SR-410-010
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JAN 2 3 i990
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Council Mtg: January 23, 1990
Santa Monica, California
If(o-orO
TO: Mayor and city Council
FROM: City Staff
SUBJECT: Water Garden On-site Water Reclamation Facility
INTRODUCTION
This report recommends that the City council certify a Final
Supplemental Environmental Impact Report for a Water Reclamation
Facility on the Water Garden site and forward the document and
appropriate application to the Regional Water Quality Control
Board for necessary permitting.
BACKGROUND
At its meeting of February 9, 1988, the city council adopted
Ordinance No. 1433 (CCS) approving a Development Agreement
between the City of Santa Monica and J .R. Snyder Company for
development of the Water Garden project. On March 8, 1988, the
City Council approved a Compliance Agreement outlining a water
conservation program for the project.
This included provisions
for installation of water-conserving landscaping, "ultra-low-
flow" toilets and urinals, and a wastewater treatment facility
that would treat all wastewater generated by the proj ect for
reuse on the site. The Agreement directed the developer to use
drought-resistant landscaping to the maximum extent feasible.
The Agreement also required that wastewater from the proj ect 's
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toilets, sinks, and similar sources be appropriately treated to
irrigate landscaping and replenish the artificial lake. In
addition, treated wastewater from Phase II will be recirculated
back into the project's toilets and urinals, provided permits can
be obtained from the appropriate regulatory agencies.
Subsequently, the City retained EIP Associates, an environmental
consulting firm, to prepare a Supplemental Environmental Impact
Report (SEIR) on the impacts of an on-site treatment plant. The
Draft SEIR analyzed impacts upon air quality, water quality, risk
of upset, noise, human health, and utilities. The SEIR found
that the treatment plant would not result in significant impacts
and would meet applicable state of California standards for
reclaimed water quality. After a 45 day public review period,
the city received three comment letters on the Draft SEIR.
DISCUSSION
The Water Garden development includes four buildings containing
office, medical, restaurant, health club, and retail uses
totaling 1,259,577 square feet. Construction of the proJect
includes two phases, with Phase I consisting of two buildings
along Olympic Boulevard and 26th Street as well as the entire
subterranean parking garage and the artificial lake. Phase II
consists of the two buildings along Cloverfield Boulevard and-
Colorado Avenue, along with completion of landscaping and other
site amenities.
The proposed plant is a Cycle-Let Wastewater and Recycling System
constructed by Thetford Systems, Inc. It is a prefabricated
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treatment facility that would collect and treat wastewater from
toilets, urinals, sinks, showers, and similar sources from Phase
I buildings only. The facility will be located in a portion of
the subterranean parking garage.
The treatment process involves primary biological treatment,
secondary ultrafiltration treatment, and tertiary water polishing
treatment. The treated effluent is then piped from holding tanks
to irrigate all landscaping and replenish the 1. 8 acre lake.
Approved landscape plans utilize water-conserving plant material
throughout 80% of the site. The city of Santa Monica will own
and operate the facility with its own employees or with employees
of a qualified contractor who will be responsible for the plant's
maintenance. The costs for operating and on-going maintenance
will be incurred by the development's current owner (Water Garden
Associates, who will fabricate and install the Thetford plant) or
subsequent owners.
As a safety feature, the facility will be connected to the
municipal sewer system, and the city will reserve sewage capacity
at the Hyperion Treatment Plant sufficient for the entire
project. A potable water supply sufficient for the entire
project will also be provided. The separate potable water supply
and connection to the municipal sewer system will be available to
the project should the reclamation facility fail to meet
appropriate health standards. In the event of temporary system
or power failure, the facility's holding tank capacity is
designed to hold up to 24 hours of effluent flow and can
discharge effluent into the sewer system at a controlled rate.
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Final approval for the full operation of the facility is
contingent upon issuance of a permit from the Regional Water
Quality control Board (RWQCB). Approval of the facility will be
largely based on compliance with Title 22 (California
Administrative Code), which establishes health standards for the
treatment and reclamation of wastewater. The SEIR concludes that
the facility should meet the requirements of Title 22 fn~
producing a pathogen-free effluent. Initial comments on the
Draft SEIR from the state Department of Health Services and the
County Health Department raised concerns about the facility's
ability to meet Title 22 standards (Attachment D: Comments on
Draft SEIR).
Subsequently, an understanding has been reached with the Regional
Water Quality Control Board, who suggested that the City proceed
with construction and installation of the facility so that
testing can be conducted. Initially, wastewater will be treated
in the on-site facility with all effluent released into the sewer
system. The RWQCB has indicated that following testing and
satisfactory verification of the facility's reliability and the
effluent's compliance with Title 22, a permit can be granted for
reuse of the wastewater to irrigate all landscaping and replenish
the artificial lake.
The City is also pursuing the feasibility of using reclaimed
water for toilet and urinal flushing in Phase II of the project,
as outlined in the Water Garden's Development Agreement and
Compliance Agreement. A separate water reclamation facility is
planned in Phase II for the purpose of providing this toilet and
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urinal flush water. However, reuse of reclaimed water for such
uses may be subject to additional health and safety regulations.
Appropriate environmental review and documentation will be
provided prior to approval of this Phase II system.
BUDGET/FINANCIAL IMPACT
The recommendation presented in this report has no budget or
fiscal impact.
