SR-400-005 (8)
PCD:SF::f:\plan\share\council\strpt\03\mainlibrary.doc
Council Mtg: February 25, 2003 Santa Monica, California
TO: Mayor and City Council
FROM: City Staff
SUBJECT: Introduction and First Reading of an Ordinance Amending SMMC
Section 9.04.08.18.060 to Allow Exceptions from the Requirement of
One Public Entrance for Every 100 Feet in the C3 District. Applicant:
City of Santa Monica.
INTRODUCTION
This report recommends that the City Council introduce for first reading an ordinance
amending SMMC Section 9.04.08.060 to allow the Planning Commission to approve
exceptions from the requirement of one public entrance for every one hundred feet of
building façade for municipal buildings located in the C3 zone. The ordinance is
necessary to facilitate the design of the new Main Library Project. The proposed
ordinance is contained in Attachment A.
BACKGROUND
The development standards for the C3 district require a public entrance at the street
level for every 100 feet of street frontage. The design of the proposed library cannot
reasonably accommodate this provision of the Code because of the length of the
street frontages along Sixth Street, Seventh Street and Santa Monica Boulevard and
the difficulty of providing secured entrances and exits. The ordinance, proposed in
response to the Main Library project, would allow flexibility and encourage creativity by
permitting the Planning Commission to approve exceptions from this pedestrian
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oriented design requirement for any municipal building, but not for private commercial
or other buildings.
An Environmental Impact Report has been prepared for the Main Library project. On
January 8, 2003, the Planning Commission certified the Final EIR and adopted a
Statement of Overriding Considerations due to significant and unavoidable
environmental impacts in the areas of transportation/traffic and neighborhood effects.
At the February 12, 2003 meeting, the Planning Commission approved a Development
Review Permit (02DR015), Variance (03VAR002) and Conditional Use Permit
(02CUP025) for the Main Library, recommended to the City Council approval of the
Text Amendment (02TA008) and made the appropriate findings necessary to allow the
reduction in the number of public entrances.
Analysis
Proposed Ordinance
The development standards for the C3 zoning district contained in SMMC Section
9.04.18.060 (h) require each building façade at the street frontage to contain at least
one public entrance or other publicly accessible pedestrian-oriented use every 100
feet. The purpose of this code section is to foster pedestrian activity in the downtown
and to eliminate long stretches of street level building façade that are not integrated
with the streetscape. SMMC Section 9.04.10.02.440 also requires pedestrian oriented
design elements at the street frontage of buildings in the C3 district. However, this
Code section allows the Architectural Review Board to modify the requirements for the
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pedestrian oriented design elements if there are practical difficulties, unnecessary
hardships or unusual circumstances associated with the project. No such modification
is permitted for the requirement of public entrances or pedestrian oriented uses every
100 feet.
The unique design, floor plan and publicly accessible space and configurations of
municipal buildings such as the Main Library are by their nature pedestrian oriented.
Therefore, it is appropriate to provide flexibility in the standards for these unique
buildings. The proposed ordinance would allow for modifications to the requirements
for public entrances for municipal buildings by the Planning Commission in the same
manner and with the same findings associated with the pedestrian oriented design
standards. The findings to be made by the Commission require that strict application
of the provisions would result in practical difficulties, or that there are exceptional
circumstances applicable to the proposal and that it would not adversely impact
neighboring properties or be detrimental to the district’s pedestrian-oriented
environment.
Planning Commission Action
The proposed text amendment submitted to the Planning Commission allowed City
staff to approve modifications to the public entrance requirements for institutional,
government and other public buildings in the C3 district, provided the appropriate
findings could be made. The Planning Commission believed, however, that the
modifications to the public entrances requirement should be reviewed by the
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Commission through the discretionary permit process. In addition, the Commission
did not want to include the broad range of institutional, government and other public
buildings. Instead, the Commission recommended that such modifications apply only
to municipal buildings. Finally, subject to Council approval of the proposed ordinance
as it was amended by the Commission, the Planning Commission made the
appropriate findings to modify the number of public entrances for the Main Library.
Specifically, the Commission determined that practical difficulties and exceptional
circumstances exist in that the Main Library, as a public building has special security
needs, that the project design provides ample pedestrian amenities, including public
open space and landscaping which offset the need for additional public entrances.
Finally, the Commission found that the Main Library, as a unique municipal use, was
the embodiment of a public amenity in the City.
CEQA STATUS
An Environmental Impact Report (EIR) has been prepared that analyzes the Main
Library Project (including the temporary library) in accordance with Section 15087 of
the CEQA Guidelines. A Notice of Preparation (NOP) was filed with the California
Office of Planning and Research and distributed to involved public agencies and
interested parties for a 30-day public review period which began April 5, 2000 and
concluded on May 6, 2002. A second Notice of Preparation was issued on June 24,
2002 when changes to the temporary library location were made. The 30-day public
review period for the second NOP concluded on July 24, 2002.
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Copies of the Draft EIR were made available on September 20, 2002 for a public
review period, which closed on October 21, 2002. Revised sections of the Draft EIR
were recirculated for a 30-day public review and comment period which ended
December 30, 2002. No comment letters on the draft EIR were received. On
January 8, 2003, the Planning Commission certified the Final EIR, which included a
discussion of the proposed ordinance. The EIR noted that, while the number of
entrances provided would not meet the code standard, public entrances would be
provided along Sixth Street, Seventh Street and Santa Monica Boulevard. Other
design features such as lowered windowsills, planters and landscaped areas along the
exterior of the building and the articulation of the light-colored building materials would
provide visual interest and facilitate pedestrian orientation. Further, any development
project that proposed not to meet the standards of one public entrance for each 100
feet of building frontage would require Architectural Review Board approval to ensure
the provision of other elements that provide pedestrian oriented design. Therefore,
the EIR determined that no environmental impact would result from the proposed
ordinance amendment.
PUBLIC NOTIFICATION
Pursuant to Municipal Code Sections 9.04.20.22.050 (a), notice of the public hearing
was published in the California section of the Los Angeles Times at least ten
consecutive calendar days prior to the hearing. A copy of the notice is contained in
Attachment B.
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Planning and Community Development Department
BUDGET/FINANCIAL IMPACT
The proposed actions will have no budgetary impact.
RECOMMENDATION
It is recommended that the Council Introduce for first reading the ordinance amending
SMMC Section 9.04.08.060 as contained in Attachment A.
Prepared by: Suzanne Frick, Director
Jay M. Trevino, AICP, Planning Manager
Amanda Schachter, Principal Planner
Paul Foley, Senior Planner
Patrick Clarke, Associate Planner
Planner, City Planning Division
Attachments: A. Proposed Ordinance
B. Notice of Public Hearing
C. Planning Commission staff report of January 8, 2003
D. Planning Commission staff report of February 12, 2003
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ATTACHMENT A
PROPOSED ORDINANCE
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f:\plan/share/council/ord/mainlibpedorient.doc
City Council Meeting 2-25-03 Santa Monica, California
ORDINANCE NUMBER ____ (CCS)
(City Council Series)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA MONICA
AMENDING SANTA MONICA MUNICIPAL CODE SECTION 9.04.08.18.060
RELATING TO PROPERTY DEVELOPMENT STANDARDS IN THE C3
DOWNTOWN COMMERCIAL ZONING DISTRICT
WHEREAS, the City’s Zoning Ordinance requires buildings in the C3
Downtown Commercial district to provide one public entrance or other publicly
accessible pedestrian-oriented use every one hundred feet of building facade at the
street frontage; and
WHEREAS, in light of recent events, security at municipal buildings has
become a very important and challenging consideration in the design of public access
points; and
WHEREAS, the unique design, floor plan and secured access requirements of
these buildings make it difficult to comply with all of the pedestrian oriented design
standards; and
WHEREAS, the design, floor plan and publicly accessible space and
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configurations of municipal buildings are by their nature pedestrian oriented; and
WHEREAS, the Zoning Ordinance currently authorizes the Architectural
Review Board to modify the requirements for other types of pedestrian oriented design
elements if there are practical difficulties, unnecessary hardships or unusual
circumstances associated with the project. However, no such modification is
permitted to the requirement that public entrances or pedestrian oriented uses be
provided every 100 feet of building façade in the C3 district; and
WHEREAS, this ordinance would allow the Planning Commission to review and
approve modifications to this requirement provided there are practical difficulties,
unnecessary hardships or unusual circumstances associated with the project; and
WHEREAS, on January 8, 2003 and February 12, 2003 the Planning
Commission conducted public hearings and forwarded a recommendation to the City
Council to adopt a zoning ordinance text amendment to modify the development
standards in the C3 zoning district to allow the Planning Commission to grant an
exemption for municipal buildings from the requirement that one public entrance or
other publicly accessible pedestrian-oriented use be provided every one hundred feet
of building facade at the street frontage; and
WHEREAS, the City Council held a public hearing on the proposed Zoning
Ordinance Text Amendments on February 25, 2003; and
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WHEREAS, the proposed amendments are consistent in principle with the
goals, objectives, policies, land uses, and programs specified in the adopted General
Plan, specifically Land Use Element Objective 1.1 which states that the City’s land use
policies should encourage greater pedestrian access throughout the City. The
modified text language will accommodate the unique design and the special need for
limited pedestrian access points of larger municipal buildings, allow for flexibility in
street-level building design while ensuring that the pedestrian oriented design
objectives for the downtown are met, and require that the Planning Commission make
appropriate findings that the pedestrian design modifications are not detrimental to the
downtown area of the City; and
WHEREAS, the City Council finds and declares that the public health, safety
and general welfare require the adoption of the proposed amendments to the Zoning
Ordinance amendment to allow the Planning Commission to modify the street level
public entrance and pedestrian use requirements in order to accommodate the
pedestrian access and security needs of larger municipal buildings. This text
amendment will contribute to the public health, safety and general welfare of the
community by allowing for more flexible street-level design standards in order to
facilitate better design and more creativity in accomplishing pedestrian orientation and
ensure that public safety and security objectives are achieved,
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA
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DOES HEREBY ORDAIN AS FOLLOWS:
SECTION. 1. Santa Monica Municipal Code Section 9.04.08.18.060 is hereby
amended to read as follows:
9.04.08.18.060 Property development standards
.
All property in the C3 District shall be developed in accordance with the following
standards:
(a) Maximum Building Height. Three stories, not to exceed forty-five feet, except for
the following:
(1) For parcels in the area bounded by 5th Court, 6th Court, Colorado Avenue and
Wilshire Boulevard, the maximum height shall be five stories, sixty feet; provided,
there is no retail above the first floor and only residential uses above the second floor.
(2) For parcels in the area bounded by 6th Court, 7th Court, Colorado Avenue and
Wilshire Boulevard and the north side of Wilshire Boulevard between 2nd Street and
7th Street, the maximum height shall be four stories, fifty feet; provided, there is no
retail above the first floor and only residential uses above the second floor. There shall
be no limitation on the number of stories of any hotel, detached parking structure, or
structure containing at least one floor of residential use, so long as the height does not
exceed the maximum number of feet permitted in this Section.
(b) Maximum Floor Area Ratio. 2.0, except that in the area bounded by 5th Court,
7th Court, Colorado Avenue and Wilshire Boulevard, and the area on the north side of
Wilshire Boulevard between 2nd Street and 7th Street, the FAR for commercial square
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footage shall not exceed 1.5. Floor area devoted to residential uses shall be counted
at fifty percent.
(c) Minimum Lot Size. Seven thousand five hundred square feet. Each parcel shall
contain a minimum depth of one hundred fifty feet and a minimum width of fifty feet,
except that parcels existing on the effective date of this Chapter shall not be subject to
this requirement.
(d) Front Yard Setback. Landscaping as required pursuant to the provisions of Part
9.04.10.04.
(e) Rear Yard Setback. None, except:
(1) Where rear parcel line abuts a residential district, a rear yard equal to:
5' + (stories x lot width)
50'
The required rear yard may be used for parking or loading to within five feet of the
rear parcel line; provided, the parking or loading does not extend above the first floor
level; and provided, that a wall not less than five feet or more than six feet in height is
erected and maintained along the rear commercial parcel line. Access driveways shall
be permitted to perpendicularly cross the required rear yard; provided, the driveway
does not exceed the minimum width permitted for the parking area. A required rear
yard shall not be used for commercial purposes.
(2) That needed to accommodate landscaping and screening for a rear yard
buffer required pursuant to the provisions of Part 9.04.10.04.
(f) Side Yard Setback. None, except:
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(1) Where the interior side parcel line abuts a residential district, an interior side
yard equal to:
5' + (stories x lot width)
50'
The interior side yard may be used for parking or loading no closer than five feet to
the interior side property line; provided, the parking or loading does not extend above
the first floor level; and provided, a wall not less than five feet or more than six feet in
height is erected and maintained along the side commercial parcel line. A required
interior side yard shall not be used for access or for commercial purposes.
(2) That needed to accommodate landscaping required for a street side yard,
landscape buffer and screening pursuant to the provisions of Part 9.04.10.04.
(3) A ten-foot setback from an interior property line shall be required for portions of
buildings that contain windows, doors or other openings into the interior of the
building. An interior side yard less than ten feet shall be permitted if provisions of the
Uniform Building Code related to fire-rated openings in side yards are satisfied.
(g) Development Review. A development review permit is required for any
development of more than thirty thousand square feet of floor area, except that for
applications involving the demolition and replacement of an existing single-purpose
grocery store on a parcel which is not adjacent to a residentially zoned district, with a
store which has a minimum of twenty-five thousand square feet of floor area, only a
net new floor area addition of more than thirty thousand square feet shall be subject to
development review. Square footage devoted to residential use shall be reduced by
fifty percent when calculating whether a development review permit is required.
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(h) Maximum Uninterrupted Building Facade. Every one hundred feet of building
facade at the street frontage shall contain at least one public entrance or other publicly
accessible pedestrian-oriented use.
(i) Ground floor street frontage of each structure shall be designed with
pedestrian-orientation in accordance with Section 9.04.10.02.440 of this Chapter.
(j) The Planning Commission may exempt municipal buildings from the
requirements of subsections (h) and (i) of this Section if both of the following findings
of fact can be made in an affirmative manner:
(1). That the strict application of the provisions of this Chapter would result in
practical difficulties or unnecessary hardships inconsistent with the
general purpose and intent of this Chapter or that there are exceptional
circumstances or conditions applicable to the proposed development
that do not apply generally to other development covered by this
Chapter;
(2). That the granting of an exception would not adversely affect surrounding
properties or be detrimental to the district’s pedestrian-oriented
environment.
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, is hereby repealed or modified to that extent necessary
to effect the provisions of this Ordinance.
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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 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 cause the same to be published once in the
official newspaper within 15 days after its adoption. This Ordinance shall become
effective 30 days from its adoption.
APPROVED AS TO FORM:
_________________________
MARSHA JONES MOUTRIE
City Attorney
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ATTACHMENT B
NOTICE OF PUBLIC HEARING
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NOTICE OF A PUBLIC HEARING
BEFORE THE SANTA MONICA CITY COUNCIL
SUBJECT: Ordinance for Introduction and First Reading to Amend Section
9.04.08.18.060 of the City’s Zoning Ordinance
C3 (Downtown Commercial) Zoning District
APPLICANT: City of Santa Monica
A public hearing will be held by the City Council to consider the following request:
Ordinance for introduction and first reading to amend Section 9.04.08.18.060 of the
City’s Zoning Ordinance. The amendment would allow modification of the requirement
for a public entrance every 100 feet provided that appropriate findings can be made.
DATE/TIME: TUESDAY, FEBRUARY 25, 2003, AT 6:45 p.m.
LOCATION: City Council Chambers, 2nd Floor, Santa Monica City Hall
1685 Main Street, Santa Monica, California
HOW TO COMMENT
The City of Santa Monica encourages public comment. You may comment at the City
Council public hearing, or by writing a letter. Written information will be given to the City
Council at the meeting.
Address your letters to: City Clerk
Re: 02TA-008
1685 Main Street, Room 102
Santa Monica, CA 90401
MORE INFORMATION
If you want more information about this project or wish to review the project file, please
contact Patrick Clarke, Associate Planner at (310) 458-8341, or by e-mail at patrick-
clarke@santa-monica.org. The Zoning Ordinance is available at the Planning Counter
during business hours and on the City’s web site at www.santa-monica.org.
The meeting facility is wheelchair accessible. For disability-related accommodations,
please contact (310) 458-8341 or (310) 458-8696 TTY at least 72 hours in advance. All
written materials are available in alternate format upon request. Santa Monica Big Blue
Bus Lines numbered 1, 2, 3, 5, 7, 8, 9, and 10 serve City Hall.
