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SR 10-11-2011 8ACity of City Council Report Santa Monica City Council Meeting: October 11, 2011 Agenda Item: 8A To: Mayor and City Council From: David Martin, Director of Planning and Community Development Subject: Development Review Permit 11DR -002, Conditional Use Permit 11CUP- 007, and Parking Variance 11VAR -011 to allow a new 8,630 square foot branch library (Pico Branch Library) located at Virginia Avenue Park. Recommended Action Staff recommends that the City Council: 1. Approve Development Review Permit 11DR -002 2. Approve Conditional Use Permit 11 CUP -007 3. Approve Parking Variance 11VAR -011 Executive Summary The proposed Pico Branch Library is the result of an on -going series of public workshops with the Pico community and its organizations. After the allocation of $1.2.8 million in Redevelopment Funds for the project, City staff and consultants conducted five public workshops and numerous outreach meetings. This information and input led to the proposed plan, which consists of a single story, 8,630 square foot building located in Virginia Avenue Park directly adjacent to the existing Thelma Terry Building. The site plan has been configured to maintain existing park green space and the existing number of vendor stalls for the Farmers Market on Saturdays. The library would fulfill the community's needs for a local library that would provide educational and cultural programming, and would consist of adult, teen, and children's collections, study rooms, seating and story areas, and a community meeting room. Pursuant to Santa Monica Municipal Code (SMMC) Section 9.04.08.58.060, a Development Review Permit is required for the project, and pursuant to SMMC Section 9.04.08.58.040(c), a Conditional Use Permit is required to allow the operation of a library in the Designated Park District. A parking variance to allow a waiver of the parking requirement is proposed since no additional parking spaces would be provided for the project, pursuant to SMMC Section 9.04.20.10.030(b) which allows the modification of off - street parking requirements through a variance application. 1 To avoid a conflict of interest under Government Code Section 1090, the Planning Commission did not review this project. The following issues should be considered by the City Council in its review of the proposed project and are addressed in this report: • Whether the proposed structures are compatible with the subject property and surrounding neighborhood. • Whether the proposed library is compatible with the existing land -uses on -site, and the surrounding land -uses in the neighborhood. • Whether the proposed parking variance request and Transportation Demand Management Program mitigates any potential parking impacts. • Whether the proposed library is consistent with the Land Use and Circulation Element, Virginia Avenue Park, and surrounding districts. Background The Pico community has expressed a long -held desire for a neighborhood library on the north side of Pico Boulevard. On September 2, 2008, Library staff held a focus group discussion with community members gathered by the Pico Neighborhood Association at Virginia Avenue Park. The meeting was designed to explore library service priorities for the Pico neighborhood and to discuss the advantages and disadvantages of possible library locations including Edison Language Academy and Virginia Avenue Park. The findings of that discussion verified the value of adding a library facility and programs that meet the needs of the culturally diverse Pico neighborhood and a preference for the Virginia Avenue Park location. In its meeting of September 4, 2008, the Library Board supported a possible library site in the Pico neighborhood and encouraged continuing discussion On September 23 2008, Council directed Public Works and Library staff to investigate the possibility of locating a new branch of the Santa Monica Public Library in the Pico neighborhood and to request input from stakeholders and the relevant Boards and Commissions. 2 Koning Eizenberg Architecture was hired to investigate the feasibility of library siting locations at Virginia Avenue Park. As part of this planning process, a public workshop was held at the park's Thelma Terry Building on January 22, 2009. Over 6,100 notices were mailed to Pico neighborhood residents and businesses inviting their input on Pico area library service. At this meeting, site options and three schemes for a 7,000 to 7,500 square foot library branch with 25 to 30 additional parking spaces at Virginia Avenue Park were presented. More than 35 community members attended and commented on a range of issues, concerns, and general ideas on a Pico neighborhood branch library. Design concepts were also presented to the Recreation and Parks Commission, which met on February 19, 2009. The Commission approved a motion to support a Pico area branch library located in the Virginia Avenue Park Farmers' Market zone, expressing its concern, however, over the loss of open space as a result of providing additional parking. While Koning Eizenberg Architecture evaluated library options at Virginia Avenue Park, staff surveyed the Pico neighborhood between 20th Street and 30th and from Pico Boulevard to the 10 Freeway for 25,000 sq. ft. parcels to accommodate a 7,500 square foot library with parking for 28 -30 cars On April 28 2009, the City Council held a study session to consider a preferred location for the Pico Branch Library. The discussion focused on the opportunities and impacts of locations inside and outside the park, including the opportunity to draw Virginia Avenue Park users to the library's learning facilities if located in the park, the negative open space implications of locating the library in the park, the revitalization opportunities of locating the library along Pico Boulevard outside the park, and the opportunity to expedite the opening of the library if the park site was selected. On May 12, 2009, the City Council considered long -term priorities for the expenditure of Redevelopment Agency funds. To support the Council's consideration, staff estimated 3 that the cost for a branch library in Virginia Avenue Park would be approximately $12.8 million. The budget estimate for constructing the library on a Pico Boulevard site was $30 million, including site acquisition. The May 12, 2009 Council discussion resulted in Council's identification of redevelopment funding priorities, including an allocation of $12.8 million to fund construction of the Pico Neighborhood Library in Virginia Avenue Park. Following the Council's action, staff prepared and published a Request for Proposals soliciting firms to provide design services for the branch library in Virginia Avenue Park. On February 23, 2010, the design contract was awarded to Koning Eizenberg Architects. Starting in Fall 2010 through Spring 2011, the City held five community workshops which focused on library programming, building location and siting, and schematic building design. On February 22, 2011, the Council was presented with a schematic design for the proposed library and directed staff to move forward with the project design. Finally, on September 27, 2011, the Council was presented with the final project design and directed staff to move forward with the project. Further details on the project's public outreach are provided later in this report. Discussion The City proposes to construct a new 8,630 SF single -story branch library located within Virginia Avenue Park. The library would consist of adult and children collections, popular materials, children's area, public computers, reading areas, group study rooms, and customer support services. The proposed library operating hours are 12pm to 9pm Monday- Thursday, and 10am- 5:30pm Friday- Saturday, closed on Sundays. Additionally, the project would provide improvements such as outdoor shading and leisurely areas, an amphitheater for small gatherings, and an additional community room that would further enhance park amenities for visitors. The project would be 2 developed according to LEED Certification Standards and seeks to achieve a silver rating. A brief summary of the project site location is available in Attachment A. Building Siting The library facility is centrally located adjacent to the Thelma Terry Community Center in an area of the park that is currently underutilized. The project area consists of a retaining wall with trellis- covered seating that abuts the south wall of the Thelma Terry building. The proposed building location would have the least amount of impact to the existing park open space and on the current operations of the Farmers Market held on Saturdays. As situated, the library building would enhance the existing park venues, including the Thelma Terry Community Center, the Park Center Building, and the Farmers Market, and is oriented to provide a visual focal point as viewed from Pico Boulevard. Furthermore, locating the library to the center of the park would promote pedestrian walkability of the overall site, and is consistent with the concept of a neighborhood serving branch library. The Farmers Market layout consists of 30,000 square feet and 41 vendor market stalls. With the proposed project, three market vendors would need to be re- located, which can be accommodated within the vendor area. The proposed building layout would have the least impact to the market compared to the other locations studied that would significantly reduce the usable area and the number of vendor stalls. 