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~~~~ancil ti1tg: September 19, 2000 ~~~
TO: Mayor and City Council
FROM: City Staff
SUBJECT: Ordinance for Introduction and First Reading Approving Amendment Number
Two and Restatement of the Development Agreement Between the City of
Santa Monica and Santa Monica Community College; a Resolution Certifying
the Final Environmental Impact Report 98-EIR004, a Resolution Approving
Adoption of a Statement of Overriding Considerations and Adoption of
Mitigation Monitoring Plan. Applicant :Santa Monica Community College
INTRODUCTION
Proposed is a Development Agreement Amendment to permit the construction of Parking
Structure B Replacement, which replaces the parking structure required to be demolished
as a result of 1994 Northridge Earthquake damage. In order to approve the Development
Agreement Amendment and related CEQA analysis, the following Ci#y Council actions are.
required:
Approve the resolution Certifying the Final Environmental Impact Report evaluating
the environmental impacts of the project proposed ih the Development Agreement
Amendment between the City and Santa Monica College Authorizing the
Development of Parking Structure B Replacement.
Approve the Resolution making the CEQA Findings necessary to approve the
Amendment to the Development Agreement concerning .Parking Structure B
Replacement, and adopting a Statement of Overriding Considerations and
Mitigation Monitoring Plan.
3. Introduce for First Reading an ordinance adopting the proposed Second
Amendment to and Restatement of the Development Agreement between the City
and Santa Monica College.
BACI<cROUND
Previous Actions
The Northridge Earthquake destroyed Parking Structure B, a 374 space parking structure
located along 16`h Street south of Pico Boulevard, and rendered unusable other structures
on the campus. Following the earthquake, the College initiated a master planning process
to guide the physical reconfiguration of the main campus to best meet the College's
educational mission. The process culminated in action by the Santa Monica College Board
of Trustees to support the inclusion of a new Municipal Pool Facility on the College
campus. The master planning effort identified several potential sites for the pool that would
meet the College goal to create a unified and efficient campus layout and also meet the
City's desire for an expanded aquatics facility that is physically accessible to the public. It
was determined that the relocation of the pool to the 16'" Street site was beneficial to the
College and the public, allowing for both a better pool facility and for a new parking
structure to be built on the interior of the campus, away from the adjacent residential
neighborhood that had been negatively impacted by Parking Structure B before it was
demolished.
Since a 1989 Development Agreement between the City and the College governed the 16"'
Street site, a Development Agreement amendment was required for the new Municipal
Pool ,Facility. The City Council approved the First Amendment to the Development
Agreement and certified the EIR for the Municipal Pool Facility in December 1998 with the
understanding thaYthe Development Agreement would have to be subsequently amended
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to authorize a replacement parking structure, and to set in place the standards and
conditions for the new structure.
This second amendment to the Development Agreement establishes the parameters,
project description, standards and conditions, and impact mitigations forthe replacement
of the parking structure that was demolished due to the 1994 Northridge Earthquake. This
project implements Land Use Element Objective 1.1, which requires development to
improve-.the quality of life for all residents by providing a balance of land uses consistent
with protecting the quality of life in all residential neighborhoods. By replacing the
demolished structure with the proposed project, the Santa Monica College campus will be
reconfigured to improve land use and traffic circulation, improve existing parking conditions
and replace the parking spaces that were lost in the earthquake, and relocate the garage
to an interior site thereby protecting the surrounding residential neighborhoods from the
impacts of being located next to a parking garage, as well as protecting the neighborhoods
from the current college parking spillover which is due to the shortage of spaces .since
Parking Structure B was demolished.
Project Description
Proposed is Amendment Number Two and Restatement of the Development Agreement
between the City of Santa Monica and the Santa Monica Community College District to
allow the construction of a 486 space, 30 foot high, five level parking garage. The project
3
replaces the former Parking Structure B, which had 394 parking spaces, and which was
demolished due to damage from the 1994 Northridge Earthquake. The project consists of the
removal of the existing Santa Monica municipal pool and construction on that site of a five
level parking garage of approximately 131,600 square feet. The proposed project will be
located directly adjacent to the eastern end of existing Parking Structure C, between the
Technology building to the north and the Physical Education building to the south.
Attachment A identifies Structures A, B, C, and the sites for the existing municipal pool and
the new Municipal Pool Facility.
In addition to the structure itself, the project will include a new driveway access to and from
the Pico Boulevard entrance at 17"' Street and a small surface parking lot which includes 19
of the 486 spaces. This surface parking lot will be accessible only from the proposed parking
structure. The existing Pico Boulevard entrance will be widened to accommodate vehicular
access to the new structure, and will be reconfigured to improve internal campus access to
Parking Structure A and to provide access to the new Municipal Pool Facility. The project will
be connected to the existing Parking Structure C at each floor. The proposed Development
Agreement ,which restates the existing Development Agreement with minor changes and
authorizes the Parking Structure B Replacement, is included in Attachment B.
More specifically, the proposed Development Agreement vests the development entitlements
for the Parking Structure B Replacement on the specific site, which is the location of the
existing municipal pool. A new Municipal Pool Facility is under construction on the site of
4
the demolished Parking Structure B. The Amendment incorporates mitigation measures
identified in the EIR, except where infeasible, locates pedestrian and vehicular access, and
requires specific conditions for the development based on the schematic design drawings,
including landscaping, Department of Environmental and Public Works Management
requirements, and Architectural Review Board requirements.
Project Design
Proposed is a five-level parking structure designed to be compatible with existing Parking
Structure C. The project will be no more than 30 feet above average natural grade, not
including the 42 inch high parapet and the approximately 22 fooYhigh light standards at the
roof parking level. The project will include an elevator tower projecting 14 feet above the
roof level. The project will provide five parking levels, including one subterranean level, one
at grade level incorporating an adjacent surface. lot accessible only from the structure, and
three above-grade levels, one of which is rooftop parking. The project plans are included
in Attachment K. The project will be designed to be visually consistent existing Parking
Structure C. The exterior of the proposed Parking Structure B Replacement building will
be primarily exposed concrete, accented with silver metallic painted louvers facing the
interior of the campus and galvanized sheet metal cladding oh the exterior of the exit stairs.
Red brick is proposed for the retaining walls and drive surface in the below grade entry
plaza. This. brick coordinates with the sidewalk pavers recently installed along Pico
Boulevard as part of the streetscape improvement project. The preliminary landscape plan
includes landscaping at the perimeter of the surface parking lot immediately adjacent to
5
the structure on the east, and landscaping along the perimeter of the new driveway. Project
Plans are included in Attachment K.
Use
The Parking Structure 6 Replacement will be operated by the College between the hours
of 6 AM and 11 PM; the same hours as the existing campus structures. Users will include
college students, faculty, staff, pool users and visitors to the college.
Access and Circulation
The projecYwill significantly improve the overall vehicular access plan for the campus. The
project includes the reconfiguration and widening of the Pico entrance to allow for direct
access to the new structure as welt as to allow access to Parking Structure A, and the
Municipal Pool Facility. Because the new structure will be connected to the existing Parking
Structure C, vehicles will be able to enter the new structure, contirue through to the
existing Structure C if necessary, and exit Structure C at the western end and continue to
Structure A as a final parking option. Alternately, vehicles bound for the Business Building
or the Municipal Pool Facility may turn right just after entering the campus at Pico and park.
in Parking Structure A, continue past the pedestrian drop off to the pool and park in
Structure C, or if necessary, continue through Structure C to the new structure. These
circulation improvements will make it possible for vehicles to look for parking oh campus
without having to return to city streets.
6
Pedestrian Access
Since the new accessway to the Parking Structure B will traverse a main pedestrian
corridor, pedestrian access must be provided across the new driveway. The project design
includes a broad pedestrian bridge that crosses over the depressed accessway between
the Business Building and the Technology Building: The project also includes. an
improved crosswalk from Parking Structure A, crossing the driveway leading west to the
new Municipal Pool Facility, guiding pedestrians toward the new pedestrian bridge.
DEVELOPMENT AGREEMENT
A Development Agreement is a contract between the City and a developer, which
authorizes the type and amount ofidevelopment within a specific period of time. Typically;
in Santa Monica, Development Agreements have provided landowners with guaranteed
development rights in exchange for- public benefits. A Development Agreement must
comply with the General Plan and Specific Plans but can supersede zoning regulations by
establishing its own specific set of development standards.
The Development Agreement amendment attached to this report is the document
proposed by the City of Santa Monica and Santa Monica College Community. Once the
City Council-has approved the document, the College will take it before the Board of
Trustees for final approval. The document outlines the parameters for the specific Parking
Structure B Replacement for which the attached Final Erivironmental Impact Report was
prepared. The City recognizes that the College is undergoing an extensive master planning
process and the Parking Structure B Replacement facility is one part of this project. The
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Master Plan projects. were considered as part of the cumulative projects in the Parking
Structure B Replacement environmental analysis. The College needs to replace the
parking spaces that were lost when Structure B was demolished, as well as provide
additional parking spaces lost from the earthquake. The calculation for the number of
spaces is as follows: The new structure replaces a total of 455 spaces which were lost due
to the earthquake, 374 spaces in parking structure B and 79 spaces in Parking Lot 7 that
is currently a site for temporary replacement structures. Seven spaces from Structure C
will be lost due to construction and are replaced in the new structure. In addition, the new
structure replaces 24 spaces in Structures A and C which have been designated for the
new Municipal Pool Facility. There is a net new gain of an additional two spaces which are
not associated with earthquake related construction.
For the purposes of consistency and implementation, the Development Agreement has
been revised to include the original Agreement authorizing construction of Structures A and
C, the Firsf Amendment governing the new Municipal Pool Facility and the Second
Amendment governing .the proposed Parking Structure B Replacement. Additional
technical changes-have also been made to ensure that the document is consistent with the
City's current standards and conditions for Development Agreements.
The Development Agreement is divided into 33 Paragraphs, each describing or authorizing
specific elements of the project, and 11 exhibits. The significant elements are discussed
in detail in this report. The following summarizes the content of each paragraph,
8
highlighting the amendments and additions which pertain to: Parking Structure B
Replacement.
Paragraph 1 Description of the Property Lists the defining terms used in the document.
Paragraph 2 Description of the Property Provides the location of all the. projects
governed by the Development Agreement,
adding the location of the Parking Structure
B Replacement.
Paragraph 3 Description of the Project
Describes the principal components of each
of the projects goverhed by the Development
Agreement including height, floor area,
number of stories, vehicular and pedestrian
access and circulation, and landscaping. This
amendment and restatement adds a
description of the major components of the
Parking Structure B Replacement including
the terms of demolition for the existing
municipal pool
Paragraph 4 Approved Uses
Paragraph 5 Timing of Construction
Describes the approved uses for the projects
governed by the Development Agreement,
which are parking for the parking structures
and aquatic related uses. for the Municipal
Pool facility.
Establishes the required timing for
commencement of .construction after
adoption of the Development Agreement,
and. the required time to complete
construction. The Parking Structure "B
Replacement project must begin construction
no more than twelve months after the
approval of the document, and the structure
and the 17`h Street entrance must be
completed no more than eighteen months
after the commencement of construction.
Paragraph 6 Project Mitigation Measures Lists the adopted mitigations for Parking
Structures A and C and references the
Exhibits that contain the project mitigation
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measures for the Municipal Pool Facility and
the proposed Parking Structure B
Replacement.
Paragraoh 7 Environmental and Public
Works Deg_artment
Requirements
Lists the specific requirements for each project
governed by the Development Agreement.
Specific requirements which pertain to the
Parking Structure B Replacement include
approval and evaluation of the civil plans for
both on-site and off-site improvements to the
College entrance at Pico Boulevard.
Paragraph 8 Changes to Parking
Structure A and Parkina
Structure C not Requiring
Amendment of
Development Agreement
Pertains only to the original parking structure
A ahd C.
Paraaraph 9 Effect of Aareement on Governs the use and development of the
Land Use. Regulations Parking. Structure B Replacement.
Paraaraph 10 Certificate of Occupancy Explains that the College is responsible for
obtaining a certificate of occupancy for the
Parking Structure B Replacement from the
Office of the Stafe Architect.
Paragraph 11 Enforcement: Periodic
Review of Compliance
with Aareement
Describes the process for monitoring the.
compliahce of the Development Agreement.
Paragraph 12 Default and Remedies
Paragraph 13 Notice of Termination
Describes the process for determining and
acting on default of the Agreement and the
means to remedy default.
Explains that termination of the Agreement
must be officially recorded.
Paragraph 15 Duration of Agreement Describes the length of the term of the
Agreement. The current length of term is 25
years from the execution of the original
Development agreement in 1989.
Paragraphs These paragraphs address legal requirements
16-32 including notices, indemnification, attorney's
fees, and severability:
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Exhibit A: Legal description
Exhibit B: Project Location, Landscaping and Architectural Review Board requirements.
Exhibit C: Environmental and. Public Works Management requirements.
Exhibit D: Santa Monica Municipal Pool Facility, Access and Circulation Description,
Access Diagram., Site Plan and Building Elevations.
Exhibit E: Municipal Pool Mitigation Measures.
Exhibit F: Municipal Pool Standard Conditions.
Exhibit G: Parking Structure B Replacement Access and Circulation Description, Access
Diagram, Site Plan, Building Elevations and Floor Plans.
Exhibit H: Parking Structure B Replacement Project Mitigations.
Exhibif I: Parking Structure B Replacement Standard Conditions.
Exhibit J: Definition of Average Natural Grade.
PLANNING COMMISSION ACTION
On July 19, 2000 the Planning Commission unanimously voted to recommend tha# the City
Council certify the Final Environmental Impact Report. However, the Commission did not
recommend approval of the Development Agreement, but chose to identify issues to be
addressed before the City Council considers approving the Development Agreement
Amendment. A copy of the Planning Commission staff report is included as Attachment C.
In general, the Planning Commission commented on the lack of information on the Santa
Monica College Masterplan which -sets the context for the project. The Commission
wanted more information about other parking alternatives that the College considered.
They heard public testimony from the neighbors on 17`h Street who expressed concern
about this street becoming a short cut to the College. Additionally, they heard public
testimony requesting that the timing of the existing pool closing be delayed until the new
pool was open so that City-sponsored swimming programs would not be interrupted.
11
The following lists the specific Planning Commission recommendations together with staffs
response:
1. Coordinate construction schedule of the Parking Structure B Replacement with the
opening of the new Municipal Pool facility to ensure an operational municipal pool
during the construction process.
Santa Monica College has stated that, due to their funding schedule with the Federal
Emergency Management Agency (FEMA), the costs of delaying the construction
schedule beyond the current November date would. be prohibitive. Moreover, November
is the optimal time to begin demolition, as it allows the .existing pool to remain open.
throughout the summer and early fall months when it is in high public demand. The new
Municipal Pool facility is not scheduled to be completed until spring of 2001, potentially
creating a period of four to five months when there will be no municipal pool programs.
The Community and Cultural Services Department has approached Santa Monica
Malibu Municipal School District to discuss transferring programs to the Santa Monica
High School swimming pool while the new facility is under construction.
2. Prohibit north and south through movements at 17`h Street and Pico Boulevard. The
only way to enter and exit the structure would be from Pico Boulevard, rather than
directly from 17`h Street.
This proposal had not been studied. as part of the environmental review process.
Consequently, the City's EIRtrafflc-consultant recently reviewed this recommendation
to determine if there would be any additional traffic impacts if vehicles exiting the
College were prohibited from using 17`h Street. The analysis determined-that this
proposal would result in new significant neighborhood traffic impacts on 16~' and on 20~'
Streets which could not be feasibly mitigated. As implementation of this
recommendation would cause significant impacts by rerouting the 17`h Street traffic to
other residential streets, staff recommends that the Council approve the project without
incorporating this Planning Commission recommendation. If Council supports this
recommendation, EIR re-circulation would be required. CEQA requires an EIR to be re-
circulated if a new significant impact would result from the project or from a new
mitigation measure proposed to be implemented.
3. Create a separation between pedestrians and vehicles at the east end of Parking
Structure A on Pico Blvd.
In response to the Planning Commission's concern about the interface between
pedestrians ahd vehicles at the crosswalk on the eastern end of Parking Structure A,
the College has redesigned this crosswalk and the configuration of the right turn lane.
The crosswalk has been moved away from the entrance driveway and is now located
12
across from the exit on the southern edge of the southeast corner of Structure A, so
that the direct line of pedestrian travel will cross the driveway toward the new
pedestrian bridge. To address possible safety concerns, the College will locate a "Yield
to Pedestrians" sign at the corner, and the roadway has been designed with a wider
sidewalk at the north side of the Business Building to reduce the width of the roadway
where pedestrians cross. The crosswalk is now located a sighificant distance from the
Pico entry.. Staff believes that this has addressed any earlier concern that cars stopping
for pedestrians will create a stacking problem that could .impact traffic on Pico
Boulevard. Attachment D shows the redesign of the entrance and relocation of the
sidewalk. The EIR consultant states that these modifications will not create any new
significant environmental impacts or increase the severity of any identified
environmental impacts.
4. Do not implement the proposed mitigation of a left turn pocket at Ocean Park and 23rd
Street.
The EIR identifies a one second delay at the intersection of 23`d Street and Ocean Park
Boulevard, which is considered a significant impact by the City's criteria. The EIR
proposes a mitigation to add a left turn pocket on 23rd Street which would increase the
speed of traffic through the intersection and thereby reduce the impact to a level of
insignificance. Staff supports the Planning Commission's determination that the
mitigation at 23`d Street and Ocean Park Boulevard is infeasible due to the impacts of
increased vehicle speed on 23`d Street which would be caused by creating a left turn
pocket. 23`d Street is a residential street, and has been subject to the City's
implementation of traffic calming measures to reduce the speed of traffic. The proposed
mitigation measure would be contrary to the established City practice on this street. To
implement a mitigation measure which increases traffic speed and flow on this street
would be detrimental to the neighborhood and would create a greater impact than the
impact of the delay at the intersection if the mitigation were not implemented.
5. Require two entry lanes and one exit lane at the 17th Street driveway.
The project is currently designed with one entry lane at the 17~' Street driveway. The
project as presented to the Planning Commission was designed with a two lane entry,
to be compatible with a proposed mitigation measure contained in the EIR consisting
of a dual-left turn lane off of Pico Boulevard. As detailed on page 16 of this staff report,
staff has determined that the duel left turn mitigation measure is not feasible. The
Planning commission agreed. The College informed the Commission that it preferred
a one lane entry design if the two lane left turn mitigation measure was not required
due to its infeasibility.
The Planning Commission did not support the College's proposal. The Commission
expressed concern about cars entering at the Pico Boulevard entrance and backing up
onto the street, adversely impacting Pico's traffic flow. The Commission recommended
13
maintaining the two lane entrance to allow more cars to enter the campus more quickly.
Staff believes that requiring the College to provide a two lane entrance would not
effectively address the Commission's concern that cars would back up onto Pico
Boulevard. Indeed; staff believes that a two lahe entrance would contribute to this
problem since drivers would to slow down due to confusion about which lane to select.
In an effort to resolve the Commission's concern, the College has redesigned the entry
to allow fora 20-foot wide one lane entry,. which eliminates the potential for slowed
traffic caused by drivers making a decision between two lanes. This design also allows
enough room that two cars may pull abreast of each other inside the College campus,
and will not need to stop on Pico Boulevard while waiting for cars to enter the campus:
Since the crosswalk has been moved to a location further inside the campus to address
the Commission's concern about the interface of vehicles with pedestrians, (see #3
above) the on-site area provided for vehicles stacking has also been increased. Staff
and the College believe that the Planning Commission's concerns about pedestrian
interface and potential stacking have been addressed by improving the entry design
with the crosswalk relocation and the driveway redesign to one 20-foot wide single lane.
This design also allows the coral tree which was identified for relocation to remain at
the College entrance. Exhibit D shows the described design changes. This revised site
plan has been incorporated into the Development Agreement Amendment.
The City's EIR consultant states that this redesign of the entry will not create new
significant environmental impacts or increase the severity of any identified
environmental impacts.
6. Require ihstallation of a dedicated left turn arrow on westbound Pico at 17th Street.
The protective left turn arrow at 17`" Street for westbound- Pico traffic which the
Planning Commission recommended was included in the original EIR mitigation
measures, but inadvertently left out of the final Development Agreement and EIR
Documents. Staff has added it into the mitigations for the. Development Agreement
Amendment.
7. Provide more historical context and evidence that the College has cohsidered
alternatives other than this parking structure to address the parking needs for the
campus, such as off-site parking, payment options, and alternatives to automobile use,
and provide some context for the project in terms of the Santa Monica College
Masterplan.
Attachment E includes historical information from Santa Monica College that describes
the Master Plan- and the. alternatives considered in the context for siting the Parking
Structure B Replacement.
14
CEQA ANALYSIS
An Environmental Impact Report (EIR) was prepared for this project. Copies of the draft
EIR were distributed to the City Council and notices of availability were sent to Planning
Commission members at the beginning of the 45-day public review period, which closed
on December 27, 1999: A total of five comment letters were received prior to the close of
the comment period. These comment letters, as well as the response to comments, are
included in the final EIR. One comment letter from Santa Monica College was submitted
after the close of the comment period. This letter addresses the College's concerns
regarding mitigations requiring re-striping at the 23`d Street and Ocean Park Boulevard
intersection, and requiring the replacement of public parking meters on campus.
In addition, the City held a neighborhood meeting regarding the proposed project on
December 8, 1999. Five members of the public were present. The verbal .comments
received at the meeting have been addressed in the Response to Comments section of
the EIR. The central public concern was that the parking garage would become a potential
incentive for people to drive cars instead of using the more envirohmentally sound practice
of alternative transportation. The response to comments section of the EIR outlines the
alternative transportation incentive program used by the College.
No significant impacts were identified in the areas of Geology and Soils, Air Quality, Noise,
Aesthetics and Shadows, or Land Use and Neighborhood Effects. As discussed below, the
15
only significant impacts that could not be mitigated were in the areas of Transportation and
Traffic. In addition, the EIR recommends mitigation for three traffic operation impacts that
the Planning Commission and staff do not believe can be feasibly implemented. These..
infeasible mitigations are discussed below.
Traffic Impacts
Dual leR turn lane from Pico Boulevard to College Driveway Entrance
The EIR determined that, based upon the projected traffic volumes, the 17~' StreetiSanta
Monica College Driveway/Pico Boulevard intersection would have inadequate storage
capacity' for westbound left turns from Pico Boulevard into the Santa Monica College
Campus. The EIR further determined that this potentially significant traffic impact could be
mitigated by doubling and extending the westbound left turn pocket on Pico Boulevard.
However, this additional left turn lane would require the removal of 13 metered parking
spaces on the south side of Pico Boulevard, east of the College driveway entrance. The
permanent loss of 13 metered parking spaces would itself create a significant impact given
the high demand for parking in the area for businesses, residents, and College users.
Parking is a premium use and the loss of any parking that is available to the general public
significantly impacts. the community. Indeed, the removal of 13 public parking spaces
wduld have greater impacts than the reduction in the level of service if the second left turn
lane were not installed. While the EIR further recommended that the public metered spaces
be replaced on the College Campus along the internal access road between Structure A
and the Business Building, staff believes that given their location, public metered spaces
16
on private property would result in these spaces only being used by College users rather
than the general public. As such, the identified impact would not be mitigated even if the
spaces could be relocated. Since the dual left turn lane mitigation measure results in the
permanent loss of 13 public spaces, the impact of which cannot be mitigated, staff believes
the dual left turn lane is infeasible. Therefore, the Planning Commission and staff do not
recommend that this mitigation be adopted, and instead the Council adopt a Statement of
Overriding Consideration.
Intersection of 20~' and Pearl Streets
The additional traffic at the intersection of Pearl and 20w Street due to the project would
be limited to 5-10 trips per day during peak hours. While this was determined to have a
significant traffic impact, the implementation of the mitigation measure of a traffic signal at
this intersection would produce longer queuing in the residential neighborhood, resulting
in vehicles avoiding the intersection and dispersing throughout the neighborhood. This
would have a greater environmental impact than the benefit of a traffic signal since the
queuing impacts could not themselves be mitigated. The proposed mitigation would create
an ongoing impact that would be more detrimental to the neighborhood than the delay at
the intersection if the mitigation is not implemented, and is therefore determined to be an
infeasible mitigation. Therefore, the use of a traffic signal as a mitigation. measure. is
infeasible. Staff and the Planning Commission recommend that this mitigation measure
not be adopted, thus requiring a Statement of Overriding Considerations.
17
Intersection of 23rtl Street and Ocean Park Boulevard
The EIR recommends re-striping of 23`~ Street to create a short, dedicated left turn pocket
on the southbound approach, providing left turn vehicles a place to wait, to reduce the one
second project related delay at this intersection which is caused by the project. As
previously discussed on page 13 the Planning Commission determined that this mitigation
is infeasible because it would increase the speed of traffic and therefore the amount of
traffic on 23`d Street.
Neighborhood Impacts
According to the City's criteria for evaluating neighborhood traffic impacts, the addition of
one trip per day to a residential streef is considered a neighborhood impact if the street is
already functioning at 90% of capacity. Based on this, the proposed project will generate
sighificant impacts to two streets, adding 28 daily trips to14`h Street north and south of
Pearl Street, and 15 daily. trips to 16"' Street south of Pearl Street. Mitigation measures
that could reduce the projected traffic on these streets such. as turn restrictions, speed
bumps, and curb extensions wduld increase the traffic on other local streets, thus simply
shifting impacts from one street to another rather than reducing these impacts to a less
than significant level. Therefore, these mitigation measures are considered infeasible and
a Statement of Overriding Considerations is recommended for these impacts.
Alternatives
The EIR also considered alternatives to the proposed project, as follows:.
1. The No'Project alternative was not considered a superior alternative as it would
assumethe rebuilding of the demolished structure on its original site, which would
18
have greater neighborhood impacts than the proposed project location at the
interior of the campus.
2. The Reduced Project altemative would develop a project with fewer parking spaces
with the intention of reducing the overall intgnsity of the project. The reduction in
parking spaces would not necessarily reduce the parking structure height.
However, the reduction in parking spaces being a less intensive use could result
in fewer impacts. (Final EIR Table 4-1) However, a reduced number' of spaces
would not serve the SMC project objective of replacing the spaces lost due to the
earthquake and ensuring the current needs of campus users. In addition, supplying
fewer parking spaces than the current demand would encourage students to park
on the city streets and further impact residential neighbors.
3. Off-site alternative locations were evaluated and considered infeasible because the
act of moving the project off-site would not lessen the significant environmental
impacts. Due to the nature of the project, significant environmental impacts would
also occur at an off-site location.
4. Several on-site locations were evaluated, but-were also found to be infeasible
because the act of relocating the project on site would not lessen the significant
impacts..All other available campus site were closer to .the perimeter of the
campus, and would therefore create greater impacts due to the proximity to
surrounding residential neighborhoods.
Recommendation for a Statement of Overridinq Considerations.
