SR-06-28-2005-6A
(oA
JUN .2 8 2005
PCD:AA: F:\SHARE\CIVCTR\PLAN N I NG\ADOPTION\CC\CIVICCENTER. DOC
City Council Meeting: June 28,2005 Santa Monica, California
TO: Mayor I City Council
FROM: City Staff
SUBJECT: Comprehensive Update to the Civic Center Specific Plan and
Associated Appeal of the Planning Commission's Action
Appellant: Darrell Clarke
INTRODUCTION
This report recommends that the City Council uphold the appeal of the Planning
Commission's action on the comprehensive update to the Civic Center Spec:fic
Plan; adopt resolutions to approve the comprehensive update to the Civic Center
Specific Plan, certify the associated Environmental Impact Report, and adopt a
statement of overriding considerations; and not adopt a resolution approving a
discrete amendment of the Land Use and Circulation Element of the General
Plan. The Specific Plan provides a regulatory framework for future development
of parks, open space, community facilities and housing in the Civic Center, but
does not provide specific land-use entitlements for these projects.
BACKGROUND
In 1993, the City adopted the Civic Center Specific Plan (CCSP), which set forth
a new vision for the Civic Center area. The plan anticipated that a variety of
public improvements in the area would be funded by private commercial and
residential development on the RAND property. Following adoption of the plan,
fop,
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.JUN .2 8 2005
RAND spent several years worki"ng with private developers to pursue
implementation of the Specific Plan.
In April 2000, the revitalization of the Civic Center took a major step forward
when the City's Redevelopment Agency purchased 11.3 acres of the 15-acre
RAND property. Later that year, the City Council approved a Development
Agreement for construction of a new RAND Headquarters facility and demolition
of the existing RAND facilities. The RAND Headquarters is now complete and
demolition of the existing facilities is underway.
Recognizing the unique opportunities associated with public ownership of a
majority of the properties in the Civic Center area, the City embarked on an
update to the Civic Center Specific Plan by establishing the Civic Center Working
Group to guide the community planning process. During 2001, the Working
Group held a series of well-attended public meetings to develop a plan for the
Civic Center. The Working Group-recommended plan was reviewed by several
boards and commissions prior to Council consideration and conceptual approval
in 2002. During that time, the City Council and Civic Center Working Group also
considered a conceptual master plan for Santa Monica Place, and the draft Civic
Center Specific Plan was prepared.
In 2003, the City began preparing the Environmental Impact Report (EIR)
assessing the draft Civic Center Specific Plan and required related actions. The
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draft EIR was released for public review during June and July 2004, comments
were addressed and the final EIR was completed in October 2004. The Specific
Plan, EI R and related actions were reviewed by the Civic Center Working Group
on May 3, 2005 and by the Planning Commission on May 18, 2005.
PROPOSED CIVIC CENTER SPECIFIC PLAN
The Draft Civic Center Specific Plan is attached at Exhibit A. The proposed
CCSP establishes the planning policies and land use and development
regulations for the 62 acres of land in the Downtown / Civic Center area, more
than two-thirds of which are in public ownership. The proposed CCSP builds
upon the 1993 CCSP, as amended in 2000. It recommends revisions to the land
use mix in the traditional Civic Center area, and also incorporates the Santa
Monica Place shopping center property into the overall planning area.
The proposed CCSP sets forth a vision for the Civic Center that provides great
potential to help meet Santa Monica's open space, housing, cultural, civic and
recreational needs. Under the plan, the Civic Center would retain its
governmental and institutional role, but these uses will be integrated with new
residential, recreational, civic and cultural activities to become a mixed-use
district within the city. New linkages would strive to connect the area to the
surrounding neighborhoods, and Main Street would become an integral part of
the open space system and a more significant and central feature that unifies the
area. In addition, the plan would allow the vibrancy of the Third Street
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Promenade to be connected to the Civic Center through Santa Monica Place and
across the historic Main Street Bridge, which would become an exclusive
pedestrian way.
Overall, the proposed CCSP would allow for the development of over 16 acres of
parks and open space, mixed-use multifamily housing with ground-floor retail,
public, community and civic facilities, office space, and associated street and
parking improvements. In comparison to the 1993 CCSP, overall development in
the Civic Center area would be revised by reducing permitted commercial office
facilities by 165,000 net square feet, reducing permitted governmental uses by
40,000 net square feet, reducing permitted community facilities by 9,500 net
square feet, increasing permitted housing uses by 325 net residences, making no
change in the amount of permitted retail uses, and increasing permitted parks
and open space by 3.5 acres.
Open Space. The Civic Center Open Space Plan encompasses parks and
greens as well as promenades and streets. It emphasizes flexibility in design and
encourages multiple and inclusive recreational uses. In addition, the proposed
CCSP's provision of new housing and community facilities in the Civic Center
area is intended to add to the activity of people within the area throughout the
day, and ultimately contribute to a sense of stewardship to help sustain the open
space over time.
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Three signature parks, comprising nearly 13 acres, would be provided in the
Civic Center: the Town Square, Palisades Garden Walk, and the Civic
Auditorium Park. The 2.5-acre Town Square in front of City Hall would form the
central focus of recreational, civic, and social activities within the site. The four-
acre Palisades Garden Walk would extend the bluff and arroyo landscape and
pedestrian experience of Palisades Park into the Civic Center. Palisades Garden
Walk provides an opportunity to create a unique open space experience, unlike
any other in Santa Monica. Ideas for space that were suggested during the
community planning process include an arboretum, botanical garden, and art
park. The Civic Auditorium Park would occupy 5.6 acres of land situated between
an expanded Civic Auditorium and new Early Childhood Education Center and
play area. This park would provide a gateway into the area from the nearby
Ocean Park neighborhood on the south and east. The Civic Auditorium Park
would include flexible recreational areas and a playfield suitable for organized
and informal field sports, special events, festivals, and programmed activities
associated with the Civic Auditorium. The playfield would be of a size suitable for
competitive soccer and potentially include night-lighting.
In addition, greens, mews, courtyards and promenades would be provided
throughout the Specific Plan area, with specific policies for these areas
presented in the Draft CCSP. Within the open space system of the Civic Center
area, there would be opportunities for public art, water elements and
commemorative works. In addition, the principal corridors of Main Street, Second
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Street and Olympic Drive would be designed to allow for vehicular traffic within
the roadway, but would take on a landscaped character, with canopy trees in
planted parkways.
Circulation. A major element of the proposed CCSP is to promote and
strengthen the center's connectivity with the surrounding neighborhoods and
environment, and to reduce the area's historic isolation due to its topography,
large size and single-purpose environment. Page 17 of Exhibit A illustrates
proposed linkages within the CCSP area. The proposed CCSP provides for
several transportation and circulation improvements, including additional streets,
pathways and bikeways to provide access to specific facilities. The network of
streets and pathways is also intended to break up the barrier-like nature of the
Civic Center, extend and link public open spaces and activity centers within and
adjacent to the area, and enhance access to and through the area for all modes.