Fabrication and installation of the on-site
reclamation plant will be financed by Water Garden Associates.
All operation and maintenance costs for the facility will be the
responsibility of the project owners.
RECOMMENDATION
It is respectfully recommended that the Council certify the Final
Supplemental Environmental Impact Report and direct staff to
forward it to the Regional Water Quality Control Board for future
review and approval of the required permit.
Prepared by: Paul Berlant, Director of Planning
Suzanne Frick, Principal Planner
Stan Scholl, Director of General Services
Craig Perkins, Administrative Services Manager
Douglas Kim, Assistant Planner
Attachments: A. Excerpt from Water Garden Development Agreement
B. city Council staff report; March 8, 1988
C. Compliance Agreement; March 23, 1988
D. Final Supplemental Environmental Impact Report
E. Application for Facility Permit/Waste DisCharge
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the East, and Wilsh~re Boulevard on the North, at a cost of not
more than s~xty Per Cent (60%) of ~ts market rate or normal
charges, wh~chever ~s less. Such program shall be subJect to the
prior approval of the C~ty Manager, wh~ch approval shall not be
unreasonably-withheld. Developer shall implement a program under
wh~ch such reduced rate services are ava~lable .only to farn~lies
who demonstrate f~nanc~al need for such reduced rate. Such
program shall be sub] ect to the prior approval of the City
Manager wh~ch approval shall not be unreasonably withheld. The
on-s~te ch~ld care facility w~ll be constructed and ava~lable for
lease within s~x months of the date of issuance of a Cert~ficate
of Occupancy for Phase I of the Project.
(c) Contaminated SOJ..ls. Contam.l..nated soil on the
Property.shall be removed and d~sposed of in accordance with all
appl.l..cable laws, ordinances and regu1at~ons of the city and the
State of Californ~a prior to issuance of a bu~lding perm~t jor
Phase I of the ProJect. Pr~or to the commencement of excavation
for any Phase of' the Project, Developer shall submit for the
reV1ew and approval of the D1rector of General Services of the
CJ. ty, wh~ch approval shall not be unreasonably withheld or
delayed, a plan for the excavation. transport and d~sposal of any
contaminated so~ls found on the site. The Department of General
Serv~ces may require spec~al condi t~ons relatJ.n;J to any
excavatJ.on, transport and d~sposal of so~l and groundwater
containing cyanide or hydrocarbons.
(d) ~ir Quali ty DurJ.ng Construction. Equipment
engines WJ.ll be kept ~n proper tune to reduce exhaust emisSJ.ons.
Such equipment shall not be operated during first or second stage
smog alerts. During excavation, the s1 te shall be watered at
least tw~ce daily to prevent excess~ve dust and water~ng shall be
increased dur1ng per~ods that w~nd speeds exceed 15 m~les per
hour. Mud and dJ.rt shOUld be removed from the surroundJ.ng
streets and publicly used s~dewalks on a da~ly bas1s.
(e) Securi ty Services. Developer shall operate,
contract for, or otherwJ.se prov1de private security serv~ces for
the project, inCluding the parking garage. Prior to ~ssuance of
the certificate of occupancy for any Phase of the ProJect,
Developer shall submit for the revJ.ew and approval of the ChJ.ef
of Police of the City, wh~ch approval shall not be unreasonably
wi thheld or delayed, a plan for security lighting and secur~ ty
services for the Project.
{f} Water Conservation.
(i) Automatic Sprinklers shall be set to water
landscaping during evenJ.ng and early morn~ng hours only to reduce
excessive water requirements due to water loss by evaporation.
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(~~) ProJect design shall incorporate measures to
allow for use of (1) storm dra~n water drawn from the P~co-Kenter
Storm Dra~n, (2) recirculated water, or (3) other systems
acceptable to the Department of General 'Services of the City, for
the purpose of ma~nta1n1ng the level of water 1n the lake. Not
"less than F1fty Per Cent (50%) of the water requirements of the
lake shall be met by non-potable water.
(iJ..i) Low water use plumbing fixtures acceptable
to the Department of General ServJ..ces shall be used.
(iv) To the extent feasible, landscaping shall
cons~st of drought-res1stant plants and' the landscap1.ng plans
shall be sub] act to the approval of the Department of General
Services as to the water conservat1.on features of such
landscap1.ng.
( v) The goal of the water conservation methods
bel.ng proposed (1.nclud1ng any recycling system requl.red under
Paragraph 20 of Exhib1.t D hereto) shall be to reduce the amount
of water consumed by the Project by 1/3 of the amount which would
otherw1se have been consumed but for the adoption of thJ..s
Agreement by the City.
(g) Impacts on Traffic During Construction. TO the
extent feasible, Developer shall mal.ntal.n a stagl.ng area on the
Real Property for use by constructl.on vehl.cles and w1.l1 desl.gn
traffic patterns for constructJ..on vehicles, both on-s1te and off-
site, 1.n order to min~ml.ze the impact of construction actl.vJ..t~es
on adj acent streets. Developer will cooperate Wl. th the City' s
Department of General Services in order to develop other mutually
acceptable means for m~nim~zing ~mpact.
(h) Traff~c Demand Management.