The construction of the Parking Structure. B Replacement will provide a significant public
benefit. The parking spaces lost due to the Northridge earthquake will be replaced, and
the College will more adequately be able to provide parking for their students, reducing
parking impacts on the neighboring streets. The site of the Parking Structure B
Replacement is preferable to the former site of the demolished Parking Structure B
because it is located in the interior of the campus, and will not impact the surrounding
residential neighborhood in terms of noise, glare or aesthetics. The internal access and
circulation will be improved, providing enhanced pedestrian safety, improving traffic
circulation throughout the campus, and preventing cars looking for parking from exiting the
19
campus and circulating onto public streets. Staff recommends that a Statement of
Overriding Considerations be adopted because of these public benefits.
PUBLIC NOTIFICATION
Pursuant to Municipal Code Section 9.48.110, notice of the public hearing was mailed to
all owners and residential and commercial tenants of property located within a 500 foot
radius of the project site and published in the Our Times section of the Los Angeles Times
the at least ten consecutive calendar days prior to the hearing. A copy of the notice is
contained in Attachment G. The Planning Commission hearing oh July 19, 2000, was
similarly noticed, and the City held a public meeting during the public circulation of the EIR
on December 8, 1999.
BUDGET/FINANCIAL IMPACT
The City bears no direct financial impact as the College-will pay for the construction of this
project. Because of the nature of the project, a parking structure, it wilt not create
permanent new jobs, nor detract from the current job market. Fees from the ..parking
structure will be collected by the College but will not impact the City. As anon-profit entity,
the College does create sales tax revenue.
CONCLUSION
Staff recommends the approval of the Development Agreement Amendment and
certification of the related EIR. The proposed parking Structure B Replacement Project will
benefit the City in that it will replace lost parking, relocate the parking garage to an interior.
20
campus site, and improve circulation on campus, thereby allowing for vehicles to circulate
on campus rather than on City streets.
Staff believes that the College has responded to the Planning Commission's concerns. The
Pico entrance has been redesigned to address safety concerns regarding the interface
between vehicles and pedestrians and to eliminate the potential vehicle stacking problems.
In addition, the College has provided the background that describes the decision making
process that led to the siting of the Parking Structure B Replacement. However, the
Commission's recommendation for reducing impacts on 17"' Street creates unmitigatable
impacts on other streets: If the Council supports this mitigation measure, EIR re-circulation
would be required. Since the College is unable to alter the proposed construction
schedule, and the new aquatic facility will not be completed before construction is
scheduled to begin, there will likely be a period of time with no municipal pool aquatics
programs. Currently, the Community and Cultural Services Department is investigating
options to avoid or mitigate the potential- temporary loss of swim programs, such as
relocating some existing aquatics programming at Santa Monica High School.
RECOMMENDATION
It is recommended that the City Council take the follovving actions:
1. Approve the resolution Certifying the Final Environmental Impact Report evaluating
the environmental impacts of the project proposed in the Development Agreement
Amendment between the City and Santa Monica _College Authorizing the
Development of Parking Structure B Replacement.
2. Approve the Resolution making the CEQA Findings necessary to approve the
Amendment to the. Development Agreement concerning Parking Structure B
Replacement, and adopting a Statement of Overriding Considerations and
Mitigation Monitoring Plana
3. Introduce for First Reading an ordinance adopting the proposed Second
21
Amendment to and Restatement of the Development Agreement between the City
and Santa Monica College.
DEVELOPMENT AGREEMENT FINDING
The proposed Development Agreement is consistent with the objectives, policies,
general land uses and programs specified in the general plan and any applicable
specific plan, in that the project is consistent with Land Use Element Policy 1.1
which requires development to improve the quality of life for all residents by
providing a balance of land uses consistent with protecting the quality of life in all
residential neighborhoods. By replacing the demolished structure with the proposed
project, the Santa Monica College campus will be reconfigured to improve land use
and traffic circulation, improve existing parking conditions and replace the parking
spaces that were lost in the earthquake, and relocate the garage at an interior site
thereby protecting the surrounding residential neighborhoods from the impacts of
being located near a parking,garage as well as protecting the neighborhoods from
the current college parking spillover which is due to the shortage of spaces since
Parking Structure B was demolished.
Prepared by: Suzanne Frick, Director
Jay M. Trevino, AICP, Planning .Manager
Amanda Schachter, Principal Planner
Kimberly Christensen, AICP, Senior. Planner
Sarah Lejeune, AICP, Associate Planner
City Planning Division
Planning and Community Development Department
Attachments:
A. Site map
B. Development Agreement Amendment
C. Staff Report, Planning Commission Meeting, July 19, 2000
D. Revised Site Plan
E. Information from Santa Monica College related to Master Plan.
F. Notice of Public Hearing
G: Resolution Certifying EIR
H. Resolution of Statement of Overriding Considerations
I. Ordinance Approving Restatement of Development Agreement
J. Final EIR
K. Project Plans
22
ATTACHMENT A
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NEW MUNICIPAL POOL FACILITY
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THE PROJECT
PARKING SRUCTURE B REPLACEMENT
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CURRENTLY UNDER CONSTRUCTION
FORMER SITE OF THE DEMOLISHED PARKING STRUCTURE B
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,4TTACWMENT B
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RECORDING REQUESTED BY
AND WHEN RECORDED MAIL TO:
CITY OF SANTA MONICA
1685 Main Street, Room 212
Santa Monica, CA 90401
Attention: Planning Director
Space Above Line For Recorders Use
No Recording Fee Required
Government Code Section 27383
AMENDMENT NUMBER TWO TO
AND RESTATEMENT OF
DEVELOPMENT AGREEMENT
BETWEEN-
THE CITY OF SANTA MONICA
AND
THE SANTA MONICA COMMUNITY COLLEGE DISTRICT
AND
THE BOARD OF TRUSTEES OF THE
SANTA MONICA COMMUNITY COLLEGE DISTRICT
s~ ., l7
RECORDING REQUESTED BY
AND WHEN RECORDED MAIL, TO:
CITY OF SANTA MONICA
1685 Main Street, Room 212
Santa Monica, CA 90401
Attention: Planning Director
Space Above Line For Recorders Use
No Recording Fee Required
Government Code Section 27383
AMENDMENT NUMBER TWO TO
AND RESTATEMENT OF
DEVELOPMENT AGREEMENT
THIS AMENDMENT NUMBER TWO TO AND RESTATEMENT OF THE
DEVELOPMENT AGREEMENT ("Agreement"), dated for reference purposes September
2000 is entered into by and between the CITY OF SANTA MONICA, a municipal corporation
(hereinafter "City"), and the SANTA MONICA COMMUNITY COLLEGE DISTRICT and THE
BOARD OF TRUSTEES OF SANTA- MONICA COMMUNITY COLLEGE DISTRICT
(hereinafter referred to as the "District" collectively). The City and the District enter into this
Agreement to fully amend and restate that certain Development Agreement between the City and
the .District dated November 14, 1989 ("Original Development Agreement") and Amendment
Number One ("Amendment Number One") to the Original Development Agreement between the
City and the District dated January 12, 1999. Upon mutual execution of this Agreement by the City
and the District, this Agreement shall supersede and replace the Original Development Agreement
1
and Amendment Number One in their entirety. The City and the District enter into this Agreement
with reference to the following:
RECITALS:
A. Pursuant to California Government Code Sections 65864 at sec .. and Santa Monica
Municipal Code Sections 9.48.010 et sec .., the City is authorized to enter into, and subsequently
amend in whole or part, binding development agreements with persons having legal or equitable
interests in real property for the development of such property.
B. The District is the legal owner of certain real property ("Property") located in the City of
Santa Monica; California, as more particularly described in Exhibit A, which is attached hereto and
incorporated herein by reference.
C. City and District and Board of Trustees entered into the Original Development Agreement
on dated November 14, 1989. Pursuant to the terms and conditions of the Original Development
Agreement, the City approved a plan for the development of two (2) parking structures now
commonly known as "Parking Structure A" and "Parking Structure C".
D. Parking Structure A and Parking Structure C have been developed in accordance with
the Original Development Agreement.
E.-City and District and Board of Trustees amended the Original Development Agreement
by entering into Amendment Number One on January 12, 1999. Pursuant to the terms and
conditions of Amendment Number One, the City approved the replacement and relocation of the
2
'11+," ii
municipal pool currently located on the campus of Santa Monica College ("SMC") in Santa Monica
("Municipal Pool Facility").
F. The Municipal Pool Facility is currently under construction in'accordance with
Amendment Number One. The Municipal Pool Facility will constitute a facility owned, operated,
and maintained by the City on land- owned by the District. The Municipal Pool Facility is
anticipated to open in mid-2001.
G. The parties desire to amend the Original Development Agreement as amended by
Amendment Number One to authorize the construction of Parking Structure B Replacement
primarily to restore parking lost on the campus of SMC as a result of the Northridge Earthquake.
More specifically, the parties desire to amend Paragraph 2 relating to the description ofthe Property;
Paragraph 3 relating to the description of the project; Paragraph 4 relating to approved uses,
Paragraph 5 relating to timing of construction; Paragraph 6 relating to mitigation measures for the
project; Paragraph 8 relating to project changes upon approval of the Zoning Administrator;
Paragraph 9 relating to effect of agreement on land use regulations; Paragraph 10 relating to
certificates of occupancy; Paragraph 11 relating to enforcement; Paragraph 12 relating to default and
remedies; Paragraph 13 relating to procedure upon default, Paragraph 15 relating to duration of
agreement, Paragraph 17 relating to remedies cummulative; Paragraph 18 relating to
indemnification; Exhibit A relating to the site legal. description; Exhibit B relating to the project
description; Exhibit C relating to Environmental and Public Works- Requirements; Exhibit D
relating to the project plans; and to add Exhibit G relating to the Parking Structure B project Plans,
Exhibit Hrelating to Parking Structure B mitigation measures, Exhibit I relating to Parking Structure
B standard conditions and Exhibit J relating to the certain definitions.
3
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H. The Parking Structure B Replacement project will be developed in the space currently
used by the existing. municipal pool; which is being replaced by the Municipal Pool Facility.
I. The Municipal Pool Facility is being constructed on the site of former Parking Structure
B as approved in the First Amendment to the Development Agreement. Parking Structure B
consisted offour levels above grade, and contained 374 parking spaces. Parking Structure B incurred
significant structural. damage due to the Northridge Earthquake and was subsequently demolished.
The Parking Structure B Replacement replaces the demolished parking structure at a different site
in the interior of the. SMC campus.
J. On December 2, 1998, the District and the Board of Trustees filed with the City an
application to amend the Development Agreement ("Amendment Application").
K. The District and the Board of Trustees have paid all necessary costs and fees associated
with the City's processing of the Amendment Application and this Amendment Number Two- and
Reinstatement of the Development Agreement ("Agreement").
L. A Draft Environmental Impact Report was prepared by EIP Associates for the City with
respect to the amendments to the Development Agreement contained in this Second Amendment and
circulated forpublic comment, all in compliance with the California Environmental Quality Act (the
"DEIR"). Comments on the DEIR were received from members of the public and a final
Environmental Impact Report was prepared and duly considered by the Santa Monica Planning
Commissiomin connection with-its review of this Agreement. The City Council similarly reviewed
and considered the information contained in the final Environmental Impact Report prior to
approving this Agreement.
4
n~..n
M, The City has complied with all procedures required by California Government Code
Sections 65864 et sec .and Santa Monica Municipal Code Sections 9.48.010 et sec .regarding the
processing of this Agreement, including Santa Monica Municipal Code Section 9.48.170 which
authorizes amendment, in whole or in part, of existing development agreements, by, among other
things, completing the following:
1. The Planning Commission held aduly-noticed public hearing on this Agreement
on July 19, 2000, and made its written recommendations to the City Council in accordance with
Santa Monica Municipal Code Section 9.48.130.
2. The City Council held aduly-noticed public hearing on this Agreement.
Following completion of the public hearing and consideration of the recommendation of the
Planning Commission, the City Council adopted an ordinance approving this Agreement and
authorizing the City Manager to execute this Agreement.
N. The provisions of this Agreement are consistent with the City's General Plan for several
reasons, including, without limitation, the following:
The Second Amendment to the Development Agreement establishes the parameters,
project description, standards and conditions, and impact mitigations for the replacement ofParking
Structure B, demolished due to the 1994 Northridge Earthquake. This proj ect implements Land Use
Element Objective 1.1 which requires development to improve the quality of life for all residents by
providing a balance of land uses consistent with protecting the quality of life in all residential
neighborhoods. By replacing the demolished structure with the proposed project, the SMC campus
will be reconfigured to improve land use and traffic circulation, improve existing parking conditions
replace the parking spaces that were lost in the earthquake, and relocate the parking garage to an
5
,.. .
interior site thereby protecting the surrounding residential neighborhoods from the impacts
associated with being located next to a parking garage as well as protecting the neighborhoods from
the current college parking spillover due to Parking. Structure B's demolition and the resulting
shortage of parking spaces.
O. Given that numerous changes have been made to the Original Development Agreement
and that certain provisions ofthe original agreement have become outdated or inapplicable, the City
and the District agree it would be better to have one single updated document rather that a separate
amendment to .the prior agreements. Accordingly, upon execution of this Agreement, this
Agreement shall replace and supersede both the Original Development Agreement and Amendment
Number One in their entirety.
NOW, THEREFORE, in consideration ofthe covenants and. conditions hereinafter set forth,
and for other good and valuable consideration, the receipt and sufficiency of which are hereby
acknowledged, the parties hereto do hereby agree as follows:
1. DEFINITIONS. For purposes of this Agreement, the following terms and phrases shall
be interpreted as hereinafter defined, unless the context cleatly indicates a contrary intent of the
parties:
Buildine Height: shall be as set-forth in Section 3, and shall for Parking Structure A and
Parking Structure C be defined as the vertical distance measured from the average level of highest
and lowest point of that portion of the lot covered by the building to the highest point of the roof
excluding parapets, stairways, ventilating fans or similar equipment required to operate and maintain
the building. Subterranean parking areas located below the average ground level shall also be
excluded from building height.
6
~j;~G
City: the City of Santa Monica; a municipal corporation, organized and conducting business
pursuant to the laws of the State of California and the Charter of the City of Santa Monica.
City Manager: the City Manager of the City.
District:, Santa Monica Community College District and the Board of Trustees of Santa
Monica Community College District.
Floor Area: shall be consistent with and governed by the Zoning Ordinance.
General Plan: the comprehensive, long term general plan for the physical development of
the City of Santa Monica pursuant to California Government Code Sections 65300 et sec ..
Hazardous Material: any substance, material or waste which is regulated as
hazardous/contaminating or potentially hazardous/contaminating by the United States government,
the State of California, or any local or other governmental authority or any other substance; whether
in the form of a solid, liquid, gas or any other form whatsoever, which by any governmental
requirements provides for special handling in its use, transportation, generation, collection, storage,
treatment or disposal.
LUCE: the Land Use and Circulation Element of the General Plan of the City.
Planning Commission: the Planning Commission of the City.
Project: the proposed development of the Property as is more particularly described in
Section 3 of this Agreement and in the Project Site Plans.
Parking Structures: the three parking structures to be constructed on the Property, as more
particularly described in Section 3 of this Agreement and in Exhibit B.
7
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Property: the real property on which the Project will be developed and which is more
particularly described in Exhibit A.
Zoning Administrator: the Zoning Administrator of the City.
2: DESCRIPTION OF THE PROPERTY. The Property is more particularly described in
Exhibit A and consists of four (4) lots designated as "Parking Structure A," "Parking Structure C,"
"Parking Structure B Replacement" which is accessed-from Parking Structure C and via the ramped
driveway from 17th Street, and the approximately 57,350 square foot parcel on the west side of
Santa Monica College upon which the Municipal Pool Facility is being developed, bounded by
Parking Structure A to the north, the access road and Parking Structure C to the east, the Facility
Services Department and athletic field to the south, and 16th Street to the west.
3. DESCRIPTION OF PROJECT.
A. Three Parking Structures. The Project includes all aspects of the proposed development
of the Property with three. (3) parking structures which are more particularly described herein and
in Exhibit B, including the following components:
1. Parking Structure A, on the South side ofPico Boulevard between 16`~ Street and
17`s Street, containing approximately 182,000 square feet ofFloorArea andproviding approximately
402 full size and 292 compact non-tandem parking spaces. The Parking Structure shall not exceed
four levels and a Building Height of 40 feet. One level shall be at grade and the three other levels
shall be above grade. The structure shall utilize the existing exit on 16~' Street as a right turn only
8
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2. Parking Structure C shall be constructed on the College softball field. It shall
contain approximately 238,000 square feet of Floor Area and provide approximately 485 full size
and 359 compact non-tandem parking spaces. The parking structure shall not exceed five levels with
one level of subterranean parking, one level of at grade parking, and four levels of above-grade
parking. The parking structure shall not exceed a Building Height of 38 feet. This height limit shall
not preclude the installation of solar panels to attain sustainable goals for the municipal pool. The
Structure shall have one entrance and exit from 17s' Street at Pico Boulevard. The structure shall
have no exit onto 16"' Street.
The project plans for Parking Structure A and Parking Structure C are those certain Project
Plans dated June 19, 1989 (include renderings) prepared by Conrad Associates (as the same maybe
amended from time to time in accordance with the terms ofthis Agreement) which set forth the basic
guidelines and scope for thedevelopment ofthese parking structures. -The City shall maintain a copy
ofthese project plans.
3. As more fully described in Subsection C of this Section, Parking Structure B
Replacement shall be constructed on the site of the existing municipal pool and shall have a new
driveway access to and from the Pico Boulevard entrance at 17~h Street in addition to secondary
access through the existing Parking Structure C. The Parking Structure B Replacement shall not
exceed five levels, including one level of subterranean pazking, one level of at grade parking, and
three levels above the grade level. The parking structure shall connect to Parking Structure C and
shall not exceed 30 feet above average natural grade. ("Average Natural Grade" shall have the
meaning set forth in Santa Monica Municipal Code Section 9.04.02.030.350 which is in effect on
the Effective Date ofthis Agreement and is attached as Exhibit J.) This addition shall contain
n'. ,
approximately 165,000 square feet of floor area, and provide approximately 240 full size, 21
American with Disabilities Act ("ADA") compliant, and 225 compact non-tandem parking spaces.
Two ofthe handicapped spaces and 17 of the full size spaces will be located on a surface lot directly
adjacent to the east end of the parking structure, which is accessible only from the parking structure
itself.
4. The Total Floor Area of the three parking structures described in Paragraphs 1,
2, and 3 shall not exceed 605,000 square feet.
5. Vehicular andPedestrian Access and Circulation. Standard size parking spaces
shall be at least 8.5 feet wide by 18 feet. Compact parking spaces shall be at least 7.5 feet wide by
15 feet. Parking Structure A and Parking Structure B shall have ingress and egress from. several
locations on the Property as described on Exhibit B. Parking Structure B Replacement shall have
ingress and egress as shown on Exhibits Gl and G2.
B. Municipal Pool Facility.
1. Princi au 1 Components ofMunicinal Pool Facility. The Municipal Pool Facility
shall be constructed in the open space area that fronts 16th Street on the site of the former Parking
Structure B, currently referred to as Parking Lot 8, and on the site of the landscape area located
adjacent to Parking Structure C and the 16`h Street curbline. Construction of the project will consist
of a 50 meter (164 feet) by 75 feet competition pool, an approximately 96 feet by 75 feet
instructional and recreational pool, an approximately 1,500 square-foot pool equipment building, an
approximately 2,200 square foot pool storage and equipment building and an approximately 7,500
square foot aquatic building, which includes the following uses: pool locker rooms; lifeguard, pool
10
supervisors, and registration offices; a first aid room; a viewing deck and staff locker room; an
instructional/training room; and a coach/competitor team office.
2. Location of Municipal Pool Improvements. Exhibit D shows the location of the
municipal pool and all related pool improvements. In general terms, the competition pool will be
located to the west of Parking Structure C on the southern part of the site. The instructional and
recreational pool will be located to the south of Parking Structure A on the northern part of the site.
The aquatic building will be located between the competition and instructional and recreational
pools. The pool storage and equipment areas will be placed in two separate locations on the project
site as follows: at the northeast corner of the site, immediately adjacent to Parking Structure A and
to the south of the competition pool near the southwest corner of Parking Structure. C. The pool
storage and equipment areas will consist of enclosed areas bounded by fences, not to exceed 12 feet
in height above. existing grade and measured at a continuum at every point along the wall.
3. MaximumHeiehtofMunicipalPoolImprovements. The maximum heightofthe
aquatic building will be 28 feet above. average natural grade. ("Average Natural Grade" shall have
the meaning set forth in Santa Monica Municipal Code Section 9.04.02.030.350 which is in effect
on the Effective Date of this Agreement.) The height of the pool storage and equipment areas will
not exceed 12 feet above average natural grade.
A sound wall, not to exceed 18 feet in height above existing grade and measured at
a continuum at every point along the wall, will be constructed around the site, extending from the
northwest corner ofthe site, adj acent to the proposed pedestrian entrance area, along the western site
boundary between the instructional and recreational pool, aquatic building and the street.
11
4. AnnrovalofSchematicDrawings. TheCityherebyapprovesSchematicDrawings
prepared by Killefer Flammang Purtill Architects, dated November 11, 1998, which delineate the
new Municipal Pool Facility to be constructed, including; without limitation, those principal
components of which are set forth in Paragraph 3, Subparagraph B. The Schematic Drawings shall
also include, without limitation,. a landscape plan for the Municipal Pool Facility. The City and the
District shall maintain a complete copy ofthe Schematic Drawings stamped "Approved" by the City
The Schematic Drawings shall be a half-size set. Further detailed plans for the Municipal Pool
Facility, including, without limitation, structural plans and working drawings shall be developed by
the City subsequent to the Effective Date based upon the Schematic Drawings. Minor modifications
to the Schematic Drawings may be made by the City upon written administrative approval of the
Planning Director without the necessity of amending this Agreement. A significant change in the
approved concept shall only be undertaken after amendment of this Agreement.
5. Municipal Pool Facility Access, Parking, Circulation and Setbacks. Access and
circulation for the Municipal Pool facility shall be in accordance with the .description which is
attached as Exhibit D.1 and the plans which are attached as Exhibit D.2 to this Agreement. The
parking for the Municipal Pool Facility shall be allowed by permit in either Parking Structure A or
Parking Structure C, to be accessed via the campus entrance at Pico Boulevard. The precise
locations for pool parking shall be established by a Joint Operating Agreement to be entered into
between the City and the District subsequent to the effective date of this Agreement: Pool users with
permits shall be allowed to park free of charge both during weekdays and on weekends. In addition
to the ten handicapped spaces currently provided in Parking Structure C, the District shall provide
another four ground level handicapped spaces. These handicapped spaces shall be located in
12
a~f (1
Parking Structure C along the western face of the structure and shall be available during all hours
that the Municipal Pool Facility is open. The District shall also designate a minimum of 24
additional spaces which will be available to pool users during peak hours (3:30-5:30 p.m. on
weekdays and Saturdays). The 24 pool spaces will be located in either Parking Structure A or
Parking Structure C. The precise locations shall be established by the Joint Operating Agreement.
to be entered into between the City and the District.
C. Parking Structure. B Replacement.
1. Principal Components of Parkine Structure B Replacement. The Replacement
Parking Structure B shall be constructed immediately adj acent to the east side ofthe existing Parking
Structure C. This site is currently occupied by the original municipal podl, which will be replaced
by the new Municipal Pool Facility at the 16`h Street edge of the campus, as permitted by the
Development Agreement. The construction ofthe new Municipal Pool Facility at a different location
on the campus will allow the construction of the project to proceed on the original pool site. The
Parking Structure B Replacement will be constructed with three above grade levels of parking, one
at grade level, and,one basement level. The number of spaces at each level will be as follows: 92
spaces at the below grade level, 106 spaces at the grade level (of which nineteen are located on the
adjacent surface lot), 94 spaces at level two, 94 spaces at level three, and 100 parking spaces at the
roof level, for a total of 486 spaces. The gross floor area of the project shall not exceed 165,000
square feet. The height of the structure shall be no more than 30 feet above average natural grade,
and will match the height ofthe existing parking Structure C. The Parking Structure B Replacement
will be accessed via a driveway that leads from Pico Boulevard at the 17"'Street entrance to the
campus entering the new parking structure on the north side of the building. The structure can also
13
Vii!:, i9
be accessed via ramps connecting to the existing Parking Structure C, and thus utilize the existing
accessway from Parking Structure C that passes in front ofthe new Municipal Pool Facility. Exhibit
G describes the site plan and location of the proj ect.
2. Maximum Heieht of Structure B Replacement. The maximum height of the
replacement parking structure will be 30 feet above average natural grade.
3. Apnroval of Schematic Drawings for Structure B Replacement. The City hereby
approves Schematic Drawings prepared by Gensler Architects, dated June 14, 2000 which describe
the new parking Structure B Replacement to be constructed, including, without limitation, those
principal components of which are set forth in paragraph 3, Subparagraph C. The Schematic
Drawings shall also include without limitation, a landscape plan for the Parking Structure B
Replacement and the area surrounding the entrance driveway. The City and the District shall
maintain a complete copy of the schematic drawings stamped "approved" by the City. The
Schematic Drawings shall be a half-size set. Further detailed plans for Parking Structure B
Replacement, based on these schematic drawings, including, without limitation, structural plans and
working drawings, shall be developed by the College subsequent to the Effective date of this
Agreement. Minor modifcations to the schematic drawings may be made by the College upon
written administrative approval of the Planning Director without the necessity of amending this
Agreement. A minor modification shall be defined as a design modification that does not increase
the height of the building, does not add to the number of stories, does not change access and
vehicular circulation or landscaping requirements, does not decrease the number ofparking spaces
by more than 10, does not alter the aisle width or increase the ratio of compact to standard parking
spaces and does not alter the footprint of the building provided that the overall square footage for
14
1!.'4 V1
the three parking structures together does not exceed 605,000 square feet. A significant change in
the approved concept shall only be undertaken after the amendment of this Agreement.
4. Structure B Replacement Access Parkine and Circulation. Access and circulation
for the Parking Structure B Replacement shall be in accordance with the description that is attached
as Exhibit G.1, and the plans which are attached as Exhibit G.2 to this Agreement.
5. Existing Municipal Pool Demolition. The .District shall have the. sole
responsibility, at its own cost and expense, to demolish the existing municipal pool and to remove
all materials from the site. More specifically, the District shall secure any and all required services,
labor, materials, equipments, permits and transportation to complete the demolition ofthe municipal
pool structures and improvements. Additionally, the District shall procure any and all required
services, labor, materials, equipment, permits, and transportation to be performed to complete the
investigation,characterization, remediation, handling and/or abatement of asbestos, lead, or other
Hazardous Materials, substances, or contaminants. All costs associated with the demolition,
abatement and remediation on or under the municipal pool site, including but not limited to
contractors, transportation, landfill dumping or other waste management charges and permit fees
shall be the responsibility of the District.