Two main vehicular circulation corridors are set forth in the Plan: the Main
Street/Second Street Corridor, which provides improved vehicular, pedestrian
and bicycle links between the Main Street commercial district on the south and
downtown Santa Monica and the Third Street Promenade on the north; and the
Olympic Drive corridor, which connects Fourth Street on the east with Ocean
Avenue on the west.
The CCSP establishes street design standards for existing and planned streets
within the CCSP area. These standards include the requirements for parkways,
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sidewalks, shade trees, continuous pedestrian-scaled lighting, benches and
street furniture, transit shelters and coordinated signage
Development Policies. The proposed CCSP includes policies requiring the
design of buildings to provide spatial definition to public spaces, to introduce
activities and treatments at the ground level that contribute to a visually
interesting and public-spirited pedestrian environment and to complement historic
structures. The Plan area is divided into six special use districts. These districts
include:
. The Auditorium Special Use District, which provides for the restoration of
the landmark Civic Auditorium including up to 20,000 square feet of
expansion for community, cultural and educational purposes; creation of
an Early Child Development Center of up to 12,500 square feet, and
creation of a new 5.6-acre park, including playfield, on the current site of
the Civic parking lot.
. The Civic Core Special Use District, which provides for the restoration of
the landmark City Hall and courtyard and up to 100,000 square feet of
additional space for city services, surrounding a 2.5-acre Town Square.
. The Palisades Garden Walk District, which provides for a new four-acre
park, complimented by park-oriented buildings and restaurant space, on
the northern part of the former RAND site.
. The Village District, which provides for up to 325 residences with ground-
floor, neighborhood-serving retail uses, incorporating 0.7 -acres of village
green and mews on the southern part of the former RAND site.
. The Santa Monica Place District, which provides for up to 85,000 square
feet of office, 350 residences, and reconfiguration of retail space to create
new pedestrian linkages to the Downtown and improved pedestrian-
orientation.
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· The Colorado Avenue District, which encourages planning for future
transit and better connectivity between the areas north and south of
Colorado Avenue, but does not establish new development standards,
deferring to the existing standards of the underlying zoning district.
Sustainability. The proposed CCSP includes sustainability policies related to
transportation facilities and development within the area. These include
maximizing alternative forms of transportation (include walking, bicycling, public
transit and carpooling/van pooling) and low-emission vehicles within the Civic
Center. In addition, the proposed CCSP provides policies related to sustainable
open space and streetscape design. These include creation of a generous
canopy over the public spaces and streetscapes, and planting to improve the
microclimate around buildings and provide cooling.
The proposed CCSP includes a policy for the proportion of permeable land area
within the Civic Center area to be increased by over 200 percent to promote a
reduction in urban runoff to Santa Monica Bay. The proposed CCSP also
establishes policies related to "green" building design. These policies include
provisions that new development within the Civic Center be consistent with the
intent, goals and programs of the Sustainable City Program and employ practices
set forth in the Green Building Design and Construction Guidelines, with a goal of
achieving LEED Silver performance ratings for public buildings. The guidelines,
which exceed the efficiency standards set forth in the State of California's Title
24, include required and recommended "green" design and construction
strategies related to the design of landscaping, building envelopes, interior space
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planning, and energy conservation through efficient state-of-the art technologies
and designs. These include: the reduction in the amount of asphalt and other
similar hardscape materials which contribute to the heat island effect; the pursuit
of cost-effective, renewable, co-generative and less polluting energy sources
such as photovoltaics and fuel cell technologies; and use water conservation
measures.
PROPOSED ADJUSTMENTS TO THE DRAFT SPECIFIC PLAN
Potential amendments to the Draft Specific Plan have emerged as a result of
Working Group or Council direction or information provided in the EIR. Relevant
issues are discussed below.
Second Street Alignment
The EIR identifies the large Moreton Bay Fig Tree on the former RAND property
near the freeway embankment as a potential cultural resource. The alignment of
the Second Street Bridge as identified in the Draft Plan comes very close to the
Fig Tree and could require relocation or removal of the tree. In order to minimize
environmental impacts to the cultural resource, the EIR recommends that the
alignment of the Second Street Bridge be adjusted.
After examining the fig tree and its expected growth pattern, forestry staff and
consultants established parameters to ensure the tree's current health and future
growth. In order to accommodate the tree's current and future needs, the
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alignment of the Second Street Bridge would need to move in an easterly
direction. As a result, maintaining the street system contemplated in the existing
Draft Specific Plan whereby Second Street and Main Street connect via Olympic
Drive would prove awkward and difficult. Second Street could instead make a
direct connection with Main Street via one intersection with Olympic Drive (see
Exhibit C). The proposed realignment provides a more intuitive circulation
system, particularly for motorists traveling between the Main Street District and
Downtown.
The proposed circulation adjustment has implications for the City Services
Building, Town Square and Palisades Garden Walk sites.
City Services: The portion of the City Services Building site west of Main Street
would be eliminated by the bridge realignment. A smaller building site would
remain east of Second Street, with a potential maximum size of 40,000 square
feet in three floors (see Exhibit C), rather than the 100,000 square foot building
proposed in the Draft Civic Center Specific Plan.
Open Space: Realignment of the proposed Second Street extension also has
implications for two of the key proposed open spaces, with an approximately one
acre reduction in the size of the Town Square and a commensurate increase in
the size of the Palisades Garden Walk. The reduced Town Square could be
conceived in a variety of ways once it is developed, including continuing to
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function as a visual "frame" for the landmark City Hall, accommodating open
space activities and occasional ceremonies. The space could also take form as
a public plaza to unite the campus of public buildings and serve as a weekend
site for special events such as farmers markets or community festivals. The
approximately one-acre increase in the Palisades Garden Walk would provide
additional capacity for the unique open space experience that will take form on
the site. With elimination of the originally proposed street off-set around the
Town Square, the Working Group recommended that the plan include a policy
related to creation of a visual focal point at the northern end of Main Street.
East-West Bicycle Access
The Draft Specific Plan provides for Class I bicycle access (exclusive bikeways)
from the Ocean I Colorado intersection, through the Palisades Garden Walk,
Town Square, Courthouse Lawn and Civic Auditorium Park to the Fourth I Pico
intersection. The plan provides Class II bicycle access (on-street striped
bikeways) in the north / south direction along Second and Main Streets and
Class III bicycle access (on-street shared bikeways) in the east / west direction
along Olympic Drive, Vicente Terrace and Civic Center Drive. This network of
bikeways is designed to provide complete bicycle access to all destinations
within the Civic Center as well as connecting adjacent neighborhoods through
the Civic Center.