(i) Developer shall prepare and submit: to the
City for approval by the City Manager prl.or to the l.ssuance of a
certificate of occupancy for Phase I of the Proj ect a Traffic
Demand Management Program (the "TDM Program") designed to
act1.vely encourage and promote among the tenants of the Project
measures to reduce the traffic to and from the ProJect. The TDM
Program shall include, at a ml.nimum:
(a) one full tl.me qual~fl.ed employee (the "TDM
Manager") of the Project whose sole
respons~b~lity shall be to promote and manage
the TDM program. A qualified person shall be
employed full tl.me for this purpose
throughout the term of th~s Agreement.
(b) Compl.latl.on and dl.stributl.OIl of ride-share
lists and computer scheduling of car-pools
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EXHIBIT liD"
REQUIREME~TS OF THE GENERAL SERVICES DEPARTMENT
1. Create three full lanes for northbound traff1c on
Cloverfield Boulevard between Colorado Avenue and Olymp~c
Boulevard by widem..ng Cloverfield Boulevard 9 1/2 feet on the
easterly s~de. Construction is to :J...nclude (a) all new 8-foot
wide s:J...dewalks, curb and gutter, (b) an B-inch th:J...ck p.e.c.
w:J...dened sect10n and slurry seal of Cloverfield Boulevard for the
remaining width, (c) construct1on of" a 20-foot radius at
Cloverf:J...eld and Olymp1c W1 th new hand~capped ramp. and (d)
relocatihg existing traffic signals and ut11i ties at the
intersect:J...ons. Developer shall grant any necessary easements
relat:J...ng to the widened street and the s1dewalk.
2. Restr:J...pe the westbound approach on Colorado Avenue
to Cloverf1eld Boulevard to prov1de for two ded:J...cated left turn
lanes. Th1s improvement will be made w:J...thin the eX1st1ng r:J...ght-
of-way. If add1 t1onal. r:J...ght-of-way is requi.red to prov:J...de for
this improvement sat1sfactor11y w:J...th City standards, the
improvement w111 be made when the City acqu1res the r1ght-of-way.
3. Construct dual left turn lanes for northbound
traffic on Cloverfield Boulevard at Colorado Avenue. This
improvement shall be made w~ th~n the expanded right-of -way of
Cloverfield Boulevard. The cost of this 1IJ1prOVement shall. be
borne equally by the Developer and Southmark Corporation.
4. Construct a dedicated r:J...ght turn lane on westbound
Olymp:J...c Boulevard at Clover:field Boulevard. This ~mprovement
will not requ1re new r~ght-of-way or alterations to the med1an
str1p in Olymp1c Boulevard.
5. Construct a dedicated dual left turn lane on
southbound 26th street at Olymp1C Boulevard. This 1mprovement
will not requ1re modifications to the existing railroad crossing
equipment and w:J...1l not require any new r1ght-of-way.
6. Construct a dedicated dual left turn lane on
eastbound Colorado Street at 26th Street. This improvement shall
not require any new right-of-way.
7. Construct a dedicated right turn lane on
southbound 26th Street at Colorado Avenue. Th1s improvement will
be constructed at the time the City has obtained a right-of-way
from the existing owner of the adjacent property.
8. Construct a dedicated r~ght turn lane on
northbound Clover field Boulevard at Colorado Avenue. This
improvement will not require a new right-Of-way.
9. If the City should acquire adequate right-of-way
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before the commencement of construct1on of the final Phase of the
Pro] ect, construct a trans1. t10n to three lanes of southbound
traff1.c 1n CloverfJ..eld Boulevard north of the intersect1.on of
Cloverfield Boulevard and Colorado Avenue. .
.10. WJ..thJ..n the existJ..ng rJ..ght of way (1) restripe the
southbound approach of CentJ..nela Avenue to Colorado Avenue to
prov1de for a through/right turn only and a left turn only lane,
and (2) restr1.pe the northbound approach of Centinela Avenue to
Colorado Avenue to prov1.de for a left turn only lane.
11. Wi thin the eXlstlng right-of-way, restrlpe the
northbound approach of 20th Street to the intersection of 20th
Street and Wilsh1.re Boulevard to prov1.de two through-lanes
instead of one r1.ght turn only lane and one through lane.
12. Participate in modernlzing the traffic signal
standards, conduits, s1.gnal heads and controllers for the
intersectlons of CloverfJ..eld Boulevard wlth Colorado Avenue and
OlympJ..c Boulevard. Development shall be responsible for only one
half of the cost.
13. Frovlde new street sectJ..ons ( 8 - inch P. C. C.) for
right turn pockets (150 feet in length) at each major dr1.veway to
the Project with all necessary sJ..dewalk easements.
14. Furn1.sh a hydrology study for the site and
Cloverfield Boulevard, Colorado Avenue, OlympJ..C Boulevard and
26th Street in accordance wJ..th Department gU1.del1.nes. Any work
to be performed as a result of this study W1.11 be IJ..mJ..ted to that
dlrectly related to impacts of the ProJect on draJ..nage in the
area.
15. Civil eng~neering plans shall be prepared to City
standards for all off-site improvements and subm1. tted to the
Off~ce of the City Engineer for reV1.ew and approval.
16. Design and construct high pressure sodium street
lighting on the south side of Colorado Avenue from Cloverf1.eld
Boulevard to 26th Street, on the west side of 26th street from
Col.orado Avenue to Olymp1.c Boul.evard, on the north s~de of
Olympic Boulevard from 26th Street to Cloverfield Boulevard, and
on the east side of Cloverfield Boulevard from Olympic Boulevard
to Colorado Avenue.