Pursuant to California Government Code Section 65009(b), if this matter is
subsequently challenged in Court, the challenge may be limited to only those issues
raised at the public hearing described in this notice, or in written correspondence
delivered to the City of Santa Monica at, or prior to, the public hearing.
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ESPAÑOL
Esto es una noticia de una audiencia pública para revisar applicaciónes proponiendo
desarrollo en Santa Monica. Si deseas más información, favor de llamar a Carmen
Gutierrez en la División de Planificación al número (310) 458-8341.
APPROVED AS TO FORM:
___________________________
JAY M. TREVINO, AICP
Planning Manager
f:\plan\share\council\notices\02TA008.doc
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ATTACHMENT C
PLANNING COMMISSION STAFF REPORT DATED
JANUARY 8, 2003 W/OUT ATTACHMENTS
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CP:JT:AS:PF:PC:f:\plan\share\pc\stfpt\02\02DR015
Planning Commission Meeting: January 8, 2003 Santa Monica, California
TO: The Honorable Planning Commission
FROM: Planning Staff
SUBJECT: Environmental Impact Report 02-001,
Development Review Permit 02-015,
Conditional Use Permit 02-025,
Conditional Use Permit 02-026,
Variance 02-027, and
Text Amendment 02-008.
Addresses: 1343 Sixth Street (Main Library)
1324 Fifth Street (Temporary Library)
Applicant: City of Santa Monica Library
Property Owner: City of Santa Monica
INTRODUCTION
Action: Applications for Development Review Permit 02DR-015, Conditional Use Permit
02CUP025, and Text Amendment 02TA008 to permit the construction of a new two-
story, 102,058 square foot new Main Library for the City of Santa Monica with 32 surface
parking spaces and three levels of subterranean parking containing 527 parking spaces
located at 1343 Sixth Street. A Development Review Permit is required for developments
over 30,000 square feet in size in the C3 zoning district under the requirements of the
Zoning Code. A Conditional Use Permit is required in all zoning districts for government
uses (libraries). An amendment to the City’s Zoning Ordinance is required to permit the
Architectural Review Board to approve exceptions from the requirement of one public
entrance for every one hundred feet of building façade required of buildings in the C3
zoning district.
In addition, the project also includes applications for Conditional Use Permit 02CUP026
and Variance 02VAR027 for the use of an existing 24,387 square feet building located at
1324 Fifth Street for 24-months as a temporary library during construction of the new
permanent facility. Government uses (including libraries) require a Conditional Use Permit
in all zoning districts in the city. The Variance request is to reduce the required amount of
on-site off-street parking spaces from 98 to 23 spaces.
An Environmental Impact Report (EIR) has been prepared that examines the potential
environmental impacts of the proposed projects.
Recommended Action: Staff recommends that the Planning Commission take the
following actions:
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1. Adopt a resolution certifying Environmental Impact Report 02EIR01;
2. Adopt a resolution approving a Statement of Overriding Consideration and
Mitigation Monitoring Program;
3. Approve Development Review Permit 02DR-015;
4. Approve Conditional Use Permit 02CUP-025;
5. Approve Conditional Use Permit 02CUP-026;
6. Approve Variance 02VAR-027; and
7. Recommend approval of Text Amendment 02TA-008 to the City Council.
California Environmental Quality Act Expiration Date: March 26, 2003
Permit Streamlining Expiration Date: 180 days from certification of the Environmental
Impact Report, pursuant to Government Code Section 65950.
SITE LOCATION AND DESCRIPTION
The existing Santa Monica Main Library is located on a 2.57-acre site that is bound by
thth
6 Street on the west, Santa Monica Boulevard on the south and 7 Street on the east.
The existing library is a 2-story, approximately 60,000 square foot structure. The
remainder of the site consists of a surface parking area with ornamental landscaping
such as bushes, and palm and eucalyptus trees. In addition, a utility easement is
located through the center of the site, adjacent to the library building. The proposed
new Main Library project would expand the existing footprint of the library into the
existing surface parking area to accommodate the programmed building square
footage, as well as the allowances for landscaping, setbacks, and other City of Santa
Monica zoning requirements.
Surrounding land uses include a two-story office building (Oracle) and a six-story office
building (Verizon) to the north. To the east of the site along Seventh Street are one-to
four story commercial buildings, parking uses and multi-family residential uses. South
of the project site are low-scale commercial uses and a five-story commercial mixed-use
project at the corner of Santa Monica Boulevard and Seventh Street. Land uses west of
the project site include one-to-two story commercial buildings, the three-story Santa
Monica Family YMCA and parking uses.
The project also includes the interior modification of an existing 24,387 square foot
building located at 1324 Fifth Street as a temporary (24-month) site for the library during
construction of the new facility. The temporary facility will provide 23 off-street parking
spaces. Surrounding land uses for the temporary facility include commercial uses to the
east and west and surface parking to the north and south.
Zoning District: C3 (Downtown Commercial District) for the new library and C3C
(Downtown Overlay) for the temporary library
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Land Use District: Institutional and General Commercial for the new Main Library site;
General Commercial with Downtown Core for the temporary library
location.
Parcel Area: 2.57 Acres
PROJECT DESCRIPTION
The new Main Library will include traditional library programs and materials and include
amenities such as a central courtyard and café, various community-meeting spaces, a
computer lab, and a separate space for the Santa Monica Historical Society Museum.
The proposed project is two-stories, approximately 43’ 11” high (including a parapet),
with a total of 102,058 square feet of floor area. The new library will be built above
three levels of subterranean parking containing 527 parking spaces with ingress and
egress from Seventh Street. An additional 32 parking spaces will be provided in an at-
grade parking lot located along the north side of the proposed library with ingress from
Seventh Street and egress to Sixth Street. The proposed hours of operation will remain
unchanged from the current facility which are Monday through Thursday 10:00 a.m. to
9:00 pm., Friday and Saturday 10:00 a.m. to 5:30 p.m. and Sunday 1:00 p.m. to 5:00
p.m.
The primary entrance to the new Main Library will be relocated to the corner of Santa
Monica Boulevard and Sixth Street with an entry courtyard provided at that location. An
entrance is also provided through an entry garden off Sixth Street at the northern edge
of the building and there is an entry off Seventh Street. In addition, there will be access
to the library from the subterranean parking garage and the parking lot at the north side
of the project site. Ample glass along the building facades is provided to show activity
within the building, particularly along the second floor. There are building setbacks
along the four sides of the proposed building which provide for landscaped areas and
building articulation.
The first floor of the proposed new library will consist of approximately 53,353 square
feet and will accommodate uses such as the main reading room, an auditorium,
circulation services, media services, youth services and the Friends of the Library Store.
In addition to the provision of traditional library programs and materials, the new Main
Library will also include amenities such as a central courtyard and café, various
community-meeting spaces, a computer lab, and a separate 5,000 square foot space
for the Santa Monica Historical Society Museum.
The central concept for the ground floor is to take advantage of the connection with the
outdoors, providing strong links between garden spaces, entrances, and the interior. A
courtyard, located at the center of the Library on the ground floor, would include a small
café and provide visitors with an opportunity for outdoor reading and access to
refreshments. The courtyard and café would be located in the central portion of the
mid-block pedestrian passage linking Sixth Street to Seventh Street.
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The second floor will be approximately 46,622 square feet in size and will provide space
for uses such as library staff, research and study activities, periodicals, computer
commons (consisting of up to fifty computers), periodicals, library administration space,
a multi-purpose room and tutoring rooms.
Three levels of subterranean parking are proposed beneath the new Main Library,
providing 527 parking spaces with ingress and egress from Seventh Street. Of the total
parking spaces provided, the City’s Parking Authority will continue to own 157 spaces
on site, which could provide additional spaces to accommodate uses in the City’s
downtown area, in compliance with the concepts identified in the City of Santa Monica
Downtown Parking Management Program. Level two of the subterranean parking
garage will also contain a 760 square foot area used for maintenance purposes, and
level three will have a storage room that is 1,323 square feet. Vehicle access to and
from the subterranean parking garage will be from Seventh Street with a ramp provided
at the northern side of the project site. Access to the surface parking area will also be
from Seventh Street but egress will only be provided to Sixth Street. The project plans
are provided in Attachment H.
Landscaping is proposed along all sides of the building and along the Santa Monica
Boulevard, Sixth and Seventh Street frontages in compliance with the City’s
landscaping requirements. Landscaping is also provided in a reception courtyard
located in the middle of the proposed building and adjacent to the surface parking lot
and by the north entrance to the building. Reading gardens are proposed on the
Seventh Street side of the building. All landscaping and design plans will be reviewed
and approved by the Architectural Review Board prior to the issuance of a building
permit.
While the new Main Library is under construction the City proposes to convert a former
bank building, located at 1324 Fifth Street, to library use for approximately 24-months.
The building contains a total of 24,387 square feet with three stories and a basement.
Approximately 30% of existing library services would be provided there, and 75% of
staff would be relocated there during construction. The remaining Main Library staff will
be disbursed to the 3 branch libraries. The proposed temporary location will provide 23
off-street parking spaces on-site which is less than the 98 spaces required by code. A
parking variance, therefore, is required for the temporary library site for the 24-month
period while the new Main Library is under construction. The temporary facility will
maintain the same operating hours as the current facility as listed above.
MUNICIPAL CODE CONFORMANCE AND GENERAL PLAN CONFORMANCE
With approval of the variance and text amendment, the proposed projects comply with
the Zoning Ordinance and the General Plan.
HISTORIC RESOURCES INVENTORY STATUS
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Neither site is listed in the City’s Historic Resources Inventory. The existing library
building was constructed in 1964-65. No exterior modifications are proposed at the
temporary facility at 1324 Fifth Street. The EIR did not identify any impacts to historic
resources as a result of the project.
RENT CONTROL STATUS
Both sites are exempt from Rent Control as they are institutional and commercial
buildings.
FEES
There are no special fees associated with either project.
PUBLIC NOTIFICATION
Pursuant to Municipal Code Section 9.04.20.20.080 and in accordance with the posting
requirements set forth by the Zoning Administrator, prior to application filing the
applicant posted a sign on the property regarding the subject application. At least 8
weeks prior to the public hearing date, the applicant submitted a photograph to verify
the site posting and to demonstrate that the sign provides the following information:
Project case number, brief project description, name and telephone number of
applicant, site address, date, time and location of public hearing, and the City Planning
Division phone number. A copy of the site posting photograph is contained in
Attachment B. It is the applicant's responsibility to update the hearing date if it is
changed after posting.
In addition, pursuant to Municipal Code Section 9.04.20.22.050, notice of the public
hearing was mailed to all owners and residential and commercial tenants of property
located within a 500 foot radius of the project and published in the “California” Section
of The Los Angeles Times at least ten consecutive calendar days prior to the hearing.
A copy of the notice is contained in Attachment C.
ANALYSIS
Background
The City of Santa Monica proposes to construct a new Main Library to replace the
existing Main Library that opened in 1965. The existing facility contains approximately
60,000 square feet of program space, which includes 6,500 square feet of
auditorium/community meeting rooms (238 seats). The site also contains a surface
parking lot with 189 spaces. Currently, the City’s General Plan designates the site as
General Commercial and Institutional. The entire project site is zoned C3 (Downtown
Commercial) under the City’s Zoning Ordinance.
24
The temporary library would be located at 1342 Fifth Street for approximately 24
months. The site is designated as General Commercial according to the City’s General
Plan. The site, which contains a 24,387 square foot building, is zoned C3C (Downtown
Overlay).
The existing Main Library and the three other branch libraries currently serve the
community. In response to community interest in providing expanded library services
and resources, the City initiated a formal planning process, consisting of focus groups,
surveys, and community meetings, that ultimately resulted in a Library Master Plan in
1996. In 1998, the voters approved a $25,000,000 bond measure to fund
improvements to the Main and Branch libraries. Since that approval, the City selected
the firm of Moore Ruble Yudell Architects & Planners (MRY) to develop the architectural
concept and detailed architectural plans for the proposed new Main Library. Current
plans state that the proposed New Main Library would consist of a 102,058 square foot
facility, including 559 parking spaces located at grade and within 3 levels of
subterranean parking.
The project has received extensive review and comment by the community.
NEW MAIN LIBRARY
General Plan and Zoning Consistency
The replacement of the Main Library at its present location is consistent with Land Use
Element Objective 1.3 which states that the downtown should be reinforced as the focus
of the City, supporting the greatest concentration of activity. Additionally, Land Use
Policy 1.3.1 states that the City policies for the downtown should: “Encourage the
concentration of land uses and activities which create activity in both the daytime and
evening hours.” In addition to traditional library services, the new library will provide a
library store, an auditorium, space for media and youth services, a central courtyard and
café, various community-meeting spaces, a computer lab, and a separate 5,000 square
foot space for the Santa Monica Historical Society Museum. These spaces will provide
for daytime and evening activities and will serve as a public gathering space. The
library will enliven the Sixth and Seventh Street areas of downtown as it will remain
open until 9:00 p.m. during the weekday evenings and provide pedestrian activity during
times when pedestrian activity is typically lessthan during the day.
The use of the surface parking lot for the expanded Main Library and the development
of City-owned subterranean parking is consistent with Land Use Objective 1.11 which
requires that the City: “Provide land for parks and other public facilities adequate to
meet future needs.” The additional subterranean parking will help meet a critical
demand for more parking in the downtown.
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Development Review Permit 02DR-015
A Development Review Permit is required for any new development over 30,000 square
feet in the C3 zoning district under the provisions of the Zoning Code. The proposed
building is 102,058 square feet in size which requires the Planning Commission to
review the project and make applicable findings. Overall, the physical location, size,
massing, placement of the building and location of the proposed uses are compatible
with and relate harmoniously with the surrounding sites and neighborhood. The 2-story,
43’11”, 102,580 square foot building will have frontages along Santa Monica Boulevard
and Sixth and Seventh Streets. Its scale and massing are comparable to the
surrounding buildings in the vicinity which range in size from one to five stories in height
and include a variety of styles and uses including a five-story mixed-use complex, the
three-story YMCA, a two-story office building owned by Oracle, and a six-story office
building owned by Verizon. The proposed new Main Library is being
designed/constructed to continue to provide the same essential community services as
the existing Library on the same parcel, only within a new, flexible, modern and
expanded facility that better meets the changing needs of the community.
The new Main Library will be a beneficial addition to the downtown area and will provide
the residents of the city with essential services in an attractive, well-designed civic
building that relates to its site and neighborhood. The design of the New Main Library
focuses on providing direct pedestrian access from all three streets surrounding the
thth
project (6 Street, 7 Street, and Santa Monica Boulevard). Bus access will continue to
be provided along Santa Monica Boulevard. Direct vehicular access is available from
th
7 Street in order to limit the potential for congestion on Santa Monica Boulevard.
Surface parking is available at the northern portion of the property to accommodate
short term parking needs; however, the majority of the parking will be housed in three
levels of subterranean parking that will accommodate both Library patrons and provide
much needed additional public parking in the downtown.
Conditional Use Permit 02CUP-025
A Conditional Use Permit application has been filed for the new Main Library in
accordance with Santa Monica Municipal Code (SMMC) Section 9.04.06.080, which
allows City government uses in any zoning district of the city subject to the approval of a
Conditional Use Permit.
The replacement of the Main Library in the downtown area is consistent with Land Use
Element Objective 1.3 which states that the downtown should be reinforced as the focus
of the City, supporting the greatest concentration of activity. Additionally, Land Use
Policy 1.3.1 states that the City policies for the downtown should: “Encourage the
concentration of land uses and activities which create activity in both the daytime and
evening hours.” The new Main Library will function as a community center with a wide
range of public serving activities. In addition to traditional library services, the new
library will provide a library store, an auditorium, space for media and youth services, a
26
central courtyard and café, various community-meeting spaces, a computer lab, and a
separate space for the Santa Monica Historical Society Museum. These spaces will
provide for daytime and evening activities and serve as a public gathering spaces. The
library will enliven the Sixth and Seventh Street areas of downtown as it will remain
open until 9:00 p.m. during the weekday evenings and provide pedestrian activity during
times when pedestrian activity is typically less.
The use of the surface parking lot for the expanded new Main Library, and the
development of City-owned subterranean parking is consistent with Land Use Objective
1.11 which requires that the City: “Provide land for parks and other public facilities
adequate to meet future needs.” The addition of subterranean parking spaces will help
meet a critical demand for downtown parking spaces.