The following general provisions shall apply to the demolition and remediation of
the municipal pool structures and improvements:
(1) The District shall complete demolition during the time periods specified
in Section SB of this Agreement.
(2) The District shall notify the City twenty-one (21) days prior to the
commencement of demolition to provide the City the opportunity to remove any furniture, fixtures
15
or equipment from the existing municipal pool that the City wishes to retain. After this twenty-one
day notice period has lapsed, the District, at its sole cost and expense, shall remove and/or retain all
furniture, fixtures, and equipment from the property. Such items may be used by the District, sold,
or donated for re-use or transported off-site for disposal.
(3) The District retains the right to salvage from the demolished facility and
shall have the authority to assign these rights to another party such as the demolition contractor.
(4) All of the municipal pool facilities and structures that will be demolished
shall be exempt from the City's Landmark and Historic District Ordinance (Santa Monica Municipal
Code Sections 9.36.010 et. sec .) ("Landmark Ordinance") at all times that the District is authorized
to construct Parking Structure B Replacement pursuant to this Agreement. Neither the City's
Landmark Commission, the City Council, nor any other City agency or official ,shall have
jurisdiction to prevent, delay, impede, or otherwise obstruct demolition of the municipal facilities
and structures based upon the City's Landmark Ordinance or any similar or related City measure
designed to protect historic or architecturally significant structures.
D. Landscaping. Landscaping requirements for the Project shall be as set forth in Exhibit B.
4. APPROVED USES. By the execution of this Agreement, the City specifically approves
the use of Parking Structure A, Parking Structure C and Parking Structure B Replacement for
College-related parking and for aquatic-related parking.
The Joint Operating Agreement to be entered into between the. City and the District will
address the joint use, operation of; and parking for the Municipal Pool Facility bythe-City and the
District. Said agreement shall be consistent with the terms ofthis Agreement and will address hours
16
of operation, staffing requirements, permit parking regulations, maintenance, and other pool
operation functions.
5. TIMING OF CONSTRUCTION.
A. The City shall use its best efforts to commence construction of the Municipal Pool
Facility by January 12, 2000, and to complete construction within twelve (12) months of the
commencement of construction. However, nothing in this Agreement shall be construed to require
the City to proceed with the construction of the Municipal Pool Facility and the failure of the City
to proceed with construction of the Municipal Pool Facility shall not give rise to any liability, claim
for damages or cause of action against the City.
B. The District shall commence construction ofthe Parking Structure B Replacement within
twelve months of the execution of this Agreement and shall complete construction of this parking
structure and the 17~h street entranceto the campus from Pico Boulevard within eighteen months of
the commencement of construction. The Planning Director in his or her discretion may extend the
time for completion of construction of the Parking Structure B Replacement and the 17~' street
entrance upon a showing of good cause by the District and upon such terms and conditions as the
Planning Director deems appropriate. The construction ofParking Structure B Replacement and the
reconstruction ofthe 17"'Street entrance. shall not prevent access to the new Municipal Pool Facility
from Pico Boulevard. If necessary, Pico Boulevard access to the Municipal Pool Facility will be
provided via Parking Structure A during the time that Parking Structure B Replacement and the 17~'
Street entrance to the College are under construction.
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6. PROJECT MITIGATION MEASURES. To comply with applicable provisions of the.
General Plan and to mitigate specific burdens upon the community resulting from construction of
the Parking Structures and the Municipal Pool Facility, District agrees to undertake the mitigation
measures serforth in Subparagraphs (A) through (G) relative to Parking Structure A and Parking
Structure C and (I) of this Paragraph relative to Parking Structure B Replacement and the City and
the District agree to undertake the mitigation measures set forth in Subparagraph (H) relative to the
Municipal Pool Facility:
A. Physical Miti ag tions.
(1) Pavement treatments shall be applied to each Parking Structure to mitigate noise
effects as follows: Pavement to be hand trowel finished with magnesium trowel. Finish shall be in
rotarypattern to obtain sweated swirl fmish. Finish shall be subj ect to architect's approval. Medium
broom finish at right angles to flow of traffic shall be acceptable alternate.
(2) Exterior lighting of each Parking Structure shall be shielded and directed away
from surrounding residential areas.
(3) Openings on each level of the Parking Structures shall be designed to eliminate
direct exterior penetration of headlights of vehicles within the Structures. No opening shall be
allowed on the west wall of either Parking Structure on the second and third levels.
(4) Materials used for the roofs and exterior facades of each Parking Structure shall
be of a nonreflective nature.
(5) District shall pay City one-fourth (1/4th) ofthe cost of acquisition and installation
of traffic signal improvements at the intersection of Pico Boulevard and 16`s Street and for the left
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turn signal at the extension of 17"' Street at Pico Boulevard, as may be required by the City, if in
City's sole discretion it determines such signal improvements are needed.
(6) Signage at the 16`h Street exit of Lot 4 shall indicate right-turns only.
(7) The District shall reimburse the City for the cost of installing a raised center
median divider along 16"' Street adjacent to the Lot Four Parking Structure exit that will physically
prevent left turn exiting onto 16s' Street.
B. Air Quality During Constmction. Equipment engines shall be kept in proper tune to
reduce exhaust emissions. Such equipment shall not be operated during first or second stage smog
alerts. During excavation, the site shall be watered at least twice daily to prevent excessive dust, and
watering shall be increased during periods when wind speeds exceed 15 miles per hour. Mud and
dirt shall be removed from the surrounding streets and publicly used sidewalks on a daily basis.
C. Vehicle Alarm Plan. Prior to the issuance of a Certificate of Occupancy for either
Structure, District shall submit a vehicle alarm plan for review and approval of the City Manager
which shall address measures the District shall take to mitigate noise from vehicle. alarms within
both Parking Structures.
D. Water Conservation.
(1) Automatic sprinklers shall be set to water landscaping during evening and early
morning hours only so as to reduce excessive water requirements due to water loss by evaporation.
(2) To the extent feasible, landscaping-shall consist ofdrought-resistant plants and
the landscaping plans shall be subject to the approval of the Environmental and Public Works
Management Department as to the water conservation features of such landscaping.
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E. Impacts on Traffic and Neighborhood During Construction.
(1) Vehicles hauling dirt or other construction debris from the site shall cover any
open load with a tarpaulin or other secure covering to minimize dust emissions. District shall
maintain a staging area on the Property for use by construction firms and vehicles and shall design
traffic patterns for construction vehicles, both on-site and off-site, in order to minimize the impact
of construction activities on adjacent streets. Prior to the commencement of construction bidding,
District shall prepare a constructionperiod mitigationplan which shall implement the items specified
in this paragraph and which shall address construction hours, noise mitigation, and the location of
construction staging areas. District shall submit such construction period mitigation plan to the
Environmental and Public Works Management Department for review. and approval. In addition,
District shall cooperate with the City's Environmental and Public Works Management Department
in order to develop other mutually acceptable means for minimizing Project impacts.
(2) District shall prepare a construction vehicle circulation and daily use plan that .
specifies the proposed construction routes, hours, and dates, and indicates the manner by which the.
College will reasonably seek to minimize noise, vehicle, and related impacts caused by construction
activities. Said plan shall identify one or more designated individuals who will be responsible for
coordinating and monitoring the construction vehicle circulation use plan and who will also be
available during normal office hours to respond to neighborhood resident complaints regarding
construction vehicles. District shall mail a copy of said plan to all current property owners and
tenants residing within a 100 foot radius of the College campus boundaries. A copy of the
construction vehicle plan shall also be published at least once in a local daily newspaper.
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E Ener~y Conservation. Each Parking Structure in the Project shall comply with all
provisions of Title 24 of the California Administrative Code relating to energy conservation.
G. Accessibility. The Project's disability accessibility requirements shall be as determined
by the Office of the State Architect's Access Compliance Department.
H. Municipal Pool Facility Impact Mitieations To mitigate specific impacts resulting from
the development ofthe Municipal Pool Facility, the City and the District agree to perform the prof ect
mitigation measures itemized in Exhibit E attached hereto, in accordance with the timetable set forth
in Exhibit E, which is incorporated herein by reference.
I. Municipal Pool Facility Standard Conditions. The constmction and operation of the
Municipal Pool Facility shall also be undertaken in accordance with the conditions set forth in
Exhibit F, attached hereto.
J. Parkine Structure B Replacement Impact Mitieations To mitigate specific impacts
resulting from- the development of the Parking Structure B Replacement, the District agrees to
perform the project mitigation measures itemized in Exhibit H attached hereto, in accordance with
the timetable set forth in Exhibit H, which is incorporated herein by reference.
K. Parkine Structure B Replacement Standard Conditions. The construction and operation
of Parking Structure B Replacement shall also be undertaken in accordance. with the conditions set
forth in Exhibit I, attached hereto.
7. ENVIRONMENTAL AND PUBLIC WORKS DEPARTMENT REQUIREMENTS.
The District shall comply with all requirements of the City's Environmental and Public
Works Department as enumerated in Exhibit C. Nothing in this Agreement is intended to exempt
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the Project from compliance with current or future requirements of the Environmental and Public
Works Department to which the District would otherwise be subject, and which are applicable to
other improvements within the City on the date any such future requirement is placed into effect in
the City.
8. CHANGES TO PARKING STRUCTURE A AND PARKING STRUCTURE C NOT
REOUIILING AMENDMENT OF DEVELOPMENT AGREEMENT. If District desires to make
any of the following changes to Parking Structure A and Parking Structure C, District shall do so
in accordance with the provisions of this Section. If District desires to make any other changes to
these structures, an amendment of this Agreement shall be required.
A. Upon approval of the Zoning Administrator, District may, without amending this
Agreement: (i) increase the Floor Area of either Parking Structure above the respective Floor Areas
set forth in Section 3 above, by an amount not greater than 15,000 square feet for either Structure,
provided that the total Floor Area of the Project shall not exceed 440,000 square feet; (ii) relocate
the driveway accesses to the Proj ect by not more than 5 feet if approved by the City's Environmental
and Public Works Management Department; or (iii) relocate the exterior walls of any building by
a distance of not more than 4 feet.
B. District shall file an application with the Zoning Administrator on a form approved by the
Zoning Administrator which shall require District to specify the specific changes being requested
and to attach plans describing such changes.
C. The fee for any such application shall be equal to the fee then established by resolution
for development review permit applications.
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D. The Zoning Administrator may approve or conditionally approve the application if he or
she finds that the changes applied for will not adversely affect the compatibility of the Project with
the surrounding neighborhood and are harmonious with the overall scheme of development of the
Project.
E. A Statement of Official Action shall be issued by the Zoning Administrator promptly
following his or her decision stating the decision and findings in support thereof.
9. EFFECT OF AGREEMENT ON LAND USE REGULATIONS:
The following development standards and restrictions set forth in this Section govern the use
and development of the Parking Structure B Replacement and shall constitute the Applicable Rules,
except as otherwise provided herein.
9.1 Defined Terms.
9.1.1 For purposes of this Section 9, the following terms shall have the meanings set forth
below:
9.1.1(a) "Existing Regulations"collectivelymeansallofthefollowingwhich
are in force and effect as of the Effective Date: (i) the General Plan (including, without limitation,
the LUCE) and (ii) any and all ordinances, rules, regulations; standards, specifications and official
policies of the City governing; regulating or affecting the demolition, grading, design, development,
construction, occupancy or use of buildings and improvements or any exactions therefor.
9.1.1(b) "Subsequent Code Changes"collectivelymeansallofthefollowing
which are adopted or approved subsequent to the Effective Date, whether such adoption or approval
is by the City Council, any department, division, office, board, commission or other agency. of the
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City, by the people of the City through charter amendment, referendum, initiative or other ballot
measure, or by any other method or procedure: (i) any amendments, revisions, additions or deletions
to the Existing Regulations or (ii) new codes, ordinances, rules, regulations, standards, specifications
and official policies of the City governing or affecting the grading; design,. development,
construction, occupancy or use ofbuildings or improvements or any exactions therefor. "Subsequent
Code Changes" includes, without limitation, any amendments, revisions or additions to the Existing
Regulations imposing or requiring the payment of any fee, special assessment or tax.
9.2 Development Standards.
Except. as provided in this Section 9.2, development of the buildings and
improvements, including without limitation, the development standards for the demolition, grading,
design, development, construction, occupancy or use of such buildings and improvements, and any
exactions therefor; shall be governed by the Existing Regulations. Any provisions of the Existing
Regulations inconsistent with the provisions ofthis Agreement, to the extent of such inconsistencies
and not further, are hereby deemed modified to that extent necessary to effectuate the provisions of
this Agreement. The Project shall be exempt from: (a) all discretionary acts or review by the City
or any body or agency thereof, other than architectural review as specified in Section 9.7, it being
understood that any subsequent review shall be ministerial and (b) the application of any subsequent
local development or building moratoria, development or building rationing systems or other
restrictions on development ("Building Moratoria") which would adversely affect the rate, timing,
or phasing of construction of the Project.
9.2.1 This Agreement shall not prevent the City from applying the following Subsequent
Code Changes to the development:
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9.2.1(a) Processing fees and charges imposed by the city to cover the estimated
actual costs to City ofprocessing applications for development approvals, for monitoring compliance
with any development approvals, or for monitoring compliance with environmental impact
mitigation measures; provided that such fees and charges are uniformly imposed by the City at
similar stages of project development on all similar applications and for all similar monitoring.
9.2.1(b) General or special taxes, including, but not limited to, property taxes,
sales taxes, parcel taxes, transient occupancy taxes, business taxes, to the extent that such taxes may
otherwise lawfully be applied to the Property or to businesses occupying the Property, provided,
however, that the tax is of general applicability City-wide and does not burden the Property
disproportionately to other institutional, commercial office or retail development within the City.
9.2.1(c) Procedural regulations relating to hearing bodies, petitions,
applications, notices, documentation of findings, records, manner in which hearings are conducted,
reports, recommendations, initiation of appeals, and any other matters of procedure; provided such
regulations are uniformly imposed-by City on all matters, do not result in any unreasonable decision-
making delays and do not affect the substantive findings established in this Agreement.
9.2.1(d) Regulations which do not impair the rights and approvals granted to
the District in this Agreement.
9.2.1(e) Any City regulations to whichthe District has consented in writing.
9.2.2 This Agreement shall not be construed to prevent the City from applying new rules,
regulations and policies in such circumstances as are specified in Government Code Section 65866.
9.2.3 In the event that state or federal laws or regulations, enacted after this Agreement is
executed, prevent orpreclude compliance with one or more ofthe provisions ofthis Agreement, such
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provisions of this Agreement shall be modified or suspended as may be necessary to comply with
such state or federal laws or regulations; provided, however, that this Agreement shall remain in full
force and effect to the extent it is not inconsistent with such laws or regulations and to the extent
such laws or regulations do not render such remaining provisions impractical to enforce.
9.3 The development standards and procedures in Section 3 shall also govern the
development of the property and shall be part of the applicable rules.
9.4 Prior to the Effective Date, the City and the District shall use reasonable efforts to
identify, assemble,-and copy three identical sets of the Applicable Rules for the City and the District
so that if it becomes necessary in the future to refer to any of the Applicable Rules, there will be a
common set of these rules available to all parties.
9.5 The development standards and restrictions set forth in this Section shall also govern
the use and development of the Municipal Pool Facility and shall constitute the Applicable Rules,
except as otherwise provided herein. Notwithstanding-the preceding sentence, fof purposes of the
Municipal Pool Facility, "Existing Regulations" collectively means all of the following which are
in force and effect as of January 12, 1999: (i) the General Plan (including, without limitation, the
LUCE) and (ii) any and all ordinances, rules, regulations, standards, specifications and official
policies ofthe City governing, regulating or affecting the demolition, grading, design, development,
construction, occupancy or use of buildings and improvements or any exactions therefor.
9.6 Nothing herein shalLprevent City, in subsequent actions applicable to the Property:
(a) from applying new rules, regulations, and policies which do not conflict with Existing
Regulations, or (b) from denying or conditionally approving any subsequent development project
application relating to the Property on the basis of such new rules, regulations, and policies.
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In the event of fire or other casualty, requiring reconstruction of more than fifty percent
(50%) of any building previously constructed hereunder, nothing herein shall prevent City from
applying to such reconstruction all requirements of City's Building Code and other construction -
related standards and specifications then in effect.
9.7. The design features, signage, and landscaping plan for the Project will be reviewed and
approved, or conditionally approved, by City's Architectural Review Board ("ARB") in accordance
with design review procedures in effect under Existing Regulations. Except for design features,
signage, and landscaping, such review shall not include any other aspect of the Project which has
been specifically approved by this Agreement such as siting, building mass, or density.
9.8. City and District acknowledge that the provisions of this Agreement are intended to
implement the intent of the parties that District has the right to develop the three Parking Structures
specified in this Agreement, Parking Structure A, Parking Structure C, and Parking Structure B
Replacement. The City has the right to control development ofthese structures pursuant to specified
and known standards and rules as delineated in this Agreement. The City shall have the right to
develop the Municipal Pool Facility pursuant to the terms of this Agreement. This Agreement shall
not be deemed to restrict any right of the City or the District, as governmental entities, to act in
accordance with their powers, duties, and obligations.
The Municipal Pool Facility will be constructed, in part, on the site of Parking Lot 8 which
currently provides 96 surface level parking spaces. This parking lot is located on the site of former
Parking Structure B. Parking Structure B consisted of four levels above-grade and contained 374
parking spaces. This Parking Structure incurred significant structural damage due to the Northridge
Earthquake and was subsequently demolished. The City supports the construction of a replacement
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parking structure on the College campus within the next five years which would contain a minimum
of 374 spaces. The actual replacement parking structure would be subject to City discretionary
review and approval after a complete environmentalanalysis has been conducted in accordance with
the California Environmental Quality Act, California Public Resources Code Sections 21000 et seq.
("CEQA"), and City standards.
9.9 City shall not be entitled to impose any mitigation measures or fees in lieu thereof for
impacts caused by development of the Project other than as set forth in this Agreement.
10. CERTIFICATES OF OCCUPANCY. Upon completion of Parking Structure B
Replacement constructed under this Agreement, and other applicable agreements between City and
District, the District shall be responsible for obtaining from OSA a Certificate of Occupancy
therefor.
11: ENFORCEMENT• PERIODIC REVIEW OF COMPLIANCE WITH AGREEMENT.
11.1 City Review.
The City shall review this Agreement at least once every twelve (12) month period during
the Term of this Agreement in accordance with this Article 11. At the commencement of each
Periodic Review, the City shall notify the District in writing that said Periodic Review is or has been
commenced.
11.2 Required Findings.
During each periodic review by the City, the District shall be required to demonstrate good
faith compliance with the terms of this Agreement. In connection therewith, on or before July 1 st of
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each calendar year during the Term of this Agreement, beginning with August 1, 2001, the District
shall provide a written report to the City in which the chief executive officer of the District certifies
good faith compliance by the District with the terms of this Agreement during the prior calendar
year, except for those areas ofnon-compliance which are specifically set forth in the written report
and which contain the reasons advanced by the District for non-compliance. If, as a result of such
periodic review, the City finds and determines, on the basis of substantial evidence, that the District
has not complied in good faith with the terms or conditions of this Agreement, the City may
commence proceedings to terminate this Agreement pursuant to Section 12.
11.3 Evidence of Good Faith Compliance.
Evidence of good faith compliance by the District under Section 11.2 may include, but is not
necessarily limited to, the following:
11.3.1 Conformance by the District with the requirements of the Existing
Regulations, except as otherwise modified by this Agreement.
11.3.2 Conformance by the District with the terms and conditions ofthis Agreement.
11.3.3 The existence of any Excusable Delays specified by this Agreement which
prevented or delayed the timely performance by the District of any of its obligations under this
Agreement.
11.4. Failure ofPeriodic Review. The City's failure to review at least annually compliance
by the District with the terms and conditions of this Agreement shall not constitute or be asserted
by any Party as a breach by any other Party of this Agreement.
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12. DEFAULT AND REMEDIES.
12.1 Notice and Cure:
12.1.1 In the event of failure by either party hereto substantially to perform any term,
covenant or condition of this Agreement which is required omits part to be performed ("Default"),
the non-defaulting party shall have those rights and remedies provided in this Agreement, provided
that such non-defaulting party has first sent a written notice of Default, in the. manner required by
Section 17 by registered or certified mail, return receipt requested, identifying with specificity the
nature ofthe alleged Default and the manner in which the alleged Default may satisfactorily be cured
("Notice of Default").
12.1.2 In the case of a monetary Default by the District, the District shall promptly
commence to cure the identified Default and shall complete the cure of such Default within ten (10)
business days after receipt by the District of the Notice of Default. In the case of anon-monetary
Default by either party, the alleged defaulting party shall promptly commence to cure the identified.
Default and shall complete the cure within thirty (30) days after receipt of the Notice of Default. The
thirty (30) day cure period for anon-monetary Default shall be extended as is reasonably necessary
to remedy such Default, provided that the alleged. defaulting party commences such cure promptly
after receiving the Notice ofDefault and continuously and diligently pursues such remedy at all times
until-such Default is cured.
12.2 Remedies for Monetary befault.
12.2.1 In the event of Default by the District in the performance of any of its
monetary obligations under this Agreement which remains uncured (a) ten (10) business days after
receipt by the District of awritten-notice of default from the City, the City shall have available any
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right or remedy provided in this Agreement, at law or in equity. All of said remedies shall be
cumulative and not exclusive of one another, and the exercise of any one or more of said remedies
shall not constitute a waiver or election in respect to any other available remedy.
12.2.2 In the event of a monetary Default by the District, the City shall not be
required to comply with the procedures in Section 12.4.
12.3 RemediesTor Non-Monetary Default.
12.3.1 In the event ofnon-monetary Default by either party hereunder which remains
uncured: (a) after expiration of all applicable notice and cure periods, the non-defaulting party shall
have available any right or remedy provided in this Agreement, or provided at law or in equity except
as prohibited by this Agreement. All of said remedies shall be cumulative and not exclusive of one
another, and the exercise of any one or more of said remedies shall not constitute a waiver or election
in respect to any other available remedy.
12.3.2 Due to the size, nature and scope of the Project and the fact that it will not be
practical or possible to restore the Property to its condition as of the date of this Agreement once
implementation of this Agreement has begun, the District may be foreclosed from other choices it
may have had to use the Property or portions. Additionally, the District has invested significant time
and resources, performed extensive planning and processing of the Project, and will be investing
even more significant time and resources in implementing the Project in reliance upon the terms of
this Agreement. Consequently, the City and the District aclrnowledge that money damages and
remedies at law generally are inadequate and that specific performance is an appropriate remedy for
the enforcement ofthis Agreement. Therefore, the remedy of specific performance shall be available
to both the City and the District under this Agreement in the event of anon-monetary Default.
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12.3.3 The City and the District hereby stipulate that the District shall be entitled
to obtain relief in the form of a writ of mandate in accordance with Code of Civil Procedure Section
1085 or Section 1094.5, as appropriate, to remedy any non-monetary Default by the City of its
obligations and duties under this Agreemenf. Nothing in this Section 12.3.3, however, is intended
to alter the evidentiary standard or the standard ofreview applicable to any action of, or approval by,
the City pursuant to this Agreement or with respect to the Project.
12.3.4 It is acknowledged by the District that the City would not have entered into
this Agreement if it were to be liable in damages under or with respect to this Agreement or the
application thereof. Consequently, and except for the payment of attorneys' fees in accordance with
Section 22 and court costs, City shall not be liable in damages to the District, and the District
covenants on behalf of itself and its successors in interest not to sue for or claim any damages:
12.3.4(a) for any non-monetary Default of, or which arises out of, this
Agreement;
I2.3.4(b) for the taking, impairment or restriction of any right or interest
conveyed or provided hereunder or pursuant hereto; or
12.3.4(c) arising out of or connected with any dispute, controversy or
issue regarding the application or interpretation or effect of the provisions of this Agreement.
12.3 S .The City and the District agree that the provisions of Section
12:3.4 do not apply if the City has maliciously disregarded the terms of this Agreement and further
agree that the provisions of section 12.3.4 do not limit the liability of the City, if any, for damages
which:
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12.3.5 (a) are not for anon-monetary Default of this Agreement or which
do not arise under this Agreement;
12.3.5(b) are not with respect to any right or interest conveyed or
provided hereunder or pursuant hereto; and
12.3.5(c) do not arise out of or which are not connected with any dispute,
cohtroversy or issue regarding the application, interpretation or effect of the provisions of this
Agreement to, or the application of, any City rules, regulations or official policies.
12.3.6 Except as provided in Section 12.3.4, the provisions of this
Section 12.3 shall not limit any other rights, remedies, or causes of action that either the City or the
District may have at law or equity.
12.3.7 Notwithstanding any provisions of this Section 12.3 to the
contrary, the City shall be required to comply with the procedures in Section 12.4 in the event that
the City desires to terminate or modify this Agreement as a result of anon-monetary Default by the
District under this Agreement. In such event, however, the City shall not be required to comply with
Sections 12.1.1 and 12.1.2, inasmuch as comparable notice and cure provisions are provided in
Section 11.4.
12.4 Termination of Agreement by City.
12.4.1 In the event that (a) the City finds and determines pursuant to Section
11.1, on the basis of substantial evidence, that the District has not been in good faith compliance
with the terms and conditions of this Agreement or (b) the City finds and determines that there has
been anon-monetary Default by the District of its obligations under this Agreement, the City may
commence proceedings to terminate or modify this Agreement pursuant to this Section 12.4.
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12.4.2 The procedures for termination or modification of this Agreementby
the City for the grounds set forth in Section 12.4.1 are as follows:
12.4.2(a) The City shall provide a written notice to the District of its
intention to terminate or modify this Agreement unless the District cures or corrects the acts or
omissions that constitute the basis of such determinations by the City ("Hearing Notice"). The
Hearing Notice shall be delivered by the City to the District in accordance with Section 18 and shall
contain the time and place of a public hearing to be held by the City Council on the determination
of the City to proceed with termination or modificatiomof this Agreement. The public hearing shall
not be held earlier than: thirty-one (31) days after delivery of the Hearing Notice to the District:
12.4.2(b) If, following the conclusion of the public hearing, the City
Council: (i) determines that the District is in Default of its non-monetary obligations under this
Agreement or has not been in good faith compliance with this Agreement pursuant to Section 11.1,
as applicable and (ii) further determines that the District has not cured the acts or omissions that
constitute the basis of the determination under subsection (i) or, if those acts or omissions could not
be reasonably remedied prior to the public hearing, that the Districthas not in good faith commenced
to cure or correct such acts or omissions prior to the public hearing or is not diligently and
continuously proceeding therewith to completion, the City Council may terminate or modify this
Agreement. The City and the District mutually acknowledge and agree that the City cannot
unilaterally modify the provisions of this Agreement pursuant to this section 12.4 and that any such
modification requires the consent of the District. In the event that the District does not consent to a
modification submitted by the City pursuant to this Section 12.4, the City Council may elect to
terminate this Agreement.
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12.5 Cessation of Rights and Obligations.