5 4: t lf� Project Design The proposed library is contemporary in architectural style, and consists of smooth troweled stucco and concrete exterior finishes. The building is pedestrian- oriented and includes expansive clear glazing panels along the south, east, and west walls that provide natural daylight and a visual connection to the park. The strong visual connections between the interior and exterior spaces enhance the relationship of the library use with the park. In addition, skylights are designed to provide the interior space with adequate indirect sunlight. The building includes a dynamic folded -roof design with large projecting roof overhangs providing shaded areas for library and park visitors. The south building elevation would be shaded with a fabric canopy structure, providing additional shading essential for Farmers Market patrons. In addition to these sun - shading elements, a series of landscape improvements would further activate the areas surrounding the library facility. U. Southeast Elevation The landscape design includes improvements such as new concrete paving, raised planters and seat walls for visitors adjacent to the building. An amphitheater with terraced steps is designed adjacent to the south elevation of the community room that can accommodate small performances and seating for approximately 15 people. New trees would be planted around the facility that would provide additional shading for the area. In efforts to preserve park space to the east, the 818 square foot community room is located in a separate building across the 20' -6" fire access lane /pedestrian path. Although detached from the primary building, the two structures are connected at the roofline with a wood /steel trellis creating a breezeway for pedestrians. This design reinforces this existing pedestrian path that links Pico Boulevard with Virginia Avenue. Separating the community room from the primary building allows the space to function independently from library operations, including access outside of library hours. The community room can accommodate groups of approximately 50 persons, and has operable sliding doors that connect the interior space with the exterior amphitheater. �I North Elevation View of Access Lane I Pedestrian Path Site and Neighborhood Compatibility The architectural style of the proposed library buildings is consistent with the park buildings. The folded roof design was influenced by the roof forms on.the existing Park Center and Patio building, providing design continuity with the existing structures. Moreover, the single -story library buildings would be consistent and compatible with the low -scale buildings on -site. As mentioned, the building's expansive clear glazing panels provide a strong visual connection between the park and library, further enhancing site and use compatibility. Centralizing the library activity to the center of the site promotes pedestrian walkability of the park, while also minimizing any potential noise impacts to adjacent residential properties along Virginia Avenue and Cloverfield Boulevard. As shown below, the size of the proposed building is designed consistent with the existing buildings at Virginia Avenue Park. M i f View From Northwest The proposed library programming would be consistent with and contribute to the variety of educational programming currently provided at the park, which include adult and cultural art classes, fitness and lunch programs, and teen center activities. The proposed library would include access to books, media, and resources for youths /adults, and cultural /educational programs. Existing park uses and the proposed library are complimentary activities that would support the neighborhood vitality and enhance both the residential neighborhood and Pico business community. It is anticipated that the branch would be utilized by neighborhood residents who will walk, bike, or use transit to the site, thereby improving the pedestrian vitality of the nearby neighborhoods. Moreover, it is anticipated that during a single visit, patrons would utilize the park for recreation, classes, the library, and the Market. The project would be consistent with the Land Use and Circulation Element (LUCE) goals of creating "complete neighborhoods" where all needs of daily life are within walking distances. Parking Analysis and Variance Preserving the maximum amount of green space and play area was an important consideration while determining whether additional parking would be designed for the 0 project. During early stages of site planning, an area adjacent to the overflow parking area located along Cloverfield Boulevard (utilizing the existing driveway) was considered that could provide approximately 30 additional parking spaces for library parking. However, this design would be contrary to the goal of preserving the existing open green space in the park, resulting in the removal of existing mature trees, landscaping and pedestrian pathways. Moreover, the LUCE encourages the use of transportation demand management strategies that emphasize walking, biking, and transit to reduce vehicular trips when appropriate. When the Virginia Avenue Park Expansion project was approved in 2002, the parking requirement was established at 119 on -site parking spaces. Additionally, an overflow parking area (along Cloverfield Boulevard) that provides 69 spaces, primarily used on Saturdays during the Farmers Market, was also established for a total of 188 spaces. Because additional parking beyond this amount is needed during the Farmers Market, 36 off -site parking spaces are secured for Market vendors and overflow patron parking (at Edison Language Academy). Therefore on Saturdays, a total of 224 parking spaces are available for park and Farmers Market uses. Pursuant to City parking code, library parking standards are 1 parking space per 250 SF of floor area (1/250), therefore 35 on -site parking spaces are required for the library project. A shared parking arrangement was analyzed that would utilize existing Virginia Avenue Park parking. Parking demand /occupancy surveys (Attachment F) were conducted to determine the existing parking demand of the site. Surveys concluded that both park and library parking demand could be accommodated utilizing the existing on -site parking, except during the Farmers Market from 10am -2pm and during special events. Efforts were made to secure additional off -site parking during peak Farmers Market hours. City staff identified properties within close proximity to Virginia Avenue Park and explored possible parking arrangements with property owners. However, additional 10 parking spaces were not identified for lease by the City. Therefore, staff began to further analyze library parking demand to determine whether the existing Virginia Avenue Park parking could accommodate the project as suggested by the parking survey data, using comparable Fairview and Montana neighborhood branch locations as examples. Based on a 2011 survey conducted by library staff concerning how visitors arrive to the Santa Monica Libraries, approximately 65% of Fairview branch visitors stated they drive to the site, and 62% for the Montana branch. Currently, .the Fairview branch operates at a 1/645 SF parking rate based on the library square footage and the number of existing on -site parking spaces (12), while the Montana branch operates at a 1/537 SF parking rate (14). Although these libraries are currently legally non - conforming to current library parking standards, the existing on -site and metered street parking accommodates library parking demand. To staff's knowledge, there are minimal neighborhood parking concerns or library- related parking impacts associated with these branch locations. While the parking rates for the Fairview and Montana branches mentioned above are not entirely reflective of the parking demand of these sites, since visitors also utilize metered street parking, the parking demand for these neighborhood branch libraries appears to be less intensive than the 1/250 City parking ratio. This could be attributed to the limited size of the facilities and that the libraries are neighborhood branches that serve residents in the immediate area who walk or bike to access the site. Similar to these branch libraries, the Pico branch would also primarily serve and be utilized by neighborhood area residents, and due to the project's limited size and programming, be less frequented by City -wide visitors. It is expected that a considerable percentage of local area residents will access the library and park facilities by walking, biking, and use of public transit. It is therefore anticipated that the parking demand generated by the proposed library would be generally comparable to the Fairview and Montana branch library demand. However, the Pico branch location is unique because Virginia Avenue Park consists of multiple activities, in addition to the 11 broad range of commercial activity along Pico Boulevard across from the site. Since the existing park uses and library uses are complimentary activities, it is anticipated that visitors would utilize the park for recreation, the library, and the Farmers Market during single visits, thereby resulting in fewer vehicular trips in the neighborhood and limited increased demand for parking. Furthermore, although street parking is not exclusive to park and library patrons, there are a total of 51 metered parking spaces along Cloverfield and Pico Boulevards adjacent to Virginia Avenue Park that are available for park, library, Farmers Market, and adjacent commercial business patrons, adding to the overall parking capacity of the area. Therefore, consistent with the parking demand data of Virginia Avenue Park as mentioned above, staff believes that both park and library parking demand could be accommodated utilizing the existing surface parking lots (119 spaces) during the weekdays and Sundays. To further help mitigate any potential parking shortages, staff has prepared a Transportation Demand Management (TDM) program to reduce parking demand that encourages alternate modes of transportation to the park other than vehicle, and addresses the peak parking demand and parking shortage during Farmers Market hours on Saturdays with the implementation of a bike valet service. Staff believes that the bike valet service, in conjunction with the existing 224 parking spaces available on Saturdays, would accommodate the park, library, and Market uses. Based on the existing parking demand of the site and the anticipated parking demand generated by the proposed library, a waiver of the parking requirement for the project is requested. The proposed TDM program consists of the following measures 1. Transportation Information Center, including Santa Monica Big Blue Bus Transit Pass Purchasing: The library shall maintain, for the life of the Project, a Transportation Information Center ('TIC ") at the facility, providing a public outreach program that provides public transportation information. In addition, as a part of the library operations, the library shall provide Santa Monica Big Blue Bus transit passes available for residents and visitors to purchase at the site. 12 2. Convenient and Secure Bicycle Storage for Employees: Four secured bicycle parking spaces shall be provided for Virginia Avenue Park or Library employees. Secure bicycle parking shall mean bicycle lockers or a secure parking area. 3. Employee Shower Facility: An existing unisex shower for staff located in the Park Center Building shall be available for library employees who bicycle or use another active means, powered by human propulsion, of getting to the site or who exercise during the work day. 4. Public Bicycle Parking: Bicycle racks for public use shall contain space for a minimum of eight bicycles. 