during periods of high winds.
27. General contractors shall use reasonable and typical watering techniques during
Project development to reduce fugitive dust emissions. All unpaved demolition and
construction areas shall be wetted at least twice a day during excavation and
construction, and temporary dust covers shall be used to reduce dust emissions and
meet SCAQMD Rule 403.
28. Construction and demolition activities shall take place only during the hours and at
the levels specified for Noise Zone III (Institutional) in Santa Monica Municipal Code
Chapter 4.12 ("Noise Ordinance").
29. Except as approved by the Planning Director, the project contractor shall schedule
construction activities to avoid the simultaneous operation of equipment such as air
compressors; backhoes; concrete pumps, vibrators, or breakers; truck cranes;
dozers; generators; loaders; pavers; pn~umatic tools; water pumps; power hand
saws, shovels; and trucks, so as to minimize noise levels resulting from operating
several pieces of high noise level-emitting equipment.
30. Construction equipment shall be fitted with state-of-the-art noise shielding and
muffling devices to reduce noise levels to the maximum extent feasible during
construction.
31. Every reasonable effort will be made to create the greatest practicable distance
between noise sources and sensitive receptors during construction operations.
4
Environmental Mitigation
32. Ultra-low flow plumbing fixtures are required on all new development and
remodeling where plumbing is to be added. (Maximum 1.6 gallon toilets and 1.0
gallon urinals and low flow shower head.)
33. To mitigate solid waste impacts, prior to issuance of a Certificate of Occupancy, the
applicant shall submit a recycling plan to the Department of Environmental and
Public Works Management for its approval. The recycling plan shall include 1) list
of materials such as white paper, computer paper, metal cans, and glass to be
recycled; 2) location of recyling bins; 3) designated recycling coordinator; 4) nature
and extent of internal and external pick-up service; 5) pick-up schedule; 6) plan to
inform tenantsl occupants of service.
34. To mitigate storm water and surface runoff from the project site, an Urban Runoff
Mitigation Plan may be required by the Department of Environmental and Public
Works Management (EPWM) pursuant to Municipal Code Chapter 7.10. Applicant
shall contact EPWM to determine applicable requirements, which include the
following:
o Non-stormwater runoff, sediment and construction waste from the
construction site and parking areas is prohibited from leaving the site;
o An sediments or materials which are tracked off-site must be removed the
same day they are tracked off-site;
o Excavated soil must be located on the site and soil piles should be covered
and otherwise protected so that sediments do not go into the street or
adjoining properties;
o Washing of construction or other vehicles shall be allowed adjacent to a
construction site. No runoff from washing vehicles on a construction site
shall be allowed to leave the site;
o Drainage controls may be required depending on the extent of grading and
topography of the site.
o New development is required to reduce projected runoff pollution by at least
twenty percent through incorporation of design elements or principles, such
as increasing permeable surfaces, diverting or catching runoff via swales,
berms, and the like; orientation of drain gutters towards permeable areas;
modification of grades; use of retention structures and other methods.
Miscellaneous Conditions
35. The building address shall be painted on the roof of the building and shall measure
four feet by eight feet (32 square feet).
36. The operation shall at all times be conducted in a manner not detrimental to
5
, )
surrounding properties or residents by reason of lights, noise, activities, parking or
other actions.
37. Street and/or alley lighting shall be provided on public rights-of-way adjacent to the
project if and as needed per the specifications and with the approval of the
Department of Environmental and Public Works Management.
38. Final approval of any mechanical equipment installation will require a noise test in
compliance with SMMC Section 4.12.040. Equipment for the test shall be provided
by the owner or contractor and the test shall be conducted by the owner or
contractor. A copy of the noise test results on mechanical equipment shall be
submitted to the Community Noise Officer for review to ensure that noiSe levels do
not exceed maximum allowable levels for the applicable noise zone.