If this Agreement is terminated on account of a Default, the rights, duties and
obligations ofthe parties hereunder shall cease as ofthe date of such termination except as otherwise
provided in this Agreement. If the City is the terminating party, then any and all benefits, including
money received by the City, shall be retained by the City.
12.6 Completion of improvements.
Notwithstanding the provisions of Sections 12.3 through 12.5, and except as provided
in Section SB, if prior to termination ofthis Agreement, either party has performed substantial work
and incurred substantial liabilities in good faith reliance upon a building permit, then that party shall
have acquired a vested right to: complete construction of the building in accordance with the terms
of the building permit and occupy or use such building upon completion for the use(s) permitted for
that building as delineated in Section 4.
Any building completed or occupied pursuant to this Section shall be considered legal
non-conforming subject to all city ordinances, standards, and policies as they then exist governing
legal non-conforming buildings and uses unless the building otherwise complies with the property
development standards for the district in which it is located and the use is otherwise permitted or
conditionally permitted in the district.
13. NOTICE OF TERMINATION. Upon termination. of this Agreement, the parties hereto
shall execute an appropriate notice of termination suitable for recording in the official Records of
Los Angeles County.
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14. DURATION OF AGREEMENT. This Agreement shall expire on December 31, 2014.
After expiration or full satisfaction the parties shall execute an appropriate certificate oftermination
which shall be recorded in the official Records of Los Angeles County.
15: SUPERSEDURE BY SUBSEQUENT LAWS. If any agency otherthan Citypasses any
law or regulation ("Law") after the date of this Agreement which prevents or precludes compliance
with one or more provisions of this Agreement, then the parties shall meet and confer in good faith
to determine the feasibility of modifying or suspending one or more provisions of this Agreement
to comply with such new Law based on the effect such modification or suspension would have on
the purposes and intent of this Agreement. In addition, District shall have the right to challenge the
new Law preventing compliance with the teens of this Agreement, and, in the event such challenge
is successful, this Agreement shall remain unmodified and in full force and effect.
16: NOTICES. Any notice, demand, request, consent, approval, or communication
which either party is required to or may give to the other hereunder shall be in writing and shall be
delivered or addressed to the other at the address below set forth or to such other address as either
party may from time to time direct by written notice given in the manner herein prescribed, and such
notice or communication shall be deemed to have been given or made when communicated by
personal delivery or by independent courier service or by facsimile; or if by mail, on the second
business day after the deposit thereof in the United States mail, postage prepaid, registered or
certified, addressed as hereinafter provided.
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All notices, demands, requests, consents, approvals, or communications from District to City
shall be addressed to City at:
City of Santa Monica
1685 Main Street, Room 209
Santa Monica, California 90401
Attention: City Manager
With Copies to: Santa Monica City Attorney's Office
1685 Main Street, Third Floor
Santa Monica, California 90401
Attention: City Attorney
And to: Community and Cultural Services
1685 Main Street, Room 210
Santa Monica, California 90401
Attention: Director
And to: Planning and Community Development Department
1685 Main Street, Room 212
Santa Monica, California 90401
Attention: Director
All notices, demands, requests, consents, approvals, or communications from City to District
shall be addressed to District at:
Santa Monica Community College District
Office of the Superintendent
and President
1900 Pico Boulevard
Santa Monica, California 90405
Attention: Superintendent and
President, URGENT
With copies to: Business Services
Santa Monica College
1900 Pico Boulevard
Santa Monica, Califomia 90405
Attention: Deputy Superintendent
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17. INDEMNIFICATION
A. Except as provided in Subsection C of this Paragraph 18, City shall have no liability of
any kind whatsoever for, in connection with, or as a result of the Project; or any portion of the
Property, or the condition thereof, or the ownership or operation thereof, or any act or occurrence
that occurs thereat or in connection therewith, at any time during the term of this Agreement,
whether for any damage or injury to any persons whatsoever or to any property of District or of any
other person for any reason whatsoever, including without limitation, those occasioned by or arising
from:
1. The demolition of existing buildings, if any, or the construction, operation, or
maintenance of the Project or any improvements upon any portion of the Property, or the condition
of any portion of the Property.
2. Any conduct, act, or omission of City, its agents or employees except for any claim
against City for any injury or damage to District or any other person which was caused by the active
negligence or reckless or willful misconduct of City or any of its agents or employees, to the extent
not covered by insurance.
B. District agrees to indemnify, defend, and hold harmless, City, its City Council, boards and
commissions, officers, agents, and employees from and against:
(1) Any and all actions, causes of action, obligations, losses,
liabilities, damages, injuries, claims, and demands of any kind whatsoever that may
result from. any claim, assertion, or imposition against City by any person of any
liability or claim therefor for any matter or of any kind as to which City is to have no
liability as provided in subsection (a) of this Section, as well as all costs and
38
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expenses including, without limitation, attorneys' fees, relating thereto regardless of
the merit or outcome thereof;
(2) Any and all penalties, fines and prosecutions, suits for abatement
of any public or private nuisance and the imposition against City of any liens, as well
as any costs or expenses (including, without limitation, attorneys' fees) related to any
such claims, penalties, fines, prosecutions, suits, and impositions, regardless of the
merit or outcome thereof;
which occur during or relate to-the term of this Agreement, and which arise out of District's
operation, business, or any other acts or omissions of District with respect to any portion of the
Property, or out of any use or occupancy of any portion of the Property by District or any other
person during the term of this Agreement, or out of any condition of any portion of the Property
during the term ofthis Agreement, or out of any default by District in the performance or observance
of any obligation on District's part to be performed under this Agreement or out of any failure by
District to comply with any legal requirements or applicable agreements or covenants with respect
to any use, occupancy or condition on, of, or about any portion of the Property; provided, however,
that City, its City Council, boards and commissions, officers, agents, and employees shall not be
entitled to indemnification for damage caused to such indemnified party by reason of such
indemnified party's own active negligence or willful act or willful omission.
C. Indemnification by City. City hereby agrees to defend, indemnify, and hold harmless
the District from and against any Claim arising directly or indirectly from or in any manner related
to the City's construction, possession, occupancy or use of the Municipal Pool Facility pursuant to
this Agreement or arising from or in any manner connected to the City's business, activities,
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operations, services or work conducted in, or about the Municipal Pool Facility, except as otherwise
expressly stated herein. However, City shall not be required to indemnify the District where such
Claim arises from the negligence of wrongful misconduct of the District or any of its board of
directors, commissions, agents, employees and volunteers. The District shall promptly notify the
City of any Claim and cooperate with the City in connection with the defense of such Claim.
D. Survival of Paragraph. This Paragraph shall survive the expiration or
earlier termination of this Agreement.
18. ENTIRE AGREEMENT: CONFLICTS. This Agreement represents the entire
agreement of the parties. This Agreement integrates all of the terms and conditions mentioned
herein or incidental hereto, and supersedes all negotiations or previous agreements between the
parties or their predecessors in interest with respect to all or any part of the subject matter hereof.
Should any or all of the provisions of this Agreement be found to be in conflict with any other
provision or provisions found in the Existing Regulations, then the provisions of this Agreement
shall prevail.
19. NO ORAL MODIFICATION. No statement, action, or agreement hereafter made shall
be effective to change, amend, waive, modify, discharge, terminate or effect an abandonment ofthis
Agreement in whole or in part unless such statement, action, or agreement is in writing and signed
by the party against whom such change, amendment, waiver, modification, discharge, termination,
or abandonment is sought to be enforced.
40
20. TIME. Time is of the essence for each provision of this Agreement of which time is an
element.
21. SEVERABILITY~ INVALIDITY OF PARTICULAR PROVISIONS. If any term or
provision of this Agreement or the application thereof fo any person or circumstances shall, to any
extent, be invalid or unenforceable, the remainder ofthis Agreement, or the application of such term
or provision to persons or circumstances other than those to which it is held invalid or unenforceable,
shall not be affected thereby, and each other term and provision ofthis Agreement shall be valid and
enforced to the fullest extentpermitted by law.
22. ATTORNEYS' FEES. Incase suit shall be brought because ofbreach or alleged breach
of any covenant or condition herein contained onthe part ofDistrict or City to be kept or performed,
the prevailing party shall be entitled to reasonable attorneys' fees in addition to court costs and any
and all other costs recoverable in said action. Such attorneys' fees. shall be deemed to have accrued
on the commencement of such action and shall be paid whether or not such action is prosecuted to
judgment. In any case where this Agreement provides that either party is entitled. to recover its
attorneys' fees from the other, the recovering party shall be entitled to recover an amount equal to
the fair market value of services provided by attorneys who are employed by the recovering party
as well as any attorneys' fees actually paid by the recoveringparty to third parties. The fair market
value ofthe legalservices for public attorneys shall be determined by utilizing the prevailing billing
rates of comparable private attorneys.
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23. EXHIBITS. All exhibits attached hereto and/or referred to in this Agreement are
incorporated herein as though set forth in full.
24. CONSTRUCTION: The parties agree that each party and its counsel have. reviewed and
revised this Agreement and that any rule of construction to the effect that ambiguities are to be
resolved against the drafting party shall not apply in the interpretation of this Agreement or any
amendments or exhibits thereto.
25. BINDING EFFECT.
It is intended and determined that the provisions of this Agreement shall constitute
covenants which shall run with the land comprising the Property for the benefit thereof and that the
burdens and benefits thereof shall bind and enure to the benefit of all successors-in-interest to the
parties hereto. Every party who now or hereafter owns or acquires any right, title, or interest in or
to any portion of the Project is and shall be conclusively deemed to have consented and agreed to
every provision contained herein, to the extent relevant to said right, title or interest, whether or not
any reference to this Agreement is contained in the instrument by which such person acquired an
interest in the Project.
26. NO PARTNERSHIP OR JOINT VENTURE.
Nothing in this Agreement shall be deemed to create a partnership or joint venture
between the City and the District. This Agreement shall not render either party liable in any manner
for the debts or obligations of the other except as expressly provided herein.
42
27. NO WAIVER.
No waiver of any provision of this Agreement shall be effective unless in writing and
signed by a duly authorized representative of the party against whom enforcement of a waiver is
sought and referring expressly to this Section 27. No delay or omission by either parry in exercising
any right or power accruing upon non-compliance or failure to perform by the other party under any
of the provisions of this Agreement shall impair any such right or power or be construed to be a
waiver thereof, except as expressly provided herein. No waiver by either party of any of the
covenants or conditions to be performed by the other parry shall be construed or deemed a waiver
of any succeeding breach or nonperformance of the same or other covenants and conditions hereof
of this Agreement.
28: AGREEMENT NOT FOR BENEFIT OF THIRD PARTIES. This Agreement is made
and entered into for the sole protection and benefit of the City and the District and their respective
successors and assigns. No other person shall have any right of action based upon any provisions
of this Agreement.
29. GOVERNING LAW. This Agreement shall be governed exclusively by the provisions
hereof and by the laws of the State of California.
30. VENUE. Any legal action or proceeding arising out ofthis Agreement shall be instituted
in the Superior Court of the County of Los Angeles, State of California, in any other appropriate
court in that County, or in the Federal District Court in the Central District of California.
43
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31. OTHER GOVERNMENTAL APPROVALS.
The District may apply for such other permits and approvals as may be required for
development of the Project in accordance with this Agreement from other governmental or quasi-
governmental agencies having jurisdiction over the Property. The City shall not impede the District
in its endeavors to obtain such permits and approvals.
32. COUNTERPARTS. This Agreement may be executed in several counterparts, each of
which shall be deemed an original, and such counterparts shall constitute but one and the same
instrument.
33. RECORDING OF AGREEMENT. The parties hereto shall cause this Agreement to be
recorded in the Official Records of the Countyof Los Angeles. The cost, if any, of recording this
Agreement shall be borne by District.
IN WITNESS WHEREOF, the parties hereto have duly executed this Agreement as of the
day and year first above written.
ATTEST:
MARIA STEWART
City Clerk
CITY OF SANTA MONICA,
a municipal corporation
By
SUSAN E. McCARTHY
City Manager
44
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APPROVED AS TO FORM:
MARSHA JONES MOUTRIE
City Attorney
SANTA MONICA COMMUNITY
COLLEGE DISTRICT
BOARD OF TRUSTEES OF
SANTA MONICA COMMUNITY
COLLEGE DISTRICT
By
THOMASJ.DONNER
Vice President of Business and
Administration
muni\contract\bar\pool3.wpd
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EXHIBIT A
PROPERTY DESCRIPTION
1. Parking Structure "A" shall be located on property commonly known as Santa Monica
College parking lot #4, more particularly described as follows:
All that real property in the City of Santa Monica in the County of Los Angeles, State
of California, as shown in tract no. 12543, lots 1, 2, 15 and 16 of Block 44 of East
Santa Monica, in said city, county and state, as per map recorded in Book 17, page
95.
2. Parking Structure "C" shall be located on property commonly known as Santa Monica
College softball field, more particularly described as follows:
All that real property in the City of Santa Monica, in the County of Los Angeles,
State of Califomia, as shown in tract no. 12543, lots 3, 4, 13 and 14 of Block 44 of
East Santa Monica, in said city, county and state, as per map recorded in Book 17,
pages 95 through 98.
3. Parking Structure B Replacement shall be located on property commonly known as the
Municipal Pool site ,more particularly described as follows:
All the real property in the City of Santa Monica, in the Gounty of Los Angeles, State of
Califomia, as shown in Tract No.12543, Blocks 44 and 45, lot 1, assessor's parcel number
4273-001-907.
4. The Municipal Pool Facility shall be located on nroperiy commonly known as Santa Monica
College Parking Lot 8 and on the site of the landscape area located adjacent to parking
Structure C and 124 feet from the 16~' Street curbline, more particularly described as follows:
All that real progeny in the City of Santa Monica in the County of Los Angeles, State
of California, as shown in tract no. 12543, lots 3, 4 and 5 of Block 44 of East Santa
Monica, in said city, county and state, as per map recorded in Book 17, page 95.
F:\PPD\SHARE\EII2TEIvIPS\SMCGarage\FINALDAExhibitA.doc
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EXHIBIT B
PROJECT DESCRIPTION,
LANDSCAPING,.ANDARCHlTECTURAL REVIEW BOARD REQUIREMENTS
Project Description
The Santa Monica Community College District has proposed the development of the
following three parking structures:
Parking Structure A will be located as shown on the attached site plan exhibit. This site
contained a surface parking lot that was removed to allow consfruction of a four story
parking structure that will:
a. Utilize the existing exit on 16"' Street as a right turn only exit, and the College will
pursue with the City signalizing the intersection of 16"' Street and Pico Boulevard.
The College will also pursue with the City, the establishment of a westbound left
hand turn signal at the intersection of 17`h Street and Pico Boulevard.
b: Include the establishment of a new right turn only exit on Pico Boulevard. Include
the establishment of a new entrance on Pico Boulevard.
c. Accommodate approximately 694 cars.
d. Be connected to the existing parking structure
Parking Structure C will be located as shown on the attached site plan exhibit. This site
contained the college softball field and is located behind the Business Building. The
structure will:
a. Have a single entrancelexit from 17`" Street at Pico Boulevard and will contain no
entrance/exit on 16`h Street.
b. Accommodate approximately 844 cars and will include one level of below grade
parking.
The Municipal Pool Facility will be constructed in the open space area that fronts 16"'
Street on the site of the former Parking Structure B, currently referred to as Surface
Parking Lot 8, and on the site of the landscape area located adjacent to Parking Structure
C and-the 16th Street curbline.
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The Parking Structure B Replacement will be located on the Municipal Pool site, located
south of the technology building, east of Parking Structure C, and- north of the locker room.
The structure will:
Be connected by ramps at various levels with Structure C.
2. Be accessed via a driveway that leads from Pico Boulevard at the "17tH
Street" entrance to the campus, and enters the new parking structure on the
north side of the building.
3. Accommodate approximately 486 cars, and will include one level of below
grade parking, and four levels of above grade parking.
Landscapino Requirements
The Santa Monica Community College District-and City of Santa Monica shall comply with
the following lahdscaping requirements for all development authorized by this Development
Agreement:
1. Prior to commencement of construction bidding for all parking structures or the
Municipal Pool governed by the Development Agreement, ten (10) full size sets of
landscaping drawings shall be submitted to the City's Architectural Review Board
for review and approval
2. Landscaping materials, treatments, arid irrigation shall comply with Municipal Code
Part 9.04.10.04 and the City's adopted Water Conservation Ordinance for any
facility governed by the Amended Development Agreement, andlor the area
surrounding the entrance to Parking Structure B Replacement
3. The College shall provide diligent effort where possible to preserve and/or relocate
any mature trees that will need to be removed to permit any parking structure
construction.
The Santa Monica Community College District shall comply with the following landscaping
requirements for the Development of Parking Structure B Replacement:
The surface .parking lot east of the Parking Structure B Replacement which is
included in this project must be landscaped with a minimum of ten percent of the
total exterior paved area that accommodates vehicular traffic devoted to landscaped
islands, peninsulas or medians distributed throughout the paved area. This ten
percent requirement may be met by perimeter planting of a minimum of one tree for
each one thousand two hundred square feet of paved area that accommodates
vehicular traffic shall be provided and maintained. The landscaping plans shall be
subject to Architectural Review Board approval.
Architectural Review Board Requirements
The Santa Monica Community College District and the City of Santa Monica shall comply
with the Architectural Review requirements pursuant to Santa Monica Municipal Code
Chapter 9.32, and as referenced in Exhibit F, Standard Cohditions.
Prior to commencement of bidding for all parking structures or the Municipal Pool governed
by the Development Agreement, ten (10) full size sets of design drawings shall be
submitted to the City Planning Division for Architectural. Review Board review and approval.
The Architectural Review Board shall carefully review all landscaping, building textures,
colors, materials, surface and paving treatment, signage, lighting, and trash enclosures.
F:\PPD\SHARE\EI RTEMPS\SMCGarage\FinaIDAExB.doc
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EXHIBIT C
..Environmental and Public Works Management Requirements
The following Environmental and Public Works Management requirements apply to Parking
Structures A and C:
1. An easement shall be granted to the City for all handicapped access ramps which
encroach beyond the limit of the public right of way. This includes an easement at
the northwesterly corner of the property and easements on either side of both
northerly driveways of Parking Structure A:
2. A hydrology report shall be prepared that at minimum shall address existing street
capacity and indicate-the potential far flooding of those portions of the structure
which are below grade. The report shall also address the change in .runoff from the
site, indicate the points at which this rurioff will be discharged, and identify any
changes to the existing flow conditions. If indicated by the hydrology study, a
detention basin may be required on site.
3. Complete set of civil plans shall be submitted designating all off-site improvements.
Based upon a previous inspection conducted by the Environmental and Public
Works Management Department, the sidewalk on Pico Boulevard between 16`h
Street and the easteth edge of Parking Structure A will require removal and
replacement. Other off-site improvements may be required as a result of damage
during construction.
4. All runoff from parking areas shall be collected and routed through an oil-water
separator orother treatment process to be approved by the City, which will reduce
the pollutants washing from the site into the storm drain.
5. Completed grading plans shall be submitted and shall include an erosion control
plan.
The following Environmental and Public Works Management requirements apply to
construction of the Municipal Pool Facility only.
6. Prior to certificate of occupancy water flow calculations shall be prepared to
evaluate the capacity of existing water mains at the locations for hook-ups to the
.project.. Existing water mains which directly service the project shall be upgraded
if the water flow calculations indicate. that the hook-up points for the project will
cause such mains to receive greater demands than can be accommodated.
7. Southern California Edison Company and the Southern California Gas Company
shall be consulted regarding any feasible energy conservation measures that could
1
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be incorporated into the Project.
8. Photo-voltaic systems to generate electricity shall be designed and constructed if
deemed feasible and cost-effective by the City.
The following Environmental .and Public Works Management requirements apply to
construction of the Municipal Pool Facility and the Parking Structure B Replacement:
Before issuance of a building permit, the City shall approve a storage system for the
on-site detention runoff or an alternate Best Management Practice (BMP) as defined
ih the Urban Runoff Mitigation .Plan. To the extent possible, the detained
stormwater will be distributed to landscaped areas, with any remainder eventually
released into the existing City storm drain connections. All detained runoff, released
into the City's facilities, will be released after passage of the system's peak flow.
This storage system or alternate BMP shall be implemented prior to Certificate of
Occupancy:
10. Before issuance of a building permit, plans for a stormwater filtering system shall
be submitted subject to the approval of the City's Environmental and Public Works
Management Department ("EPWM"). This stormwater filtering system shall be
installed for large paved areas to reduce runoff contaminated by vehicle oil .and
debrisfirom entering the storm drain system.
11: During construction and occupancy drain inlets at or adjacent to the site shall be
constructed with oil, debris, and silt traps to reduce the level of pollutants such as
oil, debris, and silt in stormwater runoff. Those traps shall be cleaned of debris
annually or more frequently.
12. The Project shall comply with the requirements of a National Pollution Discharge
Elimination System (NPDES} permit for storm water discharge and with guidance
and policies of the Regional Water Quality Control Board, EPA, and local agencies.
13. The Project shall be built in conformance with the City's Urban Runoff Pollution
Ordinance in effect on the Effective Date of the Development Agreement.
14. Additional sidewalks, curbs, gutters, paving and driveways which need replacing or
removal as a result of damage caused during construction of the Project shall be
reconstructed to the satisfaction of EPWM as soon as practicable; and. in any event
prior to certificate of occupancy.
15. Prior to certificate of occupancy storm water flow calculations shall be prepared to
evaluate the capacity of existing storm water drain lines at the locations forhook-
ups from the project.. Existing storm water drain lines which directly service the
project shall be upgraded if the storm water flow calculations indicate that the hook-
up points for the project will cause such drain lines to receive greater demands than
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can be accommodated. Wherever possible water should flow across a surface prior
to entry into the storm drain system.
16. Southern California Edison Company and the Southern California Gas Company
shall be consulted regarding any feasible energy conservation measures that could
be incorporated into the Project.
17. Efficient irrigation systems shall be installed to minimize runoff and evaporation and
to maximize the proportion. of water available for plants in landscaped areas.
18. Drought-tolerant, low-water-consuming. plant varieties shall be used to reduce
irrigation water consumption.
The following Environmental and Public Works Management requirements apply to
construction of the Parking Structure B Replacement only:
19. Southern California Edison Company shall be consulted regarding any feasible
energy conservation measures that could be incorporated into the Project.
20. Photo-voltaic systems to generate electricity may be designed and constructed if
deemed feasible and cost-effective by the City and the College.
21. Before issuance of a building permit the College shall submit Civil Engineering plans
for approval that show the off-site improvements related to the driveway widening
at the Pico entrance to the College, and the final on-site configuration of the
driveway. These Plans shall include proposed relocation of the traffic signals,
relocation and/or removal of the street tree and street lamp, indication of lane width,
indicatiori of parking meters to be relocated so as not to lose parking spaces,
orientation of sidewalk ramp towards crosswalk, location of new crosswalks and
repair of Pico Streetscape pavement pattern.
22. Prior to the Certificate of Occupancy the College must complete all the off-site and
street improvements related to the widening of the driveway and the impact on City
equipment located of the intersection of the driveway and Pico Boulevard, except
for the relocation of the traffic signals. The extent. of these. improvements will be
determined after complete analysis of the civil plans to be submitted prior to
issuance of a building permit. The improvements shall include but not be limited to
the following: relocation of traffic meters, relocation or removal of street lights,
relocation or removal of street trees, restriping of parking spaces and crosswalks,
relocation of handicapped ramps, and the repainting of the red curb.
23. Before the issuance of a building permit College will pay the City a fee of $15,000
dollars for the relocation of the traffic signals at the intersection of the widened
driveway and Pico Boulevard, and the City will do the construction at the
appropriate-time prior to certificate of occupancy. If the cost of relocating the signals
n..'.,
is greater than $15,000 the College shall pay the City the additional amount. If the
cost of relocating the signals is less than $15,000, the City will reimburse the
College the difference between $15,000 and the lesser amount of the actual cost.
24. The College must notify the City of the date of commencement of work on the
driveway expansion three weeks in advance to allow for installation of the signals.
The signals must be installed prior to the commencement of construction on the
driveway.
25. Based on information determined from the off-site Civil plans, the City will remove
and box-the City street tree, or relocate it per the requirements of DEPWM and the
Community Forester.
26. Based on information determined from the off-site Civil plans the College willeither
remove and return to the City, or relocate the street Tight and per the specifications
of the DEPWM.
27. The College shall repair and replace the sidewalk per the specifications of the Pico
Streetscape Plan.
28. The College shall complete installation of the planted median per the specifications
of the DEPWM as agreed at the time that the Pico Streetscape improvements were
installed.
F:\PPD\SNAREIEIRTEMPS\SMCGarage\FINAL EXHIBIT C.doc
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EXHIBIT D
Santa Monica Municipal Pool
D.1 Access and Circulation Description
D.2 Access Diagram
D.3 Site Plan
D.4 Building Elevations
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EXHIBIT D.1
MUNICIPAL POOL ACCESS AND CIRCULATION
1. Vehicle Access and Parking
The only vehicle access from outside the college campus to the new Santa Monica
Municipal Pool on the Santa Monica College site will be via the Santa Monica
College entrance on Pico Boulevard and 17"' Street. This is one of several
entrances to the college, but directly serves Parking Structure A, Parking Structure
C and the Pool entrance.
Vehicles will enter from Pico Boulevard ahd, once on the campus grounds, will
proceed west, and enter either Parking Structure A, which is immediately to the
west of the main entrance, or turn south past the Poof drop-off zone, in front of the
public pool entrance, to Parking Structure C. Parking Structure C will have four
handicapped spaces located at the structure's ground level west corner adjacent
to the entrahce to the garage. 'Pool parking shall be permitted as specified in
amended Paragraph 3.D.5. of the First Amendment.
Vehicles exit Parking Structure A via the existing 16"' Street egress and right turn
only exit, or via the Pico Boulevard exit. Vehicles exit Parking Structure C via
the two-way exit atthe north side of the parking structure, which leads to the internal
circulation drive, exiting on Pico Boulevard at the point of entry.
There will be no additional access to or from 16'h Street other than the existing right
turn only egress. from Parking Structure A.
2. Pedestrian Access and Circulation
Pedestrians may access the Municipal Pool from a number of pedestrian access
points on the Santa Monica College campus. However, it is envisioned that
pedestrians from the immediate residential neighborhoods will walk along 16"' Street
and enter the site from the pedestrian walkway at 16"' Street which proceeds past
Parking Structure A, around the perimeter of the pool site, and enter the pool facility
from the controlled public entry point at the center of the site's eastern boundary.
This pedestrian entrance will be the main entrance point to the pool and will be
controlled at all times the pool is open. Pedestrians walking from their cars parked
in either Parking Structure A or C will use this entry. This entrance will be served by
an elevator to take handicapped users from the ground level to the viewing deck.
The entrance is at grade, and does not require a handicapped access ramp..
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Handicapped users will park at the four handicapped spaces at the north edge of
Parking Structure C, from which they will be able to exit directly out of the building
to a pool pathway, proceeding to the main entrance.