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The City Council and Working Group expressed a desire for a stronger bike
connection to the signalized intersection (Fourth / Civic Center Drive) adjacent to
the Santa Monica High School pedestrian / bicycle entrance. Exhibits D and E
illustrate a Class I exclusive bikeway leading from Main Street to Fourth Street
along Civic Center Drive. The Working Group also recommended that a policy
be included in the plan to provide for bicycle access parallel to Olympic Drive in
the Palisades Garden Walk area.
Olympic Drive View Corridor
The Draft Specific Plan includes a setback of 120 feet north of the centerline of
Olympic Drive in order to create a view corridor from Fourth Street to Pacific
Terrace. The owner of the Ocean Lodge Hotel has indicated that the view
corridor would conflict with his existing building. Staff and consultants have
reviewed this issue and confirmed that a setback of 80 feet is sufficient for the
Fourth Street - Pacific Terrace view corridor (Exhibit F).
Village Special Use District
Following its conceptual approval of the Civic Center plan in April 2002, City
Council again reviewed the Village District in December 2004 while considering a
Request for Proposals (RFP) for development and design of the housing and
open space. Council elected to include general guidelines in the RFP to govern
height and massing in the district rather than specific criteria, in order to
encourage the greatest creativity by the eventual development designers.
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Amended Specific Plan language is provided in Exhibit B to reflect the Council's
overall direction regarding minimizing heights generally and allowing greater
heights only when public benefits are clearly articulated.
While the Council's RFP criteria do not include a specific height limit, the Specific
Plan must include a height limit because the Land Use Element and Zoning
Ordinance both defer to the Civic Center Specific Plan for development
standards. The Working Group recommended that the Specific Plan include a
maximum height of 56 feet generally within the Village District, with the allowed
height at the southernmost portion of the site adjacent to the Viceroy Hotel
reaching a maximum height of 84 feet. Such height limits have been studied
within the EIR and are within the limit that the Land Use Element originally
established for the Civic Center Specific Plan area. If different heights are
deemed necessary to achieve the community's goals for the Village District, a
discrete amendment to the Plan could be considered as part of the approval of
the Village development.
The Draft Plan includes language setting a minimum acceptable number of 225
residences to be developed in the Village District. This number was included in
the Draft Plan to ensure that the eventual housing program achieved an intensity
consistent with the community vision for the area. The Civic Center Working
Group expressed concern that 225 residences would not meet expectations for
the site. As a result, the Working Group recommended that the text be amended
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to reflect a requirement of providing 325 residences in the Village District. The
primarily challenge with creating a single number of residences as a minimum
and maximum is that there may be conflicts between the desires for lower
building heights, larger residences that are suitable for families and others, and
reaching the full program of 325 residences. As an alternative, the Plan could
include language delineating the expectation for a program of 325 residences,
without creating a firm requirement.
The Working Group also recommended that the Draft Plan's policies encouraging
affordable family housing and live-work housing suitable to artists be amended to
become requirements. Associated amendments are included in Exhibit 8.
Colorado Avenue Special Use District
During the public planning process for the Civic Center area, one important goal
was to create stronger pedestrian and activity linkages between the downtown
and the Civic Center. Properties along Colorado Avenue, including the Sears
properties, were considered opportunity sites to enhance these linkages.
However, because the property owners did not participate in the planning
process, the draft Specific Plan includes only general policies to be considered if
development occurs on the sites. No specific changes to these properties are
proposed; consequently, the EIR did not study any changes at the sites.
The City Attorney's Office has advised that the policies could be perceived to be
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prescriptive and that the language should be modified to explicitly reflect that the
policies are goals to be encouraged, but are not requirements.
Santa Monica Place Special Use District
In November 2001, the City Council voted to include the Santa Monica Place site
as part of the Civic Center Specific Plan update. In June 2002, the City Council,
Civic Center Working Group and Promenade Uses Task Force reviewed options
for the Santa Monica Place element of the Civic Center Specific Plan update and
directed staff to proceed with environmental analysis of the general concepts and
options. In January 2005, Council considered a request by the Macerich
Company to enter into negotiations for a Development Agreement for the Santa
Monica Place site. Council directed staff to work jointly with Macerich to facilitate
a community planning process regarding the future of Santa Monica Place. In
recognition of the separate community planning process currently underway, the
Working Group and Planning Commission recommended that the Santa Monica
Place site be eliminated from the Civic Center Specific Plan. Such action would
alleviate the need for the discrete amendment of the Land Use Element
discussed below.
Land Use Element Amendment
Within the Land Use Element, the Downtown Core is defined as the area
bounded by Second Street, Wilshire Boulevard, Fifth Court and Colorado
Avenue. The Land Use Element references the Third Street Mall and Downtown
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Core Area Specific Plan as establishing additional policies for the area.
However, this specific plan, now known as the Bayside District Specific Plan,
does not address the two blocks occupied by Santa Monica Place. If the Council
wishes to include the Santa Monica Place site within the Civic Center Specific
Plan, a discrete amendment to the Land Use Element is recommended. The
proposed amendment is as follows:
1.3.6 Until a Third Street Mall and DO'NntO\\'n Core Area Specific Plan is
Bavside District and Civic Center Specific Plans are adopted, allow in the
Downtown area a maximum of:
Core Area:
Frame:
4 stories (56'); 3.0 FAR
4 stories (56'); 2.5 FAR
and permit by site development review up to:
Core Area: 6 stories (84'); 3.5 FAR
Frame: 6 stories (84'); 3.0 FAR
1.3.7 Once the Third Street Mall and Do'/mto'Nn Core Specific Plan is Bavside
District and Civic Center Specific Plans are approved by the City, allow in
the Downtown Core a maximum of 6 stories (84') and 3.5 FAR if the
development confirms to the land use and development standards
required in the adopted Specific Plan~.
PLANNING COMMISSION ACTION
The Planning Commission considered this item on May 18, 2005. At that
meeting, the Planning Commission recommended that the Santa Monica Place
site be removed from the Specific Plan and that the associated Land Use
Element Amendment not be adopted. The Commission was unable to carry
motions recommending certification of the EIR or adoption of the Specific Plan,
as there were only four commissioners reviewing this matter and one was
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opposed. Rather, the Commission carried a motion stating that they do not
believe that the City's approved traffic methodology appropriately captures traffic
conditions and effects, and that more comprehensive traffic flow and
management systems should be considered, including broader mitigation
measures such as tram and shuttle services, bus lanes, truck routes, one-way
streets and pedestrian-only areas. The Commission also recommended that the
City Services Building be compatible with City Hall in terms of height and building
terracing, that decking over the freeway be pursued, that incidental food uses be
allowed on the south side of Olympic Drive and that consideration be given to
using an archway to create the desired visual element at the north end of Main
Street.