Text Amendment 02TA-008
The development standards for the C3 zoning district contained in SMMC Section
9.04.18.060 (h) require the building façade at the street frontage to contain at least one
public entrance or other publicly accessible pedestrian-oriented use every 100 feet. In
addition, SMMC Section 9.04.10.02.440 requires a list of pedestrian oriented design
elements at the street frontage of the building. Under the Code, the Architectural
Review Board may modify the requirements for the pedestrian oriented design elements
if there are practical difficulties, unnecessary hardships or unusual circumstances
associated with the project. However, no such modification is permitted for the
requirement of public entrances or pedestrian oriented uses every 100 feet.
The unique design, floor plan and secured access requirements of a large institutional
building such as the new Main Library make it difficult to comply with all of the
pedestrian oriented design standards required of buildings only under the C3 zoning
district regulations. This requirement for entrances every 100 feet only exists for the C3
district and not for any of the other zoning district in the entire city. The proposed text
amendment would allow for modifications to the requirements for public entrances or
publicly accessible uses by the Architectural Review Board in the same manner and
with the same findings associated with the pedestrian oriented design requirements.
The findings to be made by the Architectural Review Board require that strict application
of the provisions would result in practical difficulties, or that there are exceptional
circumstances applicable to the proposal and that it would not adversely impact
neighboring properties or be to the detriment of the district’s pedestrian-oriented
environment. The proposed text amendment language is contained in Attachment G.
Neighborhood Compatibility
The proposed building would replace the existing Main Library and surface parking lot
with a well-designed contemporary building with subterranean parking. The land uses
surrounding the project site are predominantly commercial with some residential uses.
The proposed new Main Library is of a size and height similar to the mix of buildings in
27
the neighborhood. The building provides a valuable asset to the residents and
employees in the area by offering a pedestrian oriented use in an attractive well-
designed modern building. The building will be compatible with the diversity of uses,
designs and sizes of existing buildings in the neighborhood. The project site is located
in close proximity to the new transit mall on Santa Monica Boulevard (between Ocean
Avenue and Fifth Street) and the Third Street Promenade which will provide additional
opportunities for customers to access the facility without using their cars. The proposed
building contains pedestrian entrances at the ground floor adjacent to Sixth and
Seventh Streets and Santa Monica Boulevard. The building is of a size and massing
similar to the varied mix of buildings and uses in the neighborhood. In addition, portions
of the first floor of the building contain windows which provide transparency into the
building and enhance the pedestrian oriented features of the building. Photos of the site
and surrounding area are provided in Attachment H.
TEMPORARY LIBRARY
General Plan and Zoning Consistency
The building located at 1324 Fifth Street is proposed as a temporary library site for 24-
months while the new Main Library is under construction. Similar to the new Main
Library, the location of the temporary library in the downtown is consistent with Land
Use Element Objective 1.3 which states that the downtown should be reinforced as the
focus of the City, supporting the greatest concentration of activity. Additionally, Land
Use Policy 1.3.1 states that the City policies for the downtown should: “Encourage the
concentration of land uses and activities which create activity in both the daytime and
evening hours.” The temporary library will enliven the Fifth Street area of downtown as
it will remain open until 9:00 p.m. during the weekday evenings and provide pedestrian
activity during times when pedestrian activity is typically less. The project is generally
consistent with the General Plan and Municipal Code; however, a variance is needed
for parking as only 23 spaces are provided instead of the 98 spaces required by the
Municipal Code. The variance would lapse after the temporary library use is
discontinued and the new Main Library is re-established at 1343 Sixth Street. Further
uses of the temporary library site must comply with applicable parking requirements.
Conditional Use Permit 02CUP-026
A Conditional Use Permit application has been filed for the temporary facility in
accordance with Santa Monica Municipal Code (SMMC) Section 9.04.06.080 which
allows City government uses in any zoning district of the city subject to the approval of a
Conditional Use Permit. The temporary library, as a City government use, is subject to
this provision provided applicable findings can be made. The relocation of the library to
1324 Fifth Street during construction is appropriate as the site is in close proximity to
the present library site. As such, library patrons will not have to significantly alter their
established transportation patterns to the temporary site. The use is complementary to
other commercial and residential uses in the area and will serve office workers,
residents and visitors to the downtown. The temporary library facility will provide library
28
services in the downtown during daytime and evening hours, enlivening the 1300 block
of Fifth Street with pedestrian activity during those hours. Finally, the existing building at
the site is of sufficient size to accommodate the temporary library for the expected 24-
month construction period with only interior modifications.
Variance 02VAR-027
In accordance with Zoning Ordinance standards, the use of the 24,387 square foot
building at 1324 Fifth Street as a temporary library will require 98 off-street parking
spaces (1 parking space per 250 square feet). However, parking for only 23 vehicles is
available on the project site. Staff is supportive of the parking variance given the public
purpose and benefit of the temporary library, the temporary (24-month) duration of the
use of the building and the proximity of transit throughout the downtown and Bayside
District. There are no available buildings of sufficient size in close proximity to the
existing Main Library site that have the required number of off-street parking spaces that
can be used as a temporary library. The subject site is the only property currently
available that is in close proximity to the current Main Library site and is of sufficient size
to accommodate the temporary library use. The temporary facility is also adjacent to
the City’s Transit Mall which provides a public transportation connection for the entire
city. The use of the building is temporary during the 24 months while the new Main
Library is under construction. This will enable redevelopment of the Main Library site,
which will provide 325 additional parking spaces upon completion.
Neighborhood Compatibility
The existing building at 1324 Fifth Street was formerly a bank which is currently vacant.
Surrounding land uses for the temporary facility include commercial uses to the south
and north and vacant land to the north and south. The subject area is a dense urban
environment with a mix of uses. The temporary location of the library in the vacant
building will add to this mix of uses and be compatible with the neighborhood.
CEQA ANALYSIS
An Environmental Impact Report (EIR) has been prepared that addresses both the new
Main Library and the temporary library in accordance with Section 15087 of the CEQA
Guidelines. A Notice of Preparation (NOP) was filed with the California Office of
Planning and Research and distributed to involved public agencies and interested
parties for a 30-day public review period which began April 5, 2000 and concluded on
May 6, 2002. A second Notice of Preparation was issued on June 24, 2002 when
changes to the temporary library location were made. The 30-day public review period
for the second NOP concluded on July 24, 2002.
Copies of the Draft EIR were made available on September 20, 2002 for a public review
period, which closed on October 21, 2002. No comment letters on the draft EIR were
received during this comment period.
29
Since the public comment period concluded, new information has become available that
indicates an increase in cumulative traffic conditions in the vicinity of the project and a
parking shortfall at the temporary site, thereby requiring modifications to the DEIR
analysis. Specifically, a total of 45 projects have been added to the Cumulative Projects
List and the amount of parking available to the temporary library site was reduced from
76 spaces to 23 spaces.
CEQA Section 15088.5(a) requires that an EIR be re-circulated when significant new
information, including changes in the project, is added to the EIR after notice of public
review but before certification. New significant information includes new significant
impacts or substantial increases in the severity of environmental impacts. The addition
of the projects to the Cumulative Projects List would result in new significant project-
related traffic impacts. The reduction in the number of parking spaces available to the
temporary library site from 76 to 23 will result in a new short-term significant and
unavoidable impact. Therefore, the EIR was re-circulated for a 30 day public review
and comment period which ended on December 30, 2002. Details of the significant
impacts are discussed below.
This EIR addresses the potential environmental effects of the proposed project for the
new Main Library and the temporary facility. The scope of the EIR includes
environmental issues determined to be potentially significant by the Initial Study (IS),
Notice of Preparation (NOP) and responses to the NOP. The environmental study
determined that the proposed project would have minimal, or no impacts for the
following six environmental categories. Because potential effects on these impacts
were found not to be significant, further analysis of these impacts was not required or
provided in the EIR:
Mineral resources Public Services (schools and parks)
Agricultural Resources Population and Housing
Recreation Economic and social impacts
The IS/NOP identified potentially significant impacts on the following issue areas
associated with the construction and/or operation of the proposed project, which are
addressed in detail in the EIR:
Aesthetics Air Quality
Public Services and Utilities Noise
Construction Effects Geology and Soils
Transportation/Traffic Land Use and Planning
Neighborhood Effects Hazards and Hazardous Materials
Hydrology and Water Quality
Based on comments received during the IS/NOP comment period from the Native
American Heritage Commission and the California Department of Fish and Game, the
proposed project’s effects on the following issue areas are also included in this EIR:
30
Biological Resources Cultural and Historic Resources
The EIR analyzed the issues referenced above and identified potentially significant
environmental impacts, including site-specific and cumulative effects of the project in
accordance with the provisions set forth in the CEQA Guidelines. The EIR also
recommends feasible mitigation measures, where possible. To be feasible, the
mitigation measure must eliminate or reduce the adverse effect so that its impact would
be considered less than significant pursuant to City and CEQA significance criteria.
Significant impacts were found in the areas of Aesthetics, Construction Effects,
Geology, Noise, Neighborhood Effects, Archeological and Paleontological Resources
and Demolition. However, the recommended mitigation measures will reduce impacts
to less than significant levels.
A brief description of the impact and summary of the recommended mitigation measure
for these mitigatable impacts is provided in the Summary of the Significant Impacts
section of the EIR. As discussed below, significant, unavoidable and adverse impacts
that cannot be mitigated are identified by the EIR for Transportation/Traffic.
?
Transportation/Traffic - traffic impacts to 5 intersections and short-term parking
impacts associated with the temporary library site.
Traffic/Circulation
The EIR prepared for the projects identifies significant adverse impacts at 10 of 30
intersections studied. Mitigation measures identified for 4 of the intersections, Sixth
Street/ Wilshire Boulevard, Lincoln Boulevard/Santa Monica Boulevard, Lincoln
Boulevard/Colorado Avenue and Lincoln Boulevard/ Colorado Avenue, would reduce
the adverse impacts to insignificant levels. However, significant and unavoidable
impacts related to Levels of Service (LOS) and volume/capacity ratios remain at five
intersections:
?
Lincoln Boulevard/I-10 westbound ramp;
?
Lincoln Boulevard/I-10 eastbound ramp;
?
Fourth Street/Wilshire Boulevard,;
?
Fourth Street/Arizona Avenue, and,
?
Fourth Street/Olympic Drive/I-10 eastbound on-ramp.
These adverse traffic-related environmental impacts cannot be mitigated due to physical
and operational constraints in light of the City’s policy to avoid widening streets and to
minimize removal of on-street parking spaces. The widening of streets at the Fourth
Street intersections would require the elimination or narrowing of the sidewalks in an
area of significant pedestrian activity including the Downtown area of the City and the
area. Therefore, the impacts at these intersections are considered to be significant and
unavoidable. The full discussion of the traffic impacts and mitigation measures can be
found on pages 4.9-1 through 4.9-39 of the EIR and in the Recirculated DEIR
31
(November 2002).
Parking for the temporary library
The 23 parking spaces at the temporary library site will not be sufficient to
accommodate all of the demands generated by the relocated library patrons and
employees. It is anticipated that the library employees would park in Parking Structure
#5 on Fourth Street while library patrons exceeding the on-site capacity will park on the
street or in the downtown parking structures. Since the downtown parking structures are
heavily utilized during the library’s peak demand periods, the increased demand for on-
street parking spaces and spaces within the parking structures would constitute a
significant short-term unavoidable impact during the 24-month project construction.
Project Alternatives
CEQA also requires that an EIR evaluate alternatives to the proposed project, including
a “No Project” alternative. Because an EIR must identify ways to mitigate or avoid the
significant effects that a project may have on the environment, the discussion of
alternatives focuses on changes to the project or the project location which are capable
of achieving the objectives of the proposed project while avoiding or substantially
lessening any significant effects associated with the project. However, only feasible
alternatives need be studied. Among the factors that may be taken into account when
addressing the feasibility of alternatives are site suitability, economic viability, availability
of infrastructure, general plan consistency, other plans or regulatory limitations,
jurisdictional boundaries, and whether the proponent can reasonably acquire, control or
otherwise have access to the alternative site.
The following three alternatives to the proposed project were analyzed in the EIR in
compliance with CEQA requirements: Reduced Intensity; Alternative Sites; and No
Project.
No Project
Under this alternative, all existing library materials and programs would continue to be
at the existing 60,000 square foot Main Library located at 1343 Sixth Street, along with
the existing employees and the same number of parking spaces. The existing 234
parking spaces would remain with 157 of them used by the City’s Parking Authority for
non-library uses. The facility would continue to be for library users, and no retail uses or
community meeting rooms would be provided on-site.
Reduced Intensity
Under the Reduced Project Size Alternative, the new Main Library facility would be
reduced in floor area by 25 percent when compared to the proposed project, resulting in
a 76,544 square foot facility. In turn, the number of daily patrons and the number of
employees per shift would also be reduced, although not proportionately to the size of
32
the new library facility. The number of on-site parking spaces provided within the
surface parking lot and subterranean garage would also be reduced from the proposed
559 parking spaces to 419 spaces. In addition to the library use, all associated
amenities included under the proposed project such as the community meeting rooms,
auditorium, Friends of the Library Store, and café would be included under this
alternative at a reduced scale by approximately 25 percent. Lastly, a landscaping plan
would be implemented and gardens and trees would be provided on site, as well as
bicycle racks.
Alternative Sites for Associated Amenities
The evaluation of alternative sites is subject to special consideration under CEQA. A
discussion of alternative sites is needed if the project “may be feasibly accomplished in
a successful manner considering the economic, environmental, social, and
technological factors involved” at another site.
Santa Monica is a highly urbanized area and underdeveloped or vacant land parcels
similar in size to the project site are limited. No other sites that would meet the size,
cost, and land use designation criteria needed to accommodate the project are known
to be available for acquisition at this time. Moreover, given the time and expense that
have already been invested in the proposed project site, implementing the project at
another site may not be feasible from a timing or economic standpoint. Additionally, it is
reasonable to assume that due to the scale of the proposed project, significant impacts
related to traffic and circulation, construction-related noise, and neighborhood effects
would occur even if the proposed project were located at an alternate site within the
City. Therefore, further specific discussion of alternative sites does not appear to be
warranted.
Alternatives Considered but Rejected from Further Analysis
No Project/Reasonably Foreseeable Alternative
The No Project/Reasonably Foreseeable Alternative consists of the predictable or most
likely development that would occur on the project site if the proposed project did not
proceed. Currently, the project site is zoned C3 Downtown Commercial. If the City
decides to sell the parcel that currently contains a surface parking lot on the project site,
development of commercial uses would be consistent with the existing zoning.
However, it is unlikely the City would sell this parcel since 158 parking spaces are
owned by the City of Santa Monica Parking Authority and are utilized by various City
departments. In addition, the remaining parking spaces within the parcel on which the
library is situated would not be adequate to serve the existing needs of the library.
Therefore, it is unlikely and not reasonably foreseeable that the City would sell this
parcel, and commercial uses would be developed. Thus, this alternative was
considered but rejected from further analysis.
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Temporary Site Locations
The public expects continuous access to the library collection which is evidenced in the
strong community support for the new facility. Therefore, finding a temporary site
during redevelopment of the Main Library was an important priority in the process. Prior
to the selection of the 1324 Fifth Street temporary site, four other locations were
considered: (1) 820 Broadway; (2) 628 Broadway; (3) 606 Broadway; and (4) 1855
Main Street (The Civic Auditorium parking lot). The three sites on Broadway were
considered but were not available for use as a temporary site after the release of the
IS/NOP. Additionally, the parking lot at the Civic Auditorium was also considered but
was rejected as the temporary library would occupy critically needed parking spaces in
the Civic Center area for 24-months during construction of the new Main Library.
Environmentally Superior Alternative
The No Project Alternative would be environmentally superior to the proposed project
on the basis of the minimization or avoidance of physical environmental impacts.
However, the CEQA Guidelines require that if the environmentally superior alternative is
the No Project Alternative, “the EIR shall also identify an environmentally superior
alternative among the other alternatives.” Although most of the environmental impacts
would be less under the Alternative Site for the Associated Amenities Alternative when
compared to the proposed project, not all of the project objectives would be met.
Implementation of the Alternative Site would not meet the project’s goal of providing a
modern, flexible, and environmentally sustainable facility, or providing a community
center that people regularly visit since the library uses would be in two locations. In
addition, this alternative would not meet the goal of providing the required number of
parking spaces below ground.
