sr-120611-3dCity of
Santa MOldele
To: Mayor and City Council
City Council Report
City Council Meeting: December 6, 2011
Agenda Item: :LL
From: David Martin, Director of Planning and Community Development
Subject: Statement of Official Action approving Development Review Permit 11 DR-
002, Conditional Use Permit 11CUP -007, and Parking Variance 11VAR-
011 to allow development of a new 8,630 square foot branch library (Pico
Branch Library) located at Virginia Avenue Park (2200 Virginia Avenue).
Recommended Action
Staff recommends that the City Council approve the attached Statement of Official
Action approving Development Review Permit 11DR -002, Conditional Use Permit
11CUP -007, and Parking Variance 11VAR -011 to allow development of a new 8,630
square foot branch library (Pico Branch Library) located at Virginia Avenue Park (2200
Virginia Avenue).
Executive Summary and Discussion
This staff report transmits for City Council certification the Statement of Official Action
for Development Review Permit 11DR -002, Conditional Use Permit 11CUP -007, and
Parking Variance 11VAR -011. After holding a public hearing on October 11, 2011, the
City Council approved the proposed project. The City Council's decision was based
upon the findings and conditions contained in the attached Statement of Official Action.
Financial Impacts & Budget Actions
The recommendation presented in this report does not have any budget or fiscal impact.
Prepared by: Steve Mizokami, Associate Planner
Approved: Forwarded to Council:
David Martin, Director Rod
Planning & Community Development City Manager
Attachments: A. Statement of Official Action
ATTACHMENT A
STATEMENT OF OFFICIAL ACTION
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MdObil iTRORlCiI
PROJECT INFORAMTION
CASE NUMBERS: Development Review Permit 11 DR -002
Conditional Use Permit 11 CUP -007
Variance 11VAR -011
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 11DR -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.
CITY COUNCIL ACTION
October 11, 2011 Determination Date
Approved based on the following findings and subject to the
K
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
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
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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 complementary 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
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
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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.
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
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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
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.
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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 bicycles 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
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
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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.
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
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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 spaces 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
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
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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
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.
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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.
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.
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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.
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:
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• 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.
• 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 PMIO 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.
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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
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.
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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;
® 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.
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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.
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:
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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.
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;
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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
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: Davis, Holbrook, McKeown, O'Connor, O'Day, Shriver, Mayor Bloom
Nays: None
Abstain: None
Absent: None
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 City Council of the City of Santa Monica.
1_a1 �l &t0�
` �a r
M ria Stewart Date
1.9
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
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