APPEAL
As the Planning Commission was unable to carry forward an affirmative
recommendation to the City Council to adopt the Civic Center Specific Plan, the
matter had to be appealed. On June 1, 2005, Darrell Clarke, Vice-Chair of the
Planning Commission, appealed the Planning Commission's action. Mr. Clarke's
appeal statement is included as Exhibit K. The appeal statement explains that
only four Commissioners were present and able to vote on the item. While three
of the four members favored approval, an affirmative recommendation required
four votes. Recognizing that the Specific Plan was developed for a critical part of
Santa Monica following an extensive, multi-year community planning process,
the appellant states that the item should proceed to the City Council for adoption.
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Staff concurs with the appellant's statement and recommends that the City
Council uphold the appeal, adopt the Specific Plan and take related actions.
A primary reason that certain members of the Planning Commission did not
recommend adoption of the Specific Plan lies with commissioners' personal
experiences of traffic conditions and disagreement with the City's approved traffic
methodology. By way of background, the City employs an extremely sensitive
and conservative traffic methodology. The base-year traffic operating conditions
in the City's traffic model are developed based on empirical traffic counts
collected at each intersection.
The City's practice for traffic studies is to use traffic count and forecast data from
the City's Traffix database as the basis for the study, to which project traffic is
then added and evaluated. At present, the Fall 2002 weekday traffic count
dataset and Summer 2003 weekend traffic count dataset in the Traffix database
is the most recent available dataset, and has been used for this EIR, as well as
studies for other recent projects in Santa Monica. The traffic study forecasts
future conditions to the year 2012 by adding background traffic growth at 0.8
percent per year compounded (from 2002 on), plus cumulative traffic generated
by specific proposed and approved related projects, including development that
has been completed between 2002 and the present. The 0.8 percent per year
background growth is conservative, particularly because it is in addition to traffic
from proposed and approved related projects. By comparison, overall traffic
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growth in Santa Monica between 1992 and 2002 was at a rate of 0.5 percent
annually, including both ambient growth and future projects.
The project traffic study, as well as other EIR traffic studies prepared for the City,
rely on determining a "level of service" for intersections. The peak-hour levels of
service are estimated using the "Operational Analysis" methodology from the
Highway Capacity Manual (HCM), in accordance with City guidelines. The HCM
is a nationally accepted document published by the Transportation Research
Board. Using this methodology, the level of service is determined and reported
for the intersection as a whole based on the average vehicular delay for all
vehicles at the intersection. This methodology calculates average delay and
volume-to-capacity ratio based on the amount of traffic traveling through the
intersection, travel lane geometries, signal phasing, and other factors affecting
capacity such as on-street parking, bus operations near the intersection, and
pedestrian volumes at the street crosswalks. While delays longer and shorter than
the average condition for the intersection as a whole can be experienced by
motorists on certain movements and during specific times within the peak hour, the
methodology reflects the overall conditions and delays that would be experienced
by the average motorist.
In this way, the City's traffic analysis presents a sensitive, conservative,
comprehensive and reasonable forecast of future traffic conditions.
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CEQA ANALYSIS
An Environmental Impact Report (EIR) has been prepared for the proposed
project in accordance with Section 15087 of the California Environmental Quality
Act (CEQA) Guidelines. Two Notices of Preparation (NOP) were filed with the
California Office of Planning and Research and distributed to involved public
agencies and interested parties for 30-day public review periods that concluded
on February 18, 2003 and May 10, 2004. Public scoping meetings were held on
January 21, 2003 and April 15, 2004. Copies of the Draft EIR were made
available for a 45-day public review period, which closed on July 22, 2004. A
total of 13 comment letters on the draft EIR were received. These comment
letters, as well as the response to comments, are included in the Final EI R
(Section 4.0). Details of the significant impacts are discussed below.
The EIR addresses the potential environmental effects of the proposed project.
The scope of the EIR includes environmental issues determined to be potentially
significant by the Initial Study, NOP and responses to the NOP. The
environmental analysis, particularly in the traffic and circulation section,
categorizes buildout of the project into four major geographical components in
order to associate specific mitigation measures, such as signal improvements,
with specific development projects.
The environmental study determined that the proposed project would have
minimal or no impacts for the following five environmental categories: Biological
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Resources, Mineral Resources, Economic and Social Impacts, Recreation and
Agriculture Resources. Because potential effects in these impact areas were
found not to be significant, further analysis of these impacts were not required or
provided in the EIR.
The NOP identified potentially significant effects in the following impact areas
associated with the construction or operation of the proposed project, which are
addressed in detail in the EIR:
Aesthetics and Shadow Effects
Construction Effects
Geology and Soils
Hydrology and Water Quality
Noise
Public Services
Transportation and Circulation
Neighborhood Effects
Air Quality
Cultural Resources
Hazards and Hazardous Materials
Land Use and Planning
Population and Housing
Shadows
Utilities
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 mitigation measures, where feasible. To be feasible,
the mitigation measure must eliminate or reduce the adverse effect, without
creating unacceptable secondary impacts. Significant and mitigable impacts
were found in the areas of Aesthetics, Construction Effects, Cultural Resources,
Geology and Soils, Hazards and Hazardous Materials, Hydrology and Water
Quality, Land Use and Planning, Noise, Transportation and Circulation, Utilities
and Neighborhood Effects. A brief description of the impact and summary of the
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recommended mitigation measure for these mitigable impacts is provided in the
Executive Summary of the EIR.
As discussed below, significant and unavoidable impacts that cannot be
mitigated are identified in the EIR as follows:
. Cultural Resources - immitigable, significant impacts to cultural resources
if a large Moreton Bay Fig adjacent to the Santa Monica Freeway on the
former RAND property is removed or unsuccessfully relocated; the staff
report includes a recommended adjustment to the alignment of the
proposed Second Street Bridge to ensure that removal or relocation of the
tree is not required;,
. Traffic/Circulation - immitigable significant traffic impacts to nine
intersections, including PCH / California Incline, Ocean Avenue / Colorado
Avenue , Fourth Street / Broadway, Fourth Street I Colorado Avenue,
Fourth Street / 1-10 Off-ramp, Fourth Street / 1-10 On-ramp, Lincoln
Boulevard / 1-10 Off-ramp, Lincoln Boulevard / Pico Boulevard, and Fifth
Street / Colorado Avenue; immitigable significant traffic impacts at one
CMP arterial monitoring intersection, Lincoln Boulevard / Pico Boulevard;
immitigable significant neighborhood traffic impacts on Fourth Street
between Pico Boulevard and Ocean Park Boulevard and between Ocean
Park Boulevard and the southern City limits; more information on the
traffic and circulation study is provided below;
. Air Quality - immitigable, significant air quality impacts related to ROG,
NOx and CO emissions from vehicle trips, natural gas use, and landscape
maintenance equipment;
. Construction Effects - immitigable significant impacts to air quality from
NOx emissions during demolition and construction and ROC emissions
during application of architectural coatings; and
. Neighborhood Effects - immitigable significant impacts identified above
related to Air Quality, Construction Effects and Transportation and
Circulation.