Comparison of Alternatives to the Proposed Project
Alternative
Site for
Reduced
Associated
No Project
Environmental Issue Area Intensity Amenities
– – –
Aesthetics
– – –
Air Quality
– = –
Geology and Soils
Hazards and Hazardous
– = –
Materials
Hydrology and Water Quality – – –
Land Use – – +
Noise – – –
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Comparison of Alternatives to the Proposed Project
Alternative
Site for
Reduced Associated
No Project
Environmental Issue Area Intensity Amenities
Public Services and Utilities – – –
Traffic – = -
Biological Resources – = –
Cultural Resources – = –
–
() = Impacts considered to be less when compared with the proposed project.
(+) = Impacts considered to be greater when compared with the proposed project.
(=) = Impacts considered to be equal or similar to the proposed project.
Statement of Overriding Considerations
As stated previously, the Planning Commission must certify the projects’ Environmental
Impact Report prior to project approval. The EIR identifies significant unavoidable
adverse environmental impacts. The Commission may certify the EIR with these
impacts. However, before the Commission could approve one or both of the projects,
the Commission would have to adopt a Statement of Overriding Considerations. A
Statement of Overriding Considerations is a determination by the Commission that the
economic, legal, social, technological or other benefits of the proposed project outweigh
the unavoidable adverse environmental impacts.
The most significant unavoidable impacts are traffic related. The EIR prepared for the
projects identifies significant adverse impacts during one or both of the weekday peak
periods at 8 of 30 intersections studied. Mitigation measures identified for 3 of the
intersections, Sixth Street/Wilshire Boulevard, Lincoln Boulevard/Colorado Avenue and
Lincoln Boulevard/Santa Monica Boulevard, would reduce the adverse impacts to
insignificant levels. However, significant and unavoidable impacts remain at five
intersections where environmental impacts cannot be mitigated:
?
Lincoln Boulevard/I-10 westbound ramp
?
Fourth Street/Wilshire Boulevard
?
Fourth Street/Arizona Avenue
?
Fourth Street/Olympic Drive/I-10 eastbound ramp
?
Lincoln Boulevard/I-10 eastbound ramps.
Staff has evaluated the public benefits derived from the project and believes adoption of
a Statement of Overriding Considerations can be supported. The proposed new Main
Library will provide a 102,058 square foot facility for use by the community. The new
Main Library will provide expanded traditional library programs, services and materials
35
and will also include amenities such as an auditorium, library store, central courtyard
and café, various community-meeting spaces, a computer lab, and a separate space for
the Santa Monica Historical Society Museum.The library is an integral part of Santa
Monica providing multiple service to all residents of the city and is a focal point for the
community. A total of 559 parking spaces will be provided (compared to the existing
234 spaces), which will help alleviate a shortage of downtown parking spaces. The
design of the new Main Library will also incorporate green building features and
elements consistent with City policy.
SUMMARY AND CONCLUSION
The existing Main Library and the three other branch libraries currently serve the
community. In response to community interest in providing expanded library services
and resources, the City initiated a formal planning process, consisting of focus groups,
surveys, and community meetings, that ultimately resulted in a Library Master Plan in
1996. The proposed new Main Library represents the culmination of years of work on
behalf of the City and its residents. The City of Santa Monica proposes to construct a
flexible, modern, and expanded library facility to replace the existing Main Library in its
present location. The proposed project will include the construction of a new two-story,
102,058 square foot facility with surface parking and two levels of subterranean parking.
The temporary library will be located at 1342 Fifth Street for approximately 24-months.
Staff recommends that the Planning Commission approve the new Main Library and the
temporary library location for use during construction.
Alternatives
Other than the recommended action, the Planning Commission may:
?
Certify the Environmental Impact Report, approve the Statement of Overriding
Considerations and Mitigation Monitoring Program and approve the project
based on revised findings and conditions;
?
Continue project for redesign;
?
Deny project without prejudice based on revised findings; or
?
Deny project based on revised findings.
RECOMMENDATION
Planning staff recommends that the Commission take the following actions based on
the following Findings and Conditions:
1. Adopt the Resolution certifying the Final Environmental Impact Report contained
36
in Attachment D;
2. Adopt the Resolution adopting a Statement of Overriding Considerations and
Mitigation Monitoring Program contained in Attachment E;
3. Approve Development Review Permit 02-015;
4. Approve Conditional Use Permit 02-025 for the new Main Library;
5. Approve Conditional Use Permit 02-026 for the temporary library;
6. Approve Variance 02-027 for the temporary library; and
7. Recommend that the City Council adopt an ordinance amending Article IX of the
Municipal Code as outlined in Attachment F.
Development Review Permit Findings – DR02-015
1. The physical location, size, massing, and placement of proposed structures on the
site and the location of the proposed uses within the project are compatible with and
relate harmoniously to the surrounding sites and neighborhoods, in that the new
Main Library will continue to provide the same essential community services as the
existing library on the same parcel, only with a modern, flexible and expanded facility
to better meet the changing needs of the community. The 2-story, 43’11”, 102,580
square foot building will have frontages along Santa Monica Boulevard and Sixth
and Seventh Streets and will be of a scale and massing comparable to the
surrounding buildings in the neighborhood which range in size from one to five
stories in height and include a variety of styles and uses. The building will contains
entrances adjacent to the three streets that the building fronts providing pedestrian
access and enhancing the library’s pedestrian orientation. The building will contain
windows facing the streets which will provide a visual transparency for the library. In
addition, landscaping in excess of what is required by the Code is provided around
the building and in the surface parking lot to the north of the building.
2. The rights-of-way can accommodate autos and pedestrians, including parking and
access, in that the design of the New Main Library focuses on providing direct
thth
pedestrian access from all three streets surrounding the project (6 Street, 7
Street, and Santa Monica Boulevard). Bus access will continue to be provided along
th
Santa Monica Boulevard. Direct vehicular access is available from 7 Street in
order to limit the potential for congestion on Santa Monica Boulevard. Surface
parking is available at the northern portion of the property to accommodate short
term parking needs; however, the majority of the parking will be housed beneath the
new Main Library structure in three (3) levels of subterranean parking which will
accommodate both Library patrons and additional public parking needs in the
downtown.
3. The health and safety services (police, fire, etc.) and public infrastructure (e.g.
utilities) are sufficient to accommodate the new development, in that the new Main
Library is located within an urbanized area that is already served by exiting
infrastructure. No new safety services or public infrastructure will be required by this
project.
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4. Any on-site provision of housing or parks and open public space, which are part of
the required project mitigation measures required in Subchapter 9.04.70 Part
9.04.10.12 of the City of Santa Monica Comprehensive Land Use and Zoning
Ordinance, satisfactory meet the goals of the mitigation program, in that no such
requirement is applicable to the construction of the new Main Library.
5. The project is generally consistent with the Municipal Code and General Plan, in that
the new Main Library is being designed/constructed to continue to provide the same
essential community services as the existing Library on the same parcel, only at a
level to better meet the changing needs of the community. The replacement of the
Main Library in the downtown is consistent with Land Use Element Objective 1.3
which states that the downtown should be reinforced as the focus of the City,
supporting the greatest concentration of activity. Additionally, Land Use Policy 1.3.1
states that the City policies for the downtown should: “Encourage the concentration
of land uses and activities which create activity in both the daytime and evening
hours.” The new Main Library will function as a community center with a wide range
of public serving activities. In addition to traditional library services, the new library
will provide a library store, an auditorium, space for media and youth services, a
central courtyard and café, various community-meeting spaces, a computer lab, and
a separate space for the Santa Monica Historical Society Museum. These spaces
will provide for daytime and evening activities and serve as public gathering spaces.
The library will enliven the Sixth and Seventh Street areas of downtown as it will
remain open until 9:00 p.m. during the weekday evenings and provide pedestrian
activity during times when pedestrian activity is typically less. The use of the surface
parking lot for the expanded new Main Library, and the development of City-owned
subterranean parking is consistent with Land Use Objective 1.11 which requires that
the City: “Provide land for parks and other public facilities adequate to meet future
needs.”
6. Reasonable mitigation measures have been included for most adverse impacts
identified in the Environmental Impact Report and a Statement of Overriding
Considerations has been adopted in consideration of those significant impacts that
cannot be mitigated to a level of insignificance.
Conditional Use Permit – CUP02-025
1. The proposed use is one conditionally permitted within the subject zoning district
and complies with all of the applicable provisions of the “City of Santa Monica
Comprehensive Land Use and Zoning Ordinance”, in that the new Main Library
project is considered a City Government use which may be permitted in any
district subjective to approval of a Conditional Use Permit (SMMC 9.04.06.080).
2. The proposed use would not impair the integrity and character of the district in
which it is to be established or located, in that the new Main Library will be an
38
expanded and improved facility that will continue to provide the same essential
services to the Santa Monica community in the same location.
3. The subject parcel is physically suitable for the type of land use being proposed,
in that the new Main Library will be constructed on the same parcel as the
existing building. The new Main Library design provides a more efficient use of
the parcel area, including a larger building floor area and three levels of
subterranean parking directly beneath the building for library patrons and other
downtown parking needs.
4. The proposed use is compatible with any of the land uses presently on the
subject parcel if the present land uses are to remain, in that the new Main Library
will be an expanded and improved facility that will replace the existing Library in
the same location and will continue to provide the same essential services to the
Santa Monica community.
5. The proposed use would be compatible with the existing and permissible land
uses within the district and the general area in which the proposed use is to be
located, in that the new Main Library will be an expanded and improved facility
that will replace the existing Library in the same location and will continue to
provide the same essential services to the Santa Monica community. In addition,
the new Main Library project is considered a City government use which may be
permitted in any district subject to approval of a Conditional Use Permit (SMMC
9.04.06.080) which will have conditions of approval that will help ensure its
compatibility with the surrounding area. The proposed building is of a size and
massing similar to the other buildings in the neighborhood. The new Main
Library building is a well-designed contemporary structure that adds to the
diversity of nonresidential and residential uses in the area. In addition, the
building provides a pedestrian oriented use for the area that is compatible with
the existing uses and those permitted under the existing zoning designation.
6. There are adequate provisions for water, sanitation, and public utilities and
services to ensure that the proposed use would not be detrimental to public
health and safety, in that the new Main Library will utilize the existing
infrastructure in and around the subject parcel and the new Main Library will be
designed/constructed to meet or exceed all applicable building code
requirements. In addition, no adverse impacts regarding utilities, public safety or
public services were identified in the EIR prepared for the project.
7. Public access to the proposed use shall be adequate, in that direct pedestrian
thth
access is available from all three streets surrounding the project (6 Street, 7
Street, and Santa Monica Boulevard) and direct vehicular access is available
th
from 7 Street in order to limit the potential for congestion on Santa Monica
Boulevard. Bus access will continue to be provided along Santa Monica
Boulevard.
39
8. The physical location or placement of the use on the site is compatible with and
relates harmoniously to the surrounding neighborhood, in that the building is
designed with a dramatic entrance at the corner of Santa Monica Boulevard and
Sixth Street with an entry courtyard. There are also entrances to the library
directly from the subterranean parking garage and the parking lot at the north
side of the project site. An additional entrance is provided through an entry
garden off Sixth Street at the northern edge of the building. Buildings setbacks
are provided along the sides of the proposed building to provide landscaping and
building articulation. The building contains two floors and has a maximum height
of 43’ 11” which is consistent with the buildings in the surrounding area. Vehicle
access to and from the subterranean parking garage will be from Seventh Street
with a ramp provided at the northern side of the project site. Access to the
surface parking area will also be from Seventh Street but egress will only be
provided to Sixth Street.
9. The proposed use is consistent with the goals, objectives, and policies of the
General Plan, in that the replacement of the Main Library in the downtown is
consistent with Land Use Element Objective 1.3 which states that the downtown
should be reinforced as the focus of the City, supporting the greatest
concentration of activity. Additionally, Land Use Policy 1.3.1 states that the City
policies for the downtown should: “Encourage the concentration of land uses and
activities which create activity in both the daytime and evening hours.” The new
Main Library will function as a community center with a wide range of public
serving activities. In addition to traditional library services, the new library will
provide a library store, an auditorium, space for media and youth services, a
central courtyard and café, various community-meeting spaces, a computer lab,
and a separate space for the Santa Monica Historical Society Museum. These
spaces will provide for daytime and evening activities and serve as a public
gathering spaces. The library will enliven the Sixth and Seventh Street areas of
downtown as it will remain open until 9:00 p.m. during the weekday evenings and
provide pedestrian activity during times when pedestrian activity is typically less.
The use of the surface parking lot for the expanded new Main Library, and the
development of City-owned subterranean parking is consistent with Land Use
Objective 1.11 which requires that the City: “Provide land for parks and other
public facilities adequate to meet future needs.” The additional subterranean
parking spaces will help meet a critical demand for parking in the downtown area.
10. The proposed use would not be detrimental to the public interest, health, safety,
convenience, or general welfare, in that the proposed project has been
developed in response to community interest in providing expanded library
services and resources. The City initiated a formal planning process, consisting
of focus groups, surveys, and community meetings, that ultimately resulted in a
Library Master Plan in 1996. In 1998, the voters approved a $25,000,000 bond
measure to fund improvements to the Main and Branch libraries.
40
11. The proposed use conforms precisely to the applicable performance standards
contained in Part 9.04.12 and special conditions outlined in Part 9.04.14 of the
City of Santa Monica Comprehensive Land Use and Zoning Ordinance, in that
there are no performance standards or special conditions applicable to the new
Main Library project.
12. The proposed use will not result in an over concentration of such uses in the
immediate vicinity, in that the new Main Library Is a replacement facility that will
continue to provide the same essential services to the Santa Monica community
in the same location.
Conditional Use Permit – CUP02-026
1. The proposed use is one conditionally permitted within the subject zoning district
and complies with all of the applicable provisions of the “City of Santa Monica
Comprehensive Land Use and Zoning Ordinance”, in that the use of an existing
building for a temporary library is considered a City Government use which may
be permitted in any district subject to approval of a Conditional Use Permit
(SMMC Section 9.04.06.080.
2. The proposed use would not impair the integrity and character of the district in
which it is to be established or located, in that the temporary library will be
located in the same general area as the existing Main Library and will be in use
for a 24-month construction period while a new Main Library is built. The
building provides a pedestrian oriented use for the area that is compatible with
the existing uses and those permitted under the existing zoning designation.
3. The subject parcel is physically suitable for the type of land use being proposed,
in that the temporary library will require only interior modifications to an existing
building. The downtown location is nearby public transit and 1 block from the
City-owned Parking Structure #3 and 1 ½ blocks from both Parking Structure # 1
and Parking Structure #5.
4. The proposed use is compatible with any of the land uses presently on the
subject parcel if the present land uses are to remain, in that the entirety of the
interior of the existing building will be modified to accommodate the temporary
library use.
5. The proposed use would be compatible with the existing and permissible land
uses within the district and the general area in which the proposed use is to be
located, in that the temporary library location is in the same general vicinity as
the current Main Library and will be operated at a smaller scale as the current
library use. The use is also complementary to other commercial and residential
uses in the area and will serve office workers, residents and visitors to the
downtown.
41
6. There are adequate provisions for water, sanitation, and public utilities and
services to ensure that the proposed use would not be detrimental to public
health and safety, in that the temporary library will be located within an existing
building with interior modifications and will utilize the existing infrastructure in and
around the subject parcel.
7. Public access to the proposed use shall be adequate, in that direct pedestrian
th
access is available from 5 Street and direct vehicular access is available from
th
5 Street and Fourth Court alley. Bus access is available throughout the
downtown in close proximity to the temporary library location.
8. The physical location or placement of the use on the site is compatible with and
relates harmoniously to the surrounding neighborhood, in that the temporary
library will require only minor interior modifications to an existing former bank
building.
9. The proposed use is consistent with the goals, objectives, and policies of the
General Plan, in that the location of the temporary library in the downtown is
consistent with Land Use Element Objective 1.3 which states that the downtown
should be reinforced as the focus of the City, supporting the greatest
concentration of activity. Additionally, Land Use Policy 1.3.1 states that the City
policies for the downtown should: “Encourage the concentration of land uses and
activities which create activity in both the daytime and evening hours.” The
temporary library facility will provide library services in the downtown during
daytime and evening hours. The temporary library will enliven the Fifth Street
area of downtown as it will remain open until 9:00 p.m. during the weekday
evenings and provide pedestrian activity during times when pedestrian activity is
typically less.
10. The proposed use would not be detrimental to the public interest, health, safety,
convenience, or general welfare, in that the temporary library will provide library
services to the public during the construction of the new Main Library. The
temporary facility would be used for 24-months while the new Main Library was
under construction and will be closed upon occupancy of the new facility.