17. Furnish and install. street trees on the south side
of Colorado Avenue from Cloverfield BOulevard to 26th Street, on
the west S1.de of 26th street from Colorado Avenue to OlympJ..c
Boulevard, on the north side of Olymp1.c Boulevard from 26th
Street to Cloverfield Boulevard, and on the east side of
Cloverfield Boulevard from Olymp~c BOUl.evard to Colorado Avenue.
Type, spac~ng and planting spec~fications will be part of the
proj ect landscaping plans to be approved by the Architectural
RevJ..ew Board and subject to the sat~sfaction of the Director of
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Recreat~on and Parks.
18. Shor~ng plans, where shor~ng may be requ~red, w~ll
be subm~tted to the eng~neer~ng d~v~s~on for.rev~ew and approval.
The fee for tiebacks ~n the publ~c r~ght-of-way w~ll be $150 per
tieback ~r sold~er b~am encroach~ng in the street r1ght-of-way.
19. Prior to the issuance of a bu~ld1ng perm1t for any
Phase of the ProJect, agree to 1nstall 1n such Phase a sewage
regulating tank, if reasonably deemed necessary by the General
Seryices Department based upon ava~lable sewage capacity and
other improvements, of sufficient S1ze for the ProJect.
20. Prior to the issuance of a bu~lding perm1t for any
Phase of the project, agree to install in such Phase, if requ2red
by the City, a sewage treatment system des1gned to clean and
recirculate water and other mater2al from sinks, dr~nking
founta~ns, toilets and similar sources into the t01let systQm~nd
for irrigat~on ~ The City shall allow a credit to Developer.
aga2nst the normal sewer connection fees and monthly sewer usage
fees in an amount proportionate to the reduction in use of sewer
system.
21. The Developer shall install a new 12" cement
lined, ductile iron water line in Olympic Boulevard from
Cloverfield Boulevard (t1e to 12" cement 11ned cast iron line) to
26th Street (tie to 12" cement lined cast iron line). A credit
for the cost of eng2neering and 2nstallation of such water l~ne
shall be made in favor of the Developer aga~nst any water
connection fees for domestic water and fire water serv~ce.
Actual meter 1nstallations shall be the obl1gation of the
Developer. A new water 11ne shall be installed to the standards
of the City.
22. If reque sted by the Ci ty, Deve loper sha 11
construct or install a covered, but not enclosed, bus stop
shel ter along the sidewalk border~ng Olymp1c Boulevard. In
s1ting the bus shelter, the City and the Developer shall consider
pollution levels adjacent to the ProJect. The bus shelter shall
be within the public right of way. At oeveloperts option, the
bus shelter may be design to complement the design of the
Project.
23. The General Services Department and Developer may
agree upon substitute improvements for any of the forego~ng which
are des2gned to improve traff~c, utility or drainage conditions
related to the PrOject so long as the total cost of such
substitute improvements does not exceed the total est~mated cost
of the deleted requirements, computed on the date upon which a
contract is entered into for the subst1tute improvements.
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Councll meeting: March 8, 1988
Santa Monica, Californla
TO: C:.ty Council
FROM: city Staff
SUBJECT: Recoillmendatlon Regarding the Water Conservatlon
Agreement Related to the Water Garden Development
In~roduct.ion
At: :. ts r:teetlng on February 9, 1988, the Cl ty Councll adopted
Ordlnance No. 1~ 3 3 (CCS) which approved a develop:'1.ent agreel!!enJ
between the Cl~Y of Santa Monlca and J.E. Snyde~ Company
relatlng to the development of the Water Garden ProJect. In
acoptlng thls ordlnance, the Clty Councll d~rected the Clty
Manage~ to retu~n to the Clty Councll wlthln 30 days 0: February
9, 1988 w~th a proposed agree~ent detaillr.g t~e manner in wh~ch
tne Developer would be reqtllred to comiJly wlth the water and
was~ewater conservatlon provlslons of the Develcp~ent Agreement.
Th~s staff report transIDlts the compllance agree~ent between the
Clty and J_H.
Snyder Company related to these water and
wastewa~er cor.se~atlen prov~slcns.
Backqround
Dur~ng the past few weeks, C:ty staff has carefully revlewed t~e
cbll.gatl.ons fer 'Water and was-::.ewat.er conse::-.J"atlon cont:a.lned 1:\
the Water Garden Development Agreement. Th~s review has included
detallec. calculat10ns of water usage and wastewater generatlon
from the various components of the Project as well as additlonal
research into on-site treatment systems and other state-af-the
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art water conservation and wastewater mitigation technologies.
City staff has also participated in several meetings with the
County Health Departmept, the Developer and his representat~ves,
and others. to arrive at a consensus on the specific measures
described in the attached compliance agreement.
Based on the
analYS1S of projected water usage and wastewater generat10n for
the project, Staff and the Developer have ldentified the optlIDum
set of conservation provislons for the proJect.