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Transportation and Circulation
The transportation and circulation study for the project analyzed 48 intersections
during weekday and weekend peak-hour conditions.
I n add ition, five
neighborhood traffic segments were analyzed. Six of the intersections currently
operate at unacceptable conditions during the weekday or weekend peak-hour.
As a result of overall regional growth and approved or planned development
projects, 13 of the study intersections are projected to operate at unacceptable
conditions during the weekday or weekend peak-hour in future year 2012.
The transportation analysis examined significant impacts related to Levels of
Service (LOS) and volume/capacity ratios from the project. Significant impacts
are projected to occur at thirteen of the 48 study intersections:
. Pacific Coast Highway / California Incline,
. Ocean Avenue / Colorado Avenue,
. Ocean Avenue / Pico Boulevard,
. 4th Street / Broadway,
. 4th Street / Colorado Avenue,
. 4th Street / 1-10 Off-ramp,
. 4th Street! 1-10 On-ramp,
. 5th Street / Colorado Avenue,
. Lincoln Boulevard / Santa Monica Boulevard,
. Lincoln Boulevard / Colorado Avenue,
. Lincoln Boulevard /1-10 Off-ramp,
. Lincoln Boulevard / Pico Boulevard, and
. Lincoln Boulevard / Ocean Park Boulevard.
Mitigation measures identified for four of the intersections, Ocean Avenue / Pico
Boulevard, Lincoln Boulevard / Santa Monica Boulevard, Lincoln Boulevard /
Colorado Avenue, and Lincoln Boulevard / Ocean Park Boulevard, would reduce
the significant impacts to less than significant levels. However, the adverse
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traffic-related environmental impacts identified at the other nine intersections
cannot be feasibly mitigated as physical constraints would require narrowing or
eliminating sidewalks or crosswalks, reducing bus stops and pedestrian-crossing
waiting areas, or encroaching upon adjacent properties to implement mitigation.
These mitigation measures would themselves result in significant negative
impacts to the area and impact the neighborhood context. Narrowing sidewalk
widths or eliminating sidewalks adversely affects the pedestrian environment by
reducing the walking area for pedestrians and potentially forcing pedestrians into
the street. Encroachments on adjacent properties would involve removing parts
of parks, landscaped areas or buildings, which would negatively affect the
environment by removing adjacent green space that provides shading and visual
relief, by reducing public and private facilities' ability to provide services to
customers and the public, and by reducing the interest and variety of the
pedestrian experience. Mitigation through widening of City streets to
accommodate additional vehicle trips is contrary to City policy where the
preservation of neighborhoods and the pedestrian environment is highly valued.
In addition, four of the intersections, Pacific Coast Highway / California Incline, 4th
Street /1-10 Off-ramp, 4th Street /1-10 On-ramp, and Lincoln Boulevard / 1-10 Off-
ramp are owned by Caltrans and implementation of mitigation measures is
beyond the control of the City.
Neighborhood traffic impacts are identified in the EIR for Fourth Street between
Pico Boulevard and the southern City limits. As neighborhood traffic measures
24
have been implemented already on Fourth Street, additional mitigation measures
are unavailable.
It should be noted that certification of the El R does not grant any land-use
entitlements.
Alternatives
Section 6 of the EIR analyzes four alternatives to the proposed project, including
a "no project" alternative (no change to existing land uses), build-out of the
existing Civic Center Specific Plan, an increased density alternative and a reduce
density alternative. The reduced density alternative is considered to be the
environmentally superior alternative; however, significant and immitigable
impacts are expected related to Traffic and Circulation, Air Quality, Construction
Effects and Neighborhood Effects, as under the proposed project. The alternative
is considered to be infeasible as it would not meet the project goals of providing a
significant program of much-needed housing in Santa Monica.
Proiect Adiustments
The Specific Plan adjustments recommended in this report would reduce
environmental impacts, without creating new impacts. Specifically, relocation of
the Second Street Bridge would reduce the significant impact related to Cultural
Resources by eliminating the potential need to relocate or remove the valuable
Moreton Bay Fig. Reconfiguration of the Main Street I Second Street corridor
25
results in equivalent or improved circulation due to more direct automobile
circulation between the two streets, connected at a single signalized intersection.
In addition, creation of additional bikeway access would enhance transportation
options. Reduction in the size of the City Services Building would reduce the
number of auto trips associated with the use and thereby reduce impacts related
to Transportation and Circulation. No other environmental changes are expected
as a result of the recommended project adjustments.
STATEMENT OF 9VERRIDING CONSIDERATIONS
In order to approve the project, the City Council must certify the EIR and adopt a
statement of overriding considerations. A statement of overriding considerations
is a finding by the City Council that the benefits of a proposed project outweigh
the unavoidable adverse environmental impacts. Staff recommends that a
statement of overriding considerations is warranted for the following reasons:
. The Civic Center Specific Plan will provide needed new open space,
recreation, housing, civic and community resources within Santa Monica,
which were identified as important elements for the plan through an extensive
community planning process.
. Under the proposed plan, the Civic Center will be transformed from a
relatively isolated, governmental and institutional district into a community-
oriented neighborhood with a strong sense of place that serves the entire
Santa Monica community.
. Over sixteen acres of open space will be created under the plan, meeting a
diversity of community recreational needs, ranging from active playfields to
flexible greenscapes to community gathering spaces.
. Several transportation and circulation improvements are included in the
CCSP, including additional streets, pathways and bikeways to improve
26
access to specific facilities within the area, to link the area with adjacent areas
and to enhance access through and to the area.
. Important community needs will be addressed by the CCSP, including
creation of an early childhood development center to serve the needs of
Santa Monica families, as well as a small expansion of the Civic Auditorium
for community, cultural and educational purposes.
. The proposed CCSP provides for restoration of the landmark City Hall and
courtyard, as well as additional space for consolidation of local public services
to meet Santa Monica's needs.
. Critical housing needs in Santa Monica, including affordable family housing,
live-work housing suitable for artists and low-income housing generally will be
provided under the proposed CCSP.
. The predominant new uses associated with the CCSP are housing and open
space, which are generally lower peak-hour traffic generators in comparison
to commercial uses.
. The housing proposed for the Civic Center will be located in an area where
requirements to make auto trips will be reduced due to walking and bicycling
proximity to job centers, shopping, dining, services, parks and recreation, and
a concentration of local and regional bus lines.