11. The proposed use conforms precisely to the applicable performance standards
contained in Part 9.04.12 and special conditions outlined in Part 9.04.14 of the
City of Santa Monica Comprehensive Land Use and Zoning Ordinance, in that
there no performance standards or special condition applicable to the temporary
library.
12. The proposed use will not result in an over concentration of such uses in the
immediate vicinity, in that the temporary library will be used as a replacement
facility for only a 24-month period while the new Main Library is under
construction.
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Variance Findings – VAR02-027
1. There are special circumstances or exceptional characteristics applicable to the
property involved, including size, shape, topography, location or surroundings, or
the intended use or development of the property that do not apply to other
properties in the vicinity under an identical zoning classification in that the
proposed use is for a temporary library while a new library facility is under
construction. The use will be for approximately 24-months. The proposed site for
the temporary facility will not accommodate the 98 required parking spaces,
resulting in a deficit of 77 spaces during this 24-month time period. However, the
downtown location is near the transit mall which provides connections to public
transit citywide.
2. The granting of this variance will not be detrimental nor injurious to the property
or improvements in the general vicinity and district in which the property is
located in that the use of the subject building for a temporary library is for a short,
24-month construction period and the downtown location is near the transit mall
which provides connections to public transit citywide.
3. The strict application of the provisions of this Chapter would result in practical
difficulties or unnecessary hardships, not including economic difficulties or
economic hardships in that there are no available buildings of sufficient size in
close proximity to the existing Main Library site that have the Code required
number of off-street parking spaces that can be used as a temporary library. The
subject site is the only property currently available that is in close proximity to the
current Main Library site and is of sufficient size to accommodate the temporary
library use. Residents of the city have traditionally used the downtown library as
it is central for all the community and is well serviced by public transportation
from the entire city. By placing the temporary facility outside the downtown area,
it would be a hardship for some residents of the city to use its services due to
distance needed to travel and to lack of a centralized public transportation
system to sites outside of the downtown area. The downtown is the core of the
City and is accessible to the entire community.
4. The granting of a variance will not be contrary to or in conflict with the general
purposes and intent of this Chapter, nor to the goals, objectives, and policies of
the General Plan. Specifically, Santa Monica Municipal Code (SMMC) Section
9.04.20.10.030 (b) allows a variance to modify the number, size, location and
design of automobile parking spaces when the variance findings can made to
justify the request. As proposed, the subject variance meets the intent of the
Zoning Ordinance in that it provides off-street parking that is accessible to the
use during the 24-months while the new library is under construction. In addition,
Circulation Element Policy #4.1.3 states that public facilities and services should
be located and designed for convenient access and efficient transport for all
intended users. The site is adjacent to the City’s Transit Mall and users of the
43
facility will be able to travel by public transportation to and from the new facility.
5. The variance would not impair the integrity and character of the district in which it
is to be located in that the subject property is nearby the public transit mall which
provides transportation options for the users of the facility and is only for the 24
month period while the new Main Library is under construction.
6. The subject site is physically suitable for the proposed variance in that the
subject property is nearly built out with existing physical improvements that
preclude an opportunity to provide additional on-site parking spaces. These site
conditions, specifically the location and size of existing buildings and the lot area,
support the need for a variance at this location.
7. There are adequate provisions for water, sanitation, and public utilities and
services to ensure that the proposed variance would not be detrimental to public
health and safety in that the proposed temporary library use will require only
minor interior modifications of the existing building which is located within a
developed urbanized environment that is adequately served by existing
infrastructure, public utilities and services.
8. There will be adequate provisions for public access to serve the subject variance
proposal in that the subject property will have access from Fifth Street and Fourth
Court and be used only for 24-months as a temporary library.
9. For the reduction of the automobile parking space requirements, the reduction is
based and conditioned upon an approved parking reduction plan that
incorporates transportation control measures that have been demonstrated to be
effective in reducing parking needs and that are monitored, periodically reviewed
for continued effectiveness, and enforced by the City as contained in Section
9.04.10.08.050 of this Chapter. These measures include programs for
carpooling, public transportation, and the use of alternative work schedules in
accordance with professional transportation standards.
10. The strict application of the provisions of this Chapter would result in
unreasonable deprivation of the use or enjoyment of the property in that due to
existing parcel constraints, the location of existing improvements, and/or the
placement of adjacent uses, practical use or enjoyment of the subject parcel as a
temporary library would not be possible.
Text Amendment – TA02-008
1. The proposed amendment is consistent in principle with the goals, objectives,
policies, land uses, and programs specified in the adopted General Plan in that
the modified text language will accommodate the unique design and the need for
limited pedestrian access points of larger buildings, allow for flexibility in street-
level building design and still ensure that the pedestrian oriented design
44
objectives for the downtown are met. The proposed text amendment will require
that the Architectural Review Board make appropriate findings that the
pedestrian design modifications are not detrimental to the downtown area of the
City.
2. The public health, safety and general welfare require the adoption of the
proposed amendment in that the amendment will allow the Architectural Review
Board to modify the street level public entrance and pedestrian use requirements
in order to accommodate the pedestrian access needs of larger buildings. This
text amendment will contribute to the public health, safety and general welfare of
the community by allowing for more flexible street-level design standards in order
to facilitate better design and more creativity in accomplishing pedestrian
orientation.
CONDITIONS OF APPROVAL – NEW MAIN LIBRARY (DR02-015and CUP02-025)
Plans
1. This approval is for those plans dated 9/20/02, 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 Chapter 1, Article IX of the
Municipal Code, (Zoning Ordinance) and all other pertinent ordinances and
General Plan policies of the City of Santa Monica.
3. Final parking lot layout and specifications shall be subject to the review and
approval of the Transportation Management Division.
4. Minor amendments to the plans shall be subject to approval by the Director of
Planning and Community Development. A significant change in the approved
concept shall be subject to Planning Commission Review. Construction shall be
in conformance with the plans submitted or as modified by the Planning
Commission, Architectural Review Board or Director of Planning and Community
Development.
Architectural Review Board
5. Prior to consideration of the project by the Architectural Review Board, the
applicant shall review disabled access requirements with the Building and Safety
Division and make any necessary changes in the project design to achieve
compliance with such requirements. The Architectural Review Board, in its
review, shall pay particular attention to the aesthetic, landscaping, and setback
impacts of any ramps or other features necessitated by accessibility
45
requirements.
6. Prior to submittal of landscape plans for Architectural Review Board approval, the
applicant shall contact the Department of Environmental and Public Works
Management regarding urban runoff plans and calculations.
7. Construction period signage shall be subject to the approval of the Architectural
Review Board.
8. Plans for final design, landscaping, screening, trash enclosures, and signage
shall be subject to review and approval by the Architectural Review Board.
9. The Architectural Review Board, in its review, shall pay particular attention to the
project's pedestrian orientation and amenities; scale and articulation of design
elements; exterior colors, textures and materials; window treatment; glazing; and
landscaping.
10. As appropriate, the Architectural Review Board shall require the use of anti-
graffiti materials on surfaces likely to attract graffiti.
11. 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.
12. 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. Any rooftop mechanical equipment shall
be minimized in height and area, and shall be located in such a way as to
minimize noise and visual impacts to surrounding properties. Unless otherwise
approved by the Architectural Review Board, rooftop mechanical equipment shall
be located at least five feet from the edge of the roof. Except for solar hot water
heaters, no residential water heaters shall be located on the roof.
Demolition
13. Street trees shall be maintained, relocated or provided as required in a manner
consistent with the City’s Community Forest Management Plan 2000, per the
specifications of the Open Space Management Division of the Community and
Cultural Services Department. No street trees shall be removed without the
approval of the Open Space Management Division.
14. Immediately after demolition of the parking lot and during construction, a security
fence, the height of which shall be the maximum permitted by the Zoning
46
Ordinance (8’), shall be maintained around the perimeter of the lot. The lot shall
be kept clear of all trash, weeds, etc. Mesh fabric shall be installed on the fence
to reduce the amount of dust leaving the site.
15. Prior to issuance of any demolition or construction permits, a demolition materials
recycling plan shall be filed for approval by the Department of Environmental and
Public Works Management which seeks to maximize the reuse/recycling of
existing building materials.
16. Until such time as the demolition is undertaken, and unless the structure is
currently in use, the existing structure shall be maintained and secured by
boarding up all openings, erecting a security fence, and removing all debris,
bushes and planting that inhibit the easy surveillance of the property to the
satisfaction of the Building and Safety Officer and the Fire Department. Any
landscaping material remaining shall be watered and maintained until demolition
occurs.
17. Prior to issuance of a demolition permit, applicant shall prepare for Building
Division approval a rodent and pest control plan to ensure that demolition and
construction activities at the site do not create pest control impacts on the project
neighborhood.
18. No demolition of buildings or structures 40 years of age or older shall be
permitted until the end of a 60-day review period by the Landmarks Commission
to determine whether an application for landmark designation shall be filed. If an
application for landmark designation is filed, no demolition shall be approved until
a final determination is made by the Landmarks Commission on the application.
Construction
19. 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.
20. 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.
21. 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.
22. A construction period mitigation plan shall be prepared by the applicant for
approval by the Department of Environmental and Public Works Management
47
prior to issuance of a building permit. The approved mitigation plan shall be
posted on the construction site for the duration of the project construction and
shall be produced upon request. As applicable, this plan shall 1) Specify the
names, addresses, telephone numbers and business license numbers of all
contractors and subcontractors as well as the developer and architect; 2)
Describe how demolition of any existing structures is to be accomplished; 3)
Indicate where any cranes are to be located for erection/construction; 4)
Describe how much of the public street, alleyway, or sidewalk is proposed to be
used in conjunction with construction; 5) Set forth the extent and nature of any
pile-driving operations; 6) Describe the length and number of any tiebacks which
must extend under the property of other persons; 7) Specify the nature and
extent of any dewatering and its effect on any adjacent buildings; 8) Describe
anticipated construction-related truck routes, number of truck trips, hours of
hauling and parking location; 9) Specify the nature and extent of any helicopter
hauling; 10) State whether any construction activity beyond normally permitted
hours is proposed; 11) Describe any proposed construction noise mitigation
measures; 12) Describe construction-period security measures including any
fencing, lighting, and security personnel; 13) Provide a drainage plan; 14)
Provide a construction-period parking plan which shall minimize use of public
streets for parking; 15) List a designated on-site construction manager; 16)
Provide a construction materials recycling plan which seeks to maximize the
reuse/recycling of construction waste; 17) Provide a plan regarding use of
recycled and low-environmental-impact materials in building construction; 18)
provide a construction period water runoff control plan.
23. 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.
24. The property owner shall insure any graffiti on the site is promptly removed
through compliance with the City's graffiti removal program.
25. A copy of these conditions shall be posted in an easily visible and accessible
location at all times during construction at the project site. The pages shall be
laminated or otherwise protected to ensure durability of the copy.
Environmental Mitigation
26. 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.)
27. To mitigate solid waste impacts, prior to issuance of a Certificate of Occupancy,
project owner shall submit a recycling plan to the Department of Environmental
48
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.
28. 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:
a. Non-stormwater runoff, sediment and construction waste from the
construction site and parking areas is prohibited from leaving the site;
b. An sediments or materials which are tracked off-site must be removed the
same day they are tracked off-site;
c. 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;
d. 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;
e. Drainage controls may be required depending on the extent of grading and
topography of the site.
f. 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.
29. Pursuant to Mitigation Measure MM 4.1-1: Exterior lights shall only shed light
pools on the project site, incorporating “cut-off” shields as appropriate to prevent
an increase in lighting at adjacent properties.
30. Pursuant to Mitigation Measure MM 4.1-2: Landscape illumination and exterior
sign lighting shall be accomplished with low-level, unobtrusive fixtures. Such
lighting shall be shielded to direct light pools away from off-site viewers.
31. Pursuant to Mitigation Measure MM 4.3-1: A site-specific geo-technical report
shall be prepared that would outline soil stability control practices and
construction techniques.
32. Pursuant to Mitigation Measure MM 4.3-2: To minimize soil erosion and/or slope
instability during site preparation activities, temporary drainage devices shall be
installed at the top of excavation banks to divert water away from the banks.
Additionally, the project shall be compliant with Chapter 29 of the CBC and Cal-
49
OSHA regulations pertaining to excavation, trenching, and shoring, and
implementation of standard erosion control practices.
33. Pursuant to Mitigation Measure MM 4.3-3: Before construction begins, a
groundwater study shall be completed to predict the groundwater levels expected
during excavation activities if it is discovered that groundwater levels will pose a
problem, parking structure design shall include a mechanism of removing
groundwater or percolating surface water which may collect at the base of the
parking structure. The removal system shall be designed to prevent the parking
garage from flooding.
34. Pursuant to Mitigation Measure MM 4.4-1: The City shall implement
recommendations outlined in the Phase II Site Assessment Report prepared for
the project site.
35. Pursuant to Mitigation Measure MM 4.4-2: In the event that previously unknown
soil or groundwater contamination is encountered during construction,
construction activities shall immediately stop, and appropriate health and safety
procedures shall be implemented. Where site contamination is identified, an
appropriate remediation strategy that is approved by the City and DTSC shall be
implemented. The remediation activities shall be performed by qualified and
licensed professionals and all work shall be performed under the supervision of
the City of Santa Monica Environmental Programs Division.
36. Pursuant to Mitigation Measure MM 4.7-1: The project contractor(s) shall
implement, but not be limited to, the following best management practices:
As per Section 4.12 of the City’s Municipal Code (Noise Ordinance), the
?
outdoor construction work on the project shall be limited to the hours of 8:00
.. to 6:00 .. on weekdays and 9:00 .. to 5:00 .. on Saturdays. No
AMPMAMPM
construction activities shall occur on Sundays or holidays.
As per the City’s Noise Ordinance, all construction equipment with a high
?
noise generating potential, such as pile drivers, jackhammers, pavement
breakers or similar equipment which produces noise levels greater than 90
dBA at a distance of fifty feet will be limited to the hours of 10:00 .. and
AM
3:00 ..
PM
All stationary noise generating equipment, such as compressors, shall be
?
located as far as possible from existing houses.
Machinery, including motors, shall be turned off when not in use.
?
Mobile equipment shall not be allowed to run idle near existing residences.
?
Neighbors within 200 feet of major construction areas shall be notified of the
construction schedule in writing prior to construction; the project sponsor shall
designate a “disturbance coordinator” who shall be responsible for responding to
any local complaints regarding construction noise; the coordinator (who may be
50
an employee of the developer or general contractor) shall determine the cause of
the complaint and shall require that reasonable measures warranted to correct
the problem be implemented; and a telephone number for the noise disturbance
coordinator shall be posted conspicuously at the construction site fence and
included on the notification sent to neighbors adjacent to the site.
37. Pursuant to Mitigation Measure MM 4.9-1, the following improvements shall be
implemented at Sixth Street & Wilshire Boulevard—Modify the traffic signal
phasing to allow actuated protected/permissive left-turn phasing for the Wilshire
Boulevard westbound left-turn movements. Implementation of this mitigation
measure would necessitate the provision of some combination of new striping,
signage, controller cabinets, poles, mast arms, detectors, and/or signal heads.
38. Pursuant to Mitigation Measure MM 4.9-2, the following improvements shall be
implemented at Lincoln Boulevard & Santa Monica Boulevard—Modify the traffic
signal phasing to allow actuated overlapping protected left-turn phasing for the
Lincoln Boulevard northbound and southbound left-turn movements.
Implementation of this mitigation measure would necessitate the provision of
some combination of new striping, signage, controller cabinets, poles, mast
arms, detectors, and/or signal heads.
39. Pursuant to Mitigation Measure MM 4.10-1: Proposed project activities shall take
place outside of the breeding bird season that generally runs from March 1
through August 31 to avoid “take” of all birds and their active nests including
raptors and other migratory non-game birds.
40. Pursuant to Mitigation Measure MM 4.10-2: If it is not feasible for project
activities to avoid the breeding bird season, thirty days prior to the disturbance on
the project site, a qualified biologist shall perform bird surveys in accordance with
the California Department of Fish and Game (CDFG) regulations. If a protected
native bird is found, all demolition and ground-disturbing activities within 300 feet
of the nest (within 500 feet for raptor nests) shall be postponed until the nest is
vacated and juveniles have fledged or appropriate mitigation measures
responding to the specific situation are developed in consultation with CDFG.
41. Pursuant to Mitigation Measure MM 4.11-1: Prior to project construction,
construction personnel shall be informed of the potential for encountering
significant archaeological or paleontological resources and instructed in the
identification of archaeological resources, fossils and other potential resources.