5. Bike Valet Program: A bike valet service shall be provided for visitors of the library and Farmer's Market patrons on Saturdays during market operating hours. The City's transportation staff is supportive of the proposed Transportation Demand Management program. The bike valet service on Saturdays would provide" a viable service encouraging neighborhood residents to use bicycle as an alternate mode of transportation to the site. Recently, the City provided a bike valet service for VIRGINIA AVENUE PARK Farmers Market patrons resulting in considerable demand throughout the day, demonstrating that the service could result in a high percentage of bicyclists to the site. Furthermore, it is encouraged that library employees (approximately six employees) do not utilize on -site parking spaces on Saturdays, and that events utilizing park venues should not be scheduled concurrent with the peak Farmers Market hours in efforts to maximize the availability of on -site parking spaces for Farmers Market patrons. Overall, the TDM program would help reduce the peak parking demand anticipated on Saturdays. Staff has included this proposed TDM program as a condition of approval (Condition No. 1). Land Use and Circulation Element (LUCE) Virginia Avenue Park is located in the Parks and Open Space land use designation, which intends to provide residents with a visually appealing amenity that provides the opportunity for healthy recreation. While the LUCE does not expressly discuss public libraries in depth as part of the objectives and policies for this designation, the use is 13 consistent with other allowed land uses such as community meeting facilities and auditoriums. Furthermore, it is believed that public libraries are complimentary to residential neighborhoods provided there are adequate measures in place to help minimize any potential impacts, such as parking demand. As such, the Zoning Ordinance requires a Conditional Use Permit (CUP) for such use. The proposed library is consistent with the LUCE in that the new Pico Branch Library will provide a catalyst to improve the pedestrian vitality of the nearby neighborhoods and supply a focal point for the area. The proposed public library is consistent with the LUCE vision of supporting lifelong learning through support of parks and open space that will accommodate learning activities and programs. Furthermore, LUCE Goal CE16.4 encourages improvement of library facilities, including the planning and development of a library in the Pico neighborhood area. The LUCE also promotes investment in public buildings and facilities in the City to preserve and enhance the resources available for the spectrum of activities that compliment Santa Monica and facilitate lifelong learning. The proposed public library would be consistent with this vision in that it would provide neighborhood residents with library services, educational and cultural programing, and additional community meeting space. Consistent with LUCE goal T10, the recommended bike valet service would expand the bike valet program to a community event such as the Farmers Market to ensure that the bicycle network is attractive to cyclists of all ages and experience levels. The bike valet would provide a viable service encouraging neighborhood residents to use bicycle as an alternate mode of transportation to the site on Saturdays. Environmental Analysis This request is exempt from the provisions of the California Environmental Quality Act (CEQA), pursuant to Section 15303 (Class 3), New Construction or Conversion of Small Structures, of the State Implementation Guidelines in that the project involves new 14 construction not exceeding 10,000 square feet in area and is located in an urbanized area. The project consists of a public library building that consists of 8,630 square feet. Public Outreach City Staff has conducted over 70 public outreach meetings and informational presentations, ranging in size from personal one -on -one meetings to large public workshops held at the Thelma Terry Center. Beginning in September 2008 with the initial meeting with the Pico Neighborhood Association, the Library and Community and Cultural Services staffs have continually sought input from community groups. In January of 2009, over 6,000 mailers were distributed announcing the series of workshops to determine potential sites for the branch library. Following the workshops, presentations were made to the Virginia Avenue Park Advisory Board and the Recreation and Parks Commission. Library staff continues to provide information booths at community and city -wide festivals, including the Unity Resource Festival, Cinco de Mayo, and Juneteenth celebrations. In May 2010, the library launched a "Pico Branch Library" website, the content of which included a bilingual survey, project information, and a contact page. Library and Architecture Division staff met with the Pico Improvement Organization, the Pico Neighborhood Association, and the Friends of Sunset Park in August 2010, presenting project updates and seeking input from the groups. In November 2010, staff conducted workshops with the Youth Dialogue Cooperative, Semillas College Students, and Pico Youth Family Center Students to elicit input from younger members of the community. To further encourage participation in the planning process, bilingual surveys were published on the City's website, with hard copies available at the Park Center, Camp Santa Monica, Afro - American Outreach Committee, and at all libraries. Surveys and notices were also hand delivered to the Edison Language Academy, St. Anne's and Cavalry Baptist Church, and Grant School. Concurrent with these meetings, email "blasts" were sent to 1,700 Pico - interest email accounts containing updates and notification of future workshops. Prior to every public 15 workshop, notices were published in the Santa Monica Daily Press, Surf Santa Monica, and Santa Monica Mirror. And at the request of community members, workshop notices were also hand delivered to 5,000 addresses in the Pico neighborhood. Workshops were held at the Thelma Terry Community Center on September 11th, October 9th, November 6th, and December 4th of 2010, each progressing from the information gathered at the previous meeting. The initial workshop focused on the trends in branch libraries and the possibilities for the Pico Branch. In October, the results of the survey were discussed, and preferences for the building location were determined. November and December workshops concentrated on the building form and programs desired by the community. A final public workshop was held on April 5th, 2011 to present the final schematic design for the facility. Financial Impacts & Budget Actions The recommendation presented in this report does not have a budget or fiscal impact. Prepared by: Steve Mizokami, Associate Planner Approved: David Martin Director, Planning & Community Development Forwarded to Council: Rod Gould City Manager 16 Attachments A. Project / Site Location B. General Plan Conformance & Municipal Code Comparison C. Draft Statement of Official Action D. Public Notification E. Project Plans, Rendering & Photograph Booklet F. Parking Surveys 17 ATTACHMENT A PROJECT /SITE INFORMATION and Site Information Table Virginia Avenue Park is located on the northwest corner of Cloverfield and Pico Boulevards within the Designated Park District. The surrounding land uses consist of retail commercial at the east and west perimeters of the park and across the street along the south side of Pico Boulevard. Both multi - family and single - family residential uses are located along the Cloverfield Boulevard, Virginia Avenue, and 21St Street perimeters. The project will have both pedestrian and vehicle entrances from each street frontage. ff] ATTACHMENT B GENERAL PLAN AND MUNICIPAL CODE COMPLIANCE WORKSHEET Proiect Location and Permit Processina Time Limits Project Address: 2200 Virginia Avenue Application Filing Date: June 23, 2011 CEQA Deadline: September 22, 2011 PSA Deadline: September 22, 2011 Total Process Review Time (Days): 109 days. General Plan and Municipal Code Compliance Worksheet CATEGORY LAND USE ELEMENT MUNICIPAL CODE PROJECT Permitted Use N/A Libraries require a City requests a Conditional Conditional Use Permit. Use Permit to allow the [SMMC 9.04.08.58.040(c)] establishment of a library within Virginia Avenue Park. Parking Spaces N/A Proposed Library: 35 additional off - street 8,690 SF parking spaces required for the project. 1 space per 250 SF of City requests a variance to waive the number of area: parking spaces require for 8,690 SF / 250 = 34.7 OR the project, and proposes a 35 parking spaces TDM program to reduce the parking demand generated for the proposed library. 