. The Civic Center's housing variety, including housing suitable for families,
seniors and artists, as well as Santa Monica's historical attraction to arts and
entertainment workers who often work from home or employ non-traditional
schedules, is also expected to reduce peak-hour auto trips. When trips do
require auto use, the new residences will be located within two blocks of
freeway on-ramps, limiting the need to traverse local streets to reach regional
destinations.
. The proposed plan provides for new residences in Santa Monica and the
Wests ide Region, where there is an undersupply of housing relative to jobs
and other destinations. New housing in this jobs-rich and destination-rich
area provides reduced environmental impacts relative to new housing built in
the exurban areas of the Southern California region, with the accompanying
environmental impacts such as air quality degradation and traffic congestion
from long auto commutes to jobs and water quality and biodiversity effects
from development of natural lands.
. The new housing also provides an opportunity to address housing
affordability generally within the most expensive housing market in the region
and in a city whose population has been largely unchanged over the past 25
27
years, and in particular providing new housing resources that are specifically
targeted to lower-income households.
. With its focus on housing and open space, the project provides an ideal
location for housing that can reduce the need for auto trips and the
associated air quality impacts.
. The plan promotes environmental sustainability in many ways in order to
reduce environmental impacts within the area. As new, environmentally
friendly technologies related to residential heating and landscape
maintenance continue to be developed and deployed, it is expected that the
associated air quality impacts identified in the EIR will be reduced.
. While the significant impacts during demolition, construction and application
of architectural coatings are significant, they are expected to be temporary in
nature and limited to the period of construction.
BUDGET I FINANCIAL IMPACT
Adoption of the Civic Center Specific Plan will have no direct impact on the
budget. In the long run, capital and operating funds will be necessary for
implementation of the parks and community facilities.
RECOMMENDATION
It is recommended that the City Council uphold the appeal by taking the following
actions associated with the Civic Center Specific Plan:
1. Certify the Environmental Impact Report;
2. Approve a Statement of Overriding Considerations;
3. Adopt the comprehensive update to the Civic Center Specific Plan, as
amended; and
4. Do not adopt a discrete amendment of the Land Use Element of the General
Plan.
28
Prepared by:
Gordon R. Anderson, Assistant City Manager
Barbara Stinchfield, Director, Community and Cultural Services
Karen Ginsberg, Assistant Director, Community and Cultural Services
Craig Perkins, Director, Environmental and Public Works Management
Jeff Mathieu, Director, Resource Management
Ron Barefield, Acting Housing and Redevelopment Manager
Andy Agle, Interim Director, Planning and Community Development
Paul Foley, Senior Planner
Exhibits:
A. Draft Civic Center Specific Plan, November 2002 (Not available
electronically. Available for review in the City Clerk's Office)
B. Proposed Amendments to the Draft Specific Plan (Attached below)
C. Second Street Realignment with Reduced City Service Building
(Attached below)
D. Bicycle Access Alternative: Civic Center Drive (Attached below)
E. Alternative Bicycle and Pedestrian Pathways Plan (Attached below)
F. Alternative View Corridor Diagram: Palisades Garden Walk District
(Attached below)
G. Resolution Certifying the Final Environmental Impact Report (See
Adopted Resolution No. 10055 (CCS)
H. Resolution Adopting a Statement of Overriding Considerations See
Adopted Resolution No. 10056 (CCS)
I. Resolution Adopting the Civic Center Specific Plan (See Adopted
Resolution No. 10057 (CCS)
J. Resolution Adopting an Amendment of the Land Use Element (Attached
below)
K. Appeal Statement (Attached below)
L Final Environmental Impact Report, October 2004 (Not available
electronically. Available for review in the City Clerk's Office)
f:\administratlon\share\civctr\planning\adoption\cc\sr3.doc
29
EXHIBIT B: PROPOSED TEXT ADJUSTMENTS TO THE
DRAFT CIVIC CENTER SPECIFIC PLAN
Page 39
Bicycle Circulation
C-16. Design Olympic Drive as a bike friendly street. Class III bicycle access
will be provided along Olympic Drive. In addition, bicycle access will be provided
throuah the Palisades Garden Walk immediatelv north of Olvmpic Drive.
Paqe 58
The Civic Core Special Use District
Like the Auditorium District, the Civic Core is characterized by a significant open
space. The new Town Square is the focal point within the area, and adjacent to it
are a grouping of civic and governmental buildings including City Hall, the County
Courthouse and the Public Safety Facility, novY! noaring completion. A new
parking garage immediately east of the Courthouse along Fourth Street is
currently in dosign under construction. While the historic City Hall structure
contributes significantly to the identity of this area, and while the area contains
many of the traditional activities of a Civic Center (i.e., city government, public
safety, courts), it lacks a strong sense of place and cohesion. A key objective of
the Plan is to reinforce this area as the core of the Civic Center, and as a major
public gathering place within the community.
A number of existing and new buildings will reinforce the civic identity and the
activity program of the civic core. More specifically, the Plan provides for
preservation of City Hall and restoration of the original 62,000 square foot
envelope through removal of the Police wing and restoration of the original
courtyard. The Plan also provides for the consolidation of local public services
within a new City Services Building of up to 100,00040,000 square feet that
provides a strong northern edge to the Town Square and creates a civic gateway
to the downtown. In addition to these structures, the Plan incorporates the new
Public Safety Facility of 120,000 square feet, and the 1 ,OOO-car Civic Center
Parking Structure. The District will also include a strong visual focal point at the
northern end of Main Street. achieved throuqh measures such as buildinq
elements. open space design. public art or circulation features.
Page 61
City Services Building
The Plan calls for the construction of a separate City Services Building along the
northern edge of the Town Square to meet the operational and space needs of
city government. The building is envisioned as a distinctive civic structure that
provides a dynamic northern anchor and terminus to Main Street, and strong
spatial definition to the Square. Just as the existing City Hall conveys a strong
civic identity befitting of the 1930's, the City Services Building will express the
progressive, creative and artistic character of modern-day Santa Monica, while
complementing the historic structure and reinforcing the Town Square. +he
building footprint spans the Main Street corridor, incorporating a major portal that
maintains views and public pedestrian access along this key axis be1:\veen the
Ci'/ic Center and the downto':m. The following standards are intended to guide
the design of this important structure.
CC-5. The City Services Building shall not exceed 100,00040.000 square feet in
area.
CC 6. ll, public pedestrian way of at least 30 feet in width shall be provided
through the building site along the axis of the Main Street Bridge. This "portal"
chall be deoigned to accommodate pedeotrian movement and remain open to the
public at all times. The height of the portal shall be sufficient to maintain vie'tVs to
the Civic Auditorium from tho mid span of the Main Stroot Bridge, 'Nhich shall bo
preserved as a pedestrian gateway to the Civic Center from the downtown.