D1ScUSSlon
The compllance agreement presented here for Clty Counell approval
includes the followlng design features to reduce water and sewage
discharge.
o All toilets and urlnals lnstalled in the proj ect shall be
"ultra-law-flow" models, which use a maXl~um of 1.5 gallons
per flush and 1.0 gallons per flush respect~vely.
o
All of the wastewate= generated by the pro] ect
exception of solid food waste from restaurants)
(../1 th the
shall be
treated in an on-site treatment syste~ wh~ch shall have the
capaci ty of treatlng wastewater to a
for use in toilets and ur~nals,
standard appropriate
1n
lrrlgat10n
of
landscaping, and in the artlficial, deccratlve lake.
o If the use of reclaimed water for flushlng of tOl1ets and
ur1nals is not approved by the Department of Health of the
County of Los Angeles, the recla1med water shall be used for
the following uses in the ,followlng order of priority: (a)
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replenishment of the artificial lake, and (b)
irrigation of
landscaping.
o Unless non-potable water .1S unaval.lable or prohibited from
be1ng used,
all water utilized
for the
f1lling and
replenishment of the art1flClal lake shall corne from
non-potable sources.
o On-slte dralnage from 80% of the property not covered by
roofs shall be englneered to dlscharge into the artlflClal
lake.
o To the extent feaslble,
landscaping shall consist of
drought-resista~t plants.
o
The Developer shall employ a q~allfied sanitary engineer to
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prepare and flle an engineering repo~t C~ both the technical
regulrements of the sewage treatillent system and the
dlscharge syste~s, at least 60 days prlor to the submlssion
by the Developer of bUlldlng plans for a bUllclng permlt.
Exhlbit A compares the overall impact of the water and wastewater
canservat10n measures descrlbed in the compliance agree=ent
against the base-l1ne amounts of water usage and ~astewater
generation which would have been the case 1n the absence of the
adoption of th~s agreement by the City.
The installation of
ultra-low-flow tOllets and urinals along with th~ ut~lizat~on of
a water conserving landscape design
(scenario 1) w1l1 in
themselves account for a 42% reduction in water usage and a 43\
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reduction in wastewater generation. with the added lnstallation
of an on-site wastewater treatment system and use of the treated
effluent for recirculatlon to tOllets and urlnals, replenlshment
of the artlficial lake and landscape irrlgation (scenario 2a),
the water usage savlngs would be approxunately 75% and the
wastewater reduction would be about 84%. If the ultra-low-flow
toilets and urlnals are comblned wlth an on~slte treatment system
WhlCh w111. provide treated effluent only for use ln landscape
lrrigatlon and replenlsh:ner.t of the artlficlal lake (scenarlo
2b), the water us?ge savlngs are projected at 54% and the
wastewater reduction 15 proJected a~ 58%.
The data presented 1n Exh':Dlt A der-:.onstrates that the greatest
reductlon In both wate:!:' usage and waste~""ater generatlon can be
achleved ~~hrough the .:mplementa~lcn
(ultra-low-flow tOllets and urlnals In
of SCe:1arlO
2a
combi~atlcn wlth
an
on-site treat~ent system WhlCh reclrculates treated effluent to
toilets and u:!:'lnals). The l~stallat~on of a syste~ to
recirculate treated effluent to meet the flushwate!."" demand of
to~lets and ur1nals in the proJect,
howeve~, wl1l re~Jl~e
app!.""oval by the Los Angeles coun~y Depar~~ent of Health. Recent
meetlngs between Clty staff and rep:!:'ese!:.tatlves of the CCU:1ty
have resulted In the County I s agreement to revJ.ew the on-sl. te
treatment facility J.ssue and conslder the approval of such
on-sJ.te systems. The Clty is cooperatl.ng wJ.th the County l.n t~l.S
evaluatlon effort, and w1.11 be receiving a letter ~rom the County
Health Department indJ.cating their willingness to consl.der
approval of on-sJ.te treatment systems.
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Conclus1.on
The compliance agreement between the C1.tY,of Santa Monica and the
J .3 .
Snyder Company represents the most str1.ngent set of
water/wastewater conservation measures ever required by this Clty
or any other Clty in Cal1.fornla.
Staff believes that the
p~oposed agreement effect1.vely addresses the concerns which have
been ra1.sed about the Water Garden ProJect with respect to
reducing water usage and mitigating waste~ater generatlon.
Recorn~ndations
1. It is respectfully recommended that the Clty Councll approve
the accornpanYlng compllance agreeme~t.
2. If the Clty Council does not approve the attached compllance
agreement, City staff reccmmends that Ccunc~l dlrect the
Cl ty Attorney
to
prepare
an
ordir.ance
repealing the
ordlnance approving the development agreement between the
City of Santa Monlca and the J.H. Snyder Company.
Prepared by: Stan Scholl, Dlrector of Ge~eral Se~J1CeS
Cralg Perkins, Adrn~n1.stratlve Servlces Manager
Marianne Long, Water Conservatlon CoorClnatcr
Atossa Soltani, Admln~stratlve Analyst
Attachments: Exhibit A
Sewage and Water Conservatlcn Cornpllance Agreement
sr...ater
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EXHIBIT A
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ESTIMATES OF WATER USAGES FOR WATER GARDEN DEVELOPMENT
1. TOTAL WATER USAGE ~ WASTEWATER GENERATION WITH EACH SCENARIO
(AMOUNTS lISTED REPRESENT GALLONS PER DAY)
BASE-lINE WITHOUT 1) WITH ULTRA lOW 2a) WITH ULF & ON-SITE 2b) WITH ULF & RECLAM.