There will be a secondary entrance at the south side of the pool, just west of
Parking Structure C, closer to the existing locker rooms, for college users only. This
access,will also be controlled by college staff when it is open, but will only be open
during the hours which the College uses the pool
3. Bus Stops
The primary bus stop that serves the pool will be the Pico Boulevard tius stop just
east of 16'" Street. Team buses-for swim meets and events will make advance
arrangements to park atone of the Santa Monica College surface parking lots, and
will discharge passengers at the Santa Monica College Pico Boulevard frontage.
As part of the Santa Monica College Masterplan, the College proposes to construct an
addition to the eastern section of the existing Parking Structure C, over the area of the
existing Municipal Pool site, that would include additional spaces as well as a new. primary
entrance and exit at the eastern end of the structure. If this expansion should occur, the
number of vehicles using the entrance and exit at the western end of the structure will be
reduced, although it will remain a two way access as a secondary entrance, and will
provide access between Parking Structures A and C.
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EXHIBIT D.2
VEHICLE AND PEDESTRIAN ACCESS AND CIRCULATION DIAGRAM
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EXHIBIT D.3
Site Plan
Please See Exhibit G.3
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EXHIBIT D.4
ELEVATIONS
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EXHIBIT E
PROJECT MITIGATION MEASURES
TRAFFIC, ACCESS AND PARKING
In order to accommodate the net parking increase due to increased usage, the
college shall designate a minimum of 24 spaces which will be available to pool.
users during peak hours (3:30-5:30 p.m. on weekdays and Saturdays) The 24
spaces shall be located in either Parking Structure A or C. The precise location
shall be determined in the Joint Operating Agreement entered into between the City
and the District.
To discourage weekend pool users from parking on nearby residential streets, the
City shall encourage weekend users to park in SMC off-street parking facilities
through informational programs (bulletin board notices, mailer inserts, etc.).
3. The ninety-six parking spaces currently located on Parking Lot 8 which will be lost
due to the construction of the Municipal Pool facility shall be replaced. Until October
31, 1999, these replacement spaces will be located at either the City's beach or
airport lots. The specific requirements governing the use of the beach or airport lots,
including parking location and schedule, shall be established in the Joint Operating
Agreement. After October 31, _1999, the replacement spaces shall be provided on
the College campus.
4. Information concerning appropriate bus routes shall be provided to swim team bus
drivers in advance of any swim meets. Bus routes shall avoid residential streets to
access the site. To minimize drop-off/pick-up activity along 16'h Street, team buses
shall be required to drop-off/pick-up swim. meet participants along the Pico
Boulevard frontage of the College.
5. To minimize the potential for weekend swim meet participants to .park on
neighboring residential streets, access and parking information shall be included in
all swim meet materials to direct participants to the proper parking location.
6. Arrangements shall be made with SMC to permit parking of weekend swim meet
team buses in SMC surface parking tots.
7. If swim meets are proposed which will take place on a weekday while SMC is in
session, a parking management plan shall be prepared prior to the event to ensure
' that sufficient off-street parking is available formeet participants.
AIR QUALITY/CONSTRUCTION
8. Contractors shall use. water or other effective dust control measures to reduce
fugitive dust emissions.
9. Frequent site clean-up near the access driveway shall be performed to prevent
track-out of dirt that could be pulverized by passing cars.
10. During construction the maximum practical distance buffers between semi-stationary
on-site equipment such as generators, compressors, etc. and the nearest pollution-
sensitive uses at homes across 16"' Street and instructional class rooms shall be
maintained,
11. Construction related soil disturbance activities shall be terminated during Santa Ana
wind conditions, or use continuous watering for dust abatement.
NOISE
12. A noise barrier of no more than 18 feet in heigh, measured from existing grade shall
be constructed to break all lines-of-sight between the project site and residences to
the west. In addition to.extending along the western boundary of the site, the
barrier shall be located along the southern boundary. The pedestrian entrance shall
be designed with either a bafBe (overlapped) panel or constructed to wrap around
the northern edge of the side until no line-of--sight relationship remains to any
residence west of 16"' Street.
13. No swim instructional activities involving the use of attention-getting devices such
as whistles, bull-horns, shouting, etc. shall occurbefore 7 a.m. on weekdays or 8
a.m: on Saturday or Sunday.
14. Gates shall remain closed on swim meet days until 8 a.m. to deter early arrival or
practice.
15. No amplified sound or music shall be used before 9 a.m. or after 7 p.m. unless use
of such equipment can be demonstrated to be inaudible at the closest residences.
f:\ppd\share\opspace\mu n ipool\Exh i bitE.wpd
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EXHIBIT F
MUNICIPAL POOL STANDARD CONDITIONS
Plans.
This approval is for those plans dated November 11, 1998 a copy of which shall. be
maintained in the files of the City Planning Division. Project development shall be
consistent with such plans, except as otherwise specified in these conditions of
approval
Architectural Review Board
2. Prior to consideration of the project by the Architectural Review Board, the applicant
shat(review disabled access requirements with the Building.and Safety Division and
make any necessary changes in the project design to achieve compliance with such
.requirements. The Architectural Review Board, in its review, shall pay particular
attention. to the aesthetic, landscaping, and setback impacts of any ramps or other
features necessitated by accessibility requirements.
3. Prior to submittal ofiandscape plans for Architectural Review Board approval, the
applicant shall contact the Department of Environmental and Public Works
Management regarding urban runoff plans and calculations.
4. Construction period signage shall be subject to the approval of the Architectural
Review Board.
5. Plans for final design, landscaping, screening, trash enclosures, and signage shall
be subject to review and approval by the Architectural Review Board.
The Architectural Review Board, in its review, scale and articulation of design
elemehts; exterior colors, textures and materials; window treatment; glazing; and
landscaping.
7. Landscaping plans shall comply with Subchapter 5B (Landscaping. Standards) of
the zoning ordinance including use of water-conserving landscaping materials,
landscape maintenance and other standards contained in the Subchapter.
8. Refuse areas, storage areas and mechanical equipment shall be screened in
accordance with SMMC Section 9.04.10.02.130-9.04.10.02.150. Refuse areas
shall be of a size adequate to meet on-site need, including recycling. The
Architectural Review Board in its review shall pay particular attention to the
screening of such areas and equipment.
1~
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9. Before submitting the Project to the Architectural Review Board. ("ARB"), -the
landscaping plan shall. be prepared, including a street tree plan, by a licensed
California landscape architect. Plants called for in the approved landscape plan that
subsequently die shall be replaced on aone-for-one basis.
Construction
10. Unless otherwise approved by the Department of Environmental and Public Works
Management, all sidewalks shalt be kept clear and passable during the grading and
construction phase of the project.
11. Sidewalks, curbs, gutters, paving and driveways which need replacing or removal
as a result of the project as determined by the Department of Environmental and
Public Works Management shall be reconstructed to the satisfaction of the De-
partment of Environmental and Public Works Management. Approval for this work
shall be obtained from .the Department of Environmental and Public Works
Management prior td issuance of the building permits.
12. Vehicles hauling dirt or other construction debris from the site shall cover any open
load with a tarpaulin or other secure covering to minimize dust emissions.
13. Street trees shall be maintained, relocated or provided as required in a manner
consistent with the City's Tree Code (Ord. 1242 CCS), per the specifications of the
Community and Cultural Services Division and the Department of Environmental
and Public Works Management. No street tree shall be removed without the
approval of the Community and Cultural-Services Division.
14. All tree transplantation during the course of the Project shall be performed by a
qualified arborist, landscape architect, or tree expert, to the City's satisfaction..
Trees that are to be reused on-site shall be boxed in appropriately-sized containers
and temporarily relocated to protect them from physical injury.
15. A construction period mitigation plan shall be prepared by the applicant for approval
by the Department of Environmental and Public Works Management prior to is-
suance of a building permit. The approved mitigation plan shall be posted on the
construction site for the duration of the project construction and shall be produced
upon request. As applicable, this plan shall 1) Specify the names, addresses,
telephone numbers and business license numbers of all contractors and
subcontractors as well as the developer and architect; 2) Describe how demolition
of any existing structures is to be accomplished; 3) Indicate where any cranes are
to be located for erection/construction; 4) Describe how much of the public street,
alleyway, or sidewalk is proposed to be used in conjunction with construction; 5)
Set forth the extent and nature of any pile-driving operations; 6) Describe the length
and number of any tiebacks which must extend under the property of other persons;
.~ :~i h9
7) Specify the nature and extent of any dewatering and its effect on any adjacent
buildings; 8) Describe anticipated contruction-related truck routes, number of truck
trips, hours of hauling and parking location; 9) Specify the nature and extent of any
helicopter hauling; 10) State whether any construction activity beyond normally
permitted hours is proposed; 11) Describe any proposed construction noise
mitigation measures; 12) Describe constriction-period security measures including
any fencing, lighting, and security personnel; 13)Provide a drainage plan; 14)
Provide aconstruction-period parking plan which shall minimize use of public
streets for parking; 15) List a designated on-site construction manager.
16. A sign shall be posted on the properly in a manner consistent with the public hearing
sign requirements which shall identify the address and phone number of the owner
and/or applicant for the purposes of responding to questions and complaints during
the construction period. Said sign shall also indicate the hours of permissible
construction work.
17. The applicant shall insure any grafitti on the site is promptly removed through
compliance with the City's grafitti removal program.
18. A copy of these conditions shall be posted in an easily visible and accessible
location at all times during construction at the project site. The. pages shall be
laminated or otherwise protected to ensure durability of the copy.
19. The City Engineer and all affected agencies shall approve any construction detours,
construction work requiring encroachment into public rights-of-way, or any other
street use activity (e.g., haul routes) during construction.
20. The hauling of dirt and demolition material and the delivery of construction material
shell be prohibited during the afternoon peak traffic period. City streets affected by
the Project construction, shall be cleaned as necessary.
21. Construction shall be scheduled and expedited to cause the least amount of
disruption and interference to the adjacent vehicular and pedestrian traffic flow.
22. If human remains of Native American origins are encountered during the Project
development, construction shall be immediately suspended, and the County
Coroner's office and the Native American Heritage Commission shall be contacted
to determine necessary procedures for protection and preservation of remains,
including reburial at the City's expense.
23. Ih the event that cultural/archaeological resources are encountered on the project
.site during the course of Project construction, all earthmoving activity in the area of
the resource shall cease until the findings are examined, their significance assessed
by the Director of Planning, the State Historic Preservation Office is cdnsulted and
recommendations are made for any appropriate procedures to either further
. ,~
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investigate or mitigate .impacts to those cultural resources which have been
encountered, including the City's payment of excavating costs.
24. In the event that fossils are encountered .during the Project excavation, all
earthmoving activity in the area of impact shall cease until the Developer retains the
services of a qualified paleontologist, who shall examine the findings, assess their
significance, and offer recommendations forany further investigation or mitigation
measures.
25. General contractors shall maintain equipment engines in proper tune and operate
constriction equipment so as to minimize exhaust emissions at all times during the
Project development. Such equipment shall not be operated during first or second
stage smog alerts.
26. During construction, trucks and vehicles in loading or unloading queues should. be
kept with their engines off, when not in use, to reduce vehicle emissions.
Construction activities shall be phased and scheduled to avoid emissions peaks,
and discontinued during first- and second-stage smog alerts. Excavation shall be
discontinued during periods of high winds.
27. General contractors shall use reasonable and typical watering techniques during
Project development to reduce fugitive dust emissions. All unpaved demolition and
construction areas shall be wetted at least twice a day during excavation and
construction, and temporary dust covers shall be used to reduce dust emissions and
-meet SCAQMD Rule 403.
28. Construction and demolition activities shall take place only during the hours and at
the levels specified for Noise Zone III (Institutional) in Santa Monica Municipal Code
Chapter 4.12 ("Noise Ordinance").
29. Except as approved by the Planning Director, the project contractor shall schedule
construction activities to avoid the simultaneous operation of equipment such as air
compressors; backhoes; concrete pumps, vibrators, or breakers; truck cranes;
dozers; generators; loaders; pavers; pneumatic tools; water pumps; power hand
saws, shovels; and trucks; so as to minimize noise levels resulting from operating
several pieces of high noise level-emitting equipment.
30. Construction equipment shall be fitted with state-of--the-art noise shielding and.
muffling devices to reduce noise levels to the maximum extent feasible during
construction.
31. Every reasonable effort will be made to create the greatest practicable distance
between noise sources and sensitive receptors during construction operations.
_.. _:
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Environmental Mitigation
32. Ultra-low flow plumbing fixtures are required on all new development and
remodeling where plumbing is to be added. (Maximum 1.6 gallon toilets-and 1.0
gallon urinals and low flow shower head.)
33. To mitigate solid waste impacts, prior to issuance of a Certificate of Occupancy, the
applicant shall submit a recycling plan to the Department of Environmental and
Public Works Management for its approval. The recycling plan shall include 1) list
of materials such as white paper, computer paper, metal cans, and glass to be
recycled; 2) location of recyling bins; 3) designated recycling coordinator; 4) nature
and extent of internal and external pick-up service; 5) pick-up schedule; 6) plan to
inform tenantsl occupants of service.
34. To mitigate storm water and surface runoff from the project site, an Urban Runoff
Mitigation Plan may be required by the Department of Environmental and Public
Works Management (EPWM) pursuant to Municipal Code Chapter 7.10. Applicant
shall contact EPWM to determine applicable requirements, which include the
following:
o Non-stormwater runoff, sediment and construction waste from the
construction site and parking areas is prohibited from leaving the site;
o An sediments or materials which are tracked off-site must be removed the
same day they are tracked off-site;
o Excavated soil must be located on the site and soil piles should be covered
and otherwise protected so that sediments do not go into the street or
adjoining properties,
o Washing of construction or other vehicles- shall be allowed adjacent to a
construction site. No runoff from washing vehicles on a construction site
shall be allowed to leave the site;
o Drainage controls may be required depending on the extent of grading and
topography of the site.
o New development is required to reduce projected runoff pollution by at least
twenty percent#hrough incorporation of design elements or principles, such
as increasing permeable surfaces, diverting or catching runoff via swales,
berms, and the like;-orientation of drain gutters towards permeable areas,
.modification of grades; use of retention structures and other methods.
Miscellaneous Conditions
35. The building address shall be painted on the roof of the building and shall measure
four feet by eight feet (32 square feet).
36. The operation shall at all times be conducted in a manner not detrimental to
t
surrounding properties or residents by reason of lights, noise, activities, parking or
other actions.
37. Street and/or alley lighting shall be provided on public rights-of--way adjacent to the
project if and as needed per the. specifications and with the approvat of. the
Department of Environmental and Public Works Management.
38. Final approval of any mechanical equipment installation will require a noise test in
compliance with SMMC Section 4.12.040. Equipment for the test shall be provided
by the owner or contractor and the test shall be conducted by the owner or
contractor. A copy of the noise test results on mechanical equipment shall be
submitted to the Community Noise Officer for review to ensure that noise levels. do
not exceed maximum allowable levels for the applicable noise zone.
39. Final building plans submitted for approval of a building permit shall include on the
plans a list of all permanent mechanical equipment to be placed outdoors and all
permanent mechanical equipment to be placed indoors which may be heard
outdoors.
Monitoring of. Conditions
40. Pursuant to the requirements of Public Resources Code Section 21081.6, the City
Planning Division will coordinate a monitoring and reporting program regarding any
required changes to the project made in conjunction with project approval and any
conditions of approval, including those conditions intended to mitigate or avoid
significant effects on the environment. This program shall include, but is not limited
to, ensuring that the Planning Division itself and other City divisions and
departments such as the Building Division, the Environmental and Public Works
Management Department, the Fire Department, the Police Department, the
Resource Management Department and the Finance Department are aware of
project requirements which must be satisfied prior to issuance of a Building Permit,
Certificate of Occupancy, or other permit, and that other responsible agencies are
also. informed of conditions relating to their responsibilities. Project owner shall
demonstrate compliance with conditions of approvat in a written report submitted to
the Planning Director and Building Officer prior to issuance of a Building Permit or
Certificate of Occupancy, and, as applicable, provide periodic reports regarding
compliance with such conditions.
Exhibit G
Santa Monica College
Parking Structure B Replacement
G.1 Access. and Circulation Description
G.2 Access Diagram
G.3 Site Plan
G.4 Building Elevations
G.5 Building Floor Plans
G.1 Access and Circulation Description
Exhibit G
Santa Monica College
Parking Structure B Replacement
G.1 Access and Circulation Description
1. Vehicle Access and Parking
The main vehicle access to the Parking Structure B Replacement will be via a
driveway that leads to and from the entrance at 17th Street. This entrance will
be modified as the last phase of the Parking Structure B Replacemeht project.
Once this phase has been completed, this entrance will serve as an entrance
to Parking Structure A, and the Municipal Pool, and will serve as the primary
entrance to the Parking Structure B Replacement. The Parking Structure B
Replacement will be accessed by a direct driveway from the Pico Boulevard
entrance. As the driveway approaches the new structure it drops below
grade, so that the actual entrance to the structure is below grade. A
pedestrian bridge crosses over the driveway, ensuring pedestrian safety
along this pedestrian axis through the College campus.
Alternately, cars that are using the Municipal Pool Facility may also access
the new structure by turning right after entering the campus; and continuing
past both Parking Structure A and the Pool Facility ahd entering Parking
Structure C at the entrance/exit located on the north west corner of that
building. Once cars have entered Parking Structure C they may park in either
C, or proceed to the Parking Structure B Replacement and enter the new
structure via ramps which will connect all floors of Parking Structure C and
the stew Parking Structure B Replacement. If no parking is available in either
structure C or B Replacement, cars may exit Parking Structure C by the same
entrance/exit, return to the turn around in front of the pool, and enter Parking
Structure A. The completion of the Parking Structure B Replacement will
enhance the circulation and connection between the three structures and
improve the overall vehicle circulation on the campus.
Parking Structure B Replacement does not add any additional access from
public streets to the. College Campus. The project will modify only the existing
Pico Boulevard and 17th Street entrance. Pedestrian access and access via
public transportation to the :campus will not be changed by the Parking
Structure B Replacement project.
G.2 Access Diagram
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G.3 Site Plan
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EXHIBIT H
Project Mitigations,
Santa Monica College Parking Structure B replacement
(1) Phase One Construction Traffic.
If the new Municipal Pool Facility is not open during construction of
Phase One, no access mitigation measures would be needed as no
impacts would be anticipated. If the Municipal Pool is open:
(a) Vehicular access shall be provided from the Pico Boulevard/17~'
Street College entrahce to Parking Structure Cvia atwo-way
roadway. Vehicles exiting Parking Structure C shall exit the
campus through Parking Structure A or via the Pico.
Boulevard/17th Street Driveway.
(b) Conversion of the east-west access road to Structure C from two-
way to one-way (except for emergency two-way access) shall not
occur until all construction is .complete. At the completion of
construction, vehicles shall exit Structure C via the below grade
driveway to the Pico Boulevard/17th Street campus driveway.
(2) Phases Two and Three Construction Traffic. If the new Municipal
Pool Facility is not open during construction Phases Two and Three,
no access .mitigation measures would be needed, as no impacts
would be anticipated.. If the Municipal Pool is open the measures
below are recommended to mitigate temporary construction access
impacts during construction of Phases Two and Three.
(a) Increase the storage capacity for westbound left-turn vehicles on
Pico Boulevard at 18th Court/SMC .driveway by delineating a
longer left-turn lane. within the existing Pico Boulevard median by
25Q feet. This increased storage capacity shall be accomplished
for the duration of construction Phases Two and Three. Prohibit
left-turn movements from eastbound Pico Boulevard to north-
bound 19th Street (one-half block east of the Lot 1 driveway/18th
Court).
(1) Move the attendant control point for visitors
entering Lot 1 from its existing location on the
inbound driveway into Lot 1 itself. The existing
attendant booth could remain in its current location
to simplify its reuse after construction, but shall not
be utilized during these construction phases.
- _ .~ E i i
(b) Exiting traffic on the internal driveway must be controlled so as to
permit unimpeded flows of inbound vehicles turning left to enter
Lot 1.
(c) Stripe pedestrian crosswalks across the temporary internal
Structure C access road at key locations with .high pedestrian
activity. Provide appropriate advance warning signage along the
access road in advance of the crosswalks and post the access
road'for a low speed. limit of 15 miles per hour.
(d) Prohibit use of the new supply of parking spaces in the Parking
Structure B Replacement until after completion of construction of
the Structure B access system in construction Phases Two and
Three, even if construction of the' parking structure itself is
completed sooner.
(e) If the new Municipal Pool Facility is opened prior to completion of
construction Phases Two or Three, provide appropriate
temporary sighage within Structure A to guide entering. and
exiting pool users through the structure. Exiting pool users shall
be routed to the Structure A .Pico Boulevard driveway for traffic
destined to the east and to the Structure A 16th Street driveway
(which is right-turn-out only) for traffic headed to the west on Pico
Boulevard. Information regarding temporary pool traffic routings
shall also be included in pool promotional materials (e.g., bulletin
board notices, mailer inserts, swim meet materials).
(f) .Prohibit construction during the first two weeks of the semester
(during busiest periods of campus enrollment), and schedule
construction Phases Two and Three to occur during periods of
lower traffic and parking demands on the SMC campus.
(3) Construction Period Parking. The construction work requiring
removal of the spaces in Structure C shall be scheduled when SMC
classes are not in session.
(4) College Entrance. Modify the traffic signal at Pico Boulevard and
the College entrance at 17th Street to provide fully-protected demand
actuated overlapping left turn phasing on the east and west Pico
Boulevard approaches.
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Exhibit I
Santa Monica College
Parking Structure B Replacement
STANDARD CONDITIONS
Plans
This approval is for those plans dated June 14, 2000 a copy of which-shall be maintained
in the files of the City Planning Division. Project development shall be consistent with
such plans, except as otherwise specified in these conditionsbf approval.
Architectural Review Board
2. Prior to consideration of the project by the Architectural Review Board, the applicant shall
review disabled access requirements with-the Building and Safety Division and make any
necessary changes in the project design to achieve compliance with such requirements.
The Architectural Review Board, in its review, shall pay particular attention to the
aesthetic, landscaping, and setback impacts of any ramps or other features necessitated
by accessibility requirements.
3. Prior to submittal of landscape plans for Architectural Review Board approval, the
applicant shall contact the Department of Environmental and. Public Works Management
regarding urban runoff plans and calculations.
4. Construction period signage shall be subject to the approval of the Architectural Review
Board.
5. Plans for final design, landscaping, screening, trash enclosures, and signage shall be
subject to review and approval by the Architectural Review Board.
6. The Architectural Review Board, shall review scale and articulation of design elements;
exterior colors, textures and materials; window treatment; glazing; and landscaping.
Z Landscaping plans shall comply with Subchapter 5B (Landscaping Standards) of the
Zoning Ordinance including use of water-conserving landscaping materials, landscape
maintenance and standards contained in the Subchapter, except that a portion of the
10% landscaped area required for the surface parking lot may be met by perimeter
plantings.
8. Refuse areas, storage areas and mechanical equipment shall be screened in accordance
with SMMC Section 9.04.10.02.130-9.04.10.02.150. Refuse areas shall be of a size
adequate to meet on-site need, including recycling. The Architectural Review Board iri its
review shall pay particular attention to the screening of such areas and equipment.
9. Before submitting the Project to the Architectural Review Board ("ARB"), the landscaping
plan shall be prepared, including a street tree plan, by a licensed California landscape
architect. Plants called for in the approved landscape plan that subsequently die shall be
replaced on aone-for-one basis.
e
Construction
10. Unless otherwise approved by the Department of Environmental and Public Works
Management, all sidewalks shall be kept clear and passable during the grading and
construction phase of the. project.
11: Sidewalks, curbs, gutters, paving and driveways which need replacing or removal as a
result of the project as determined by the Department of Environmental and Public Works
Management shall be reconstructed to the satisfaction of the Department of
Environmental and Public Works Management. Approval for this work shall be obtained
from the Department of Environmental and Public Works Management prior to issuance
of the building. permits.
12. Vehicles hauling dirt or other construction debris from the site shall cover any open load
with a tarpaulin or other secure covering to minimize dust emissions.
13. Street trees shall be maintained, relocated or provided as required in a manner
consistent with the City's Tree Code (Ord: 1242 CCS), per the specifications of the
Community and Cultural Services Division and the Department of Environmental and
Public Works Management: No street tree shall be removed without the approval of the
Community and Cultural Services Division.
14. All tree transplantation during the course of the Project shall be performed by a qualified
arborist, landscape architect, or tree expert, to the City's satisfaction. Trees that are to be
reused on-site shall be boxed in appropriately-sized containers and temporarily relocated
to protect them from physical injury:
15. A construction period mitigation plan shall be prepared by the applicant for approval by
the Department of Environmental and Public Works Management prior to issuance of a
building permit. The approved mitigation plan shall be posted on the construction site for
the duration of the project construction and shall be produced upon request. As
applicable, this .plan shall 1) Specify the names, addresses, telephone numbers and
business license numbers of all contractors and subcontractors as well as the developer
and architect; 2) Describe how demolition of any existing structures is to be
accomplished; 3) Indicate where any cranes are to be located for erection/construction;
4) Describe how much of the public street, alleyway, or sidewalk is proposed to be used
in conjunction with construction; 5) Set forth the extent and nature of any pile-driving
operations; 6) Describe the length and number of any tiebacks which must extend under
the property of other persons; 7) Specify the nature and' extent of anyde-watering and its
effect on any adjacent buildings; 8) Describe anticipated construction-related truck
routes, number of truck trips, hours of hauling and parking location; 9) Specify the nature
and extent of any helicopter hauling; 10) State whether any construction activity beyond
normally permitted hours is proposed; 11) Describe any proposed construction noise
mitigation measures; 12) Describe construction-period security measures including any
fencing, fighting, and security personnel; 13) Provide a drainage plan; 14) Provide a
construction-period parking plan. which shall minimize use of public streets for parking;
15) List a designated on-site construction manager. 16) Provide a construction and
demolished materials plan which seeks. to maximize the reuse/recycling of construction
and demolition waste according to DEPWM standards; 17) provide a plan regarding use
of low-environmental impact materials in building construction;18) provide a construction
period water runoff control plan.-
16. A sign shall be posted on the property in a manner consistent with the public hearing sign
requirements which shall identify the address and phone number of the owner and/or
applicant. for the purposes of responding to questions and. gomplaints during -the
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construction period. Said sign shall also indicate the hours of permissible construction
work.
17. The applicant shall insure any grafitti on the site is promptly removed through compliance
with the City's grafitti removal program.
18. A copy bf these conditions shall be posted in an easily visible and accessible location at
all times during construction at the project site.- The pages shall be laminated or
otherwise protected to ensure durability of the copy:
19. The City Engineer and all affected agencies shall approve any construction detours,
construction work requiring encroachment into public rights-of-way, or any other street
use activity(e.g., haul routes) during construction.