19 ATTACHMENT C DRAFT STATEMENT OF OFFICIAL ACTION PROJECT INFORAMTION CASE NUMBERS: Development Review Permit 11 DR -002 Conditional Use Permit 10 -018 Variance 10 -019 LOCATION: 2200 Virginia Avenue APPLICANT: City of Santa Monica PROPERTY OWNER: City of Santa Monica CASE PLANNER: Steve Mizokami, Associate Planner REQUEST: Development Review Permit 11 DR -002, Conditional Use Permit 11 CUP -007, and Parking Variance 11VAR -011 to allow a new 8,630 square foot branch library (Pico Branch Library) located at Virginia Avenue Park. CEQA STATUS: This request is exempt from the provisions of the California Environmental Quality Act (CEQA), pursuant to Section 15303 (Class 3), New Construction or Conversion of Small Structures, of the State Implementation Guidelines in that the project involves new construction not exceeding 10,000 square feet in area and is located in an urbanized area. The project consists of a public library building that consists of 8,630 square feet. 20 CITY COUNCIL ACTION October 11, 2011 Determination Date Approved based on the following findings and subject to the conditions below. Denied. Other: EFFECTIVE DATES OF ACTIONS IF Not Appealable NOT APPEALED: EXPIRATION DATE OF ANY PERMITS October 11, 2012 GRANTED: LENGTH OF ANY POSSIBLE 6 months EXTENSION OF EXPIRATION DATES *: * Any request for an extension of the expiration date must be received in the City Planning Division prior to expiration of this permit. Each and all of the findings and determinations are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the Project. All summaries of information contained herein or in the findings are based on the substantial evidence in the record. The absence of any particular fact from any such summary is not an indication that a particular finding is not based in part on that fact. FINDINGS: DEVELOPMENT REVIEW FINDINGS 1. The physical location, size, massing, and placement of proposed structures on the site and the location of proposed uses within the project are compatible with and relate harmoniously to surrounding sites and neighborhoods, in that the single -story library buildings would be consistent and compatible with the size and scale of the existing single -story buildings on -site at the park. Furthermore, the low- scaled buildings would be consistent with those of adjacent properties surrounding the park. The architectural design, proportions, scale, and materials of the proposed library buildings are consistent with the existing park buildings. The folded roof design was influenced by the roof designs found on the existing Park Center and Patio building on -site, providing a design compatibility with the existing structures. Furthermore, the building's expansive clear glazing panels would provide a strong visual connection between the library and park. The project would provide additional shading and leisurely areas, further enhancing 21 the enjoyment of the park for visitors. The building's design establishes a relationship between the library use and park settings that would further enhance services for the neighborhood. 2. The rights -of -way can accommodate autos and pedestrians, including parking and access, in that there are 119 existing on -site parking spaces available at Virginia Avenue Park with existing access provided along Virginia Avenue and Pico Boulevard. Furthermore, an additional 69 spaces are available in the overflow parking area (accessible from Cloverfield Boulevard), primarily used on Saturdays during the farmers market. No changes to the existing vehicular access of the site are proposed. Pedestrian access is available along Virginia Avenue, Pico Boulevard, Cloverfield Boulevard. 3. The health and safety services (police, fire, etc.) and public infrastructure (e.g. utilities) are sufficient to accommodate the new development, in that the proposed development is located within an urbanized area that is already adequately served by existing City infrastructure. No new safety services or public infrastructure will be required by this project. 4. Any on -site provision of housing or parks and public open space, which are part of the required project mitigation measures required in Part 9.04.10.12 (Project Mitigation Measures) of the City of Santa Monica Comprehensive Land Use and Zoning Ordinance, satisfactorily meet the goals of the mitigation program would not be applicable considering the proposed project involves the development of a library facility and does not involve any new office construction. 5. The project is generally consistent with the Municipal Code and General Plan. Approvals of applications are necessary and therefore with Development Review, Conditional Use, and Variance approvals, consistency with Zoning Ordinance requirements will be achieved. Furthermore, it is generally accepted that public libraries are complimentary to residential neighborhoods provided there are adequate measures in place to help minimize any potential adverse impacts. As such, the Zoning Ordinance requires a Conditional Use Permit (CUP) for such use. The proposed public library is consistent with the LUCE vision of supporting lifelong learning through support of parks and open space that will accommodate learning activities and programs. Furthermore, LUCE Goal CE16.4 states to continue to improve library facilities, including the planning and development of a library in the Pico neighborhood area. 6. Reasonable mitigation measures have been included for all adverse impacts identified in the Initial Study or Environmental Impact Report, in that no mitigation measures have been identified for the project since exempt from the provisions of the California Environmental Quality Act (CEQA), pursuant to Section 15303 (Class 3), New Construction or Conversion of Small Structures, of the State 22 Implementation Guidelines in that the project involves new construction not exceeding 10,000 square feet in area and is located in an urbanized area. The project consists of a public library building that consists of 8,630 square feet. CONDITIONAL USE PERMIT FINDINGS 1. The proposed use is one conditionally permitted within the subject district and complies with all of the applicable provisions of the "City of Santa Monica Comprehensive Land Use and Zoning Ordinance ", in that SMMC Section 9.04.08.58.040(c) provides that uses determined by the Zoning Administrator to be similar and consistent with those uses specifically permitted or conditionally permitted may be permitted subject to a Conditional Use Permit. It has been determined that public libraries can co -exist in a neighborhood as long as there are adequate measures in place to help minimize any potential adverse impacts. 2. The proposed use would not impair the integrity and character of the district in which it is to be established or located, in that the library would provide educational and cultural programming within an existing park that would be utilized by neighborhood area residents. Moreover, staff believes that the proposed library use is compatible and harmonious with the surrounding residential neighborhood. Additionally, its location will enhance the existing Virginia Avenue Park venues and services. 3. The subject parcel is physically suitable for the type of land use being proposed, in that the project is proposed within the existing Virginia Avenue Park that is currently developed to accommodate the proposed library facility. 4. The proposed use is compatible with any of the land uses presently on the subject parcel if the present land uses are to remain, in that the library use is consistent and compatible with other park uses such as community meeting facilities and would contribute to the variety of educational programming currently provided at the park. Moreover, the proposed library includes services that appeal to a variety of library and park visitors. 5. The proposed use would be compatible with existing and permissible land uses within the district and the general area in which the proposed use is to be located, in that the use is consistent with other allowed land uses such as community meeting facilities and auditoriums. Moreover, public libraries can co- exist in a neighborhood as long as there are adequate measures in place to help minimize any potential adverse impacts. The proposed library is consistent with the LUCE in that the new branch library will provide a catalyst to improve the pedestrian vitality of the nearby neighborhoods and supply a focal point for the area. The facility would provide residents with a visually appealing amenity that provides the opportunity for healthy recreation. 23 6. There are adequate provisions for water, sanitation, and public utilities and services to ensure that the proposed use would not be detrimental to public health and safety, in that the site is located in an urbanized area adequately served by existing infrastructure. 7. Public access to the proposed use will be adequate, in that pedestrian access is available from Virginia Avenue and Pico and Cloverfield Boulevards, with vehicular access to the existing on -site surface parking lots from Virginia Avenue and Pico Boulevard. 8. The physical location or placement of the use on the site is compatible with and relates harmoniously to the surrounding neighborhood, in that locating the library to the center of the park would promote pedestrian walkability of the park, and also minimize any potential noise /gathering impacts to residential properties adjacent to the park along Virginia Avenue, 21St Street, and Cloverfield Boulevard. 9. The proposed use is consistent with the goals, objectives, and policies of the Land Use and Circulation Element, in that the proposed public library is consistent with the LUCE vision of supporting lifelong learning through support of parks and open space that will accommodate learning activities and programs. Furthermore, LUCE Goal CE16.4 states to continue to improve library facilities, including the planning and development of a library in the Pico neighborhood area. The LUCE also states to invest in public buildings and facilities in the City to preserve and enhance the resources available for the spectrum of activities that compliment Santa Monica and facilitate lifelong learning. The proposed public library would be consistent with this vision in that it would provide neighborhood area residents with library services, educational and cultural programing, and additional community meeting space. 