CONSERVATION FLOW FIXTURES flUSH WATER RECye. FOR IRRIGAT!ON
OFFI CE 85, 500
RETAIL 1.680
RESTAUR. 22,500
CHILD eRE 425
HEALTH 5,000
LAKE 6,971
IRRIG 19,538
a
e
5,700 9 35.568
1,680 1 ,680
22,500 22,500
425 425
5,000 5,000
0 0
0 0
------ ------
35,305 65.173...
75~~ 54%
18,114 i 47.982 J
S~'" 58~~
""0
b
35,568
1,680
22,500
425
5,000
6,971
10,220
f
c
d
WATER USAGE
TOTALS 141.614
7. SAVNGS NjA
WASTEWATER
TOTALS 115,105
7. SAVHGS NjA
82.364
42% .
65,173 h
4'1:ClI
..,10
.a) ThiS fl;ure repres~ts an estImate uSIng current plunclns code requlr~n: of 3.5 gallons per
flush tOlle:s, 4 uSes pe~ day pe~ ~loyee plus one sallon per emoloyee for o:~er uses.
{TQTAl 14 CALLONS/OAY/EH?LCYEE}
b) Based on 30,000 sq. ft. of restaurant scace ~ 0.75 sallons/s~. .:./~ay.
c) ASSI,Zf\eS tl'\e follolonng abol.l: La;.e
SIZe:'-! acres, AvS. Oeoth:'S 1nches, '1olu-.e:762,OCO
sallons, Eva~ratlon:4.&$4 gallons/cay PLUS one complete dralnage per yea~ for clean.ng ~'Ich
e~~als to an average cally amount c. 2,087 9al~ons.
d) Ass~s a conventIonal lanescape desIgn whlC~ does not cons\cer water conservatIon.
e) Sa see on the tollowln;: Size = 1.2 MILLION s~uare feet , E~lcyees = 5,700
sa: "ales .....~ wl'\o USe ur'~als 76~ of tIme
M~E-U? OF .-.-.~ who use tOIlets 24~ of time
SOX F~leS ...> wno use tOIlets lOOX of t.me
US~GE PE~ OAT fOR:
~) FE~LES = 2850
2850 - 1.5 9allons/flus~ . , uses/Gay: 17, :00 gallons/cay
2) H~~ES = 2850
zeso · (.76) - 1 gal/flush - , uses/day : e.~ sal/day urInals
2eSO -,(.24) . 1_5 9al/flus~ . 4 uses/cay = 4,104 gal/cay tOIlets
3) Cther uses ( ~ash baSIns, drlnk'ns fountaIns, etc_)
5700 - , gal/day/person e 5,700 gal/cay
4) TeTAl USE FO~ 5,700 PEOPLE: 35,568 gal/day
o Fl~h water dem4nd .--.> 29,868 gal/cay
o Other water uses .---~ 5,700 gal/day
f) ASSumes a landscape deSIgn wn>ch utll,zes vate~ conserv'nq ;u,cel'nes.
9) The 5,700 gaLlons/day needed for non-tOIlet uses ~st be potable wate~.
h) 1CO:; of the generated sludge is nlll sent to Hyperlon wf1lle effluent ...olune 11' reduced
by more than La:.
I) The wastewater total for scenarl0 2a represents the ..,.ount of CltCIrSS effluent of
treated ..astewater, at least h.t f of ...n. ch could be used tor more lIl'lter Int~" w
landsc.plng or Other uses. The r~lnlng wastewater for which no other use eXIstS, would
'be dlsch.rged Into the sewer lu'les. lIttle or no studge WIll be dIscharged In the sewer
I Il'leS. Jnsteac!, the sluclge IS hauled ....y frOlll stor.g~ tanks to ." .pproved l~flll
SIte at least onee a ye.r.
J) The waste~.ter totat for seenarlO 2b
cannet be reused in eIther landscaping
r~ed to aQP1'cIlI_te\y 18,ooD goaL lons
intenSIve lanescaPlng were utILIZed.
represents the ~unt of exeess .fflyent which
or lake replcn,Shnent. ThiS figure eould be
per day ISI"'ngs of 66:;) If a IlOre Nanr
. "1~AcItMf)rr ~'G..
SEWAGE AND WATER CONSERVATION
COMPLIANCE AGREEMENT
This Agreement is made and entered into this 23 day of
March, 1988, by and between J. H. SNYDER COMPANY II, a California
limited partnership (~Developer") and the CITY OF SANTA MONICA, a
rnunic1.pa1 corporation ("City") with reference to the follow1.ng
facts:
WHEREAS, on February 9, 1988, the City adopted
Ordinance No. l433(CCS) wh1ch authorized and directed the City to
enter 1nto a Development Agreement between Developer and City
(the "Development Agreement") denom1.nated as City Contract No.