This shall include the provision of written materials to familiarize personnel with
the range of resources that might be expected, the type of activities that may
result in impacts, and the legal framework of cultural resources protection. All
construction personnel will be specifically informed of the need to stop work in
the vicinity of a potential discovery until a qualified archaeologist and/or
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paleontologist has been provided the opportunity to assess the significance of
the find and implement appropriate measures to protect or scientifically remove
the find. Construction personnel will also be informed of the requirement that
unauthorized collection of archaeological and/or fossil resources is prohibited.
42. Pursuant to Mitigation Measure MM 4.11-2: If archaeological and/or
paleontological resources uncovered during construction activities is determined
by a qualified archaeologist and/or paleontologist to be significant, and if it cannot
be preserved intact through feasible project design measures, then the City shall
retain a qualified archaeologist and/or paleontologist to design and implement a
treatment plan to document and evaluate the data and/or preserve appropriate
scientific samples. The results of such a study shall be provided in a report
prepared in accordance with accepted professional practice, and copies of the
report shall be submitted to the South-Central Coastal Information Center and
Los Angeles County Museum of Natural History.
43. Pursuant to Mitigation Measure MM 4.11-3: In the event of the discovery of a
burial, human bone, or suspected human bone, all excavation or grading in the
vicinity of the find shall halt immediately and the area of the find shall be
protected. If a qualified archaeologist is present, he/she shall determine whether
the bone is human. If the archaeologist determines that the bone is human, or in
the absence of an archaeologist, the City immediately shall notify the Los
Angeles County Coroner of the find and comply with the provisions of P.R.C.
Section 5097 with respect to Native American involvement, burial treatment, and
re-burial.
44. Pursuant to Mitigation Measure MM 4.12-1: The applicant shall prepare a
Construction Impact Mitigation Plan to be reviewed by the City prior to issuance
of a building permit, and shall implement all identified measures during the
construction period.
45. Pursuant to Mitigation Measure MM 4.12-2: The applicant/contractor shall
submit a plan, prior to issuance of a building permit, to demonstrate that
construction traffic shall avoid using residential streets in the project vicinity for
construction activities.
46. Pursuant to Mitigation Measure MM 4.12-3: The applicant/contractor shall
submit a plan, prior to issuance of a building permit, that demonstrates the
provision of all necessary off-site parking for construction workers so as to avoid
impacts on parking in the project neighborhood and surrounding residential
streets.
Miscellaneous Conditions
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47. The building address shall be painted on the roof of the building and shall
measure four feet by eight feet (32 square feet).
48. 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.
49. 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.
50. 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.
51. 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.
52. Prior to issuance of a Final Inspection the applicant shall post a notice at the
building entry stating that the site is regulated by a Development Review and
th
Conditional Use Permit (1343 6 Street) and the Statement of Official Action,
which includes the establishment’s conditions of approval, is available upon
request. This notice shall remain posted at all time the establishment is in
operation.
Validity of Permits
53. 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.
54. Within ten days of Planning Division transmittal of the Statements of Official
Action, project applicant shall sign and return a copy of the Statements of Official
Action prepared by the Planning Division, agreeing to the Conditions of approval
and acknowledging that failure to comply with such conditions shall constitute
grounds for potential revocation of the permit approval. By signing same,
applicant shall not thereby waive any legal rights applicant may possess
regarding said conditions. The signed Statements shall be returned to the City
Planning Division. Failure to comply with this condition shall constitute grounds
for potential permit revocation.
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55. The approvals of DR 02-015 and CUP 02-025 shall not become effective for a
period of fourteen days from the date of determination or, if appealed, until a final
determination is made on the appeal. Any appeal must be made in the form
required by the Zoning Administrator. The approval of these permits shall expire
if the rights granted are not exercised within one year from the permits effective
date. Exercise of rights shall mean issuance of a building permit to commence
construction. However, the permits shall also expire if the building permit
expires, if final inspection is not completed or a Certificate of Occupancy is not
issued within the time periods specified in SMMC Section 8.08.060, or if the
rights granted are not exercised within one year following the earliest to occur of
the following: issuance of a Certificate of Occupancy or, if no certificate of
Occupancy is required, the last required final inspection for the new construction.
One six-month extension may be permitted if approved by the Director of
Planning. Applicant is on notice that time extensions may not be granted if
development standards relevant to the project have changed since project
approval.
56. The rights granted by Development Review Permit 02-105 and Conditional Use
Permit 02-026 cannot be exercised until the effective date of an ordinance
enacting Text Amendment 02-008.
Monitoring of Conditions
57. 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 Transportation Management
Division, the Fire Department, the Police Department, the Community and
Economic Development Department and the Finance Department are aware of
project requirements which must be satisfied prior to issuance of a Building
Permit, Certificate of Occupancy, or other permit, and that other responsible
agencies are also informed of conditions relating to their responsibilities. Project
owner shall demonstrate compliance with 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.
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CONDITIONS OF APPROVAL - TEMPORARY LIBRARY (CUP02-026 AND VAR 02-
027
Plans
1. This approval is for those plans received 9/12/02, 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 Chapter 1, Article IX of the
Municipal Code, (Zoning Ordinance) and all other pertinent ordinances and
General Plan policies of the City of Santa Monica.
3. Final parking lot layout and specifications shall be subject to the review and
approval of the Transportation Management Division.
4. Minor amendments to the plans shall be subject to approval by the Director of
Planning. A significant change in the approved concept shall be subject to
Planning Commission Review. Construction shall be in conformance with the
plans submitted or as modified by the Planning Commission, Architectural
Review Board or Director of Planning.
5. The variance will lapse after the new Main Library is reopened at 1343 Sixth
Street.
Architectural Review Board
5. Prior to consideration of the project by the Architectural Review Board, the
applicant shall review disabled access requirements with the Building and Safety
Division and make any necessary changes in the project design to achieve
compliance with such requirements. The Architectural Review Board, in its
review, shall pay particular attention to the aesthetic, landscaping, and setback
impacts of any ramps or other features necessitated by accessibility
requirements.
6. Construction period signage shall be subject to the approval of the Architectural
Review Board.
7. Street trees shall be maintained, relocated or provided as required in a manner
consistent with the City’s Community Forest Management Plan 2000, per the
specifications of the Open Space Management Division of the Community and
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Cultural Services Department. No street trees shall be removed without the
approval of the Open Space Management Division.
8. Plans for final design, landscaping, screening, trash enclosures, and signage
shall be subject to review and approval by the Architectural Review Board.
9. As appropriate, the Architectural Review Board shall require the use of anti-
graffiti materials on surfaces likely to attract graffiti.
10. 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. Any rooftop mechanical equipment shall
be minimized in height and area, and shall be located in such a way as to
minimize noise and visual impacts to surrounding properties. Unless otherwise
approved by the Architectural Review Board, rooftop mechanical equipment shall
be located at least five feet from the edge of the roof. Except for solar hot water
heaters, no residential water heaters shall be located on the roof.
Construction
11. 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.
12. 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.
13. 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.
14. The property owner shall insure any graffiti on the site is promptly removed
through compliance with the City's graffiti removal program.
15. 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.
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16. 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 Transportation Management
Division, the Fire Department, the Police Department, the Community and
Economic Development Department and the Finance Department are aware of
project requirements which must be satisfied prior to issuance of a Building
Permit, Certificate of Occupancy, or other permit, and that other responsible
agencies are also informed of conditions relating to their responsibilities. Project
owner shall demonstrate compliance with 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.
Environmental Mitigation
17. 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.)
18. To mitigate solid waste impacts, prior to issuance of a Certificate of Occupancy,
project owner shall submit a recycling plan to the Department of Environmental
and Public Works Management for its approval. The recycling plan shall include
1) list of materials such as white paper, computer paper, metal cans, and glass to
be recycled; 2) location of recycling bins; 3) designated recycling coordinator; 4)
nature and extent of internal and external pick-up service; 5) pick-up schedule; 6)
plan to inform tenants/ occupants of service.
Miscellaneous Conditions
19. The building address shall be painted on the roof of the building and shall
measure four feet by eight feet (32 square feet).
20. 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.
21. 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.
57
22. 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.
23. Prior to Final Inspection, the applicant shall post a notice at the building entry
stating that the site is regulated by a Conditional Use Permit and Variance and
the Statement of Official Action, which includes the establishment’s conditions of
approval, is available upon request. This notice shall remain posted at all time
the establishment is in operation.
24. Lighting shall be shielded and directed away from adjacent residences.
Validity of Permits
25. 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.
26. Within ten days of Planning Division transmittal of the Statement of Official
Action, project applicant shall sign and return a copy of the Statement of Official
Action prepared by the Planning Division, agreeing to the conditions of approval
and acknowledging that failure to comply with such conditions shall constitute
grounds for potential revocation of the permit approval. By signing same,
applicant shall not thereby waive any legal rights applicant may possess
regarding said conditions. The signed Statement shall be returned to the City
Planning Division. Failure to comply with this condition shall constitute grounds
for potential permit revocation.
27. The approvals of CUP02-026 and VAR 02-027 shall not become effective for a
period of fourteen days from the date of determination or, if appealed, until a final
determination is made on the appeal. Any appeal must be made in the form
required by the Zoning Administrator. The approval of this permit shall expire if
the rights granted are not exercised within one year from the permit’s effective
date. Exercise of rights shall mean issuance of a building permit to commence
construction. However, the permit shall also expire if the building permit expires,
if final inspection is not completed or a Certificate of Occupancy is not issued
within the time periods specified in SMMC Section 8.08.060, or if the rights
granted are not exercised within one year following the earliest to occur of the
following: issuance of a Certificate of Occupancy or, if no certificate of
Occupancy is required, the last required final inspection for the new construction.
One six month extension may be permitted if approved by the Director of
Planning. Applicant is on notice that time extensions may not be granted if
development standards relevant to the project have changed since project
58
approval. Additionally, the rights associated with this approval shall expire if the
establishment ceases operation for a period of one year or longer.
Monitoring of Conditions
28. 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 City Planning Division itself and
other City divisions and departments such as the Building Division, the
Environmental and Public Works Management Department, the Fire Department,
the Police Department, the Community and Economic Development Department
and the Finance Department are aware of project requirements which must be
satisfied prior to issuance of a Building Permit, Certificate of Occupancy, or other
permit, and that other responsible agencies are also informed of conditions
relating to their responsibilities. Project owner shall demonstrate compliance with
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.
Prepared by: Suzanne Frick, Director
Jay Trevino, AICP, Planning Manager
Amanda Schachter, Principal Planner
Paul Foley, Senior Planner
Patrick Clarke, Associate Planner
Attachments: A. Municipal Code and General Plan Conformance
B. Notice of Public Hearing
C. Notice of Completion and Public Availability
D. Resolution certifying the Final EIR
E. Resolution adopting a Statement of Overriding Consideration
and Mitigation Monitoring Program
F. Proposed text amendment
G. Sign posting Photograph, project plans and photos of
properties and surrounding sites for Temporary Library
H. Signs posting photograph, project plans and photos of
properties and surrounding sites for Permanent Library
I. Final EIR
59
ATTACHMENT D
PLANNING COMMISSION STAFF REPORT DATED
FEBRUARY 12, 2003 W/OUT ATTACHMENTS
60
CP:JT:AS:PF:PC:f:\plan\share\pc\stfpt\02\02DR015A
Planning Commission Meeting: February 12, 2003 Santa Monica, California
TO: The Honorable Planning Commission
FROM: Planning Staff
SUBJECT: Development Review Permit 02-015
Conditional Use Permit 02-025
Variance 03-002
Text Amendment 02-008
Addresses: 1343 Sixth Street
Applicant: City of Santa Monica Library
Property Owner: City of Santa Monica
INTRODUCTION
This report supplements the report presented to the Planning Commission on January
8, 2003.
PROJECT DESCRIPTION
Development Review Permit 02DR-015, Conditional Use Permit 02CUP025, Variance
03-002 and Text Amendment 02TA008 are proposed to permit the construction of a
two-story, 102,058 square foot new Main Library located at 1343 Sixth Street for the City
of Santa Monica. The project would provide 32 surface parking spaces and three levels of
subterranean parking containing 527 parking spaces. A Development Review Permit is
required for developments over 30,000 square feet in size in the C3 zoning district. A
Conditional Use Permit is required in all zoning districts for government uses (libraries). A
Variance is required to allow 186 on-site parking spaces to be provided in lieu of the 408
parking spaces required by Code. An amendment to the City’s Zoning Ordinance is
required to permit the Architectural Review Board to approve exceptions from the
requirement of one public entrance for every one hundred feet of building façade required
of buildings in the C3 zoning district.
ANALYSIS
Background
The Planning Commission at its January 8, 2003 meeting reviewed the proposals for the
new main library and the temporary library facility. At that meeting, the Commission
approved the Conditional Use Permit (02CUP026) and Variance (02VAR027) for the
temporary library, adopted a resolution certifying the Environmental Impact Report
02EIR01, and adopted a resolution approving a Statement of Overriding Considerations
61
and Mitigation Monitoring Program. In addition, the Commission requested that the
applicant redesign portions of the proposed main library and return to the Commission
on February 12, 2003.
A variance application has also been filed subsequent to the last public hearing.
Although a sufficient number of on-site parking spaces are provided to meet the 408
Code required parking spaces, a parking study conducted for the Main Library Master
Plan indicated a peak parking demand for the new facility at 189 spaces. The variance
application was filed in order to be able to preserve the remaining 370 parking spaces
provided on-site for public use. A discussion of the parking study is contained later in
this staff report.
Project Design
The Commission provided direction for modifications in the following areas:
?
Sixth Street elevation needs more articulation; a landscaping strip should be
provided adjacent to the sidewalk;
?
Seventh Street elevation needs more pedestrian orientation, especially at the
Santa Monica Boulevard corner;
?
Parking area at the north side of the site needs the addition of a “pocket park”;
and
?
Exterior materials should be compatible with the materials proposed for the
interior spaces.
In response to the Commission’s direction, the library design has been modified as
follows:
?
Building massing has been set back at the street level near the corner of
Seventh Street and Santa Monica Boulevard, serving to identify and shelter a
garage stair entry/exit.
?
Upper level corner windows with projecting sunshades have been added at
the corner of Seventh Street and Santa Monica Boulevard.
?
Building massing along Sixth Street has been changed with a second floor
staff room added to create an outdoor terrace.
?
Massing along Sixth Street has been setback, creating a covered access to a
book-drop.
?
North entry garden has been expanded along Sixth Street and towards the
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surface parking area with additional planting and gathering space.
?
Solid walls have changed to more open decorative fences at a small garden
along Sixth and Seventh Streets.
?
Landscaping has been added adjacent to the sidewalk along Sixth and
Seventh Streets.
Variance
A total of 559 parking spaces are proposed on–site, including 32 surface spaces and
527 parking spaces within 3 levels of subterranean parking. The Code requires 408
parking spaces for the library based upon the proposed uses and floor area within the
facility. The request for the reduction in the number of on-site parking spaces is based
upon the Parking Study for the Santa Monica Main Library Master Plan (October 1997),
prepared by Kaku Associates, which utilized surveys of library patrons as well as
parking inventory and utilization surveys. The parking study, which is based upon
library patrons’ travel patterns, parking characteristics and parking supply, indicates that
the peak demand for on-site parking from library patrons and employees is 189 spaces.
This is much lower than the 408 parking spaces that would be required by Code based
upon standards which relate solely to the uses and floor area within the building.
Therefore, the 219 additional parking spaces are surplus spaces that are not needed to
satisfy the actual parking demand of library users. However, approval of a parking
variance is required to allow these additional 219 parking spaces to be made available
for general public use. The provision of this additional parking, which is not required to
support the actual library operation, is consistent with Land Use Objective 1.11 which
requires that the City: “Provide land for parks and other public facilities adequate to
meet future needs.” The additional subterranean parking spaces will help meet a critical
demand for parking in the downtown area.
Text Amendment
The development standards for the C3 zoning district contained in SMMC Section
9.04.18.060 (h) require the building façade at the street frontage to contain at least one
public entrance or other publicly accessible pedestrian-oriented use every 100 feet. In
addition, SMMC Section 9.04.10.02.440 requires a list of pedestrian oriented design
elements at the street frontage of the building. Under the Code, the Architectural
Review Board may modify the requirements for the pedestrian oriented design elements
if there are practical difficulties, unnecessary hardships or unusual circumstances
associated with the project. However, no such modification is permitted for the
requirement of public entrances or pedestrian oriented uses every 100 feet.