39. Final building plans submitted for approval of a building permit shall include on the
nloon", 00 Ii",t nf 0011 n<>rrnoon<>nt rn<>~hooni~~1 Anllinrn<>nt tn h<> nloo~<>r-1 nlltr-lnnr<> oonr-l 0011
t"'"-.."" "" ..-........ "".. ....--................... ...--..-...--. -,-'r-"'-"~ a_ -- ,........--- ......-..---..... -...........
permanent mechanical equipment to be placed indoors which may be heard
outdoors.
Monitoring of Conditions
40. Pursuant to the requirements of Public Resources Code Section 21081.6, the City
Planning Division will coordinate a monitoring and reporting program regarding any
required changes to the project made in conjunction with project approval and any
conditions of approval, including those conditions intended to mitigate or avoid
significant effects on the environment. This program shall include, but is not limited
to, ensuring that the Planning Division itself and other City divisions and
departments such as the Building Division, the Environmental and Public Works
Management Department, the Fire Depaitment, the Police Department, the
Resource Management Department and the Finance Department are aware of
project requirements which must be satisfied prior to issuance of a Building Permit,
Certificate of Occupancy, or other permit, and that other responsible agencies are
also informed of conditions relating to their responsibilities. Project owner shall
demonstrate compliance with 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.
6
Exhibit G
Santa Monica College
Parking Structure B Replacement
G.1 Access and Circulation Description
G.2 Access Diagram
G.3 Site Plan
G.4 Building Elevations
G.5 Building Floor Plans
G.1 Access and Circulation Description
Exhibit G
Santa Monica College
Parking Structure B Replacement
G.1 Access and Circulation Description
1. Vehicle Access and Parking
The main vehicle access to the Parking Structure B Replacement will be via a
driveway that leads to and from the entrance at 17th Street. This entrance will
be modified as the last phase of the Parking Structure B Replacement project.
Once this phase has been completed, this entrance will serve as an entrance
to Parking Structure A, and the Municipal Pool, and will serve as the primary
entrance to the Parking Structure B Replacement. The Parking Structure B
Replacement will be accessed by a direct driveway from the Pico Boulevard
entrance. As the driveway approaches the new structure it drops below
grade, so that the actual entrance to the structure is below grade. A
pedestrian bridge crosses over the driveway, ensuring pedestrian safety
along this pedestrian axis through the College campus.
Alternately, cars that are using the Municipal Pool Facility may also access
the new structure by turning right after entering the campus, and continuing
past both Parking Structure A and the Pbol Facility and entering Parking
Structure C at the entrance/exit located on the north west corner of that
building. Once cars have entered Parking Structure C they may park in either
C, or proceed to the Parking Structure B Replacement and enter the new
structure via ramps which will connect all floors of Parking Structure C and
the new Parking Structure B Replacement. If no parking is available in either
structure C or B Replacement, cars may exit Parking Structure C by the same
entrance/exit, return to the turn around in front of the pool, and enter Parking
Structure A. The completion of the Parking Structure B Replacement will
enhance the circulation and connection between the three structures and
improve the overall vehicle circulation on the campus.
Parking Structure B Replacement does not add any additional access from
public streets to the College Campus. The project will modify only the existing
PicoBoulevard and 1 ih Street entrance. Pedestrian access and access via
public transportation to the campus will not be changed by the Parking
Structure B Replacement project.
'1.'1
G.2 Access Diagram
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. EXHIBIT H
Project Mitigations,
Santa Monica College Parking Structure B replacement
(1) Phase One Construction Traffic.
If the new Municipal Pool Facility is not open during construction of
Phase One, no access mitigation measures would be needed as no
impacts would be anticipated. If the Municipal Pool is open:
(a) Vehicular access shall be provided from the Pico Boulevard/17th
Street College entrance to Parking Structure C via a two-way
roadway. Vehicles exiting Parking Structure C shall exit the
campus through Parking Structure A or via the Pico
Boulevard/17th Street Driveway.
(b) Conversion of the east-west access road to Structure C from two-
way to one-way (except for emergency two-way access) shall not
occur until all construction is complete. At the completion of
construction, vehicles shall exit Structure C via the below grade
driveway to the Pico Boulevard/17'h Street campus driveway.