10. The proposed use would not be detrimental to the public interest, health, safety, convenience, or general welfare, in that the proposed use is consistent with the Zoning Ordinance and the Land Use and Circulation Element, and project conditions have been added to mitigate any potential adverse impacts. 11. The proposed use conforms precisely to the applicable performance standards contained in Subchapter 9.04.12 and special conditions outlined in Subchapter 9.04.14 of the City of Santa Monica Comprehensive Land Use and Zoning Ordinance, in that no performance standard permit is required. 12. The proposed use will not result in an over concentration of such uses in the immediate vicinity, in that the Pico community has expressed a long -held desire for a neighborhood library on the north side of Pico Boulevard. The project would 24 fulfill the community's needs for a local library that would provide educational and cultural programming, and additional community meeting space in a park setting that would enhance the educational services available at Virginia Avenue Park. VARIANCE FINDINGS 1. There are special circumstances or exceptional characteristics applicable to the property involved, including size, shape, topography, location, or surroundings, or to the intended use or development of the property that do not apply to other properties in the vicinity under an identical zoning classification. Specifically, the Virginia Avenue Park is currently developed with 119 on -site parking spaces, with an overflow parking area (along Cloverfield Avenue) providing an additional 69 spaces primarily used on Saturdays during the farmers market. Based on existing park configurations and conditions, additional code - required parking cannot be provided on -site without the removal of existing landscaped park open space which serves as the primary purpose of the neighborhood park. The project seeks to limit impacts to and maintain the existing park green space. Given the constraints of the existing park design and developments, combined with the staff and public opinion to maintain the amount of existing park green space, the City proposes a waiver of the parking required for the project, and proposes a Transportation Demand Management program that would reduce the parking demand generated by the proposed library facility. The TDM program has been added as Condition No. 1. Additionally, in an effort to manage and ensure the most efficient use of the on -site parking on Saturdays, it is encouraged that library staff do not utilize on -site parking on Saturdays concurrent with the Farmers Market. 2. The granting of such variance will not be detrimental nor injurious to the property or improvements in the general vicinity and district in which the property is located in that the proposed TDM program will reduce the employee parking demand generated by the proposed library facility. The TDM program includes a Transportation Information Center as a part of the library programming that will provide residents and visitors with transportation information that will help to encourage the use of alternate modes of transportation, consistent with the educational component of the library. In addition, as a part of the library operations, the library will provide Santa Monica Big Blue Bus transit passes available for residents and visitors to purchase at the site. Secure bicycle parking would be provided for library employees, with additional bicycle racks for public use. Furthermore, to address the parking demand generated on Saturdays from the Farmers Market, a bike valet service will be provided for library visitors and market patrons, providing viable convenient and secure bike parking that would encourage neighborhood residents to use bicycle as an alternate mode of transportation to the site. Additionally, in an effort to manage and ensure the most efficient use of the on -site parking on Saturdays, it is encouraged that 25 library staff do not utilize on -site parking on Saturdays concurrent with the Farmers Market. Moreover, based on parking demand surveys of the existing parking demand of the park, it is anticipated, with the exception of Saturdays during Market hours, that both park and library parking demand could be accommodated utilizing the existing surface parking lots. 3. The strict application of the provisions of this Chapter would result in practical difficulties or unnecessary hardships, not including economic difficulties or economic hardships in that opportunity to establish additional code - required parking spaces on -site are limited based on existing park configurations and developments without the removal of existing landscaped park open space which serves as the primary purpose of the neighborhood park. Project goals include limiting impacts to and maintaining the existing park green space. 4. The granting of a variance will not be contrary to or in conflict with the general purposes and intent of this Chapter, nor to the goals, objectives, and policies of the General Plan. Specifically, (reference specific goals /objectives /polices and demonstrate how the project is consistent with those criteria) 5. The variance would not impair the integrity and character of the district in which it is to be located in that the proposed TDM program will encourage employees and visitors to use alternate modes of transit to the site, thereby reducing the amount of vehicular trips and parking demand within the area. The TDM program includes a Transportation Information Center as a part of the library programming that will provide residents and visitors with transportation information that will help to encourage the use of alternate modes of transportation, consistent with the educational component of the library. In addition, as a part of the library operations, the library will provide Santa Monica Big Blue Bus transit passes available for residents and visitors to purchase at the site. Secure bicycle parking would be provided for library employees, with additional bicycle racks for public use. Furthermore, to address the parking demand generated on Saturdays from the Farmers Market, a bike valet service would be provided for library visitors and market patrons, providing viable convenient and secure bike parking that would encourage neighborhood residents to use bicycle as an alternate mode of transportation to the site. 6. The subject site is physically suitable for the proposed variance in that in that there are 119 existing on -site parking spaces available at Virginia Avenue Park with existing access provided along Virginia Avenue and Pico Boulevard. Furthermore, an additional 69 spaces are available in the overflow parking area (accessible from Cloverfield Boulevard), primarily used on Saturdays during the farmers market. No changes to the existing vehicular access of the site are proposed. Pedestrian access is available along Virginia Avenue, Pico Boulevard, Cloverfield Boulevard. 26 7. There are adequate provisions for water, sanitation, and public utilities and services to ensure that the proposed variance would not be detrimental to public health and safety in that the subject property is located within a developed urbanized environment that is adequately served by existing infrastructure, public utilities and services. It is not anticipated that approval of the subject application will create a need for additional utilities or services. 8. There will be adequate provisions for public access to serve the subject variance proposal in that pedestrian access is currently available from Virginia Avenue and Pico and Cloverfield Boulevards, with vehicular access to the existing on -site surface parking lots from Virginia Avenue and Pico Boulevard. No changes to the existing vehicular or pedestrian access of the site are proposed. 9. For the reduction of the automobile parking space requirements, the reduction is based and conditioned upon an approved parking reduction plan that incorporates transportation control measures that have been demonstrated to be effective in reducing parking needs and that are monitored, periodically reviewed for continued effectiveness, and enforced by the City as contained in Section 9.04.10.08.050 of this Chapter. The proposed TDM program will reduce the employee parking demand generated by the proposed library facility. Specifically, the TDM program includes a Transportation Information Center as a part of the library programming that will provide residents and visitors with transportation information that will help to encourage the use of alternate modes of transportation, consistent with the educational component of the library. In addition, as a part of the library operations, the library shall provide Santa Monica Big Blue Bus transit passes available for residents and visitors to purchase at the site. Four (4) secure bicycle parking would be provided for library employees, with a minimum of eight (8) additional bicycle spaces for public use. Furthermore, to address the parking demand generated on Saturdays from the Farmers Market, a bike valet service would be provided for library visitors and market patrons, providing viable convenient and secure bike parking that would encourage neighborhood residents to use bicycle as an alternate mode of transportation to the site. Furthermore, in an effort to manage and ensure the most efficient use of the on -site parking on Saturdays, it is encouraged that library staff shall not utilize on -site parking on Saturdays concurrent with the Farmers Market. The TDM program has been added as Condition No. 1. 