20. The hauling of dirt and demolition material and the delivery of construction material shall
be prohibited during the afternoon peak traffic period. City streets affected by the Project
construction shall be cleaned as necessary.
21. Construction shall be scheduled and expedited to cause the least amount of disruption
and interference to the adjacent vehicular and pedestrian traffic flow.
22. If human remains of Native American origins are encountered during the Project
development, construction shall be immediately suspended, and the County Coroner's
office and the Native American Heritage Commission shall be contacted to determine
necessary procedures for protection and preservation of remains, including reburial at the
City s expense.
23. In the event that cultural/archaeological resources are encountered on the project site
during the course of Project construction, all earthmoving activity in the area of the
resource shall cease until the findings are examined, their significance assessed by the
Director of Planning, the State Historic Preservation Office is consulted .and
recommendations are made for any appropriate procedures to either further investigate
or mitigate impacts to those cultural resources which have been encountered, including
the City s payment of excavating costs.
24. In the event that fossils are encountered during the Project excavation, all earthmoving
activity in the area of impact shall cease until the Developer retains the services of a
qualified paleontologist, who shall examine the findings, assess their significance, and
offer recommendations for any further investigation or mitigation measures.
25. General contractors shall maintain equipment engines in proper tune and operate
construction equipment so as to minimize exhaust emissions at all times during the
Project development. Such equipment shall not be operated during first or second stage
smog alerts.
26. During construction, trucks and vehicles in loading or unloading queues should be kept
with their engines off, when not in use, to reduce vehicle emissions. Construction
activities shall be phased and scheduled to avoid emissions peaks, and discontinued
during first- and second-stage smog alerts: Excavation shall be discontinued during
periods of high winds.
27. General contractors shall use reasonable and typical watering techniques during Project
development to reduce fugitive dust emissions. All unpaved demolition and construction
areas shall be wetted at least twice a day during excavation and construction, and
temporary dust covers shall be used to reduce dust emissions and meet SCAQMD Rule
403.
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28. Construction and demolition activities shall-take place only during the hours and at the
levels specified for Noise Zone III (Institutional) in Santa Monica Municipal Code Chapter
4.12" ("Noise Ordinance").
29. Except as approved by the Planning Director, the project contractor shall schedule
construction activities to avoid the simultaneous operation of equipment such as air
compressors; backhoes; concrete .pumps, vibrators, or breakers; truck cranes;
bulldozers; generators; loaders; pavers; pneumatic tools; water pumps; -power hand
saws, shovels; and trucks, so as to minimize noise levels resulting from operating several
pieces of high noise level-emitting equipment.
30. Construction equipment shall be fitted with state-of-the-art noise shielding and muffling
devices to reduce noise levels to the maximum extent feasible during construction.
31. Every reasonable effort will be made to create the greatest practicable distance between
noise sources and sensitive receptors during.construction operations.
Environmental Mitigation
32. Ultra-low flow plumbing fixtures are required on all new development and remodeling
where plumbing is to be added. (Maximum 1.6 gallon toilets and 1.0 gallon urinals and
low flow shower head.)
33. To mitigate solid waste impacts, prior to issuance of a Certificate of Occupancy, the
applicant shall submit a recycling plan to the Department of Environmental and Public
Works Management for its approval. The recycling plan shall. include 1) list of materials
such as white paper, computer' paper, metal cans, and glass to be recycled; 2) location of
recycling bins; 3) designated recycling coordinator; 4) nature and extent of internal and
external pick-up service; 5) pick-up schedule; 6) plan to inform tenants/ occupants of
service.
34. To mitigate storm water and surtace runoff from the project site, an Urban Runoff
Mitigation Plan may be required by the Department of Environmental and Public Works
Management (EPWM) pursuant to Municipal Code Chapter 7.10. Applicant shall contact
EPWM to determine applicable requirements, which include the following:
o Non-stormwater runoff, sediment and construction waste from the. construction
site and parking areas is prohibited from leaving the site;
o An sediments or materials which are tracked off-site must be removed the same
day they are tracked off-site;
o Excavated soil must be located on the site and soil piles should be covered and
otherwise protected so that sediments do not go into the street or adjoining
properties;
o Washing of construction or other vehicles shall be allowed adjacent to a
construction site. No runoff from washing vehicles on a construction site shall be
allowed to leave the site;
o Drainage controls may be required depending on the extent of grading and
topography of the site.
o New development is required to reduce projected runoff pollution by at least
twenty percent through incorporation of design elements or principles, such as
increasing permeable surfaces, diverting or catching runoff via swales, berms,
and the like; orientation of drain gutters towards permeable areas; modification of
grades; use of retention structures and other methods.
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Miscellaneous Conditions
35. The building address shall be painted on the roof of the building and shall measure four
feet by eight feet (32 square feet).
36. The operation shall at all times be conducted in a manner not detrimental to surrounding
properties or residents by reason of lights, noise, activities, parking or other actions.
37. Street and/or alley lighting shall be provided on public rights-of-way adjacent to the
project if and as needed per the specifications and with the approval of the Department of
Environmental and Public Works Management.
38. Final approval of any mechanical equipment installation will require a noise test in
compliance with SMMC Section 4.12.040. Equipment for the test shall be .provided by
the owner or contractor and the test shall be conducted by the dwner or contractor. A
copy of the noise test results on mechanical equipment shall be submitted to the
Community Noise Officer for review to ensure that noise levels do not exceed maximum
allowable levels for the applicable noise zone.
39. Final building plans submitted for approval of a building permit shall include on the plans
a list of all permanent mechanical equipment to be placed outdoors and all permanent
mechanical equipment to be placed indoors which maybe heard outdoors.
40. The final configuration of the driveway entrance and parking layoutand specifications at
Pico Boulevard must be approved by the Transportation Management Division prior to
issuance of a building permit.
Monitoring of Conditions
41. Pursuant to the requirements of Public Resources Code Section 21081.6, the City
Planning Division will coordinate a monitoring and reporting program regarding any
required changes to the project made in conjunction with project approval and any
conditions of approval, including those conditions intended to mitigate or avoid significant
effects on the environment. This program shall include, but is-not limited to, ensuring that
the Planning Division itself and other City divisions and departments such as the Building
Division, the Environmental and Public Works Management Department, the Fire
Department, the Police Department, the Resource Management Department and the
Finance Department are aware of project requirements which must be satisfied prior to
issuance of a Building Permit, Certificate of Occupancy, or other permit, and that other
responsible agencies are also informed of conditions relating to their responsibilities.
Project owner shall demonstrate compliance with conditions of approval in a written
report submitted to the Planning Director and Building Officer prior to issuance of a
Building Permit or Certificate of Occupancy, and, as applicable, provide periodic reports
regarding compliance with such conditions.
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Exhibit J
Santa Monica College
Parking Structure B Replacement
Definition of Average Natural Grade
The average elevation of the ground level of the parcel surface in its natural state
as measured. at the intersection of the rear and front setback lines (if any) with
the side setback lines of the parcel.
For parcels with a grade difference of 12.5 feet or more, as measured from either
any point on the front setback line to any point on the rear setback line, or from
any point on the side setback line to any point on the opposing setback line,
average natural grade shall be calculated on three equal segments of the parcel
created by drawing imaginary lines connecting opposite parcel lines at the
intersection of the rear and front setback lines (if any) with the side setback lines
at one-third increments of the depth of the parcel from the rear to the front
setback (if any). This height calculation method shall be optional for parcels with
less than 12.5 foot grade differential
Santa Monica Zoning Ordinance 8.04.02.030.350 July, 2000.
F:\PPD\SHARE\EI RTEMPS\SMCGarage\FinaIDAExhibitK.doc
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Planning Commission Mtg: July 19, 2000 Santa Monica, California
TO' The Honorable Planning Commission
FROM: Planning Staff
SUBJECT: Development Agreement 98DEV003; Final Environmental Impact Report 98-
EIR004
Address: 1900 Pico Boulevard
Applicant: Santa Monica Community College
INTRODUCTION
Summary:
Proposed is Amendment Number Two and Restatement of the Development
Agreement between the City of Santa Monica and the Santa Monica Community
College District to allow the construction of a 486 space, 30 foot high, five level
parking garage. The project replaces the former Parking Structure B which was
demolished due to damage from the 1994 Northridge Earthquake. The project
consists of the removal of the existing Santa Monica municipal pool and construction
on that site of a five level parking garage of approximately131,600 square feet. The
proposed project will be located directly adjacent to the eastern end of existing
Parking Structure C, between the Technology building to the north and the Physical
Education building to the south.
In addition to the structure itself, the.projectwill include a new driveway access to and
from the Pico Boulevard entrance at 17"' Street and a small surface parking lot which
includes 19 of the 486 spaces; this surface parking lot will be accessible only from the
proposed parking structure. The existing Pico Boulevard entrance will be widened to
accommodate vehicular access to the new structure, and will be reconfigured to
improve internal campus access to Parking Structure A and to provide access to the
new Municipal Pool Facility. The project will be connected to the existing Parking
Structure C via ramps at each floor.
An Environmental Impact Report has been prepared for this project which identifies
three unmitigatable traffic impacts. In addition to the three unmitigatable impacts,
the EIR also recommends two traffic mitigations which staff also believes cannot be
feasibly mitigated.. However, given the public benefit of the Parking Structure B
Replacement, staff recommends adoption of a Statement of Overriding
Considerations #or the five traffic impacts.
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The proposed Development Agreement Amendment permits the construction ofthe
Parking Structure B Replacement on a site that is the location of the existing
municipal pool. A new Municipal Pool Facility is under construction on the site ofthe
demolished Parking Structure B. The Development Agreement also sets forth the
particular conditions, standards and mitigations for this project and restates the
conditions of the original Development Agreement forthe site, which was adopted in
1989 and the First Amendment to the Development Agreement which was adopted
in 1998.
Action: The Planning Commission should take the following actions:
Recommendation to City Council regarding. certification of the Finat
Environmental Impact Report evaluating the environmental impacts of the
project as proposed in the Development Agreement Amendment and
recommendation to adopt a Statement of Overriding Considerations.
2. Recommendation to .City Council regarding adoption of the proposed
Development. Agreement Amendment and Restatement, which includes
approval of the project plans.
Recommendation: Recommend City Council approval of actions noted above.
Permit Streamlining_Expiration Date: Not applicable to projects involving a Development
Agreement.
SITE LOCATION AND DESCRIPTION
The project is located on an approximately 88,590 square foot combined parcel at the
interior of the Santa Monica College campus. Surrounding uses consist of the one story
Technology Building to the north; the one story Physical Education building to the south;
the 30 foot high four level Parking Structure C immediately to the west ,and the Performing.
Arts building approximately 400 yards to the east. There are no adjacent residences as the
project is located at the interior of the campus. The only visual access from a public street
is from the approximately 400 yard driveway at Pico Boulevard.
Zoning District: R2 Low Density Multiple Residential with Public Lands Overlay
Land Use District: Institutional
Parcel Area: Located on a combined parcel area of approximately 88,590 square
feet
PROJECT DESCRIPTION
Amendment Number Two to the Development Agreement vests the approvals for the
Parking Structure B Replacement on this specific site, incorporates the Environmental
Impact Report mitigation measures, locates pedestrian and vehicular access, and requires
specific conditions for the development based on the schematic design drawings. The
specific conditions include landscaping, Department of Environmental and Public Works
Management, .and- Architectural Review Board requirements. The Development
Agreement Restatement replaces and supercedes the original Development Agreement
and Amendment Number One in their entirety.
Project Design
Proposed is a five level parking structure that is designed to match the existing Parking
Structure C. The project will be no more than 30 feet above average natural grade, not
including the 42 inch high parapet and the approximately 22 foot high light standards at
the roof parking level. The project will include an elevator tower which projects 14 feet
above the roof level. The project will provide five parking levels, including one subterranean
level, one at grade level which incorporates an adjacent surface lot accessible only from
the structure, and three above grade levels, one of which is roof top parking. The project
plans are included in Attachment E. The project will be designed to match the existing
Parking Structure C. The exterior of the proposed Parking Structure B Replacement
building will be primarily exposed concrete, accented with silver metallic painted louvers
facing the interior of the campus and galvanized sheet metal cladding on the exteriorof the
exit'stairs. Red brick is proposed for the retaining walls and drive surface in the below
grade entry plaza. This brick coordinates with the sidewalk pavers recently installed along
Pico Boulevard as part of the streetscape improvement project. The preliminary landscape
plan includes landscaping at the perimeterofthe surface parkinglot immediately adjacent
to the structure on-the east, and landscaping along the perimeter of the new driveway.
Use
The Parking Structure B Replacement will be operated by the College between the hours
of 6 AM acid 11 PM, the same hours as the existing campus structures. Users will include
college students, faculty, staff, pool users and visitors
Parkino. Access, and Circulation
Vehicular Access and Circulation:
Vehicular access will occur via Pico Boulevard at 17~' Street where the current driveway will
be widened and reconfigured to allow for access to the new structure. Cars entering the
College from Pico Boulevard may go directly to the new Parking Structure B Replacement,
or turn right and follow the improved access to Parking Structure A, the new Municipal Pool
Facility or the existing western entrance of Parking Structure C. To directly access Parking
Structure B Replacement, vehicles will proceed south on a driveway that ramps down
below grade to enter the new structure at-the basement level. On entering the structure
vehicles may park on any level, including the exterior surface lot, or cross over into Parking
Structure C. If there is no parking available in C, vehicles may exit through the western
entrance, circle to the new Municipal Pool Facility drop off area, and proceed back to
Parking Structure A. Vehicles will not be able to exit back onto Pico unless they return to
Parking Structure B Replacement and exit through the main driveway.
Pedestrian Access:
Since the new accessway to the Parking Structure B Replacement will traverse a main
pedestrian corridor, pedestrian access must be provided. across the new driveway. The
project design includes a broad pedestrian bridge that crosses over the depressed
accessway between the Business Building and the Technology Building. Another
pedestrian bridge is located over the right lane of the driveway that leads to Parking
Structure A, the Municipal Pool and the western ehtrance to Parking. Structure C. This
bridge will allow pedestrians to walk from Structure A to a sidewalk, and then across the
second bridge to safely reach the- other side of campus.
BACKGROUND
The Northridge Earthquake destroyed Parking Structure B, a 374 space parking structure..
Following the earthquake, the College initiated a master planning process to guide the
physical reconfiguration of the main campus to best meet the College's educational
mission. This effort has involved numerous community meetings and focus groups to
assess issues and priorities and evaluate a range of land use options. The process
culminated in review and action by the Santa Monica College Board of Trustees to support
the inclusion of a new Municipal Pool Facility on the College campus. The master planning.
effort identified several potential sites for the pool that would meet the College's goal to
create a unified and efficient campus layout ~-nd also meet the City's desire for an
expanded aquatics facility that is physically accessible to the public: It was determined that
the relocation of the pool to the 16`h Street site was beneficial to the College and the public,
allowing for both a better pool facility and for a new parking structure to be built on the
interior of the campus, away from the adjacent residential neighborhood that had been
negatively impacted by Parking St~~cture before it was demolished.
Since a 1989 Development Agreement between the City and the College governed the 16'"
Street site, a Development Agreement amendment was required for the new Municipal
Pool Facility. Following an affirmative recommendation from the Planning Commission, the
City Council approved the First Amendment to the Development Agreement and certified
the EIR for the Municipal Pool Facility in December 1998 with the understanding that the
Development Agreement would require another amendment to approve a parking
structure.
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ANALYSIS
Development Aareement
A Development. Agreement is a contract between the City and a developer which
authorizes the type and amount of development within a specific period of time. Typically,
in Sahta Monica, Development Agreements have provided land owners with guaranteed
development rights iri exchange for public benefits. A Development Agreement must
complywith the General Plan and Specific Plans but can supersede zoning regulations by
establishing its own specific set of development standards.
The Development. Agreement .amendment attached to this report is the document
proposed by The City of Santa Monica and the Santa Monica College Board of Trustees.
The document outlines the parameters for the specific Parking Structure B Replacement
for which the attached- Final Environmental Impact`: Report was prepared. The City
recognizes that the College is undergoing an extensive master planning process and the
Parking Structure B Replacement facility is one part of this project. The Master Plan
projects were considered as part of the cumulative projects in the Parking Structure B
Replacement environmental analysis. The College must replace the parking spaces that
were lost when Structure B was demolished as well as provide additional parking spaces
lost from the earthquake.
For the purpdses of consistency and implementation, the Development Agreement has
been- revised to include the original Agreement authorizing construction of Structures A and
C, the First Amendment governing the new Municipal Pool Facility and the Second
Amendment which governs the proposed Parking Structure B Replacement. Additional
technical changes which do not pertain to the proposed project have also been made to
ensure that the document is consistent with the City's current standards and conditions ;i,r
Development Agreements.
The Development Agreement is divided into Paragraphs, .each describing or authorizing
specific elements of the project. The Agreement consists of 33 Paragraphs and 11
exhibits. The sighificant elements are discussed in detail in the report. The following
.summarizes the content of each paragraph, highlighting the amendments and additions
which pertain to Parking Structure B Replacement.
Paragraph 1 Description of the Property Lists the defining terms used in the
.document.
Paragraph 2 Description of the Property Provides the location of all the projects
governed by the Development Agreement;
adding the location. of the Parking Structure B
Replacement
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Paraqraph 3 Description of the Project
municipal pool
Describes the principal components of each
of the projects governed by the Development
Agreement including height, floor area,
number of stories, vehicular and pedestrian
access and circulation, and landscaping. This
amendment and restatement adds a
description of the major components of the
Parking Structure B Replacement including
the terms of demolition for the existing
Paragraph 4 Approved Uses Describes the approved uses forthe projects
governed by the Development Agreement,
which. are parking for the parking structures
and aquatic related uses forthe Municipal
Pool facility.
Paraqraph 5 Timing of Construction
Establishes the required. timing for
commencement of cohstruction after
adoption of the Development Agreement,
and the required time to complete
construction. The Parking Structure B
Replacement project must begin construction
no .more than twelve months after the
approval of the document, and the structure
and -the 17"' Street entrance must be
completed no more than eighteen months
after the commencement of construction.
Paraqraph 6 Project Mitigation Measures Lists the adopted mitigations for Parking
Structures 4 and C and references the
Exhibits that contain the project mitigation
measures for the Municipal Pool Facility and
the proposed Parking Structure B
Replacement
Paraqraph 7 Environmental. and Public
Works Department
Requirements
Paragraph 8 Changes to Parking
List the specific requirements for each project
governed by the Development Agreement.
Specific requirements which pertain to the
Parking Structure B Replacement include
approval and evaluation of the civil plans
for both on-site and off-site improverrients
to the College entrance at Pico Boulevard.
Pertains only to the original parking structure
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Structure A and Parking
Structure C not Requiring
Amendment of Develog-
ment Agreement
Paragraph 9 Effect of Agreement on
Land Use Regulations
A and C.
Governs the use and development of the
Parking Structure B Replacement
Paragraph 10 Certificate of Occugancy Explains that the College is responsible for
obtaining a certificate of occupancy for the
Parking Structure B Replacement from Office
of the State Architect.
Paragraph 11 Enforcement: Periodic
Review of Com lip ante
with Agreement
Paragraph 12 Default and Remedies
Paragraph 13 Notice of Termination
Paragraph 15 Duration of Agreement
Describes the process for monitoring the
compliance of the Development Agreement.
Describes the process for determining and
acting on default of the Agreement and the
means to remedy default.
Explains that termination of the Agreement
must be officially recorded.
Describes the length of the term of the.
Agreement. The current length of term is 25
years from the execution of the original
Development agreement in 1989. The City
and the College are considering lengthening
the term to 55 .years from 1989 to be
consistent with the current standards of the
City's development agreements. This issue
will be resolved prior to City Council
consideration.
Paragraphs These paragraphs address legal requirements
16-32 including notices, indemnification, attorney's.
fees, and severability.
Exhibit A: Legal description
Exhibit B: Project Location, Landscaping and Architectural Review Board requirements
Exhibit C: Environmental and Public Works Management Requirements
Exhibit D: Santa Monica Municipal Pool Facility, Access .and Circulation Description,
Access Diagram, Site Plan and Building Elevations.
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Exhibit E: Municipal Pool Mitigation Measures
Exhibit F: Municipal Pool Standard Conditions
Exhibit G: Intentionally Omitted
Exhibit H: Parking Structure B Replacement Access and Circulation Description, Access
Diagram, Site plan, Building Elevations and Floor. Plans
Exhibit I: Parking Structure B Replacement Project Mitigations
Exhibit J: Parking Structure B Replacement Standard Conditions
Exhibit K: Definition of Average Natural Grade
This second amendment to the Development Agreement establishes the parameters,
project description, standards and conditions, and impact mitigations forthe replacement of
a 374 parking space parking structure that was demolished in the 1994 Northridge
Earthquake. This project implements Land Use Element Policy 1.11 which requires the
provision of land for public facilities adequate to meet future needs. By replacing the
demolished structure with the proposed project, the Santa Monica College campus will be
reconfigured to improve land use and traffic circulation, improve existing parking conditions
and replace the parking spaces that were lost in the earthquake.
The project is located in the R-2 Low Density Multifamily District, with a Public Lands
Overlay. Although parking structures are not permitted in the R-2 zone, parking uses are
permitted in the Public Lands Overlay in association with public schools and other public
uses. An element of the project that does not conform to either the R-2 District
requirements is the rooftop parking. However, since the structure is located at the interior
of the campus, adjacent to Parking .Structure C, which has rooftop parking, this
inconsistency is not incompatible with the surrounding .context. Given this unique
circumstance, the Development Agreement proposes to allow roof top parking.
The placement of the proposed project at the interior of the campus is compatible with the
surrounding College related uses. Further, the structure's interiorcampus location reduces
potential negative impacts to the surrounding residential neighborhood. The structure is
designed to be compatible with the ad}acent campus uses, and is intended to match the
architecture of Parking Structure C iri terms of massing and materials. The project includes
both an exterior stair and an elevator. The elevator tower will project 14 feet above the roof
level. The garage is entered from below grade via a depressed roadway. The 19 space
surface parking lot adjacent to the structure will be landscaped according to the
specifications of the Development Agreement, which are consistent with the standard
landscape requirements of the Zoning Ordinance. Landscaping will also border the
driveway.
The replacement of the lost parking spaces will benefit the College by providing adequate
parking for students, faculty and visitors, and benefit the surrounding neighborhood by
providing sufficient parking to prevent college users from parking oh city streets, protecting
the neighborhood from the additional traffic generated by people looking for parking
spaces, and freeing up street parking-for residents.
The Parking Structure. B Replacement and the internal circulation improvements
associated with the new structure implement a design set forth in the Santa Monica
College Master Plari. Construction consistent with the Master Plan allows the College to
improve the overall campus land use layout, and provides a preferred site for the new
Municipal Pool Facility which is being constructed on the site of the demolished Parking
Structure B.
CEQA ANALYSIS
An Environmental Impact Report (EIR) was prepared for this project. Copies of the draft
EIR were distributed to the City Council and notices of availability were sent to Planning
Commission members at the beginning of the 45 day public review period, which closed on
December 27, 1999. A total of five comment fetters were received prior to the close of the
comment period. These comment letters, as well as the response to comments, are
included in the final EIR. One comment letter from Santa Monica College was submitted
after the close of the comment period (Attachment B). This letter addresses the College's
concerns regarding mitigations requiring restriping at the 23`d Street and Ocean Park
Boulevard Intersection, and requiring the replacement of public parking meterson campus.
In addition, the City held a neighborhood meeting on the proposed project on December 8,
1999. Five members of the public were. present.. The verbal comments received at the
meeting have been addressed in the Response to Comments section of the EIR. The
central concern discussed at this meeting related to general disapproval of building a
parking garage since this can become an incentive for people to drive cars instead of using
alternative transportation as a more environmentally sound practice. The response to
comments section of the EIR outlines the alternative transportation incentive program used
by the College.
No unmitigatable impacts were identified in the areas of Geology and Soils, Air Quality;
Noise, Aesthetics and Shadows, or Land Use and Neighborhood Effects. With adoption of
the recommended mitigation measures, the EIR determined that impacts in these
categories could be reduced to a-less than significant IeveL As discussed below, the only
significant impacts that could not be mitigated were in the areas of Transportation and
Traffic. In addition, the EIR recommends mitigation fortwo traffic operation impacts, one at
the intersection of 20`" Street and Pearl and one pertaining to the left turn lane from Pico
Boulevard to the College entrance that staff does not believe can be feasibly implemented,
as discussed below.
Traffic Impacts
Dual left turn Lane from Pico Boulevard to College Driveway Entrance
The EIR determined that, based upon the projected traffic volumes, the 17`h Street/Santa
Monica College Driveway/Pico Boulevard intersection would have inadequate storage
capacity for westbound left turns from Pico Boulevard into the Santa Mohica College
n..'7.
Campus. The EIR further determined that this potentially significant traffic impact could be
mitigated by doubling and extending the westbound left turn pocket on .Pico Boulevard.
However, .this additional left turn lane would require the removal of approximately 13
metered parking spaces on the south side of Pico Boulevard, east of the College driveway
entrance. Loss of 13 metered parking spaces would. itself create a significant
environmental impact. Additionally, loss of these public parking spaces would be a
significant social impact given the high demand for parking in the area for businesses,
residents, and College users. Parking is a premium use and the loss of any parking that is
available to the general public significantly impacts the community. Consequently,. the
removal of 13 public parking spaces would have greater impacts than the reduction in the
level of service if the second left turn lane was not installed. While the EIR further
recommended that the public metered spaces be replaced on the College Campus along
the internal access road between Structure A and the Business Building, staff believes that
public metered spaces on private property would result in these spaces only being used by
College users rather than the general public. As such, the identified impact would not be
mitigated even if the spaces could be relocated. Since the dual left turn lane mitigation
measure results in the loss of 13 public spaces, the impact of which cannot be mitigated,
staff believes the dual left turn lane is infeasible. Therefore, staff does not recommend that
this mitigation be adopted and a Statement of Overriding Consideration will be required.
If this mitigation is not adopted, the College proposes to alter the entrance design from two
inbound lanes to one inbound lane to improve safety at the entry. No additional
environmental impacts would result from this potential design change, and the level of
service would remain as studied for aone-lane left turn,
Intersection of 20"' and Pearl Street
The EI R recommends installation of atwo-phase traffic signal to mitigate the reduced level
of service at the intersection of Pearl and 20`h Streets. This intersection is currently a four-
way stop- intersection. with long delays. Staff believes that the implementation of this
mitigation would produce longer queuing in the residential neighborhood that would have a
greater environmental impactthan the potential benefit of a traffic signal since the queuing
impacts could not themselves be mitigated. The additional traffic at this intersection due to
this project would be limited to 5-10 trips per day during peak hours. The potential benefits
of a traffic signal at this site would be outweighed by the queuing impacts on surrounding
streets, which would be ongoing, is therefore infeasible. Staff recommends that this
mitigation not be adopted, and a Statement of Overriding Considerations will be required.