(2) Phases Two and Three Construction Traffic. If the new Municipal
Pool Facility is not open during construction Phases Two and Three,
no access mitigation measures would be needed, as no impacts
would be anticipated. If the Municipal Pool is open the measures
below are recommended to mitigate temporary construction access
impacts during construction of Phases Two and Three.
(a) Increase the storage capacity for westbound left-turn vehicles on
Pica Boulevard at 18th Court/SMC driveway by delineating a
longer left-turn lane within the existing Pico Boulevard median by
250 feet. This increased storage capacity shall be accomplished
for the duration of construction Phases Two and Three. Prohibit
left-turn movements from eastbound Pica Boulevard to north-
bound 19th Street (one-half block east of the Lot 1 driveway/18th
Court).
(1) Move the attendant control point for visitors
entering Lot 1 from its existing location on the
inbound driveway into Lot 1 itself. The existing
attendant booth could remain in its current location
to simplify its reuse after construction, but shall not
be utilized during these construction phases.
11....\ 1::",,:4-:......... 4-........~..... _.-'\10 ..I,."..... ilo"'lo+_~,.,,1 ..-.I..i".....u.II.", "-11"'. 1,.,,_ ....._Io"'lo+.--II..........I ""..... ...........,...
\UJ 1::^1t.l11~ L1C2III\..r UII un:; IIIL'CiIIIOI Ully'Vvvay IIIUi:tL U'V \..rVIILlUIIOU ~u a~ LU
permit unimpeded flows of inbound vehicles turning left to enter
Lot 1.
(c) Stripe pedestrian crosswalks across the temporary internal
Structure C access road at key locations with high pedestrian
activity. Provide appropriate advance warning signage along the
access road in advance of the crosswalks and post the access
road for a low speed limit of 15 miles per hour.
(d) Prohibit use of the new supply of parking spaces in the Parking
Structure B Replacement until after completion of construction of
the Structure B access system in construction Phases Two and
Three, even if construction of the parking structure itself is
...nmnlAtArl c::nnnAr
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construction Phases Two or Three, provide appropriate
temporary signage within Structure A to guide entering and
exiting pool users through the structure. Exiting pool users shall
be routed to the Structure A Pico Boulevard driveway for traffic
destined to the east and to the Structure A 16th Street driveway
(which is right-turn-out only) for traffic headed to the west on Pico
Boulevard. Information regarding temporary pool traffic routings
shall also be included in pool promotional materials (e.g., bulletin
board notices, mailer inserts, swim meet materials).
(f) Prohibit construction during the first two weeks of the semester
(during busiest periods of campus enrollment), and schedule
construction Phases Two and Three to occur during periods of
I,,"'tar fr".::lffi,.. ".::Inrt no::arlt-inf"'l rI.o.rn'!Jnrlc An tho. <:::t\M'" "''':lIn'''Inll'::-
IVYYvl "I 1;;.411 IV 1;;.411l"A t-',...uI'III~ ...._III~II_U _II ..11_ '......Vl"" V.....II 1t-"'.h.;J.
(3) Construction Period Parking. The construction work requIring
removal of the spaces in Structure C shall be scheduled when SMC
classes are not in session.
(4) College Entrance. Modify the traffic signal at Pico Boulevard and
th., r.nllAnA Antr~n"'A ~t 17th ~trAAt tn nrn\lirl", n ,"\J_nrnt.,.....,rl rl.,m<>nrl
......... --..-;:,.... -..-.-..-- -- .. -.. --.--- -- r........-- '-"J t"'........................- -........-...-
actuated overlapping left turn phasing on the east and west Pico
n........I....................I ..........................a...,......
DUUIl;;;VClI U i::l)J)J1 UCl""l;;;<>.
2
Exhibit I
Santa Monica College
Parking Structure B Replacement
STANDARD CONDITIONS
Plans
1. This approval is for those plans dated June 14, 2000 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.
Architectural Review Board
2. Prior to consideration of the project by the Architectural Review Board, the applicant shall
review disabled access requirements with the Building and Safety Division and make any
necessary changes in the project design to achieve compliance with such requirements.