10. The strict application of the provisions of this Chapter would result in unreasonable deprivation of the use or enjoyment of the property in that due to existing parcel constraints, the location of existing improvements, and /or the placement of adjacent uses, practical use or enjoyment of the subject parcel would not be possible due to the inability to provide the additional parking spaces required on -site by the proposed library facility that is a compatible use within the 27 district. CONDITIONS OF APPROVAL: PLANNING AND COMMUNITY DEVELOPMENT Project Specific Conditions 1. As a part of a parking reduction plan for the project, the proposed TDM program shall consist of the following measures: 1. Transportation Information Center, including Santa Monica Big Blue Bus Transit Pass Purchasing: The library shall maintain, for the life of the Project, a Transportation Information Center ( "TIC ") at the facility, providing a public outreach program that provides public transportation information. In addition, as a part of the library operations, the library shall provide Santa Monica Big Blue Bus transit passes available for residents and visitors to purchase at the site. The TIC shall include information such as current maps, routes, fare information, and schedules for public transit routes serving the site, bicycle routes, local maps, and bicycle safety information. 2. Convenient and Secure Bicycle Storage for Employees: Four secured bicycle parking spaces shall be provided for Virginia Avenue Park or library employees. Secure bicycle parking shall mean bicycle lockers or a secure parking area. 3. Employee Shower Facility: An existing unisex shower for staff located in the Park Center Building shall be available for library employees who bicycle or use another active means, powered by human propulsion, of getting to the site or who exercise during the work day. 4. Public Bicycle Parking_ Bicycle racks for public use shall contain space for a minimum of eight bicycles. 5. Bike Valet Program: A bike valet service shall be provided for visitors of the library and Farmers Market patrons on Saturdays during market operating hours. Administrative 2. The City Council's approval, conditions of approval, or denial of this application W may not be appealed. The approval of this permit shall expire if the rights granted are not exercised within from the permit's effective date. Exercise of rights shall mean issuance of a building permit to commence construction. 3. Within ten days of City Planning Division transmittal of the Statement of Official Action, project applicant shall sign and return a copy of the Statement of Official Action prepared by the City Planning Division, agreeing to the conditions of approval and acknowledging that failure to comply with such conditions shall constitute grounds for potential revocation of the permit approval. By signing same, applicant shall not thereby waive any legal rights applicant may possess regarding said conditions. The signed Statement shall be returned to the City Planning Division. Failure to comply with this condition shall constitute grounds for potential permit revocation. 4. Within thirty (30) days after final approval of the project, a sign shall be posted on site stating the date and nature of the approval. The sign shall be posted in accordance with the Zoning Administrator guidelines and shall remain in place . until a building permit is issued for the project. The sign shall be removed promptly when a building permit is issued for the project or upon expiration of the Design Compatibility Permit. 5. Prior to issuance of a Certificate of Occupancy, the applicant shall post a notice at the building entry stating that the site is regulated by a Conditional Use Permit and the Statement of Official Action, which includes the establishment's conditions of approval, is available upon request. This notice shall remain posted at all times the establishment is in operation. 6. In the event permittee violates or fails to comply with any conditions of approval of this permit, no further permits, licenses, approvals or certificates of occupancy shall be issued until such violation has been fully remedied. Conformance with Approved Plans 7. This approval is for those plans dated October 11, 2011, 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. 8. Minor amendments to the plans shall be subject to approval by the Director of Planning. A significant change in the approved concept shall be subject to City Council Review. Construction shall be in conformance with the plans submitted or as modified by the City Council, Architectural Review Board or Director of Planning. 29 9. Project plans shall be subject to complete Code Compliance review when the building plans are submitted for plan check and shall comply with all applicable provisions of Article IX of the Municipal Code and all other pertinent ordinances and General Plan policies of the City of Santa Monica prior to building permit issuance. Cultural Resources 10. If any archaeological remains are uncovered during excavation or construction, work in the affected area shall be suspended and a recognized specialist shall be contacted to conduct a survey of the affected area at project's owner's expense. A determination shall then be made by the Director of Planning to determine the significance of the survey findings and appropriate actions and requirements, if any, to address such findings. Project Operations 11. 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. 12. The project shall at all times comply with the provisions of the Noise Ordinance (SMMC Chapter 4.12). Final Design 13. Plans for final design, landscaping, screening, trash enclosures, and signage shall be subject to review and approval by the Architectural Review Board. 14. The Architectural Review Board, in its review, shall pay particular attention to the project's pedestrian orientation and amenities; scale and articulation of design elements; exterior colors, textures and materials; window treatment; glazing; and landscaping. 15. The existing mature trees shall be preserved in their present location on site, relocated to a specific location on site or replaced with specimen trees to the satisfaction of the Architectural Review Board. 16. Landscaping plans shall comply with Subchapter 9.04.10.04 (Landscaping Standards) of the Zoning Ordinance including use of water- conserving landscaping materials, landscape maintenance and other standards contained in the Subchapter. 30 17. Refuse areas, storage areas and mechanical equipment shall be screened in accordance with SMMC Section 9.04.10.02.130, 140, and 150. Refuse areas shall be of a size adequate to meet on -site need, including recycling. The Architectural Review Board in its review shall pay particular attention to the screening of such areas and equipment. Any rooftop mechanical equipment shall be minimized in height and area, and shall be located in such a way as to minimize noise and visual impacts to surrounding properties. 'Unless otherwise approved by the Architectural Review Board, rooftop mechanical equipment shall be located at least five feet from the edge of the roof. Except for solar hot water heaters, no residential water heaters shall be located on the roof. 18. No gas or electric meters shall be located within the required front or street side yard setback areas. The Architectural Review Board in its review shall pay particular attention to the location and screening of such meters. 19. 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. 20. As appropriate, the Architectural Review Board shall require the use of anti - graffiti materials on surfaces likely to attract graffiti. Construction Plan Requirements 21. During demolition, excavation, and construction, this project shall comply with SCAQMD Rule 403 to minimize fugitive dust and associated particulate emission, including but not limited to the following: • All material excavated or graded shall be sufficiently watered to prevent excessive amounts of dust. Watering shall occur at least three times daily with complete coverage, preferably at the start of the day, in the late morning, and after work is done for the day. • All grading, earth moving, or excavation activities shall cease during periods of high winds (i.e., greater than 20 mph measured as instantaneous wind gusts) so as to prevent excessive amounts of dust. • All material transported on and off -site shall be securely covered to prevent excessive amounts of dust. • Soils stockpiles shall be covered. • Onsite vehicle speeds shall be limited to 15 mph. 31 • Wheel washers shall be installed where vehicles enter and exit the construction site onto paved roads or wash off trucks and any equipment leaving the site each trip. • An appointed construction relations officer shall act as a community liaison concerning onsite construction activity including resolution of issues related to PM10 generation. • Streets shall be swept at the end of the day using SCAQMD Rule 1186 certified street sweepers or roadway washing trucks if visible soil is carried onto adjacent public paved roads (recommend water sweepers with reclaimed water). • All active portions the construction site shall be sufficiently watered three times a day to prevent excessive amounts of dust. 22. Final building plans submitted for approval of a building permit shall include on the plans a list of all permanent mechanical equipment to be placed indoors which may be heard outdoors. Demolition Requirements 23. Until such time as the demolition is undertaken, and unless the structure is currently in use, the existing structure shall be maintained and secured by boarding up all openings, erecting a security fence, and removing all debris, bushes and planting that inhibit the easy surveillance of the property to the satisfaction of the Building and Safety Officer and the Fire Department. Any landscaping material remaining shall be watered and maintained until demolition occurs. Construction Period 24. Immediately after demolition and during construction, a security fence, the height of which shall be the maximum permitted by the Zoning Ordinance, shall be maintained around the perimeter of the lot. The lot shall be kept clear of all trash, weeds, etc. 25. 