CC-7. Active public-oriented uses that add interest and enliven the pedestrian
environment shall be located within the first 50 feet of the ground floor of the
building adjacent to Fujinomura Douri.
CC-8. The massing of the building shall create a strong three dimensional profile
befitting its prominent gateway location and appropriately respond to the historic
City Hall, the Main Street axis, and the Town Square.
CC-9. The maximum height of the building shall be 45 as feet and three .foof
floors as measured from the Fujinomura Douri sidewalk elevation, with the
follO'.ving exceptions that
. East of the Main Street axis the building face along Fujinomura Douri shall
step do'....n to a maximum of 35 feet and 1:\"0 floors to provide a
complementary relationship with City Hall as viewed from the To':m
Square and Olympic Drive.
· 'f!est of the Main Street axis a portion of the building, not to exceed 5,000
square feet, may be constructed to a maximum height of 85 feet and five
.fIoofs, provided that this portion of the building is designed to create a
distinctive vertical silhouette that reinforces the civic identity of the
structure on the Town Square and provides a focal point for the northern
end of Main Street.
Page 64
Palisades Garden Walk Special Use District
PG-2. Structures shall be set back from the centerline of Olympic Drive by a
minimum of 42Q 80 feet to preserve the view corridor from Fourth Street to
Pacific Terrace.
Page 68
Village Special Use District
On "Building Envelope" Diagram for the Village Special Use District, replace 120'
maximum height with 84'.
Page 69
Allowable Uses
VD-1. UJHe 325 residential units shall be permitted within the Village...
VD-2. Density may be redistributed between sites, provided that the overall
program of 325 units is achieved but not exceeded, and that an overall minimum
of 225 units ic Jchicvcd.
VD-4. Affordable family housing is required. The familv housing is encouraged
on Site A...
VD-5. Live-work units that are suitable to artists are required. The live-work
units are encouraged along ground-floor frontages...
Page 71
VD-12. Within the Village, building heights shall be minimized and taller heights
shall be permitted only when public benefits are clearly articulated. +Re
predominJnt Except as provided in Policy VD-13. the maximum building height
shall be up to 56 feet and five floors (i.e. one floor of ground floor pedestrian-
oriented space and four floors of residential), as measured from the Ocean
Avenue sidewalk elevation. This height shall be subject to the following
conditions:
a. Non-habitable penthouse and mechanical areas shall be architecturally
integrated with the overall building composition (e.g., as vertical
expression or sloping roof elements, etc.) or they shall be stepped back
from the building face to be concealed from view from the ground.
b. Development along Ocean Avenue shall step back by a minimum 9 feet
for portions of development above 45 feet. To promote variation, up to 25
percent of the building front will be exempt from the required stepbacks,
provided that an equivalent frontage is stepped back in an equivalent
manner.
c. Variation and creativity should be used in the application of building
stepbacks to avoid "wedding cake" buildings.
VD-13. On the southernmost portion of Site C adjacent to the Viceroy Hotel, the
height of development will be permitted to a maximum height of ~ 84 feet aM
ele\:en floors (ten floors of residentkll and one floor of public oriented
neighborhood ocrving ground level uoeo) as measured from the Ocean Avenue
sidewalk elevation, provided that:
a. The tower is designed as a slender and articulated form not to exceed 70
feet in the north-south direction and 120 feet in the east-west direction.
The tower shall be located at least 180 feet from the northern property line
of Site C.
Pages 74 to 82
Delete pages related to the Santa Monica Place Special Use District
Page 83
The Colorado Avenue Special Use District
Until a specific development is proposed, the Plan calls for the provisions of the
existing G-J zoning to remain in effect throughout the area. However, the
following policies shall guide future development of the Sears portion of the
property should consider the followina policies:
CA-1. The department store's landmark building should is encouraged to be
preserved and restored as part of any future redevelopment.
CA-2. The pedestrian street environment along Colorado Avenue and Fourth
Street should is encouraqed to be enhanced by providing ground level retail uses
and streetscape improvements.
CA-3. A significant program of residential development, including affordable
housing, should is encouraqed to be included on the property.
CA-4. Surface parking lots should are encouraged to be replaced with
subterranean parking or encapsulated parking within buildings.
CA-5. The property owner should is encouraged to coordinate with the City of
Santa Monica to provide a component of public parking on the portion of the
property east of Fourth Street to intercept freeway traffic destined for the
downtown, and in so doing to help reduce congestion on downtown streets.
CA-6. The property owner chould is encouraged to coordinate with the City of
Santa Monica and the Metropolitan Transportation Authority to integrate an
elevated light rail station as the western terminus of the planned Exposition line
within or adjacent to the development.
Other Sites
CA-7. The Holiday Inn site shall be subject to the existing RVC / C 3 zoning
provisions of the City of Santa Monica Zoning Ordinance.
CA-8. The office building sites on Fifth Street shall be subject to the existing G-3
zoning provisions of the City of Santa Monica Zoning Ordinance.
Paae 93
Regulatory Program
1-6. Properties within the Colorado Avenue Special Use District of the Specific
Plan will continue to be subject to the provisions of the City of Santa Monica
Zoning Ordinance. However, any proposed modifications or redevelopment of
the area, including changes in use, intensification or configuration, will trigger the
appropriate discretionary review process, including the development review and
conditional use permit processes and environmental review. The findings related
to :my project shJII include tho project's conformJnce '::ith the objectives Jnd
policies of the Specific Plan.
Page 95
Table 2: Civic Center Specific Plan Improvement Program
Private Redevelopment
a The reconfiguration of Santa Monica Place to provide for the pedestrian con
nection to the Third Street Promenade and for the creation of a more vibrant
retail environment 'Nith up to 560,000 square feet of rot::lil uses ::lnd 85,000
square feet of upper le'lel office.
· The future redevelopment of the Sears site with a mixture of uses to be
determined as part of a separate development process, and '....ith provision for
public parking and public transit facilities.
f:\administrationlshare\civctr\planningladoption\working groupltext amendments. doc
6
EXHIBIT C
SECOND STREET REALIGNMENT
WITH REDUCED CITY SERVICES BUILDING
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EXHIBIT D
BICYCLE ACCESS ALTERNATIVE
CIVIC CENTER DRIVE
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Prepared for the City of Santa Monica by ROMA Design Group
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31
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EXHIBIT E
ALTERNATIVE BICYCLE AND PEDESTRIAN
PATHWAYS PLAN
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EXHIBIT F
ALTERNATIVE VIEW CORRIDOR DIAGRAM
PALISADES GARDEN WALK DISTRICT
Olympic Drive
Promenade
Provide public parking,
20 spaces maximum
Encourage any future redevelopment of
Ocean Lodge to complement the park
. Max/mum 7,500 sf
. Max/mum height 25 ft, 2 floors
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80' Minimum
setback to preserve
views from 4th Sf.
to Pacific Terrace
Park-oriented buildings
(e.g., Tavern on the Green, Interpretive Center)
. Maximum floor area = 15,000 sf
. Maximum footprint = 10,000 sf
. Maximum height = 25 ft, 2 floaTs
Provide porches, terraces, patios that promote
flow of activities from interior to exterior.