5061 relating to the development of a project in the City located
on the property bounded by Olympic Boulevard, Twenty-Sixth
Street, Colorado Avenue and Cloverfield Boulevard, and commonly
known as the Water Garden Project (the "Project"); and
WHEREAS, in adopting Ordinance No. 1433(CCS) the City
Council of the C1ty directed the City Manager to return to the
C1ty Coune11 within 30 days of February 9, 1988, w1th a proposed
agreement detailing the manner in which the Developer would be
required to comply with the water and sewer conservat1on
provis1ons of the Development Agreement 1.n order to meet the
goals for water and sewer conservation set forth in the
Development Agreement; and
WHEREAS, the City and the Developer have met and intend
by this Agreement to set forth the manner in wh~ch the Developer
will comply with the water and sewer conservation prOV1.S10nS of
the Development Agreement;
NOW. THEREFORE, the parties agree as follows:
1. This Agreement shall constitute the
which the Developer shall comply with the water
conservation provisions of the Development Agreement.
manner in
and sewer
2. This Agreement is not intended to mod1fy. amend.
repeal, or otherwise change the Development Agreement or any
provisions thereof.
3. The Developer shall construct the Project
incorporating each of the fol10w1ng design features for the
purpose of reducing water use and sewage discharge:
(a) All toilets and urinals installed in the Project
shall be of a design approved for use as an ultra low flow
toilet or urinal which shall consume not more than 1.5
gallons per flush for toilets and 1.0 gallons per flush for
I
.
.
urinals, except In those circumstances where such fixtures
cannot meet the requirements -of the applicable code for
accessibility to handicapped persons.
,
(b) All of the plumbing waste from both toilets and
urinals (black water) and from all other plumblng flxtures
(gray 'water) (with the exception of SOlld food waste from
restaurants) shall be treated in an onsite treatment system
which shall have the capacity of treating plumbing waste to
a standard appropriate for the use of reclaimed water l.n
toilets and urinals and for use in irrigation of landscap1ng
and in the artifical. decorative lake.
(c) The reclaimed water discharged from the treatment
system required by Section 3(b) above shall, if approved by
the Department of Health of the County of Los Angeles, be
used for the flushing of toilets and urinals in the ProJect
(other than in restaurants and child care facill.tles). To
the extent that there is any excess reclal.med water, su~h
reclal.med water shall be used for the following uses l.n the
followl.ng order or priority: (1) replacement of evaporation
of water from the artificial, decorative lake, and (2)
irrigation of landscaping.
(d) I f the use of reclaimed water for flushing of
tOl.lets and urinals is not approved by the Department of
Health of the County of Los Angeles as provided in Sectl.on
5(a) or 5(b), below, then the reclalmed water shall be used
for the followlng uses in the followl.ng order of prlOrl.ty:
(1) replacement of evaporatlon of water from the artifl.clal,
decorative lake, and (2) irrigation of landscaping.
(e) Unless non-potable water is unava1.lable or
prohibi ted from being used, all \Yater utilized for the
filling and replenishment of the artl.ficial lake shall come
from non-potable sources. Lake water demand not met by the
on-si te treatment system shall be met by flow from storm
drains or another source accptable to the Department of
General Services.
(f ) On-site drainage from 80% of the Property not
covered by roofs shall be engineered to discharge into the
articifial, decorative lake which shall be designed to act
as an on-site detention basin which will enable to Project
to retain any additional peak flow to area storm drains.
(9) To the extent feasible, landscaping shall consist
of drought-resistant plants and the landscaping plans shall
be subject to the approval of the Department of General
Servies as to the water conservation features of such
landscaping.
2
.
.
4. The Developer shall employ a qual~f~ed san~tat~on
eng~neer to prepare and file an engineering report on both the
the technical requirements of the sewage treatment system
described in Section 3(b), above, and the discharge systems
descrJ..bed in Sect~ons 3(c) and 3(d), above,' at least 60 days
prior to the submJ..sSJ..on by the Developer of buildJ..ng plans for a
building permit. Such report shall analyze the technlcal
requirements of such systems and the standards for their deslgn,
coliform levels, contingency and emergency plans and flood
prevention plans. The system design set forth in such report
shall meet California Water Reclamation CriterJ.a as well as
guidelJ..nes set forth in Title 22 of the California Administratlve
Code. The engineer shall prepare such report in accordance wlth
the State of California Department of Health Servlces "Guldellne
~or the Preparation of an Engineering Report on the Productlon,
D~stribution and Use of Reclaimed Water" and shall cons~der the
state of California Department of Health Services "Guidelines for
Use of ReClaimed Water" and "Unlform GuidelJ..nes for Wastewater
DisJ..nfection".
5. (a) The Developer shall be requJ..red to install
reclaimed water return lines within Phase I of the Project whjch
will allow for the reuse speclfied in Section 3 (c), above, If.
wJ..thin 90 days after the filing of the engJ..neering report
requ~red by Section 4 above, the County of Los Angeles has
approved the use of reclaimed water for use J..n to~lets and
ur~nals. If the County of Los Angeles has not approved such use,
the Developer shall install the treatment system and recla~med
water lines for lake and landscaping as requlred by Sect10n 3(d),
-above.
(b) The Devel.oper shall be requJ..red to J..nstall
reclaimed water return lines with~n Phase II of the ProJect which
WJ..ll allow for the reuse specified ~n Section 3 (c), above, 1f,
prior to filing of bUJ..lding plans for Phase II for plan check
with the City, the County of Los Angeles has approved the use of
reclaimed water for use in toilets and urinals. If the County of
Los Angeles has not approved such use, the Developer shall
install the treatment system and reclaimed water lines for la~e
and landscaping as required by Section 3(d), above.