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. Immediately after commencing dirt removal from the site, the general contractor shall provide the City of Santa Monica with written certification that all trucks leaving the site are covered in accordance with this condition of approval. 26. Developer shall prepare a notice, subject to the review by the Director of Planning and Community Development, that lists all construction mitigation requirements, permitted hours of construction, and identifies a contact person at City Hall as well as the developer who will respond to complaints related to the 32 proposed construction. The notice shall be mailed to property owners and residents within a 200 -foot radius from the subject site at least five (5) days prior to the start of construction. 27. A sign shall be posted on the property in a manner consistent with the public hearing sign requirements which shall identify the address and phone number of the owner and /or applicant for the purposes of responding to questions and complaints during the construction period. Said sign shall also indicate the hours of permissible construction work. 28. 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. 29. Mechanical equipment shall not be located on the side of any building which is adjacent to a residential building on the adjoining lot, unless otherwise permitted by applicable regulations. Roof locations may be used when the mechanical equipment is installed within a sound -rated parapet enclosure. 30. 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. 31. Construction period signage shall be subject to the approval of the Architectural Review Board. 32. The property owner shall insure any graffiti on the site is promptly removed through compliance with the City's graffiti removal program. Drainage 33. To mitigate storm water and surface runoff from the project site, an Urban Runoff Mitigation Plan may be required by the Department of Public Works pursuant to Municipal Code Chapter 7.10. Prior to submittal of landscape plans for Architectural Review Board approval, the applicant shall contact Public Works to determine applicable requirements, which include the following: • Non - stormwater runoff, sediment and construction waste from the construction site and parking areas is prohibited from leaving the site; • An sediments or materials which are tracked off -site must be removed the same day they are tracked off -site; 33 • Excavated soil must be located on the site and soil piles should be covered and otherwise protected so that sediments do not go into the street or adjoining properties; • Washing of construction or other vehicles shall be allowed adjacent to a construction site. No runoff from washing vehicles on a construction site shall be allowed to leave the site; • Drainage controls may be required depending on the extent of grading and topography of the site; and • 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. 34. Automotive repair facilities and dealerships, parking areas and structures, automotive paint shops, gas stations, equipment degreasing areas, and other facilities generating wastewater with significant oil and grease content are required to pretreat these wastes before discharging to the City sewer or storm drain system. Pretreatment will require that a clarifier or oil /water separator be installed and maintained on site. In cases where settleable solids are present (or expected) in greater amounts than floatable oil and grease, a clarifier unit will be required. In cases where the opposite waste characteristics are present, an oil /water separator with automatic oil draw -off will be required instead. The Public Works Department will set specific requirements. Building permit plans shall show the required installation. Hazardous Materials 35. Prior to the demolition of any existing structure, the applicant shall submit a report from an industrial hygienist to be reviewed and approved as to content and form by the Public Works /Environmental Programs Division. The report shall consist of a hazardous materials survey for the structure proposed for demolition. The report shall include a section on asbestos and in accordance with the South Coast AQMD Rule 1403, the asbestos survey shall be performed by a state Certified Asbestos Consultant (CAC). The report shall include a section on lead, which shall be performed by a state Certified Lead Inspector /Assessor. Additional hazardous materials to be considered by the industrial hygienist shall include: mercury (in thermostats, switches, fluorescent light); polychlorinated biphenyls (PCBs) (including light Ballast), and fuels, pesticides, and batteries. 34 Streets 36. Unless otherwise approved by the Department of Public Works, all sidewalks shall be kept clear and passable during the grading and construction phase of the project. 37. Sidewalks, curbs, gutters, paving and driveways which need replacing or removal as a result of the project as determined by the Department of Public Works shall be reconstructed to the satisfaction of the Department of Public Works. Approval for this work shall be obtained from the Department of Public Works prior to issuance of the building permits. 38. 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 Public Works. Off -site 39. All off -site improvements required by the City Engineer shall be installed. Plans and specifications for off -site improvements shall be prepared by a registered civil engineer and approved by the City Engineer. 40. A subdivision improvement agreement for all off -site improvements required by the City Engineer shall be prepared and a performance bond posted through the City Attorney's office. Environmental Mitigation 41. To mitigate solid waste impacts, prior to issuance of a Certificate of Occupancy, project owner shall submit a recycling plan to the Department of Public Works 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; and 6) Plan to inform tenants/ occupants of service. 42. Ultra -low flow plumbing fixtures are required on all new development and remodeling where plumbing is to be added, including dual flush toilets, 1.0 gallon urinals and low flow shower heads. 35 Construction Period Mitigation 43. A construction period mitigation plan shall be prepared by the applicant for approval by the Department of Public Works prior to issuance of a building permit. The approved mitigation plan shall be posted on the site for the duration of the project construction and shall be produced upon request. As applicable, this plan shall: 1) Specify the names, addresses, telephone numbers and business license numbers of all contractors and subcontractors as well as the developer and architect; 2) Describe how demolition of any existing structures is to be accomplished; 3) Indicate where any cranes are to be located for erection /construction; 4) Describe how much of the public street, alleyway, or sidewalk is proposed to be used in conjunction with construction; 5) Set forth the extent and nature of any pile - driving operations; 6) Describe the length and number of any tiebacks which must extend under the property of other persons; 7) Specify the nature and extent of any dewatering and its effect on any adjacent buildings; 8) Describe anticipated construction - related truck routes, number of truck trips, hours of hauling and parking location; 9) Specify the nature and extent of any helicopter hauling; 10) State whether any construction activity beyond normally permitted hours is proposed; 11) Describe any proposed construction noise mitigation measures, including measures to limit the duration of idling construction trucks; 12) Describe construction - period security measures including any fencing, lighting, and security personnel; 13) Provide a drainage plan; 14) Provide a construction - period parking plan which shall minimize use of public streets for parking; 15) List a designated on -site construction manager; 16) Provide a construction materials recycling plan which seeks to maximize the reuse /recycling of construction waste; 17) Provide a plan regarding use of recycled and low- environmental- impact materials in building construction; and 18) Provide a construction period water runoff control plan. OPEN SPACE MANAGEMENT 44. Street trees shall be maintained, relocated or provided as required in a manner consistent with the City's Community Forest Management Plan 2000, per the 36 specifications of the Public Landscape Division of the Community Maintenance Department and the City's Tree Code (SMMC Chapter 7.40). No street trees shall be removed without the approval of the Public Landscape Division. 