Neighborhood Impacts
The Santa Monica Municipal Code states that the addition of one trip per day to a
residential street is considered a neighborhood impact ifthe street is alreadyfunctioning at
90% of capacity. Based on this criteria, the proposed project will generate significant
impacts to two streets, adding 28 daily trips to14`h street north and south of Pearl Street,
and 15 daily trips to 16`h Street south of Pearl Street. Mitigation measures that could
reduce the projected traffic on these streets would likely increase the traffic on other local
streets, thus simply shifting impacts from one street to another rather than reducing these
10
impacts to below a level of significance. Therefore, mitigation measures such as turn
restrictions, speed bumps, and curb extensions are considered infeasible and a Statement
of Overriding Considerations is recommended for these impacts.
Recommendation for a Statement of Overriding Considerations.
The construction of the Parking Structure B Replacement will provide a significant public
benefit. The parking spaces lost due to the Northridge earthquake will be replaced, and
the College will more adequately be able to provide parking for their students, reducing
parking impacts on the neighboring streets. The site of the Parking Structure B
Replacement is preferable to the former site of the demolished Parking Structure B
because it is located at the interior of the campus, and will not impact the surrounding
residential neighborhood ih terms of noise, glare or aesthetics. The internal access and
circulation will be improved, providing enhanced pedestrian safety,, improving traffic
circulation throughout the campus, and preventing cars looking for parking from exiting the
campus and circulating on public streets. Due to these public benefits, staff recommends a
Statement of Overriding Considerations be adopted.
Alternatives
The EIR also considered alternatives to the proposed project, as follows:
The No Project alternative was not considered a superior alternative as it would
assume the rebuilding of the demolished structure on its original site, which would
have greater neighborhood impacts than the proposed project location at the
interior of the campus.
The Reduced Project alternative would develop a project with fewer parking
spaces with the intention of reducing the overall intensity of the project: This would
not necessarily reduce the parking structure height, but could result in fewer air
quality, noise, geology and soils and traffic impacts based on a less intensive use.
(Final EIRTable 4-1) However, a reduced number of spaces would not serve the
SMC project objective of replacing the spaces lost due to the earthquake and
ensuring the current and future needs of campus users. In addition, supplying
fewer parking spaces than the current demand would encourage students to park
on`the city streets and further impact residential neighbors.
3. Off-Site Alternative Locations were evaluated and considered infeasible because
the act of moving the project off-site would not lessen the significant environmental
impacts. Due to the nature of the project, significant environmental impacts wbuld
also occur at an off-site location_
11
., ~ n
4. Several Orr-Site locations were evaluated, but were also found to be infeasible
because the act of relocating the project on site would not lessen the significant
impacts. All other available campus site were closer to the perimeter of the
campus, and would therefore create greater impacts due to the proximity to
surrounding residential neighborhoods.
The proposed project was chosen as the environmentally superior alternative as it meets
the project objectives for providing replacement, current, and future .parking, locating the
structure at the campus interior, farther away from residential neighborhoods, thus
eliminating the impacts associated with placement of a parking structure near residential
neighborhoods.
PUBLIC NOTIFICATION
Pursuant to Municipal Code Section 9.48.110, notice ofthe public hearing was mailed to all
owners and residential and commercial tenants of property located within a 500 foot radius
of the project site and published in the Our Times section of the Los Angeles Times the at
least ten consecutive calendar days priorto the hearing. A copy of the notice is contained
in. Attachment A.
CONCLUSION
The proposed Parking Structure B Replacement will replace the parking spaces lost in
1994, and will have a beneficial effect. on both the College and the immediate
neighborhood by ensuring adequate parking on campus and reducing parking impacts on
City streets. In addition, the siting for the replacement structure is preferable to a structure
adjacent to .residences. Further, the project allows for the construction of the City's new
Municipal Pool Facility on a site that permits an expanded and improved public recreational
facility.
RECOMMENDATION
It is recommended that the Planning Commission take the following actions:
Recommend that City Council adopt a Statement of Overriding Considerations and
certify the Final Environmental Impact Report evaluating the environmental
impacts of the project as proposed in the Development Agreement.
2. .Recommend that City Council approve the Development Agreement Amendment
and Restatement as proposed with the following Findings, which includes approval
of the project plans.
12
r~ 'ii
DEVELOPMENT AGREEMENT FINDINGS
1. The proposed Development Agreement is consistent with the objectives, policies,
general land uses and programs specified in the general plan and any applicable
specific plan, iri that the project is consistent with Land Use Element Policy 1.11
which requires the provision of land for parks and other public facilities adequate to
meet future needs; by allowing forthe reconfiguration ofthe Santa Monica College
campus land use and traffic circulation to improve the existing parking conditions,
replace parking spaces lost due to the 1994 Northridge Earthquake and provide for
future parking needs.
The proposed Development Agreement Amendment is compatible with the uses
authorized in the district in which the real property is located, in that the Public
Lands Overlay permits parking structures in association with public uses such as
schools, and the parking structure does not exceed the 30 foot height limit for the
R-2 District.
The proposed Development AgreemenYAmendment is in conformity with the public
necessity, public convenience, general welfare, and good land use practices, in
that it allows for the replacement of the demolished Parking Structure B in the
interior of the campus on a preferable site which will reduce negative. impacts to
surrounding residential neighborhoods.
4. The proposed Development Agreement Amendment will not be detrimental to the
health, safety and general welfare, in that it allows a use that is consistent with the
Land Use and Circulation Element as well as replacing lost parking to the benefit of
Santa Monica College and the surrounding neighborhoods.
5. The proposed Development Agreement Amendment will not adversely affect the
orderly development of the property, in that the proposed project is designed in
accordance with the Santa Monica College Master Plan, and that the conditions of
the Development Agreement Amendment ensure the construction and operation of
the Parking Structure B Replacement in a mannerthat has a minimal impactto the
surrounding community.
13
~ ~ ~ .
6. The proposed Development Agreement Amendment will. have a neutral fiscal
impact on the City, as the- Development of a parking structure does not provide for
eitherthe addition of loss ofjobs or businesses, and that the Santa Monica College
District exempt from taxes, and therefore will not contribute any revenue to the
City.
Prepared by: Sarah Lejeune, AICP, Associate Planner
Amanda Schachter, Principal Planner
Jay M. Trevino, AICP, Planning Manager
Attachments:
A. Notice of Public Hearing
B. Letter from Santa Monica College commenting on the DEIR
C. .Final EIR
D. Development Agreement Amendment
E. Site Plan, Floor Plans and Elevations
14
•,
_.. .. ~ i ..7 !.,
~" T'
Notice of Public Hearing
anta Monica olle
Parking tractors
. ~ .~
NOTICE OF A PUBLIC HEARING
BEFORE THE SANTA MONICA PLANNING COMMISSION
Subject: Development Agreement 98DA003;
Final Environmental Impact Report 98EIR004;
1900 Pico Boulevard, Santa Monica College Campus
Applicant: Santa Monica Community College
A Public Hearing will be held by the Planning Commission on the following requests:
Proposed is an amendment to the existing Development Agreement between the City of
Santa Monica and the Santa Monica Community College District to allow the construction
of a 486 space, 30 foot high, five level parking garage. The project replaces the former
Parking Structure B which was demolished due to damage from the 1994. Northridge
Earthquake. The project consists of the removal of the existing Santa. Monica municipal pool
and construction on that site of an approximately131,600 square foot parking structure. The
parking structure height will not exceed 30 feet above Average Natural Grade, matching the
height of the adjacent Parking Structure C. The existing municipal pool is being replaced by
a new Municipal Pool facility which is currently under construction at the western edge of the
Santa Monica College Campus on the 16th Street frontage. The proposed project will be
located directly adjacent to the eastern end of existing Parking Structure C, between the
technology building to the north and the Physical Education building to the south.
The proposed five level parking structure consists of one level of subterranean parking, one
level of at-grade parking and three levels of above .grade parking, which includes roof top
parking. In addition to the structure itself, the projectwill include a new driveway access to and
from the College's Pico Boulevard entrance at 17"' Street and a small surface parking that is
accessible only from the- proposed parking structure and contains 19 of the 486 parking
spaces. The existing Pico Boulevard entrance will be widened to accommodate vehicular
access to the new structure. The entrance will also be reconfigured to improve internal
campus access to Parking Structure A, and to provide access to the new Municipal Pool
facility. The project will be connected to the existing Parking Structure C via ramps at each
floor.
The proposed Development Agreement amendment permits the construction of the
Parking Structure B Replacement on the site of the existing municipal pool which is being
relocated to a site that is governed by the Development Agreement. In addition to allowing
the construction of the facility, the Development Agreement amendment vests the
development entitlements for the project on this specific site, incorporates the
Environmental Impact Report mitigation measures and requires specific conditions forthe
development.
The Planning Commission must make a recommendation to City Council regarding the
following: amendment of the Development Agreement and approval of the proposed
parking structure; adoption of a Statement of Overriding Considerations; and certification
of the Final Environmental Impact Report evaluating the environmental impacts of the
i1u
project. The Final Environmental Impact Report prepared for the pcopc?sed Parking
Structure B replacement will be available at the City Planning Division Public Counter by
July 12, 2000.
DATEITIME: WEDNESDAY, JULY 19, 2000 AT 7:00 P.M.
LOCATION: COUNCIL CHAMBER, ROOM 213,
1685 MAIN STREET
SANTA MONICA, CALIFORNIA
HOW TO COMMENT
The City of Santa Monica encourages public comment. You may comment at the Planning
Commission public hearing, or by writing a letter. Written information received before
NOON on the Wednesday before the hearing will be given to the Planning Commission in
their packet. Information received after that time will be given to the Planning Commission
at the meeting.
Address your letters to:Sarah Lejeune c/o Parking Structure B Replacment
City Planning Division, Room 212
1685 Main Street
Santa Monica, California 90401
MORE INFORMATION
If you want additional information about this project or wish to review the project, please
contact Sarah Lejeune at (310) 458-8341. The Development Agreement and Draft Project
plans are available at the Planning Counter during business hours or available on the
City's web site at www.santa-monica.org
The meeting facility is wheelchair-accessible. If you have any disability-related request,
please contact 310/458-8701 or TTY310/458-8696 at least three days prior to the event:
Santa Monica Bus Lines #1, #2, #3, #7 and #8 serve City Hall.
Pursuant to California Government Code Section 65009(b), if this matter is subsequently
challenged in Court, the challenge may be limited to only those issues raised at the Public
Hearing described in this notice; or in written correspondence delivered to the City of Santa
Monica at, or prior to, the Public Hearing.
ESPANOL
Esto es una noticia de una audiencia publica Para revisar applicaciones proponiendo
desarrollo en Santa Monica. Para mas informacidn, favor de llamar a Carmen
Gutierrez al numero (310) 458-8341.
.J J
Letter from Santa Monica College
commenting on the DEIR
ante. onic oll s
rkin tractors
:., .
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Leeter 6
February 1S, 2000
Sarah Lejeune
Department of Planning and Community Development
City.of Sams Monica
1685 Main Street
santa Monica, cA soam-noo
Re: Comments on the Draft EIR Mitigation for the Parkirg Serrrctt~e B
Replacement Project at Santa Monica College
Dear Ms. Lejeune_
Thank you for die opportunity to comment oa the Draft EIR for the Santa Monica College
Parking Strncntre B Replacement Project. As we have discussed, Sawa Monica College
(SMC) has reviewed the Draft F.II2, and we are only addressing those mitigation measures that
we consider unworkable or inappropriate.
Mitigation Measure 3 S-la (5) RerntirinR____Re~S~it+ina at the Intersection of 23id Street and
Clcean. Park
SMC disagrees with dse need for this mitigation measure as a result of the CoIlege project. 6-t
The intersection in question is a long distance from the College project, and this is a project
drat wfil not add any more population to campus or to the City. We ask that this mitigation
measure be deleted.
Mitigation Measure 3.5-Ib (51 Requiring Meteeed Parkins Spaces on campus
SMC disagrees with this mitigation measure. The College wilt be providing needed spaces to
serve an existing demand on campus. Proposed pazking spaces will accommodate those
utilizing the campus, including snadents, staff and visitors. Parking usage by students and staff
is managed through dte sale or assignment of pazldug passes. Visitors may park at SMC by
stating their business at the ltiosk, and receiving a guest pass for pazling during their stay on
campus. The mitigation measure states a need to provide spaces for dte general public,
however; aside from visitors to the college, it is not appropriate for the general public to be
parking on campus.. Thus, as the proposedparksing strncntre will provide parking for the user
groups identified, there is no need for the college to provide additional spaces for the general
6-2
Santa Monica Community College District • P900 Pico Bivd. • Santa Monica, CA 90405-1628 • (310) 43a-4D00 _ , ., ,..,
Age. le' , Chy of 1dQ ~ lf,
C oa F.1&t Mitigat~at M P~ z of 2
ptablia on Even if the Coliege were able to provide the twelve '
,these s bt: far Co ~t fox the
last wlli be rep ss put of the Co txiag in the
s i< wwtdd he . and . c m College aaivities m have
publie saw far atxlvities to the Co
l=nrther. SMC does ~t feei it is m City as
College .This coald rtsult m coatli ilitxs aad -City
be on City. tbai .the SMC
SMC does tmt any as the esviro ~
~Ve hope that we can work oeu these issues you. ~ ~t m cap if yon winos
m disatss this finther or nerd of SMC's pasi.
Sidxreiy,
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d.
've Vice Presideat,l3usin~s & A ,
fiJD If
6-2
Cont'd
TOTF~ P,03
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Final Environmental Impact Report
onica 11
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Parking Structure
Replacement of Parking Lot B
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Replacemenrrequires 1365-375 spaces total
~~ _ .- E
~ _ - ~ --
8xis[ing Nan-Tcmporuy Buildings O Pa[rn[ial Pa[king 5[[utturc $i[es - • - College Boundary
FEMA
• Options la, 16: - Located on the original site of Pazking Structure B
- 4 levels above grade -or- 2 levels below and 4 levels above grade
-Allows for a range oE38$-580pazkingspaces
• Options2a, 26: -Located on the existing Liberal ArrslAdmissions site
- 3 levek below grade -or- 2 levels below and 4 levels above grade
- Allows. for lazge render and/or above ground range of 650-1290~spaces
• Options 3a, 36: -Located on the Pico Boulcvard edge ..
- I or 2levels below grade
-Allows for large underground parking range oF360-720 spaces
- Provides an immediate oppornrrtity for development of an entry to the college
and a goodlocation For the Liberal Arts /Student Services buildings
• Opcions4a, 46: -Located on the site oEthe existing pool as an extension to Pazking Structure C
- 4 levels above grade - or - I levelbelow and 4 levels above grade
-. Allows far arange oE385-480 spaces -
- - Provides an immediate opportunity for thedevelopment of a Camprss Quad
Santa Monica College
Master Plan
Bari
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GEN SLER CSGS K0.KU ASSOC. UVE ARUP PCR PSOMAS SWA ZEGCH ETTG ARCHITECTS
~i-~kJ
SANTA MONICA COLLEGE
MASTER PLAN
LOCATION OF THE PARKING LOT B REPLACEMENT
Positioning the parking structures on the perimeter, creating a vehicle free interior campus for
people, is one. of the fundamental goats of the Master Plan.
Except for option 4, that will extend Parking Structure C to the interior of the campus (but uses
same means for entrance/exit), alt other options are located on the perimeter.
Options la,lb:
- Located on the original site of the Parking Structure B
- Four levels above grade or two levels below and four levels above grade
- Allows for a range of 385-580 parking spaces
Options 2a,26:
- Located on the site of the existing Liberal Arts/Admissions site
- Three levels below grade or two levels below and four levels above grade
- Allows for a large under and or above ground parking, range of 650-1290 spaces
Options 3a,36:
- Located on the Pico edge
- One or two levels below grade
- Allows for a large underground parking, range of 360-720 spaces
- Provides an immediate opportunity for development of an entry to the college
and a good location for the Liberal Arts/student services buildings
Options 4a,46:
- Located on the site of the existing pool as an extension to the Parking Structure C
- Four levels above ground or one level below and four levels above grade
- Allows for a range of 385-480 spaces
- Provides an immediate opportunity for development of a Campus Quad
Gensler
-Page 14
n ~ s
SANTA MONICA COLLEGE-
MASTER PLAN
SUMMARY OF ANALYSIS PHASE
Traffic, Circulation and Parking
An analysis of the parking and tiaffic conditions on and around the campus reveals few surprises and many
challenges.
Approximately 700 pazking spaces were lost due to the effects of the earthquake. An additional 194 spaces
are currently unavailable due to the construction of the Science Building. Parking Stmcture B was
demolished because of irreparable damage and temporary buildings have been placed on surface pazking
azeas.
With FEMA funds, a shuttle system was instituted between the main campus and additional space near the
airport campus to provide additionalparking for a limited time. A second shuttle operates between the
Madison campus and the main campus as well. Today there aze approximately 2,000 pazking spaces on
the main campus. This inventory is supplemented by approximately 1,000 spaces on the satellite
campuses combined.
Most of the residential streets surrounding the College aze in preferential pazking zones which permit on
street pazking by residents only during class hours. The original zone was established in 1988 and
expanded twice, in 1991 and 1996.
Fortunately, the College is well served by public transit, the Santa Monica Blue Bus. Bus stops are
located on Pico Boulevard and Peazl Street. The bus stop on Pico is crowded with students on a daily
basis and reinforces the sense of entry and front door along. the Pico edge.
The majority of cars entering campus pazking structures and lots also enter along the Pico edge. All along
Pico there is heavy traffic circulation in and out of the pazking structures at the comer of 16'" Street, and the
main lot east of the Administration Complex.
Circulation for service vehicles is circuitous. Some access ways are dead-ends with minimal room for
turning around in order to exit. Other routes pass through parking azeas or aze walkways that are shazed by
pedestrians. Again, there is little organization to existing circulation routes and the limited space causes
conflicts between pedestrians and vehicles.
A goal of the master planning process is to establish a well defined circulation system that will duect and
guide both people and cazs as they movethrough and around the campus
Gensler
Page 8
rv:
SANTA MONICA COLLEGE
FACILITIES 1VIASTEIt Pd~AN
PUBLIC OUTREACH MEETINGS
May 13,•1997 Meeting with City Staff
May 21,1997 5:30p.m. Public Meeting
May 27, 1997 5:30 p.m. Public Meeting
May 28, 1997 3:00 p.m. Public Meeting
May 29, 1997 11:00 a.m. Public Meeting
May 29, 1997 7:00 p.m. Public Meeting
May 30, 1997 8:30 a.m. Public Meeting
May 31, 1997 10:00 a.m. Public Meeting.
June 03, 1997 8:30 a.m. Public Meeting
June 03, 1997 2:00 p.m. Public Meeting
June 03, 1997 5:30 p.m. Public Meeting
June 04, 1997 3:00 p.m. Public Meeting
June 04, 1997 7:00 p.m. Public Meeting.
June 09, 1997 3:00 p.m. Public Meeting
The Santa Monica College Facilities Master Plan was presented at each of the above public
meetings. Parking is orie of the elements of the Master Plan.
,. n ;t r
i
I
%~ ... - -
~~~~,fYta. _ -
.. .. .:,233.. x .._ ., v . .~ ... .,.
n~-~arnn~,~s Parking
tudents who drive may either park
on the main campus, one of the
satellite campuses, or use the shuttle - - /~
lots at the Santa Monica Airpon. Planning 6//.
where you park is important because street g30 for either the Summer or Winter.
parking in the sunounding neighborhood session): Peanits aze sold in-personat ~ -
is restricted on weekdays and on Monday Station C. Students with disabIlides should 77
s. Campus park- contacttheCenterforSmdentsWith Shutl~le ~.SatCllZt2
ing permits aze Disabilities regazding on-campus parking. ~ ~dYYZZ7ZZSPdYJZZnQ
NOT VALID on --
these restricted ~ ynportant caution: Because car alarms _
streets. aze disruptive to other students and our ecause of the earthquake and the
Neighbors, cats in the pazking stmctures damage to one of the parking stmc-
Student per- ~~ activated alarms will be TOWED ones, the College is providing addi-
mits for park- IMMEDIATELY at your expense - uonal free parking and shuttle service from.
ing on the - the Ai ort Shuttle Lots. You do not need
main CompUS Relevant Telephone Numbers ~
cost $$0 per Parking Information (3to) 43a43oo a permit to pazk at the shuttle lots, the
center for Swdents With Disabilities (310) 434-0265 Madison Campus, of the Ai[pOIt (;arI1pU6.
semester (and College Police (310) 434-0300 However a pazking permit u required
- - - - on the main tampus and the Academy
- - - ~ campus. -
(
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178
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'Ihe Big Blue Shuttle Bus operates from
6:45 am to 10:20 pm every 15 minutes
from the Airport Shuttle Lot and Airpon
Campus Monday thm'Ihursday and from
6:45 am to 3 pm Friday. An inter-campus
Transit Pool operates from the Academy
on the half-hour, from 7:40 am to 5 pm
Monday thm Thursday "Ihe Transit Pool
schedule varies, and times will not be
eXaCL
3. Bicycles may be parked only in designated bicycle
racks. eirydes parked outside the designated areas
may not interfere with pedertriah safety or the per-
formance of duties by gardeners or custodian.
4. Motorcycles, mopeds, and bigdes may not be taken
Inside buildings, and may not be ridden indoors.
5. The use of skateboards, roller skates, or roller blades.
B prahlbhed on campus..
6. Impounded vehicles will not be released until
licensed In accordance with stated Santa Monies
College Codes and only after proof of ownership is
shown and alt appropriate fees are paid.
onto Monica College has always
enjoyed a unique geographital
advantage. We re easy to get to by
bus. The Santa Monica Munitipal Bus
Lines (the Big Blue) offers three direct tines
io campus.
When coupled with the Los Angeles Mevo
-and the Culver City Bus system, there isri t
a community on the Westside you can't
reach.
Route maps and schedules aze available at
the College Bookstore or through the bus
lines themselves.
FARES & PASSES
L An 1 M tro _ -_
Regular Fare (Exact change required). - f1.35
Transfer 0.25
Student (12 units or more) -Monthly Pass 90.00
Applications are available at the Auxiliary Services
Office (in Room 104F, Administrative complex).
Regular Fare (ExaR change required) f 0.50
Tokens 10 for 4.50
Available at SMC Bookstore or Big Blue office.
Stutlent Discount Card (thru age 20) ID rides for 4.00
Available at Big B/ve Bus Office.
Seniors (62 years and older) 025
Wiffi Medicare Card or DMV Senior ID Card.
Handicapped ~ 0.25
Wi[h DMV Handicapped ID Card or Handicapped
ID Card Eton Big Blve Bus Office.
Transfers Free
To Metro or Culver City 0.25
1`>
1.._
Relevart Telephone Numbers FC/'nrt j"7ft CP
College Police (310) 4344300 -
AirportCampusinformation (310)434-0229 -
Motorcycles, Mopeds,
e' Bi f Pr
otorcyde and moped parking is
free, with a spedally designated
lot in the center of tampus. Use
the kiosk entrance to campus on Pico, and
rum to the right.
Bicycle racks are conveniently located at
several points on campus: by the ESL
building at the southwest Comer of tam-
pus, at both ends of the Silence Pllage,
and the Gymnasium.
Rules for motorcycles, mopeds,
bi les skates and skateboards
1. All motorcycles or mopeds on the College campus
mart be licensed and regirtered with the State of
California.
2. Motorcycles and mopeds may be parked only in des-
ignated motorcycle and moped areas. Illegally
-- parked matatgdes, mopeds, and bicycles will be
' cited, and/or towed and impounded
or students, staff and faculty attendmg -
the evening sessions, the College pro- -
videswalking escons wiildn the
College community boundaries of
Delawaze Street, 21st Stxeet,~~Ocean Pazk
Boulevard and 14th Street.
This service is provided FREE and operates
between 7:30 pm and 10:30 pm, Monday
through Thursday
To reach the Escort Service, simply dial
4300 from any telephone on campus.
An Escort will meet you anywhere within
the service area and walk you to your
destination:
The aim of the Escort Service is to protect
all members of our College community.
Your safety is one key element to quality
education.'
R I vant Tele hone Numbers
Escort Service (from campus phone) 4300
College Police-General Information (310)4344300_
Regular Fare (Exact change required) f 0.60
Trarssfers Free
To Metro or.Big Blue 0.25
Student Dittourrt Pass (under 23 years) 10 rides for 4.00
Available at SMC Bookstore.
Relevant Telephone Numbers __ _
Metro Information (213) 6264455
West lABeverly Hilts Office (310) 2T3-0910
Big Blue Information (310)451-5445
Culver Ciry Transit Information (310) 559-8310
or 202-5731
SMC 8ookrtore (310) 434-0258
Auxiliary Services Office (310)4344255
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Santa Monica Community College District
ALTERNATIVE TRANSPORTATION SUBSIDY CLAIM FORM
and
MONTIiLY GRAND PRIZE DRAWING ENTRY
Soc. Sec.
PRINT-Last name, First name, M.I.
Total days worked at Santa Monica College during the month:
INSTRUCTIONS FOR COMPLETION OF THIS FORM:
1. Print yourname, social security number and department above.
2. Mark the appropriate commute mode for each day of the month. Use N for each day that you did not
work at Santa Monica College.
* 3. Indicate the total number of days worked for the month.
4. Obtain immediate manager's signature.
5. Sign and date form.
6. Submit this form to Risk Management within 10 days following the month indicated.
Sunday Monday Tuesday Wednesday Thursday Friday Saturday
Work ® U
*Total days worked at Santa Monica College during the month:
Signature of Immediate Manager
Campus Phone
Date
I have read the Rules of Eligibility for the Alternative Transportation Subsidy and Prize Drawing. The information
I have provided on this form is true and accurate. I understand that if I provide false information, I may be ex-
cluded from participation in all Santa Monica College alternative transportation incentives.
Signature Campus Phone Date
TTH E T
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NOTICE OF A PUBLIC HEARING
BEFORE THE SANTA MONICA CITY COUNCIL
SUBJECT: A Public Hearing will be held by the City Council on the following request:
Development Agreement 98DA003, Final Environmental Impact Report
98EIR004,
1900 Pico Boulevard
APPLICANT: Santa Monica Community College
WHEN: Tuesday September 19, 2000
WHERE: Council Chambers 7:00 p.m.
1685 Main Street, Room 213
Santa Monica, California
PROJECT DESCRIPTION
Ordinance for introduction and first reading approving Amendment Number Two and
Restatement of the Development Agreement between the City of Santa Monica and the
Santa Monica Community College District to allow the construction of a 486 space, 30 foot
high, five level parking garage. The project replaces the former Parking Structure B which
was demolished due to damage from the 1994 Northridge Earthquake. The project consists
of the removal of the existing Santa Monica municipal pool and construction on that site of
an approximately131,600 square foot parking structure. The parking structure height will not
exceed 30 feet above Average Natural Grade, matching the height of the adjacent Parking
Structure C. The existing municipal pool is being replaced by a new Municipal Pool facility
which is currently under construction at the western edge of the Santa Monica College.