The Architectural Review Board, in its review, shall pay particular attention to the
aesthetic, landscaping, and setback impacts of any ramps or other features necessitated
by accessibility requirements.
3. Prior to submittal of landscape plans for Architectural Review Board approval, the
applicant shall contact the Department of Environmental and Public Works Management
regarding urban runoff plans and calculations.
4. Construction period signage shall be subject to the approval of the Architectural Review
Board.
5. Plans for final design, landscaping, screening, trash enclosures, and signage shall be
subject to review and approval by the Architectural Review Board.
6. The Architectural Review Board, shall review scale and articulation of design elements;
exterior colors, textures and materials; window treatment; glazing; and landscaping.
7. Landscaping plans shall comply with Subchapter 5B (Landscaping Standards) of the
Zoning Ordinance including use of water-conserving landscaping materials, landscape
maintenance and standards contained in the Subchapter, except that a portion of the
10% landscaped area required for the surface parking lot may be met by perimeter
plantings.
8. Refuse areas, storage areas and mechanical equipment shall be screened in accordance
with SMMC Section 9.04.10.02.130-9.04.10.02.150. Refuse areas shall be of a size
adequate to meet on-site need, including recycling. The Architectural Review Board in its
review shall pay particular attention to the screening of such areas and equipment.
9. Before submitting the Project to the Architectural Review Board ("ARB"), the landscaping
plan shall be prepared. including a street tree plan, by a licensed California landscape
architect. Plants called for in the approved landscape plan that subsequeritly die shall be
replaced on a one-for-one basis.
Construction
10. Unless otherwise approved by the Department of Environmental and Public Works
Management, all sidewalks shall be kept clear and passable during the grading and
construction phase of the project.
11. Sidewalks, curbs, gutters, paving and driveways which need replacing or removal as a
result of the project as determined by the Department of Environmental and Public Works
Management shall be reconstructed to the satisfaction of the Department of
Environmental and Public Works Management. Approval for this work shall be obtained
from the Department of Environmental and Public Works Management prior to issuance
of the building permits.
12. Vehicles hauling dirt or other construction debris from the site shall cover any open load
with a tarpaulin or other secure covering to minimize dust emissions.
13. Street trees shall be maintained, relocated or provided as required in a manner
consistent with the City's Tree Code (Ord. 1242 CCS), per the specifications of the
Community and Cultural Services Division and the Department of Environmental and
Public Works Management. No street tree shall be removed without the approval of the
Community and Cultural Services Division.
14. All tree transplantation during the course of the Project shall be performed by a qualified
arborist, landscape architect, or tree expert, to the City's satisfaction. Trees that are to be
reused on-site shall be boxed in appropriately-sized containers and temporarily relocated
to protect them from physical injury.
15. A construction period mitigation plan shall be prepared by the applicant for approval by
the Department of Environmental and Public Works Management prior to issuance of a
building permit. The approved mitigation plan shall be posted on the construction site for
the duration of the project construction and shall be produced upon request. As
applicable, this plan shall 1) Specify the names, addresses, telephone numbers and
business license numbers of all contractors and subcontractors as well as the developer
and architect; 2) Describe how demolition of any existing structures is to be
accomplished; 3) Indicate where any cranes are to be located for erection/construction;
4) Describe how much of the public street, alleyway, or sidewalk is proposed to be used
in conjunction with construction; 5) Set forth the extent and nature of any pile-driving
operations; 6) Describe the length and number of any tiebacks which must extend under
the property of other persons; 7) Specify the nature and extent of any de-watering and its
effect on any adjacent buildings; 8) Describe anticipated construction-related truck
routes, number of truck trips, hours of hauling and parking location; 9) Specify the nature
and extent of any helicopter hauling; 10) State whether any construction activity beyond
normally permitted hours is proposed; 11) Describe any proposed construction noise
mitigation measures; 12) Describe construction-period security measures including any
fencing, lighting, and security personnel; 13) Provide a drainage plan; 14) Provide a
construction-period parking plan which shall minimize use of public streets for parking;
15) List a designated on-site construction manager. 16) Provide a construction and
demolished materials plan which seeks to maximize the reuse/recycling of construction
and demolition waste according to DEPWM standards; 17) provide a plan regarding use
of low-environmental impact materials in building construction;18) provide a construction
period water runoff control plan.