The unique design, floor plan and secured access requirements of a large institutional
building such as the new Main Library make it difficult to comply with all of the
pedestrian oriented design standards required of buildings only under the C3 zoning
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district regulations. The proposed text amendment sent to the Commission on January
8, 2003 would allow for modifications to the requirements for public entrances or
publicly accessible uses by the Architectural Review Board in the same manner and
with the same findings associated with the pedestrian oriented design requirements.
The findings to be made by the Architectural Review Board require that strict application
of the provisions would result in practical difficulties, or that there are exceptional
circumstances applicable to the proposal and that it would not adversely impact
neighboring properties or be to the detriment of the district’s pedestrian-oriented
environment.
Another option for Commission consideration would allow staff to review and approve
such a modification request based upon the same findings. This approach is
appropriate since the requirement for the public entrances is a development standard.
The review by the Architectural Review Board (and Planning Commission on appeal)
could then concentrate on the more aesthetic aspects of the project.
Staff recommends that the Commission forward to Council text language that would
allow staff to review and approve the modification request (Attachment D). This
recommendation is based upon further evaluation which has taken into account the use
of staff resources and on-going budget concerns.
Conclusion
The elevations for Sixth and Seventh Street have been changed to reflect the direction
provided by the Commission. In addition, changes have been made to the parking area
to the north of the building and landscaping has been added to create more of a “pocket
park”. Staff has amended Condition #9 to require that the Architectural Review Board
pay particular attention to the exterior materials to ensure that they are compatible with
the materials proposed for the interior spaces. Finally, approval of the parking variance
will ensure that a sufficient number of parking spaces are provided for library patrons
and employees while maximizing the number of off-street parking spaces that can be
made available to the public within the downtown where parking demand is highest.
Alternatives: Other than the recommended action, the Planning Commission may:
?
Continue the project for redesign;
?
Deny the project without prejudice based on revised findings; or
?
Deny the project based on revised findings.
RECOMMENDATION
Planning staff recommends that the Commission take the following actions based on
the following findings and conditions:
1. Approve Development Review Permit 02-015;
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2. Approve Conditional Use Permit 02-025;
3. Approve Variance 03-002; and
4. Recommend that the City Council adopt an ordinance amending Article IX of the
Municipal Code.
Development Review Permit Findings – DR02-015
1. The physical location, size, massing, and placement of proposed structures on
the site and the location of the proposed uses within the project are compatible
with and relate harmoniously to the surrounding sites and neighborhoods, in that
the new Main Library will continue to provide the same essential community
services as the existing library on the same parcel, only with a modern, flexible
and expanded facility to better meet the changing needs of the community. The
2-story, 43’11”, 102,580 square foot building will have frontages along Santa
Monica Boulevard and Sixth and Seventh Streets and will be of a scale and
massing comparable to the surrounding buildings in the neighborhood which
range in size from one to five stories in height and include a variety of styles and
uses. The building will contains entrances adjacent to the three streets that the
building fronts providing pedestrian access and enhancing the library’s
pedestrian orientation. The building will contain windows facing the streets which
will provide a visual transparency for the library. In addition, landscaping in
excess of what is required by the Code is provided around the building and in the
surface parking lot to the north of the building.
2. The rights-of-way can accommodate autos and pedestrians, including parking
and access, in that the design of the New Main Library focuses on providing
th
direct pedestrian access from all three streets surrounding the project (6 Street,
th
7 Street, and Santa Monica Boulevard). Bus access will continue to be
provided along Santa Monica Boulevard. Direct vehicular access is available
th
from 7 Street in order to limit the potential for congestion on Santa Monica
Boulevard. Surface parking is available at the northern portion of the property to
accommodate short term parking needs; however, the majority of the parking will
be housed beneath the new Main Library structure in three (3) levels of
subterranean parking which will accommodate both Library patrons and
additional public parking needs in the downtown.
3. The health and safety services (police, fire, etc.) and public infrastructure (e.g.
utilities) are sufficient to accommodate the new development, in that the new
Main Library is located within an urbanized area that is already served by exiting
infrastructure. No new safety services or public infrastructure will be required by
this project.
4. Any on-site provision of housing or parks and open public space, which are part
of the required project mitigation measures required in Subchapter 9.04.70 Part
9.04.10.12 of the City of Santa Monica Comprehensive Land Use and Zoning
65
Ordinance, satisfactory meet the goals of the mitigation program, in that no such
requirement is applicable to the construction of the new Main Library.
5. The project is generally consistent with the Municipal Code and General Plan, in
that the new Main Library is being designed/constructed to continue to provide
the same essential community services as the existing Library on the same
parcel, only at a level to better meet the changing needs of the community. The
replacement of the Main Library in the downtown is consistent with Land Use
Element Objective 1.3 which states that the downtown should be reinforced as
the focus of the City, supporting the greatest concentration of activity.
Additionally, Land Use Policy 1.3.1 states that the City policies for the downtown
should: “Encourage the concentration of land uses and activities which create
activity in both the daytime and evening hours.” The new Main Library will
function as a community center with a wide range of public serving activities. In
addition to traditional library services, the new library will provide a library store,
an auditorium, space for media and youth services, a central courtyard and café,
various community-meeting spaces, a computer lab, and a separate space for
the Santa Monica Historical Society Museum. These spaces will provide for
daytime and evening activities and serve as public gathering spaces. The library
will enliven the Sixth and Seventh Street areas of downtown as it will remain
open until 9:00 p.m. during the weekday evenings and provide pedestrian activity
during times when pedestrian activity is typically less. The use of the surface
parking lot for the expanded new Main Library, and the development of City-
owned subterranean parking is consistent with Land Use Objective 1.11 which
requires that the City: “Provide land for parks and other public facilities adequate
to meet future needs.”
6. Reasonable mitigation measures have been included for most adverse impacts
identified in the Environmental Impact Report and a Statement of Overriding
Considerations has been adopted in consideration of those significant impacts
that cannot be mitigated to a level of insignificance.
Conditional Use Permit – CUP02-025
1. The proposed use is one conditionally permitted within the subject zoning district
and complies with all of the applicable provisions of the “City of Santa Monica
Comprehensive Land Use and Zoning Ordinance”, in that the new Main Library
project is considered a City Government use which may be permitted in any
district subjective to approval of a Conditional Use Permit (SMMC 9.04.06.080).
2. The proposed use would not impair the integrity and character of the district in
which it is to be established or located, in that the new Main Library will be an
expanded and improved facility that will continue to provide the same essential
services to the Santa Monica community in the same location.
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3. The subject parcel is physically suitable for the type of land use being proposed,
in that the new Main Library will be constructed on the same parcel as the
existing building. The new Main Library design provides a more efficient use of
the parcel area, including a larger building floor area and three levels of
subterranean parking directly beneath the building for library patrons and other
downtown parking needs.
4. The proposed use is compatible with any of the land uses presently on the
subject parcel if the present land uses are to remain, in that the new Main Library
will be an expanded and improved facility that will replace the existing Library in
the same location and will continue to provide the same essential services to the
Santa Monica community.
5. The proposed use would be compatible with the existing and permissible land
uses within the district and the general area in which the proposed use is to be
located, in that the new Main Library will be an expanded and improved facility
that will replace the existing Library in the same location and will continue to
provide the same essential services to the Santa Monica community. In addition,
the new Main Library project is considered a City government use which may be
permitted in any district subject to approval of a Conditional Use Permit (SMMC
9.04.06.080) which will have conditions of approval that will help ensure its
compatibility with the surrounding area. The proposed building is of a size and
massing similar to the other buildings in the neighborhood. The new Main
Library building is a well-designed contemporary structure that adds to the
diversity of nonresidential and residential uses in the area. In addition, the
building provides a pedestrian oriented use for the area that is compatible with
the existing uses and those permitted under the existing zoning designation.
6. There are adequate provisions for water, sanitation, and public utilities and
services to ensure that the proposed use would not be detrimental to public
health and safety, in that the new Main Library will utilize the existing
infrastructure in and around the subject parcel and the new Main Library will be
designed/constructed to meet or exceed all applicable building code
requirements. In addition, no adverse impacts regarding utilities, public safety or
public services were identified in the EIR prepared for the project.
7. Public access to the proposed use shall be adequate, in that direct pedestrian
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access is available from all three streets surrounding the project (6 Street, 7
Street, and Santa Monica Boulevard) and direct vehicular access is available
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from 7 Street in order to limit the potential for congestion on Santa Monica
Boulevard. Bus access will continue to be provided along Santa Monica
Boulevard.
8. The physical location or placement of the use on the site is compatible with and
relates harmoniously to the surrounding neighborhood, in that the building is
designed with a dramatic entrance at the corner of Santa Monica Boulevard and
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Sixth Street with an entry courtyard. There are also entrances to the library
directly from the subterranean parking garage and the parking lot at the north
side of the project site. An additional entrance is provided through an entry
garden off Sixth Street at the northern edge of the building. Buildings setbacks
are provided along the sides of the proposed building to provide landscaping and
building articulation. The building contains two floors and has a maximum height
of 43’ 11” which is consistent with the buildings in the surrounding area. Vehicle
access to and from the subterranean parking garage will be from Seventh Street
with a ramp provided at the northern side of the project site. Access to the
surface parking area will also be from Seventh Street but egress will only be
provided to Sixth Street.
9. The proposed use is consistent with the goals, objectives, and policies of the
General Plan, in that the replacement of the Main Library in the downtown is
consistent with Land Use Element Objective 1.3 which states that the downtown
should be reinforced as the focus of the City, supporting the greatest
concentration of activity. Additionally, Land Use Policy 1.3.1 states that the City
policies for the downtown should: “Encourage the concentration of land uses and
activities which create activity in both the daytime and evening hours.” The new
Main Library will function as a community center with a wide range of public
serving activities. In addition to traditional library services, the new library will
provide a library store, an auditorium, space for media and youth services, a
central courtyard and café, various community-meeting spaces, a computer lab,
and a separate space for the Santa Monica Historical Society Museum. These
spaces will provide for daytime and evening activities and serve as a public
gathering spaces. The library will enliven the Sixth and Seventh Street areas of
downtown as it will remain open until 9:00 p.m. during the weekday evenings and
provide pedestrian activity during times when pedestrian activity is typically less.
The use of the surface parking lot for the expanded new Main Library, and the
development of City-owned subterranean parking is consistent with Land Use
Objective 1.11 which requires that the City: “Provide land for parks and other
public facilities adequate to meet future needs.” The additional subterranean
parking spaces will help meet a critical demand for parking in the downtown area.
10. The proposed use would not be detrimental to the public interest, health, safety,
convenience, or general welfare, in that the proposed project has been
developed in response to community interest in providing expanded library
services and resources. The City initiated a formal planning process, consisting
of focus groups, surveys, and community meetings, that ultimately resulted in a
Library Master Plan in 1996. In 1998, the voters approved a $25,000,000 bond
measure to fund improvements to the Main and Branch libraries.
11. The proposed use conforms precisely to the applicable performance standards
contained in Part 9.04.12 and special conditions outlined in Part 9.04.14 of the
City of Santa Monica Comprehensive Land Use and Zoning Ordinance, in that
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there are no performance standards or special conditions applicable to the new
Main Library project.
12. The proposed use will not result in an over concentration of such uses in the
immediate vicinity, in that the new Main Library Is a replacement facility that will
continue to provide the same essential services to the Santa Monica community
in the same location.
Variance 03-002
1. There are special circumstances or exceptional characteristics applicable
to the property involved, including size, shape, topography, location, or
surroundings, or to the intended use or development of the property that
do not apply to other properties in the vicinity under an identical zoning
classification. Specifically, a parking study was prepared for the proposed
project which indicated that the peak parking demand for the new main
library will require 189 parking spaces which is far less than the 408
parking spaces required by Code.
2. The granting of such variance will not be detrimental nor injurious to the
property or improvements in the general vicinity and district in which the
property is located in that a total of 559 parking spaces will be provided
on-site with 189 spaces required for the new main library, which is
sufficient to meet library demand, while 370 spaces can be made available
for public parking in the downtown area where parking demand is
greatest.
3. The strict application of the provisions of this Chapter would result in
practical difficulties or unnecessary hardships, not including economic
difficulties or economic hardships in that the strict application of the Code
would require 219 spaces more than would be necessary to serve the
peak parking demand of the new main library and would deprive persons
not using the library of the use of these spaces in the downtown area
where parking demand is greatest.
4. The granting of a variance will not be contrary to or in conflict with the
general purposes and intent of this Chapter, nor to the goals, objectives,
and policies of the General Plan. Specifically, the intent of the variance
provision of the Zoning Ordinance is to allow variations where the literal
interpretation of the Code would lead to results that are inconsistent with
the purposes of the Code. The reduction in the number of on-site parking
spaces is based upon the Parking Study for the Santa Monica Main
Library Master Plan (October 1997) prepared by Kaku Associates which
utilized surveys of library patrons as well as parking inventory and
utilization surveys. The parking study, which is based upon real word
travel patterns, parking characteristics and parking supply, indicates that
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the peak demand for on-site parking from library patrons and employees is
189 spaces, which is much lower than the 408 parking spaces that would
be required by Code based upon standards which relate solely to the uses
and floor area within the building. In addition, the granting of the variance
will provide an additional 219 parking spaces available to the public which
is consistent with Land Use Objective 1.11 which requires that the City:
“Provide land for parks and other public facilities adequate to meet future
needs.” The additional subterranean parking spaces will help meet a
critical demand for parking in the downtown area.
5. The variance would not impair the integrity and character of the district in
which it is to be located in that, according to a parking study was prepared
for the proposed project, the peak parking demand for the new main
library will require 189 parking spaces which is much less than the 408
parking spaces required by Code. A total of 559 parking spaces will be
provided on-site with sufficient spaces to meet peak library-related parking
demand and make available 370 spaces for public parking.
6. The subject site is physically suitable for the proposed variance in that the
2.57 acres site is of level grade and can accommodate the new main
library and provide 32 at-grade parking spaces and 527 parking spaces
within 3 level of subterranean parking.
7. There are adequate provisions for water, sanitation, and public utilities and
services to ensure that the proposed variance would not be detrimental to
public health and safety in that the subject property is located within a
developed urbanized environment that is adequately served by existing
infrastructure, public utilities and services. It is not anticipated that
approval of the subject application will create a need for additional utilities
or services.
8. There will be adequate provisions for public access to serve the subject
variance proposal in that vehicle ingress to the at-grade parking and the
subterranean parking is provided from Seventh Street and egress from the
at-grade is available to Sixth Street.
9. The reduction in the number of required on-site parking spaces for the
new main library is based upon the Parking Study for the Santa Monica
Main Library Master Plan (October 1997) prepared by Kaku Associates
which utilized surveys of library patrons as well as parking inventory and
utilization surveys. The parking study, which is based upon real word
travel patterns, parking characteristics and parking supply, indicates that
the peak demand for on-site parking from library patrons and employees is
189 spaces, which is much lower than the 408 parking spaces that would
be required by Code based upon standards which relate to the uses and
floor area within the building.
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Text Amendment – TA02-008
1 The proposed amendment is consistent in principle with the goals, objectives,
policies, land uses, and programs specified in the adopted General Plan in that
the modified text language will accommodate the unique design and the need for
limited pedestrian access points of larger buildings, allow for flexibility in street-
level building design and still ensure that the pedestrian oriented design
objectives for the downtown are met. The proposed text amendment will require
that staff make appropriate findings that the pedestrian design modifications are
not detrimental to the downtown area of the City.
2. The public health, safety and general welfare require the adoption of the
proposed amendment in that the amendment will allow staff to modify the street
level public entrance and pedestrian use requirements in order to accommodate
the pedestrian access needs of larger buildings. This text amendment will
contribute to the public health, safety and general welfare of the community by
allowing for more flexible street-level design standards in order to facilitate better
design and more creativity in accomplishing pedestrian orientation.
CONDITIONS OF APPROVAL – NEW MAIN LIBRARY
Plans
1. This approval is for those plans received 1/29/03, 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 Chapter 1, Article IX of the
Municipal Code, (Zoning Ordinance) and all other pertinent ordinances and
General Plan policies of the City of Santa Monica.
3. Final parking lot layout and specifications shall be subject to the review and
approval of the Transportation Management Division.
4. Minor amendments to the plans shall be subject to approval by the Director of
Planning and Community Development. A significant change in the approved
concept shall be subject to Planning Commission Review. Construction shall be
in conformance with the plans submitted or as modified by the Planning
Commission, Architectural Review Board or Director of Planning and Community
Development.