Palisades Garden Walk Special Use District
EXHIBIT J
Resolution Adopting an Amendment of the
Land Use Element
RESOLUTION NO. (CCS)
(City Council Series)
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF SANTA MONICA
AMENDING THE
LAND USE AND CIRCULATION ELEMENT
OF THE GENERAL PLAN
WHEREAS, on October 23, 1984, the City Council of the City of Santa Monica
adopted the Land Use and Circulation Element of the General Plan; and
WHEREAS, one of the land use classifications is the Downtown Core, an area
bounded by Wilshire Boulevard, 2nd Street, Colorado Avenue and 5th Court, and the south
side of Wilshire Boulevard from 2nd Street to Lincoln Boulevard; and
WHEREAS, the Land Use Element requires that this area contain the primary
concentration of comparison retail and additional complimentary uses, particularly hotels
and cultural facilities, but also general office and high density residential uses; and
WHEREAS, -on November 23, 1993, the City Council of the City of Santa Monica
adopted the Civic Center Specific Plan through the adoption of Resolution No. 8685(CCS);
and
WHEREAS, the Civic Center Specific Plan set forth a new vision for the Civic Center
area, which anticipated that a variety of public improvements in the area would be funded
by private commercial and residential development on the RAND property; and
WHEREAS, following adoption of the plan, RAND spent several years working with
private developers to pursue implementation of the Specific Plan; and
WHEREAS, in April 2000, the revitalization of the Civic Center took a major step
forward when the City's Redevelopment Agency purchased 11.3 acres of the 15-acre
RAND property; and
WHEREAS, later that year, the City Council approved a Development Agreement for
construction of a new RAND Headquarters facility, which is now complete, and demolition
of the existing RAND facilities which will begin soon; and
WHEREAS, recognizing the unique opportunities associated with public ownership
of a majority of the properties in the Civic Center area, the City embarked on an update to
the Civic Center Specific Plan by establishing the Civic Center Working Group to guide the
community planning process; and
WHEREAS, during 2001, the Working Group held a series of well-attended public
meetings to develop a plan for the Civic Center; and
WHEREAS, the Working Group-recommended plan was reviewed by several
boards and commissions, including the Planning Commission, prior to Council
consideration; and
2
WHEREAS, on April 23, 2002 the City Council considered and conceptually
approved the Civic Center Specific Plan and directed staff to incorporate the Santa Monica
Place site into the draft Specific Plan; and
'I>
WHEREAS, as a result, Santa Monica Place would be governed by the amended
Civic Center Specific Plan following adoption; and
WHEREAS, during 2002, the City Council, Civic Center Working Group and
Promenade Uses Task Force reviewed options for the Santa Monica Place element of the
Specific Plan and directed staff to incorporate the Santa Monica Place options into the
environmental analysis to be prepared for the project; and
WHEREAS, in 2003 the City began preparing the Environmental Impact Report
(EIR) in compliance with the California Environmental Quality Act (CEQA) which assessed
the draft Civic Center Specific Plan and associated development projects; and
WHEREAS, the draft EIR was released for public review during June and July 2004,
comments were addressed and the Final EIR was completed in October 2004; and
WHEREAS, on May 18, 2005 the Specific Plan and EIR were reviewed by the
Planning Commission whose vote to forward a recommendation to the City Council
resulted in a technical denial; and
3
WHEREAS, on May 18, 2005 the Planning Commission also reviewed the proposed
amendment to the Land Use and Circulation Element of the General Plan and forwarded a
recommendation to the City Council not to amend the Land Use Element; and
WHEREAS, on June 1,2005 the technical denial by the Planning Commission was
appealed to the City Council; and
WHEREAS, on June 28, 2005 the City Council conducted a public hearing on the
Civic Center Specific Plan and certified that the Final Environmental Impact Report has
been prepared in full compliance with State law and City CEQA Guidelines; and
WHEREAS, the site occupied by Santa Monica Place is governed by the provisions
of the Land Use Element of the General Plan which apply to the Downtown Core area of
the City; and
WHEREAS, prior to adoption of the amended Civic Center Specific Plan, the City
Council must find that the Specific Plan is consistent with the General Plan; and
WHEREAS, amendment of the Land Use Element ofthe General Plan is necessary
to ensure that the proposed project complies with the General Plan,
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA
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DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. Pursuant to the Santa Monica Municipal Code Section 9.04.20.18.100,
the City Council hereby adopts the amendment to the Land Use Element of the General
Plan contained in Exhibit 1.
III
III
III
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SECTION 2. 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:
F:\CityPlanning\Share\RES0\2005\CCSP - LUCEAmend.doc
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EXHIBIT 1
LAND USE ELEMENT AMENDMENT
1.3.6 Until a Third Street Mall and Downtown Core Area Specific Plan is Bayside
District and Civic Center Specific Plans are adopted, allow in the Downtown area
a maximum of:
Core Area:
Frame:
4 stories (56'); 3.0 FAR
4 stories (56'); 2.5 FAR
and permit by site development review up to:
Core Area:
Frame:
6 stories (84'); 3.5 FAR
6 stories (84'); 3.0 FAR
1.3.7 Once the Third Street Mall and Downtown Core Specific Plan is Bavside District
and Civic Center Specific Plans are approved by the City, allow in the Downtown
Core a maximum of 6 stories (84') and 3.5 FAR if the development confirms to
the land use and development standards required in the adopted Specific Plan~.
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EXHIBIT K
APPEAL STATEMENT
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Darrell Clarke
P.O. Box 913, Santa Monica, CA 90406 310..210-9813 fax 310.393.9810 darrell@dclarke.org
May 27, 2005
Planning Staff
City of Santa Monica
1685 Main Street, Room 212
Santa Monica, CA 90401
This letter constitutes an appeal to the Santa Monica City Council, of the Planning
Commission's May 18, 2005 Agenda item 9-A, where the Commission did not
approve the Civic Center Specific Plan so that it could proceed to the City Council.
We're advised by the City Attorney's office that as a denial it can only proceed by to
the City Council via an appeal of the Planning Commission's action.
Only four Planning Commissioners were present, three of the four favored approval,
and this has been an extensive multi-year process about a key part of the City.
Darrell Clarke
Vice-Chair, Santa Monica Planning Commission