45. The applicant authorizes reasonable City inspection of the property to ensure compliance with the conditions of approval imposed by the City in approving this project and will bear the reasonable cost of these inspections as established by Santa Monica Municipal Code Section 2.72.010 and Resolution No. 9905 (CCS) or any successor legislation thereto. These inspections shall be no more intrusive than necessary to ensure compliance with conditions of approval. VOTE Ayes: Nays: Abstain: Absent. NOTICE If this is a final decision not subject to further appeal under the City of Santa Monica Comprehensive Land Use and Zoning Ordinance, the time within which judicial review of this decision must be sought is governed by Code of Civil Procedure Section 1094.6, which provision has been adopted by the City pursuant to Municipal Code Section 1.16.010. I hereby certify that this Statement of Official Action accurately reflects the final determination of the Planning Commission of the City of Santa Monica. Richard Bloom, Mayor Date Acknowledgement by Permit Holder I hereby agree to the above conditions of approval and acknowledge that failure to comply with such conditions shall constitute grounds for potential revocation of the permit approval. Print Name and Title Date Applicant's Signature Date 37 ATTACHMENT D PUBLIC NOTIFICATION INFORMATION Pursuant to Municipal Code Section 9.04.20.20.080 and in accordance with the posting requirements set forth by the Zoning Administrator, prior to application filing the applicant posted a sign on the property regarding the subject application. At least eight weeks prior to the public hearing date, the applicant submitted a photograph to verify the site posting and to demonstrate that the sign provides the following information: Project case number, brief project description, name and telephone number of applicant, site address, date, time and location of public hearing, and the City Planning Division phone number. It is the applicant's responsibility to update the hearing date if it is changed after posting. In addition, pursuant to Municipal Code Section 9.04.20.22.050, notice of the public hearing was mailed to all owners and residential and commercial tenants of property located within a (300 foot or 500 foot) radius of the project and published in the Santa Monica Daily Press at least ten consecutive calendar days prior to the hearing. On August 5th, the applicant was notified of the subject hearing date. The applicant provided the following information regarding attempts to contact area property owners, residents, and recognized neighborhood associations: - Pico Neighborhood - Friends of Sunset Park NOTE: The Commission stated at their October /November 2010 hearing that will not hear a project on Consent if the applicant has not contacted the neighborhood group. M NOTICE OF A PUBLIC HEARING BEFORE THE SANTA MONICA CITY COUNCIL SUBJECT: Development Review Permit 11 DR -002 Conditional Use Permit 11CUP -007 Variance 11 VAR -011 2200 Virginia Avenue (Virginia Avenue Park) APPLICANT: City of Santa Monica PROPERTY OWNER: City of Santa Monica A public hearing will be held by the City Council to consider the following request: The City of Santa Monica proposes to construct a new 8,630 SF single -story Pico Branch Library located in Virginia Avenue Park. Library programing includes adult, teen, and children's collections, study rooms, story areas, and a community meeting room. The placement of the building would preserve existing park green space and would maintain the existing number of stalls for the Farmers Market on Saturdays. A parking variance is proposed, requesting a waiver of the required parking for the project. DATE/TIME: TUESDAY, OCTOBER 11, AT 6:30 PM LOCATION: City Council Chambers, Second Floor, Santa Monica City Hall 1685 Main Street, Santa Monica, California HOW TO COMMENT The City of Santa Monica encourages public comment. You may comment at the City Council public hearing, or by writing a letter. Written information will be given to the City Council at the meeting. Address your letters to: Steve Mizokami, Associate Planner Re: Virginia Avenue Park Library City Planning Division 1685 Main Street, Room 212 Santa Monica, CA 90401 MORE INFORMATION If you want more information about this project or wish to review the project file, please contact Steve Mizokami at (310) 458 -8341, or by e -mail at STEVE. MIZOKAMI @SMGOV.NET. The Zoning Ordinance is available at the Planning Counter during business hours and on the City's web site at www.santa- monica.orq. The meeting facility is wheelchair accessible. For disability - related accommodations, please contact (310) 458 -8341 or (310) 458 -8696 TTY at least 72 hours in advance. Every attempt will made to provide the requested accommodation. All written materials are available in alternate format upon request. Santa Monica Big Blue Bus Lines numbered 1, 2, 3, 4, 5, 7, 8, 9,10, and Rapid 3 and 7 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. 39 ESPANOL Esto as una noticia de una audiencia pOblica para revisar applicaci6nes proponiendo desarrollo en Santa Monica. Si deseas mas informaci6n, favor de Ilamar a Carmen Gutierrez en la Divisi6n de Planificaci6n al numero (310) 458 -8341. APPROVED AS TO FORM: Amanda Schachter Planning Manager ,K ATTACHMENT E PROJECT PLANS Electronic version of attachment is not available for review. Document is available for review at the City Clerk's office and the libraries. 41 ATTACHMENT F PARKING SURVEYS Electronic version of attachment is not available for review. Document is available for review at the City Clerk's office and the libraries. 42 Project #600168 Saturday. Seotember 03.2011 QUALITY TRAFFIC DATA, LLC 9701 W Pico Blvd, Suite 205, Los Angeles, CA 90035 Phone: 310-341-0019 Fax:310 -807 -9247 Info @QualityTrafficData.com Virginia Ave. Park Virgina Ave, Cloverfield Pico Blvd. Total Total North Lot South Lot Overflow on street on street North South Occupied Available #Spaces 47 68 38 35 20 23 8 Hour 8:00 32 59 5 28 19 8 3 154 85 9:00 1 39 62 29 24 20 1 11 1 1 1 186 53 10:00 46 1 51 37 34 16 13 8 205 34 .11:00 43 63 42 25 15 15 5 208 31 12:00 47 60 38 33 15 21 8 222 17 13:00 47 43 39 25 10 19 3 186 53 14:00 44 37 21 20 14 14 2 152 87 QUALITY TRAFFIC DATA, LLC 9701 W Pico Blvd, Suite 205, Los Angeles, CA 90035 Phone: 310-341-0019 Fax:310 -807 -9247 Info @QualityTrafficData.com Project #600168 Saturday Aiiaust27. 2011 QUALITY TRAFFIC DATA, LLC 9701 W Pico Blvd, Suite 205, Los Angeles, CA 90035 Phone: 310-341-0019 Fax: 310-807-9247 Info @QualityTrafficData.com Virginia Ave. Park Virgina Ave, Cloverfield Pico Blvd. Total Total North Lot South Lot Overflow on street on street North South Occupied Available # Spaces 47 68 38 35 20 23 8 Hour 8:00 29 40 2 33 15 5 2 126 113 9 :00 34 67 23 29 16 1 13 3 1 1 185 54 10:00 40 1 60 1 35 32 15 16 5 203 36 11:00 48 66 40 31 19 19 6 229 10 12:00 45 65 42 30 17 17 8 224 15 13 :00 45 35 35 29 13 15 4 176 63 14:00 43 32 11 27 15 9 1 138 101 QUALITY TRAFFIC DATA, LLC 9701 W Pico Blvd, Suite 205, Los Angeles, CA 90035 Phone: 310-341-0019 Fax: 310-807-9247 Info @QualityTrafficData.com Tuesda*,- Getabe � Project #500122 Saturday. October 30. 2010 QUALITY TRAFFIC DATA, LLC 9701W Pico Blvd, Suite 205, Los Angeles, CA 90035 Phone: 310 -341 -0019 Fax:310- 807 -9247 Info @QualityTrafficData.com Virginia Ave. Park Virgina Ave, Cloverfield Pico Blvd. Total Total North Lot South Lot Overflow on street on street North South Occupied Available #Spaces 47 68 57 35 20 23 8 Hour 7:00 5 8 0 22 20 0 2 57 201 8:00 16 31 4 21 20 4 2 98 160 9:00 43 62 21 20 18 7 3 174 84 10:00 45 63 32 23 15 12 4 194 64 11 :00 42 65 58 26 14 19 4 228 30 12:00 44 60 51 25 14 16 5 215 43 13:00 45 59 45 22 14 15 4 204 54 14:00 25 49 14 19 18 9 3 137 121 15:00 31 57 3 18 21 5 1 136 122 16 :00 33 49 0 24 18 2 0 126 130 17:00 30 53 0 22 19 4 2 130 128 18:00 28 50 0 19 21 7 3 128 130 QUALITY TRAFFIC DATA, LLC 9701W Pico Blvd, Suite 205, Los Angeles, CA 90035 Phone: 310 -341 -0019 Fax:310- 807 -9247 Info @QualityTrafficData.com Project #500122 Wednesday. October 27, 2010 QUALITY TRAFFIC DATA, LLC 9701 W Pico Blvd, Suite 205, Los Angeles, CA 90035 Phone: 310-341-0019 Fax: 310-807-9247 Info @QualityTrafficData.com Virginia Ave. Park V-irgina Ave, Cloverfleld Pico Blvd. Total Total North Lot South Lot Overflow on street on street North South Occupied Available # Spaces 47 68 57 35 20 23 8 Hour 9:00 8 8 0 15 20 8 0 59 199 10:00 14 13 0 15 20 14 5 81 177 11:00 22 10 0 15 18 13 4 82 176 12:00 19 11 0 13 19 6 3 71 187 13:00 23 14 0 15 20 12 3 87 171 14:00 26 13 0 12 16 9 2 78 180 15:00 30 13 0 10 16 10 1 80 178 16:00 28 18 0 8 15 6 2 77 181 17:00 25 28 0 17 11 4 1 86 172 18:00 20 30 0 15 14 7 2 88 162 19:00 17 29 0 10 13 15 4 88 170 20 :00 10 32 0 12 16 20 6 96 162 21:00 8 28 0 10 18 19 6 89 169 22:00 6 25 0 14 20 16 6 87 171 QUALITY TRAFFIC DATA, LLC 9701 W Pico Blvd, Suite 205, Los Angeles, CA 90035 Phone: 310-341-0019 Fax: 310-807-9247 Info @QualityTrafficData.com Tuesday, October 26th Project #500122 Tuesdav, October 26, 2010 QUALITY TRAFFIC DATA, LLC 9701W Pico Blvd, Suite 205, Los Angeles, CA 90035 Phone: 310-341-0019 Fax:310- 807 -9247 Info @QualityTrafficData.com Virginia Ave. Park Virgina Ave, Cloverfield Pico Blvd. Total Total North Lot South Lot Overflow on street on street North South Occupied Available #Spaces 47 68 57 35 20 23 8 Hour 9:00 19 25 0 20 9 17 4 94 164 10:00 20 19 0 15 8 10 5 77 181 11:00 25 18 0 15 10 7 1 76 182 12:00 18 10 0 13 12 6 0 59 199 13:00 33 18 0 10 9 13 1 84 174 14:00 29 20 0 11 10 18 1 89 169 15:00 23 22 0 9 12 7 0 73 185 16:00 25 22 0 10 15 9 0 81 177 17:00 28 23 0 11 17 11 0 90 168 18:00 21 22 0 13 14 11 2 83 156 19:00 34 36 0 12 14 20 6 122 136 20:00 18 30 0 15 16 16 7 102 156 21:00 19 26 0 16 16 11 6 94 164 22:00 17 21 0 18 16 10 5 87 171 QUALITY TRAFFIC DATA, LLC 9701W Pico Blvd, Suite 205, Los Angeles, CA 90035 Phone: 310-341-0019 Fax:310- 807 -9247 Info @QualityTrafficData.com Development Review Permit 11DR -002 Conditional Use Permit 11CUP -007 Variance 11VAR -011 This note is to object tot he parking variance requested by the City of Santa Monica waiving the required parking for the Library project proposed to be built in Virginia Avenue Park. The project will create additional traffic which will inevitably affect the driving situation and parking conditions on the streets surrounding the park. Without the 35 required parking, enormous pressure will be place on the residents of the surrounding streets, especially on Saturdays (farmer's Market Day). Although the creation of a community library in the area sounds like a definite improvement in the neighborhood, additional parking must be provided for this project. Secondly, it seems that the City follows a distinct unjust double standard when it comes to implementing the codes and regulations on the book. On the one hand, the City forces private projects to follow the precise codes by the letter, a nd on the other hand, when it comes to its own project the City claims that a n 8630 SF of new construction will have no negative impact on the neighborhood and on the environment. If this claim is correct, then a new law must be written in the books that all future construction projects in the area shall not suffer from ANY negative impact due to this project and this variance, be it environmental or otherwise. Bernard Soroudi