16. A sign shall be posted on the property in a manner consistent with the public hearing sign
requirements which shall identify the address and phone number of the owner and/or
applicant for the purposes of responding to questions and complaints during the
2
io"."
Construction
10. Unless otherwise approved by the Department of Environmental and Public Works
Management, all sidewalks shall be kept clear and passable during the grading and
construction phase of the project.
11. Sidewalks, curbs, gutters, paving and driveways which need replacing or removal as a
result of the project as determined by the Department of Environmental and Public Works
Management shall be reconstructed to the satisfaction of the Department of
Environmental and Public Works Management. Approval for this work shall be obtained
from the Department of Environmental and Public Works Management prior to issuance
of the building permits.
12. Vehicles hauling dirt or other construction debris from the site shall cover any open load
with a tarpaulin or other secure covering to minimize dust emissions.
13. Street trees shall be maintained, relocated or provided as required in a manner
consistent with the City's Tree Code (Ord. 1242 CCS), per the specifications of the
Community and Cultural Services Division and the Department of Environmental and
Public Works Management. No street tree shall be removed without the approval of the
Community and Cultural Services Division.
14. All tree transplantation during the course of the Project shall be performed by a qualified
arborist, landscape architect, or tree expert, to the City's satisfaction. Trees that are to be
reused on-site shall be boxed in appropriately-sized containers and temporarily relocated
to protect them from physical injury.
15. A construction period mitigation plan shall be prepared by the applicant for approval by
the Department of Environmental and Public Works Management prior to issuance of a
building permit. The approved mitigation plan shall be posted on the construction site for
the duration of the project construction and shall be produced upon request. As
applicable, this plan shall 1) Specify the names, addresses, telephone numbers and
business license numbers of all contractors and subcontractors as well as the developer
and architect; 2) Describe how demolition of any existing structures is to be
accomplished; 3) Indicate where any cranes are to be located for erection/construction;
4) Describe how much of the public street, alleyway, or sidewalk is proposed to be used
in conjunction with construction; 5) Set forth the extent and nature of any pile-driving
operations; 6) Describe the length and number of any tiebacks which must extend under
the property of other persons; 7) Specify the nature and extent of any de-watering and its
effect on any adjacent buildings; 8) Describe anticipated construction-related truck
routes, number of truck trips, hours of hauling and parking location; 9) Specify the nature
and extent of any helicopter hauling; 10) State whether any construction activity beyond
normally permitted hours is proposed; 11) Describe any proposed construction noise
mitigation measures; 12) Describe construction-period security measures including any
fencing, lighting, and security personnel; 13) Provide a drainage plan; 14) Provide a
construction-period parking plan which shall minimize use of public streets for parking;
15} List a designated on-site construction manager. 16} Provide a construction and
demolished materials plan which seeks to maximize the reuse/recycling of construction
and demolition waste according to DEPWM standards; 17} provide a plan regarding use
of low-environmental impact materials in building construction;18) provide a construction
period water runoff control plan.
16. A sign shall be posted on the property in a manner consistent with the public hearing sign
requirements which shall identify the address and phone number of the owner and/or
applicant for the purposes of responding to questions and complaints during the
2
construction period. Said sign shall also indicate the hours of permissible construction
work~
17. The applicant shall insure any grafilti on the site is promptly removed through compliance
with the City's grafitti removal program.
18. A copy of these conditions shall be posted in an easily visible and accessible location at
all times during construction at the project site. The pages shall be laminated or
otherwise protected to ensure durability ofthe copy.
19. The City Engineer and all affected agencies shall approve any construction detours,
construction work requiring encroachment into public rights-of-way, or any other street
use activity (e.g., haul routes) during construction.