Architectural Review Board
5. Prior to consideration of the project by the Architectural Review Board, the
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applicant shall review disabled access requirements with the Building and Safety
Division and make any necessary changes in the project design to achieve
compliance with such requirements. The Architectural Review Board, in its
review, shall pay particular attention to the aesthetic, landscaping, and setback
impacts of any ramps or other features necessitated by accessibility
requirements.
6. Prior to submittal of landscape plans for Architectural Review Board approval, the
applicant shall contact the Department of Environmental and Public Works
Management regarding urban runoff plans and calculations.
7. Construction period signage shall be subject to the approval of the Architectural
Review Board.
8. Plans for final design, landscaping, screening, trash enclosures, and signage
shall be subject to review and approval by the Architectural Review Board.
9. The Architectural Review Board, in its review, shall pay particular attention to the
project's pedestrian orientation and amenities; scale and articulation of design
elements; exterior colors, textures and materials; window treatment; glazing; and
landscaping. The Architectural Review Board should pay particular attention to
the exterior materials to ensure compatibility with the materials proposed for the
interior spaces.
10. As appropriate, the Architectural Review Board shall require the use of anti-
graffiti materials on surfaces likely to attract graffiti.
11. Landscaping plans shall comply with Part 9.04.10.04 (Landscaping Standards) of
the Zoning Ordinance including use of water-conserving landscaping materials,
landscape maintenance and other standards contained in the Subchapter.
12. 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. Any rooftop mechanical equipment shall
be minimized in height and area, and shall be located in such a way as to
minimize noise and visual impacts to surrounding properties. Unless otherwise
approved by the Architectural Review Board, rooftop mechanical equipment shall
be located at least five feet from the edge of the roof. Except for solar hot water
heaters, no residential water heaters shall be located on the roof.
Demolition
13. Street trees shall be maintained, relocated or provided as required in a manner
consistent with the City’s Community Forest Management Plan 2000, per the
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specifications of the Open Space Management Division of the Community and
Cultural Services Department. No street trees shall be removed without the
approval of the Open Space Management Division.
14. Immediately after demolition of the parking lot and during construction, a security
fence, the height of which shall be the maximum permitted by the Zoning
Ordinance (8’), shall be maintained around the perimeter of the lot. The lot shall
be kept clear of all trash, weeds, etc. Mesh fabric shall be installed on the fence
to reduce the amount of dust leaving the site.
15. Prior to issuance of any demolition or construction permits, a demolition materials
recycling plan shall be filed for approval by the Department of Environmental and
Public Works Management which seeks to maximize the reuse/recycling of
existing building materials.
16. Until such time as the demolition is undertaken, and unless the structure is
currently in use, the existing structure shall be maintained and secured by
boarding up all openings, erecting a security fence, and removing all debris,
bushes and planting that inhibit the easy surveillance of the property to the
satisfaction of the Building and Safety Officer and the Fire Department. Any
landscaping material remaining shall be watered and maintained until demolition
occurs.
17. Prior to issuance of a demolition permit, applicant shall prepare for Building
Division approval a rodent and pest control plan to ensure that demolition and
construction activities at the site do not create pest control impacts on the project
neighborhood.
18. No demolition of buildings or structures 40 years of age or older shall be
permitted until the end of a 60-day review period by the Landmarks Commission
to determine whether an application for landmark designation shall be filed. If an
application for landmark designation is filed, no demolition shall be approved until
a final determination is made by the Landmarks Commission on the application.
Construction
19. 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.
20. 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.
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21. 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.
22. A construction period mitigation plan shall be prepared by the applicant for
approval by the Department of Environmental and Public Works Management
prior to issuance of a building permit. The approved mitigation plan shall be
posted on the construction site for the duration of the project construction and
shall be produced upon request. As applicable, this plan shall 1) Specify the
names, addresses, telephone numbers and business license numbers of all
contractors and subcontractors as well as the developer and architect; 2)
Describe how demolition of any existing structures is to be accomplished; 3)
Indicate where any cranes are to be located for erection/construction; 4)
Describe how much of the public street, alleyway, or sidewalk is proposed to be
used in conjunction with construction; 5) Set forth the extent and nature of any
pile-driving operations; 6) Describe the length and number of any tiebacks which
must extend under the property of other persons; 7) Specify the nature and
extent of any dewatering and its effect on any adjacent buildings; 8) Describe
anticipated construction-related truck routes, number of truck trips, hours of
hauling and parking location; 9) Specify the nature and extent of any helicopter
hauling; 10) State whether any construction activity beyond normally permitted
hours is proposed; 11) Describe any proposed construction noise mitigation
measures; 12) Describe construction-period security measures including any
fencing, lighting, and security personnel; 13) Provide a drainage plan; 14)
Provide a construction-period parking plan which shall minimize use of public
streets for parking; 15) List a designated on-site construction manager; 16)
Provide a construction materials recycling plan which seeks to maximize the
reuse/recycling of construction waste; 17) Provide a plan regarding use of
recycled and low-environmental-impact materials in building construction; 18)
provide a construction period water runoff control plan.
23. 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.
24. The property owner shall insure any graffiti on the site is promptly removed
through compliance with the City's graffiti removal program.
25. 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.
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Environmental Mitigation
26. 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.)
27. To mitigate solid waste impacts, prior to issuance of a Certificate of Occupancy,
project owner shall submit a recycling plan to the Department of Environmental
and Public Works Management for its approval. The recycling plan shall include
1) list of materials such as white paper, computer paper, metal cans, and glass to
be recycled; 2) location of recycling bins; 3) designated recycling coordinator; 4)
nature and extent of internal and external pick-up service; 5) pick-up schedule; 6)
plan to inform tenants/ occupants of service.
28. To mitigate storm water and surface runoff from the project site, an Urban Runoff
Mitigation Plan may be required by the Department of Environmental and Public
Works Management (EPWM) pursuant to Municipal Code Chapter 7.10.
Applicant shall contact EPWM to determine applicable requirements, which
include the following:
Non-stormwater runoff, sediment and construction waste from the
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construction site and parking areas is prohibited from leaving the site;
An sediments or materials which are tracked off-site must be removed the
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same day they are tracked off-site;
Excavated soil must be located on the site and soil piles should be
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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
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construction site. No runoff from washing vehicles on a construction site
shall be allowed to leave the site;
Drainage controls may be required depending on the extent of grading
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and topography of the site.
New development is required to reduce projected runoff pollution by at
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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.
29. Pursuant to Mitigation Measure MM 4.1-1: Exterior lights shall only shed light
pools on the project site, incorporating “cut-off” shields as appropriate to prevent
an increase in lighting at adjacent properties.
30. Pursuant to Mitigation Measure MM 4.1-2: Landscape illumination and exterior
sign lighting shall be accomplished with low-level, unobtrusive fixtures. Such
lighting shall be shielded to direct light pools away from off-site viewers.
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31. Pursuant to Mitigation Measure MM 4.3-1: A site-specific geo-technical report
shall be prepared that would outline soil stability control practices and
construction techniques.
32. Pursuant to Mitigation Measure MM 4.3-2: To minimize soil erosion and/or slope
instability during site preparation activities, temporary drainage devices shall be
installed at the top of excavation banks to divert water away from the banks.
Additionally, the project shall be compliant with Chapter 29 of the CBC and Cal-
OSHA regulations pertaining to excavation, trenching, and shoring, and
implementation of standard erosion control practices.
33. Pursuant to Mitigation Measure MM 4.3-3: Before construction begins, a
groundwater study shall be completed to predict the groundwater levels expected
during excavation activities if it is discovered that groundwater levels will pose a
problem, parking structure design shall include a mechanism of removing
groundwater or percolating surface water which may collect at the base of the
parking structure. The removal system shall be designed to prevent the parking
garage from flooding.
34. Pursuant to Mitigation Measure MM 4.4-1: The City shall implement
recommendations outlined in the Phase II Site Assessment Report prepared for
the project site.
35. Pursuant to Mitigation Measure MM 4.4-2: In the event that previously unknown
soil or groundwater contamination is encountered during construction,
construction activities shall immediately stop, and appropriate health and safety
procedures shall be implemented. Where site contamination is identified, an
appropriate remediation strategy that is approved by the City and DTSC shall be
implemented. The remediation activities shall be performed by qualified and
licensed professionals and all work shall be performed under the supervision of
the City of Santa Monica Environmental Programs Division.
36. Pursuant to Mitigation Measure MM 4.7-1: The project contractor(s) shall
implement, but not be limited to, the following best management practices:
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As per Section 4.12 of the City’s Municipal Code (Noise Ordinance), the
outdoor construction work on the project shall be limited to the hours of
8:00 .. to 6:00 .. on weekdays and 9:00 .. to 5:00 .. on
AMPMAMPM
Saturdays. No construction activities shall occur on Sundays or holidays.
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As per the City’s Noise Ordinance, all construction equipment with a high
noise generating potential, such as pile drivers, jackhammers, pavement
breakers or similar equipment which produces noise levels greater than 90
dBA at a distance of fifty feet will be limited to the hours of 10:00 .. and
AM
3:00 ..
PM
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All stationary noise generating equipment, such as compressors, shall be
located as far as possible from existing houses.
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Machinery, including motors, shall be turned off when not in use.
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Mobile equipment shall not be allowed to run idle near existing residences.
Neighbors within 200 feet of major construction areas shall be notified of the
construction schedule in writing prior to construction; the project sponsor shall
designate a “disturbance coordinator” who shall be responsible for responding to
any local complaints regarding construction noise; the coordinator (who may be
an employee of the developer or general contractor) shall determine the cause of
the complaint and shall require that reasonable measures warranted to correct
the problem be implemented; and a telephone number for the noise disturbance
coordinator shall be posted conspicuously at the construction site fence and
included on the notification sent to neighbors adjacent to the site.
37. Pursuant to Mitigation Measure MM 4.9-1, the following improvements shall be
implemented at Sixth Street & Wilshire Boulevard—Modify the traffic signal
phasing to allow actuated protected/permissive left-turn phasing for the Wilshire
Boulevard westbound left-turn movements. Implementation of this mitigation
measure would necessitate the provision of some combination of new striping,
signage, controller cabinets, poles, mast arms, detectors, and/or signal heads.
38. Pursuant to Mitigation Measure MM 4.9-2, the following improvements shall be
implemented at Lincoln Boulevard & Santa Monica Boulevard—Modify the traffic
signal phasing to allow actuated overlapping protected left-turn phasing for the
Lincoln Boulevard northbound and southbound left-turn movements.
Implementation of this mitigation measure would necessitate the provision of
some combination of new striping, signage, controller cabinets, poles, mast
arms, detectors, and/or signal heads.
39. Pursuant to Mitigation Measure MM 4.10-1: Proposed project activities shall take
place outside of the breeding bird season that generally runs from March 1
through August 31 to avoid “take” of all birds and their active nests including
raptors and other migratory non-game birds.
40. Pursuant to Mitigation Measure MM 4.10-2: If it is not feasible for project
activities to avoid the breeding bird season, thirty days prior to the disturbance on
the project site, a qualified biologist shall perform bird surveys in accordance with
the California Department of Fish and Game (CDFG) regulations. If a protected
native bird is found, all demolition and ground-disturbing activities within 300 feet
of the nest (within 500 feet for raptor nests) shall be postponed until the nest is
vacated and juveniles have fledged or appropriate mitigation measures
responding to the specific situation are developed in consultation with CDFG.
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41. Pursuant to Mitigation Measure MM 4.11-1: Prior to project construction,
construction personnel shall be informed of the potential for encountering
significant archaeological or paleontological resources and instructed in the
identification of archaeological resources, fossils and other potential resources.
This shall include the provision of written materials to familiarize personnel with
the range of resources that might be expected, the type of activities that may
result in impacts, and the legal framework of cultural resources protection. All
construction personnel will be specifically informed of the need to stop work in
the vicinity of a potential discovery until a qualified archaeologist and/or
paleontologist has been provided the opportunity to assess the significance of
the find and implement appropriate measures to protect or scientifically remove
the find. Construction personnel will also be informed of the requirement that
unauthorized collection of archaeological and/or fossil resources is prohibited.
42. Pursuant to Mitigation Measure MM 4.11-2: If archaeological and/or
paleontological resources uncovered during construction activities is determined
by a qualified archaeologist and/or paleontologist to be significant, and if it cannot
be preserved intact through feasible project design measures, then the City shall
retain a qualified archaeologist and/or paleontologist to design and implement a
treatment plan to document and evaluate the data and/or preserve appropriate
scientific samples. The results of such a study shall be provided in a report
prepared in accordance with accepted professional practice, and copies of the
report shall be submitted to the South-Central Coastal Information Center and
Los Angeles County Museum of Natural History.
43. Pursuant to Mitigation Measure MM 4.11-3: In the event of the discovery of a
burial, human bone, or suspected human bone, all excavation or grading in the
vicinity of the find shall halt immediately and the area of the find shall be
protected. If a qualified archaeologist is present, he/she shall determine whether
the bone is human. If the archaeologist determines that the bone is human, or in
the absence of an archaeologist, the City immediately shall notify the Los
Angeles County Coroner of the find and comply with the provisions of P.R.C.
Section 5097 with respect to Native American involvement, burial treatment, and
re-burial.
44. Pursuant to Mitigation Measure MM 4.12-1: The applicant shall prepare a
Construction Impact Mitigation Plan to be reviewed by the City prior to issuance
of a building permit, and shall implement all identified measures during the
construction period.
45. Pursuant to Mitigation Measure MM 4.12-2: The applicant/contractor shall
submit a plan, prior to issuance of a building permit, to demonstrate that
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construction traffic shall avoid using residential streets in the project vicinity for
construction activities.
46. Pursuant to Mitigation Measure MM 4.12-3: The applicant/contractor shall
submit a plan, prior to issuance of a building permit, that demonstrates the
provision of all necessary off-site parking for construction workers so as to avoid
impacts on parking in the project neighborhood and surrounding residential
streets.
Miscellaneous Conditions
47. The building address shall be painted on the roof of the building and shall
measure four feet by eight feet (32 square feet).
48. 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.
49. 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.
50. 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.
51. 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.
52. Prior to issuance of a Final Inspection the applicant shall post a notice at the
building entry stating that the site is regulated by a Development Review and
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Conditional Use Permit (1343 6 Street) and the Statement of Official Action,
which includes the establishment’s conditions of approval, is available upon
request. This notice shall remain posted at all time the establishment is in
operation.
Validity of Permits
53. 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.
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54. Within ten days of Planning Division transmittal of the Statements of Official
Action, project applicant shall sign and return a copy of the Statements of Official
Action prepared by the Planning Division, agreeing to the Conditions of approval
and acknowledging that failure to comply with such conditions shall constitute
grounds for potential revocation of the permit approval. By signing same,
applicant shall not thereby waive any legal rights applicant may possess
regarding said conditions. The signed Statements shall be returned to the City
Planning Division. Failure to comply with this condition shall constitute grounds
for potential permit revocation.
55. The approvals of DR 02-015 and CUP 02-025 shall not become effective for a
period of fourteen days from the date of determination or, if appealed, until a final
determination is made on the appeal. Any appeal must be made in the form
required by the Zoning Administrator. The approval of these permits shall expire
if the rights granted are not exercised within one year from the permits effective
date. Exercise of rights shall mean issuance of a building permit to commence
construction. However, the permits shall also expire if the building permit
expires, if final inspection is not completed or a Certificate of Occupancy is not
issued within the time periods specified in SMMC Section 8.08.060, or if the
rights granted are not exercised within one year following the earliest to occur of
the following: issuance of a Certificate of Occupancy or, if no certificate of
Occupancy is required, the last required final inspection for the new construction.
One six-month extension may be permitted if approved by the Director of
Planning. Applicant is on notice that time extensions may not be granted if
development standards relevant to the project have changed since project
approval.
56. The rights granted by Development Review Permit 02-105 and Conditional Use
Permit 02-026 cannot be exercised until the effective date of an ordinance
enacting Text Amendment 02-008.
Monitoring of Conditions
57. 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 Transportation Management
Division, the Fire Department, the Police Department, the Community and
Economic Development Department and the Finance Department are aware of
project requirements which must be satisfied prior to issuance of a Building
Permit, Certificate of Occupancy, or other permit, and that other responsible
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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.
Prepared by: Jay M. Trevino, AICP, Planning Manager
Amanda Schachter, Principal Planner
Paul Foley, Senior Planner
Patrick Clarke, Associate Planner
Attachments:
a. Copy of Staff Report for January 8, 2003 Planning Commission Meeting
b. Revised Plans.
c. Table 10 from 1997 Parking Study for Main Library Master Plan
d. Revised Proposed Zoning Ordinance Text Amendment
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