6. No occupancy permit for any building in any Phase
of the Project will be approved until the system required by
Sectl.on 3( b), above, :is fully operational and plumbing systems
are in place for the uses of treated water described in Sections
3(c) and 3(d), above, as applicable.
7. Any definitions used in this Agreement which are
not defined herein shall be defined as set forth 1n the
Development Agreement.
3
.
.
8. This Agreement constitutes the ent1re agreement
between the Developer and the C1 ty as to compliance W1 th the
water and sewage conservation for the ProJect and supersedes and
prior oral or written understanding other than as set forth 1n
the Development Agre~ment.
9. This Agreement shall be construed in accordance
w1th the laws of the State of Californ1a.
IN WITNESS WHEREOF, the parties have executed this
Agreement as of the date first above written.
J. H. SNYDER
a Ca11fornia
l?artnership
(
COMPANY II,
limited
CITY OF SANTA MONICA,
a mun1cipal corporat1on
By
bt;J ~
By rL~-
JOr;t;~~~L-ILI ,
C1ty Manager
APPROVED AS TO FORM:
~'\.-.~
Robert M. MyerS)
C1ty Attorney
!
4
4
.
.
RESOLUTION NO. 7967(CCS)
(City council Series)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA MONICA
CERTIFYING THE FINAL SUPPLEMENTAL ENVIRONMENTAL IMPACT REPORT
ON THE ON-SITE WATER RECLAMATION FACILITY
AT THE WATER GARDEN SITE
WHEREAS,
a Notice of Preparation of a Supplemental
Environmental Impact Report was issued in March, 1989; and
WHEREAS, a Notice of Completion of a Draft Supplemental
Environmental Impact Report was published in September, 1989, in
compliance with the California Environmental Quality Act and the
city of Santa Monica CEQA Guidelines; and
WHEREAS,
in December,
1989,
the Final
Supplemental
Environmental Impact Report was published; and
WHEREAS, on January 23, 1990, the City council, as Lead City
Agency, reviewed the Final supplemental Environmental Impact
Report,
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA
DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. The City council has reviewed and considered the
Final Supplemental Environmental Impact Report on the on-Site
Water Reclamation Facility located at the Water Garden site at
2425 Olympic Boulevard prior to acting on the project.
SECTION
2.
The
City
Council
certifies
that
the
environmental review for the project was conducted in full
- 1 -
\.
.
.
compliance with State and City CEQA Guidelines, that there was
adequate public review of the Draft Supplemental Environmental
Impact Report, that it has considered all co~~ents on the Draft
Supplemental Environmental Impact Report and responses to
comments, that the Final supplemental Environmental Impact Report
adequately discusses all significant environmental issues I and
that the City Council has considered the contents of the Final
Supplemental Environmental Impact Report in its decision-making
process.
SECTION 3. The City Clerk shall certify to the adoption of
this Resolution, and thenceforth and thereafter the same shall be
in full force and effect.
APPROVED AS TO FORM:
~ ~ ~~-
ROBERT M. MYERS
City Attorney
legal/wgse44/EF44
- 2 -
f
'!'
.
.
Adopted and approved this 23rd day of January, 1990.
D., ~aY~
I hereby certify that the foregoing Resolution No. 7967{CCS)
was duly adopted by the city council of the city of Santa Monica
at a meeting thereof held on January 23, 1990 by the following
Council vote:
Ayes: Councilmembers: Abdo I Finkel, Genser, Jennings,
Katz I Reed, Mayor Zane
Noes: Councilmembers: None
Abstain: Councilmembers: None
Absent: Councilmembers: None
ATTEST:
-"') -..'\ I.., ".
,..., tJ'" "/JI,C )
" .,./" "J< "r.-r..1-" n.l-
o V ,(. ", '-7 .." V ( 'vu..J'
Assr Citw - Clerk
I'
.
/h>'-t} I/---F
JAN 2 3 1990
LffD -OfD
MWD
METROPOLITAN WATER DISTRICT Of SOUTHERN CALifORNIA
'00
./V
JfJJ 22
r..-=...... Il 1
'.i.: .~;J
L...--",-
,
":;'~~1
January 18, 1990
City of Santa Monica
City Council
City Clerk's Office
1685 Main street Room 102
Santa Monica, Calif. 90401
Dear Councilmew~ers:
Response To The Water Garden Project
Environmental Impact Report
The Metropolitan Water District of Southern California
(Metropolitan) has reviewed the Environmental Impact Report
(EIR) for the Water Garden Project with great interest. During
review of the EIR, Metropolitan has noted that the project will
utilize reclaimed water for the lake and landscaping surrounding
the project. Metropolitan is extremely pleased that the
project's planners have chosen to utilize reclaimed water for
thlS purpose.
The use of reclaimed water will continue to play an
important role in Southern California's water supply planning.
Projects such as the Water Garden can serve as an important role
model in educating the public on the beneficial uses of
reclaimed water. Therefore, Metropolitan is requesting that the
project utilize signs, wherever appropriate, to inform the
public that reclaimed water is being used. Metropolitan
believes that the use of signs is an important part in educating
the public and gaining their acceptance for the use of reclaimed
water. Additionally. such signs will help people understand
that the supply of potable water is not being wasted through the
decorative use of water at this project.
Very truly yours,
V'L... . b ~~~~1-
{
r
Carl Boronkay
General Manager
MSD:aj
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JAN 2 3 19~