20. The hauling of dirt and demolition material and the delivery' of constiuction mateiial shall
be prohibited during the afternoon peak traffic period. City streets affected by the Project
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'"'VI 10;)1.1 U"'l.'VII oi;lIllQIl !oJv ""VCU IvY Ooi> I U;,VVOi;J;;;U:;U y.
21. Construction shal! be scheduled. and expedited to cause the least amount of disruption
and interference to the adjacent vehicular and pedestrian traffic flow.
22. If human remains of Native American origins are encountered during the Project
development, construction shall be immediately suspended, and the County Coroner's
office and the Native American Heritage Commission shall be contacted to determine
necessary procedures for protection and preservation of remains, including reburial at the
City s expense.
23. In the event that cultural/archaeological resources are encountered on the project site
during the course of Project construction, all earthmoving activity in the area of the
resource shall cease until the findings are examined, their significance assessed by the
Director of Planning, the State Historic Preservation Office is consulted and
recommendations are made for any appropriate procedures to either further investigate
or mitigate impacts to those cultural resources which have been encountered, including
the City s payment of excavating costs.
24. In the event that fossils are encountered durins the Project excavation, all earthmoving
activity in the area of impact shall cease until the Developer retains the services of a
qualified paleontologist, who shall examine the findings, assess their significance, and
offer recommendations for any further investigation or mitigation measures.
25. General contractors shall maintain equipment engines in proper tune and operate
construction equipment so as to minimize exhaust emissions at all times during the
Project development. Such equipment shall not be operated during first or second stage
smog alerts.
26. During construction, trucks and vehicles in loading or unloading queues should be kept
with their engines off, when not in use, to reduce vehicle emissions. Construction
activities shall be phased and scheduled to avoid emissions peaks, and discontinued
during first- and second-stage smog alerts. Excavation shall be discontinued during
periods of high winds.
27. General contractors shall use reasonable and typical watering techniques during Project
development to reduce fugitive dust emissions. All unpaved demolition and construction
areas shall be welled at least twice a day during excavation and construction, and
temporary dust covers shall be used to reduce dust emissions and meet SCAQMD Rule
403.
3
28.
r.nm:lruclion Rnd demolitinn Rctivilies shRII IRke nlRce nnlv dllrinn Ih.. hnllr'" "nd "I Ih..
I~~~~ ;~~ifi;dfor~ Noi~~i~n~-III(I~;tituii~n~)in' S~~ta ~M~ni~~nMu~i~ip~-C~d-~ 'Ch~pt~~
4.12 ("Noise Ordinance").
29.
Except as approved by the Planning Director, the project contractor shall schedule
construction activities to avoid the simultaneous operation of equipment such as air
compressors; backhoes; concrete pumps, vibrators, or breakers; truck cranes;
bulldozers; generators; loaders; pavers;, pneumatic tools; water pumps; power hand
saws, shovels; and trucks, so as to minimize noise levels resulting from operating several
pieces of high noise level-emitting equipment.
30.
Construction equipment shall be fitted with state-of-the-art noise shielding and muffling
devices to reduce noise levels to the maximum extent feasible during construction.
31.
Every reasonable effort will be made to create the greatest practicable distance between
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I n,ol".;;tw ~""UI""''''''''''' ~IIU ........II....I~IY..... ....V'\J.....""..... "'UII1I~ """'11......'...........1'\.111 Up.....I~'"IVII.;;t.
Environmental Mitigation
32. Ultra-low flow plumbing fixtures are required on all new development and remodeling
where plumbing is to be added. (Maximum 1.6 gallon toilets and 1.0 gallon urinals and
low flow shower head.) -
33. To mitigate solid waste impacts, prior to issuance of a Certificate of Occupancy, the
applicant shall submit a recycling plan to the Department of Environmental and Public
Works Management for its approval. The recycling plan shall include 1) list of materials
such as white paper, computer paper, metal cans, and glass to be recycled; 2) location of
recycling bins; 3) designated recycling coordinator; 4) nature and extent of internal and
external pick-up service; 5) pick-up schedule; 6) plan to inform tenants/ occupants of
service.