Campus on the 16'h Street frontage. The proposed project will be located directly adjacent
to the eastern end of existing Parking Structure C, between the technology building to the
north and the Physical Education building to the south.
The proposed five level parking structure consists of one level of subterranean parking, one
level of at-grade parking and three levels of above grade parking, which includes roof top
parking. In addition to the structure itself, the project will include a new driveway access to
and from the College's .Pico Boulevard entrance at 17th Street and a small surface. parking
that is accessible only from. the proposed parking structure and contains 19 of the 486
parking spaces. The existing Pico Boulevard entrance will be widened to accommodate
vehicular access to the new structure. The entrance will also be reconfigured to improve
internal campus access to Parking Structure A, and to provide access to the new Municipal
.Pool facility. The project will be connected to the existing Parking Structure C via ramps at
each floor.
The proposed Development Agreement amendment permits the- construction of the
Parking Structure B Replacement on the site of the existing municipal pool which is being
relocated to a site that is governed by the Development Agreement. In addition to allowing
the construction of the facility, the Development Agreement amendment vests the
development entitlements for the project on this specific site, incorporates the
Environmental Impact Report mitigation measures and requires specific conditions for the
development.
The following Council actions are required: amendment of the Development Agreement
and approval of the proposed parking structure; adoption of a Statement of Overriding
Considerations; and certification of the Final, Environmental Impact Report evaluating the
environmental impacts of the project.
The Final Environmental Impact Report prepared for the proposed Parking Structure B
replacement is available at the City Planning Division Public Counter.
HOW TO COMMENT
You may. comment at the City Council public hearing, or by writing a letter. Written
information received before 3:00 p.m. on the Wednesday before the hearing will be given
to the City Council in their packet. Information received after that time will be given to the
City Council prior to the meeting.
Address your letters to: City Clerk
1685 Main Street, Room 102
Santa Monica, CA 90401
MORE INFORMATION
If you want more information about this project, please call Sarah Lejeune, Associate
Planner w/o Parking Structure B Replacementat (310) 458-8341: Santa Monica Bus Lines
#1, #2, #3, #7 and #8 serve City Hall. The meeting facility is handicapped accessible. If
you have any disability-related request, please contact (310) 458-8701 or TTY (310) 458-
8696 at least three days prior to the event.
Pursuant to California Government Code Section 65009(b), if this matter is subsequently
challenged in Court, the challenge may be limited to only those issues raised at the Public
Hearing described in this notice, or in written correspondence delivered to the City of Santa
Monica at, or prior to, the Public Hearing.
ESPANOL
EI Concilio Municipal de la Ciudad de Santa Monica tendra una audencia pubtica para
revisar applicaciones proponiendo desarrollo en Santa Monica. Para mas informacion,
Ilame a Carmen Gutierrez al numero (310) 458-8341.
APPROVED AS TO FORM
JA . TREVWO, AICP
PI n ing Manager
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F:\PPD\SHARE\EI RTEMPS\SMCGarage\SMCeirreso.doc
City Council Meeting 9-12-00 Santa Monica, California
RESOLUTION NO. 95so (ccs)
(City Council Series)
A RESOLUTION OF THE CITY COUNCIL .
OF THE CITY OF SANTA MONICA
CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT
ON THE SANTA MONICA COLLEGE PARKING STRUCTURE B REPLACEMENT
AT 1900 PICO BOULEVARD
WHEREAS, a Notice of Preparation of an Environmental Impact Report was issued
in June, 1999; and
WHEREAS, a Notice of Completion of a Draft Environmental Impact Report was
published in November, 1999, in compliance with the California Environmental Quality Act
and the City of Santa Monica CEQA Guidelines; and
WHEREAS, the Draft Environmental Impact Report was circulated fora 45-day
period; and
WHEREAS, in July , 2000, the Final Environmental Impact Report was published;
and
WHEREAS, the Planning Commission has reviewed and considered the contents
of the Final EIR in its decision-making process; and
- ~ J ~}
WHEREAS, in July, 2000 the Planning Commission recommended certification of
the Final EIR; and
WHEREAS, on September 19, 2000 the City Council, as Lead City Agency,
reviewed the Final 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 information
contained in the Final Environmental Impact Report on the Santa Monica College Parking
Structure B Replacement project located at 1900 Pico Boulevard prior to acting on the
project.
SECTION 2. The City Council certifies that the Final EIR for the projected was
presented to the City Council, that the Final EIR for the project was completed in full
compliance with State law and City CEQA Guidelines; that there was adequate public
review of the Draft Environmental Impact Report, that it has considered all comments on
the Draft Environmental Impact Report and responses to comments, that the -Final
Environmental Impact Report adequately discusses all significant environmental issues,
that the Final Environmental Impact Report reflects the independent judgement and
analysis of the City, and that the City Council has reviewed and considered the information
contained in the Final Environmental Impact Report in its decision-making process prior
to approving the project:
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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:
,~
MARSHA J. MOUTRIE
City Attorney
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F:\PPD\SHARE\EIRTEMPS\SMCGarage\SMCSOC.doc
City Councif Meeting 09-19-00 Santa Monica, California
RESOLUTION NO._95s1 (ccs)
(City Council Series)
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF SANTA MONICA MAKING THE CEQA FINDINGS
NECESSARY TO APPROVE AMENDMENT NUMBER TWO TO THE DEVELOPMENT
BETWEEN THE CITY OF SANTA MONICA AND SANTA MONICA COLLEGE
AUTHORIZING THE DEVELOPMENT OF THE PARKING STRUCTURE B
REPLACEMENT, ADOPTING A STATEMENT OF OVERRIDING CONSIDERATIONS
AND ADOPTING A MITIGATION MONITORING PLAN.
WHEREAS, an Environmental Impact Report has been prepared which analyzes
the environmental effects of the Parking Structure B Replacement Development
Agreement Amendment; and
WHEREAS, the Planning .Commission recommended certification of the Final
Environmental Impact report; and
WHEREAS, the City Council as Lead Agency, reviewed the Final Environmental
Impact Report in full compliance with State law and City CEQA Guidelines, and
WHEREAS, on September 19, 2000, the City Council certified that the
Environmental Impact Report for the Santa Monica College Parking Structure B
Replacement Development Agreement Amendment was prepared ih full compliance with
State law and City CEQA Guidelines;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA
DOES HEREBY RESOLVE AS FOLLOWS:
1
SECTION 1. Consistent with Article VI, Section 12 of the City of Santa Monica
CEQA Guidelines and Sections 15091 and 15092 of the State of California CEQA
Guidelines, and as detailed ih Fihal EIR Sections 3.1, 3.2,3.3, 3.4, and 3.6, the City
Council finds that there are no significant impacts for geology and soils, air quality, noise,
aesthetics and shadows oriand use and neighborhood effects.
SECTION 2. The Final EIR determined that without mitigation the project could _
result in significant impacts on traffic during construction. Consistent with Article Vl,
Section 12 of the City of Santa Monica CEQA Guidelines and Section 15091 of the State
CEQA Guidelines, ahd as detailed in Final EIR Section 3.5, the City finds that the following
mitigation measures which have been required of the project will reduce or mitigate the
construction impacts on traffic which are created by the project to below a level of
significance:
(1) Phase One Construction Traffic.
If the new Municipal Pool Facility is not open during construction of Phase One, no
access mitigation measures would be needed as no impacts would be anticipated. If
the Municipal Pool is open, the measures below are recommended to mitigate
temporary construction access impacts during construction of Phase One.
(a) Vehicular access shall be provided from the Pico Boulevard/17`h Street
College entrance to Parking Structure Cvia atwo-way roadway. Vehicles
exiting Parking Structure C shall exit the campus through Parking Structure
A or via the Pico Boulevard/171° Street Driveway.
(b) Conversion of the east-west access road to Structure C from two-way to
one-way (except for emergency two-way access) shall not occur until all
construction is complete. After completion of construction, vehicles shall
exit Structure C via the below grade driveway to the Pico Boulevard/17`"
Street campus driveway.
2
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(2) Phases Two and Three Construction Traffic. If the new Municipal Pool Facility is not
open during construction of Phases Two and Three, no access mitigation measures
would be needed, as no impacts would be anticipated. 1f the Municipal Pool. is open,
the measures below are recommended to mitigate temporary construction access
impacts during construction of Phases Two and Three.
(a) Increase the storage capacity for westbound left-turn vehicles on Pico
Boulevard at 18th Courf/SMC driveway by delineating a longer left-turn
lane within the existing Pico Boulevard median by 250 feet. This increased
storage capacity shall be accomplished for the duration of construction
Phases Two and Three. Prohibit left-turn movements from eastbound Pico
Boulevard to northbound 19th Street (one-half block east of the Lot 1
driveway/18th Court)..
(1) Move the attendant control point for visitors entering Lot 1
from its existing location on the inbound driveway into Lot 1
itself. The existing attendant booth could remain in its current
location to simplify its reuse after construction, but shall not
be utilized-during these construction phases.
(b) Exiting traffic on the internal driveway must be controlled so as to permit
unimpeded flows of inbound vehicles turning left to enter Lot 1.
(c) Stripe pedestrian crosswalks across the temporary internal Structure C
access road at key locations with high .pedestrian activity. Provide
appropriate advance warning signage along-the access road in advance
of the crosswalks and post the access road for a low speed limit of 15 miles
per hour.
(d) Prohibit use of the new supply of parking spaces in the Parking Structure
B Replacement until completion of construction of the Structure B access
system in construction Phases Two and Three, even if construction of the
parking structure itself is completed sooner.
(e) If the new Municipal Pool Facility is opened prior to completion of
construction Phases Two or Three, provide appropriate temporary signage
within Structure A to guide entering and exiting pool users through the
structure. Exiting pool users shall be routed to the Structure A Pico
Boulevard driveway for traffic destined to the east and to the Structure A
16th Street driveway (which is right-turn-out-only) for traffic headed to the
west on Pico Boulevard. Information regarding temporary pool traffic
routings shall also be included in pool promotional materials (e.g., bulletin.
board notices, mailer inserts, swim meet materials).
(f) Prohibit construction during the first two weeks of the semester (during
busiest periods of campus enrollment), and schedule construction Phases
Two and Three to occur during periods of lower traffic and parking
demands on the SMC campus.
(3) Construction Period Parking. Any construction work requiring the temporary removal
of parking spaces in Structure C shall be scheduled when SMC classes are not in
session.
SECTION 3. The Final EIR determined that without mitigation, the project could
result in significant impacts due to traffic at the Pico Boulevardl17'" Street entrance.
Consistent with Article VI, Section 12 of the City of Santa Monica CEQA Guidelines and
Section 15091 of the State CEQA Guidelines, and as detailed in Final EIR Section 3.5, the
City finds that the. significant environmental effects as identified below can be reduced
but cannot feasibley be avoided'or mitigated to below a level of significance. Nevertheless
these impacts are found to be acceptable due to overriding considerations as discussed
in Section 6.
(a) While the project was determined to have a significant impact of a three second
delay at peak AM hours and a significant impact of a one second delay at peak PM
hours at the west bound Pico Boulevard intersection with the 1 Th Street entrance.,
due to an insufficient storage capacity for westbound left turns, the mitigation listed
below can reduce the impact, but not mitigate it to below a level of significance.
(1) Modify the traffic signal at Pico Boulevard and the College entrance at
17th Street to provide fully-protected demand actuated overlapping left
turn phasing on the east and west Pico Boulevard approaches.
(b) While the project was determined to have a significant impact at the west bound
Pico Boulevard intersection with the 17"' Street entrance, the proposed mitigation
4
measure of doubling and extending the westbound left turn pocket on Pico
Boulevard would be ihfeasible because this additional left turn lane would require
the removal of 13 metered parking spaces on the south side of Pico Boulevard, east
of the College driveway entrance. The permanent Toss of 13 metered parking
spaces would itself be a significant impact given the high demand for parking in the
area for businesses, residents, and College users. Parking is a premium use and
the permanent loss of any parking that is available to the general public significantly
impacts the community. Additionally, the removal of 13 public parking spaces would
have greater impacts than the reduction in the level of service if the second left turn
lane were not installed. While the EIR further recommended that the public metered
spaces be replaced on the College Campus along the internal access road between
Structure A and the Business Building, given their location, these public metered
spaces on private property would result in these spaces only being used by College
users rather than the general public. Consequently, the identified impact would not
be mitigated even if the spaces could be relocated. Since the dual left turn lane
mitigation measure results in the permanent loss of 13 public spaces, the impact of
which cannot be mitigated, it was determined that the dual left turn lane is
infeasible.
SECTION 4. Consistent with Article VI, Section 12 of the City of Santa Monica
CEQA Guidelines and Sections 15091; 15092, and 15093 of the State of California CEQA
Guidelines, the City Council finds that the additional significant environmental traffic effects
as identified below cannot feasibly be avoided or mitigated to below a level of significance.
s
Nevertheless, these impacts are found to be acceptable due to overriding considerations
as discussed in Section 6.
(a) The, final EIR determined that without mitigation the project could result in significant
traffic capacity impacts due to projected generated traffic at the intersection of 23`d
Street and Ocean Park Boulevard (at AM peak hours), the intersection of the
College entrance at 17"' Street and Pico Boulevard (at AM and PM peak hours) and
the intersection of 20`" and Pearl Streets (at AM peak. hours). However, as detailed _
below, there are no feasible .mitigation measures for these impacts.
(b) While the project was determined to have a significanf traffic impact of increase in
capacity at the intersection of 23rd Street and Ocean Park Boulevard due to a delay
of one second in the AM peak hours, the proposed mitigation measure to add a
short left turn lane pocket is infeasible. This mitigation would increase the speed of
traffic on 23`d Street and increase the number of cars using this street due to the
increase in speed. Because 23rtl Street is a residential street, and has been subject
to the City's implementation of traffic calming measures to reduce the speed and
flow of traffic, the proposed mitigation measure would be contrary to established
City practices on this street. The delay of one second at this intersection is more
consistent with City plans to slow area. traffic and is, therefore, a preferable impact
to the. increase of speed and traffic flow that would be caused by implementing this
mitigation measure.
6
(c) The additional traffic at the intersection of Pearl and 20`h Street due to the project
would be limited to 5-10 trips per day during peak hours. While this was determined
to have a significant traffic impact, the implementation of the mitigation measure of
a traffic signal at this intersectidn would produce longer queuing in the residential
neighborhood, resulting in vehicles avoiding the intersection and dispersing
throughout the neighborhood. This would have a greater environmental impact than
the benefit of a traffic signal since the queuing impacts could not themselves 6e
mitigated. The proposed mitigation would create an ongoing impact that would be
more detrimental to the neighborhood than the delay at the .intersection if the
mitigation is not implemented, and is therefore determined to be an infeasible
mitigation measure
(d) The final EIR also determined that without mitigation the project could result in
significant traffic impacts in the category of neighborhood impacts. The analysis
showed an increase of 28 vehicle trips, for a less than 1 % increase in total trips, on
14'" Street both north and south of Pearl Street and an increase of 38 vehicle. trips,
for a less than one percent increase on 16`h Street south. of Pearl Street. It was
determined that these impacts cannot be mitigated with standard neighborhood
traffic controls such as curb extensions and speed bumps without diverting the
impact of additional traffic to neighboring streets. Such mitigation measures would
simply shift the impacts from one neighborhood to another, rather than reduce these
impacts to below a level of significance. Therefore, mitigation measures such as
turn restrictions, speed bumps; and curb extensions are considered infeasible and.
a Statement of Overriding Considerations is recommended for these impacts.
SECTION 5. The CEQA mandated environmentally superior alternative was found
to be the Reduced Project Alternative. The Reduced Project Alternative is not feasible as
it does not meet the key objective of the project to ensure adequate parking for the current
needs of the college. The Reduced Project Alternative proposes a fewer number df spaces
than the project, and does not fully replace the number of spaces that were lost due to the
earthquake. The Reduced Project Alternative also fails to address the College's objective
to reduce the impacts of inadequate parking on the surrounding neighborhood. None of the
other alternatives considered, including the No Project Alternative, an off-site location Pearl
and 20`" Streets, and other on-site locations on the College campus were determined to
be feasible, because they could ndt meet the objectives of the. project to replace parking
that was lost due to the Northridge. Earthquake, to locate the parking structure at a site that
had fewer impacts to the adjacent residential neighborhoods, and to improve on-campus
circulation, thereby improving circulation and reducing traffic on the surrounding streets.
SECTION 6. As fully described in Section 3, the Final EIR found that the project
would result in significant unavoidable adverse impacts on traffic. Consistent with Section
15093. of the State of California CEQA Guidelines, the City Council hereby makes a
Statement of Overriding Considerations and finds that the benefits of the project outweigh
its unavoidable environmental impacts based do the following reasons:
(a) The construction of the Parking Structure B Replacement will provide a significant
s
public benefit. The parking spaces lost due to the Northridge earthquake will be
replaced, and the College will more adequately be able to provide parking on the
college campus for their students, reducing parking impacts on the neighboring
streets.
(b) Parking Structure B Replacement is located at the interior of the campus, and will
not impact the surrounding residential neighborhood in terms of noise, .glare or
aesthetics.
(c) The construction of the parking Structure B Replacement will improve the internal
access and circulation, providing enhanced pedestrian safety, improving traffic
circulation throughout the campus, and preventing drivers from looking for parking
by exiting the campus and circulating on public streets.
SECTION 7. Consistent with Public Resources Code Section 21081.6, the City
Council adopts the. Mitigation Monitoring Plan, which is included as Attachment A, to
mitigate or avoid significant effects of the Project on the environment and to ensure
compliance during project implementation.
SECTION 8. Consistent with Section 21081.6(d} of the California Environmehtal
Quality Act, the documents which constitute the record of proceedings for approving this
project are located in the Planning and Community Development Department, 1685 Main
9
Street, Room 212,. Santa Monica, California. The custodian of these plans- is Sarah
Lejeuhe Associate Planner in the City Planning Division of the Planning and Community
Development.
SECTION 9 ~ The City Clerk shall certify to the adoption of this Resolution, and
thenceforth and thereafter the same shall be in full force and effect.
APPROVED AS TO FORM:
,1 ~
i.
~i-.
MARSHA JONES MOUTRIE
City Attorney
Attachment A: Mitigation Monitoring Table.
io
ATTACHMENT A
To
Resolution Adopting Statement of Overriding Consisderations
.Mitigation Monitoring
Santa Monica College
Parking Structure B Replacement
SANTA MONICA COLLEGE
PARKING STRUCTURE B REPLACEMENT PROJECT
MITIGATION MONITORING PROGRAM
Monitoring to Monitoring Compliance
Mitigation Measures/Condition of Approval Action Required Occur Frequency/Timing Responsible Entity Verification
Traffic
DA Mitigation Measure 1: Phase One Construction Vehicular entrance Adherence to During project SMC Planning and
Traffic. conversion., temporary excavation and Community
construction throughoux construction. Development,
If the new Municipal Pool. Facility is not open during vehicular City,of Santa
construction of Phase One, no access mitigation measures circulation _ Monica
would be needed as no impacts would be anticipated. If the pattern.
Municipal Pool is open: -
(a) Vehiculaz access shall be provided from the Pico
Boulevard/17`x' Street College entrance to Parking
Structure C via a two-way roadway. Vehicles exiting
Parking Structure C shall exit the campus through
Parking Swcture A or via the Pico Boulevard/17`h
Street Driveway.
(b) Conversion of the east-west access road to Structure
C from two-way tonne-way (excep[ for emergency
two-way access) shall not occur until all construe[ion
is comple[e. At [he completion of construction,
vehicles shall exit Structure C via the below grade
driveway to the Pico Boulevard/17`h Street campus
driveway.
DA Mitigation Measure 2: Phases Two and Three Accommodate During project Throughoux project SMC Planning and
Construction Traffic. projected turning construction. construction. Community
volumes and Development,
If the new Municipal Pool Facility is not open during facilitate inbound City of Santa
construcxion Phases Two and Three, no access mitigation peak flows at the _ Monica
measures would be needed, as no impacts would be 18th Coun/Lot
anticipated. If the Municipal Pool is open the measures 1/Pico Boulevard
below are recommended to mitigate temporary intersection
construction access impacts during construction of Phases
Mitigation Measures/Condition of Approval
Action Required Monitoring to
Occur Monitoring
Frequency/Timing
Responsible. Entity Compliance
Verification
Two and Three.
(a) Increase the storage. capacity for westbound left-turn
vehicles on Pico Boulevard at 18th Court/SMC
driveway by delineating a longer left-turn lane within
the existing Pico Boulevard median by 250 feet. This
increased storage capacity shall be accomplished for the
duration of construction Phases Two and Three.
Prohibit left-turn movements from eastbound Pico
Boulevard to northbound 19th Street (one-half block
east of the Lot 1 driveway/18th Court).
(1) Move the attendant control point for visitors
encering Lot 1 from its existing location on the
inbound driveway into Lot 1 itself. The existing
attendant booth could remain in its current
location to simplify its reuse after construction,
but shall not be utilized during these construction
phases.
(b) Exiting traffic on the internal driveway must be
controlled so as to permit unimpeded flows of
inbound vehicles turning left to enter Lot 1.
(c) Stripe pedestrian crosswalks across the temporary _
internal Structure C access road a[ key locations with
high pedestrian activity. Provide appropriate advance
warning signage along the access road in advance of [he
crosswalks and post the access road for a low speed
limit of 15 miles per hour.
(d) Prohibit rise of the new supply of parking spaces in the
Parking Structure B Replacement until after
completion of construction of the Structure B access
system in construction Phases Two and Three, even if
construction of the parking structure itself is
completed sooner.
(e) If the new Muriicipal Pool Facility is opened prior to
completion of construction Phases Two or Three,
provide appropriate temporary signage within
2
Monitoring to Monitoring Compliance
Mitigation Measures/Condition of Approval Action Required Occur Frequency/Timing Responsible Entity Verification
Structure A to guide entering and exiting pool users
through the structure. Exiting pool users shall be
routed [o [he Structure A Pico Boulevard driveway for
traffic destined to the east and to the Structure A 16th
Street driveway (which is right-turn-out only) for
traffic headed to the west on Pico Boulevard.
Information regarding temporary pool traffic routings
shall also be included idpoo] promotional materials
(e.g., bulletin boazd notices, mailer inserts, swim meet
materials).
(f) Prohibit construction during the first two weeks of the
semester (during busiest periods of campus
enrollment), and schedule construction Phases Two
and Three to occur during periods of lower traffic and
pazking demands on the SMC campus.
DA Mitigation Measure 3: Construction Period Construction work Prior to project Throughout project SMC Planning and
Parking. requiring removal of construction. construction Community
the spaces shall be Development,
The construction work requiring removal of the spaces in scheduled when City of Santa
Structure C shall be scheduled when SMC classes are not in SMC classes are not Monica
session. in session.
DA Mitigation Measure 4: Modify the traffic signal ax Modify traffic signal Prior to To be in place before SMC/City of Santa Planning and
Pico Boulevard and the College entrance a[ 17th8treet to at the College completion of new entrance is utilized. Monica Community
provide fully-protected demand actuated overlapping left entrnace Phase Three Development,
turn phasing on the east and west Pico Boulevazd City of Santa
approaches. Monica
Transportation
Management
Adopted and approved this 3rd of October,
I, Maria M. Stewart, City Clerk of the City of Santa Monica, do hereby
certify that the foregoing Resolution No. 9581 (CCS) was duly adopted at a
meeting of the Santa Monica City Council held on the 3i° of October, 2000, by
the following vote:
Ayes: Council members: .Holbrook, Rosenstein, Feinstein, Bloom,
Mayor Pro Tem O'Connor
Noes:. Council members: McKeown, Mayor Genser
Abstain: Council members: None
Absent: Council members: None
ATTEST:
Maria M. Stewart
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CA:flatty\mu n i\laws\adoptdaord2.wpd
City Council Meeting 9-19-00 Santa Monica, California
ORDINANCE NUMBER (CCS)
(City Council Series)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA MONICA
APPROVING AMENDMENT NUMBER TWO TO AND RESTATEMENT OF
DEVELOPMENT AGREEMENT BETWEEN THE CITY OF
SANTA MONICA, A MUNICIPAL CORPORATION, AND
THE SANTA MONICA COMMUNITY COLLEGE DISTRICT AND THE BOARD
OF TRUSTEES OF THE SANTA MONICA COMMUNITY COLLEGE DISTRICT
THE CITY COUNCIL OF THE CITY OF SANTA MONICA DOES HEREBY
ORDAIN AS FOLLOWS:
SECTION 1. Amendment Number Two to and Restatement of Development
Agreement attached hereto as Exhibit. 1 and incorporated herein by reference
between the City of Santa Monica, a municipal corporation, and the Santa Monica
Community College District and the Board of Trustees of the Santa Monica
Community College District is hereby approved.
SECTION 2. Each and every term and condition ofAmendment NumberTwo
to and Restatement of the Development Agreement approved in Section 1 of this
Ordinance shall be and is made a part of the Santa Monica Municipal Code and any
appendices thereto. The City Council of the City of Santa Monica finds that public
1
necessity, public convenience, and general welfare require that any provision of the
Santa Monica Municipal Code or appendices thereto inconsistent with the provisions
of this Development Agreement, to the extent of such inconsistencies and no further,
be repealed or modified to thatextent necessary to make fully effective the provisions
of this Development Agreement.
SECTION 3. Any provision ofthe Santa Monica Municipal Code orappendices
thereto, inconsistent with the provisions of this Ordinance, to the extent of such
inconsistencies and no further, are hereby repealed or modified to that extent
necessary to effect the provisions of this Ordinance.
SECTION 4. If any section, subsection, sentence, clause, or phrase of this
Ordinance is for any reason held to be invalid or unconstitutional by a decision of any
court of any competent jurisdiction, such decision shall not affect the validity of the
remaining portions of this Ordinance. The City Council hereby declares that it would
have passed this Ordinance, and each and every section, subsection, sentence,
clause, or phrase not declared invalid or unconstitutional without regard to whether
any portion of the Ordinance would be subsequently declared :invalid or
unconstitutional:
SECTION 5. The Mayor shall sign and the City Clerk shall attest to the
passage ofthis Ordinance. The City Clerk shall cause the same to be published once
z
in the official.-newspaper within 15 days after its adoption: This Ordinance shall be
effective 30 days from its adoption.
APPROVED AS TO FORM:
MARSHA JOl~;tj MOUTRIE
City Attorney
F:\ATTYiM UNI\LAWS W doptDAOrd2.wpd
I, Maria M. Stewart, City Clerk of the City of Santa Monica, do hereby
certify that the foregoing Resolution No. 9580 (CCS) was duly adopted at a
meeting of the Santa Monica City Council held on the 3`d of October, 2000, by
the following vote:
Ayes: Council members
Holbrook, Rosenstein, Feinstein, Bloom,
Mayor Pro Tem O'Connor
Noes: Council members:
Abstain: Council members:
Absent: Council members:
McKeown, Mayor Censer
None
None
ATTEST:
o.JCT
Maria M. Stewart