34. To mitigate storm water and surface runoff from the project site, an Urban Runoff
Mitigation Plan may be required by the Department of Environmental and Public Works
Management (EPWM) pursuant to Municipal Code Chapter 7.10. Applicant shall contact
EPWM to determine applicable requirements, which include the following:
o
Non-stormwater runoff, sediment and construction waste from the construction
site and parking areas is prohibited from leaving the site;
An sediments or materials which are tracked off-site must be removed the same
day they are tracked off-site;
Excavated soil must be located on the site and soil piles should be covered and
otherwise protected so that sediments do not go into the street or adjoining
properties;
Washing of construction or other vehicles shall be allowed adjacent to a
construction site. No runoff from washing vehicles on a construction site shaii be
allowed to leave the site;
o
o
o
o
n.....,,:................. .......................1.,.. rY1o...,,,. h..... ..""'...... ,:........... ,...,1.....................1:........ ........... -4-h..... '"'u+............. ,..,& ..........,.l;......... ..............
....,lallla~1;;O \JVIHIUI.;;t Illay 10.1'1;;0 11;;i\.fUIl\;;l.,j: UvtJ'I:;IIUIlI~ VII 1I1W:;: v^lO'Il VI !:::flaUIlIY ClIIU
topography of the site.
New development is required to reduce projected runoff pollution by at least
twenty percent through incorporation of design elements or principles, such as
increasing permeable surfaces, diverting or catching runoff via swales, berms,
and the like: orientation of drain gutters towards permeable areas; modification of
grades; use of retention structures and other methods.
o
4
Miscellaneous Conditions
35. The building address shall be painted on the roof of the building and shall measure four
feet by eight feet (32 square feet).
36. 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.
37. Street and/or alley lighting shall be provided on public rights-of-way adjacent to the
project if and as needed per the specifications and with the approval of the Department of
Environmental and Public Works Management.
38. Final approval of any mechanical equipment installation will require a noise test in
compliance with SMMC Section 4.12.040. Equipment for the test shall be provided by
the owner or contractor and the test shall be conducted by the owner or contractor. A
copy of the noise test results on mechanical equipment shall be submitted to the
Community Noise Officer for review to ensure that noise levels do not exceed maximum
allowable levels for the applicable noise zone.
39. Final building plans submitted for approval of a building permit shall include on the plans
a list of all permanent mechanical equipment to be placed outdoors and all permanent
mechanical equipment to be placed indoors which may be heard outdoors.
40. The final configuration of the driveway entrance and parking layout and specifications at
Pico Boulevard must be approved by the Transportation Management Division prior to
issuance of a building permit.
Monitoring of Conditions
41. Pursuant to the requirements of Public Resources Code Section 21081.6, the City
Planning Division will coordinate a monitoring and reporting program regarding any
required changes to the project made in conjunction with project approval and any
conditions of approval, including those conditions intended to mitigate or avoid significant
effects on the environment. This program shall ;nclude, but is not limited to, ensuring that
the Planning Division itself and other City divisions and departments such as the Building
Division, the Environmental and Public Works Management Department, the Fire
Department, the Police Department, the Resource Management Department and the
Finance Department are aware of project requirements which must be satisfied prior to
issuance of a Building Permit, Certificate of Occupancy. or other permit, and that other
responsible agencies are alse informed 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.
5
Exhibit J
Santa Monica College
Parking Structure B Replacement
Definition of Average Natural Grade
The average elevation of the ground I~vel of the parcel surface in its natural state
as measured at the intersection of the rear and front setback lines (if any) with
the side setback lines of the parcel.
For parcels with a grade difference of 12.5 feet or more, as measured from either
any point on the front setback line to any point on the rear setback line, or from
any point on the side setback line to any point on the opposing setback line,
average natural grade shall be calculated on three equal segments of the parcel
created by drawing imaginary lines connecting opposite parcel lines at the
intersection of the rear and front setback lines (if any) with the side setback lines
at one-third increments of the depth of the parcel from the rear to the front
setback (if any). This height calculation method shall be optional for parcels with
less than 12.5 foot grade differential.
Santa Monica Zoning Ordinance 9.04.02.030.350 July, 2000.
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