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r-9572RESOLUTION NO. 9572 (CCS) (City Council Series) A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA MONICA MAKING FINDINGS NECESSARY TO APPROVE THE RAND CORPORATE HEADQUARTERS DEVELOPMENT AGREEMENT, ADOPTING A STATEMENT OF OVERRIDING CONSIDERATIONS, AND ADOPTING A MITIGATION MONITORING PLAN WHEREAS, an Environmental Impact Report has been prepared which analyzes the environmental effects of the RAND Corporate Headquarters Development Agreement; and WHEREAS, the City Council, as Lead City Agency, reviewed the Final Environmental Impact Report in full compliance with State and City CEQA Guidelines; and WHEREAS, the Planning Commission recommended certification of the Final Environmental Impact Report; and WHEREAS, on September 19, 2000, the City Council certified that the Final Environmental Impact Report was prepared in full compliance with State and City CEQA Guidelines. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. Consistent with Article VI, Section 12 of the City of Santa Monica 1 CEQA Guidelines and Sections 15091 and 15092 of the State of California CEQA Guidelines, the City Council finds that most impacts resulting from the project can be reduced to a level that is less than significant. More specifically, significant environmental effects, as identified in this Section below, can feasible be eliminated or substantially reduced to below a level of significance. However, significant adverse environmental effects, in the areas of construction effects, cultural resources, land use and planning, transportation and traffic, and neighborhood effects, cannot feasibly be avoided or mitigated below a level of significance. Nevertheless, these impacts are found to be acceptable due to overriding considerations as discussed in Section 4 below. (a) The Final EIR determined that without mitigation, the project could have a potentially significant effect on aesthetics. Several aesthetic impacts identified in the Final EIR have been reduced to below a level of significance due to modification of the project. Consistent with Article VI, Section 12 of the City of Santa Monica CEQA Guidelines and Section 15091 of the State CEQA Guidelines and as detailed in the Final EIR at Section 4.1, the City Council finds that the following mitigation measures have been required of the project, which will mitigate or reduce the impact of the project on aesthetics to below a level of significance: (1) All trees that must be removed shall be transplanted, unless approved by the City's Community and Cultural Services Department as unsuitable for relocation. (2) All trees to be transplanted shall be relocated on -site or to a nearby location, as approved by the City's Community and Cultural Services Department. All tree transplantation shall be performed by a qualified arborist, landscape architect, or tree expert, as approved by the City's Community and Cultural Services Department. All trees that are to be reused on -site shall be boxed in appropriately sized containers and temporarily relocated to protect them from physical injury. K (3) Any trees approved for removal shall be replaced on a one -to -three basis. Replacement shall be of a similar variety to those removed, as approved by the City's Community and Cultural Services Department, and no smaller than 36 -inch box trees. (4) No street trees shall be removed unless approved by the City's Community and Cultural Services Department. Any street trees approved for removal shall be transplanted as directed by the City's Community and Cultural Services Department. Any street trees that have been transplanted, or approved by the City's Community and Cultural Services Department as unsuitable for relocation, shall be replaced on a one -to -one basis. The size, location, and type of replacement trees will be subject to approval of the City's Community and Cultural Services Department. (5) Prior to submitting the project to the Architectural Review Board, a landscaping plan, including a street tree plan, shall be prepared, to the satisfaction of the Director of Planning and the Director of Community and Cultural Services, by a licensed .California landscape architect. During occupancy, all landscape areas shall be maintained in a first -class condition at all times and any plants that die shall be replaced immediately on a one -to -one basis. (6) Prior to the issuance of a certificate of occupancy, RAND shall install exterior building lighting that sheds light pools only on the project site, incorporating "cut -off' shields as appropriate. North and west facades shall incorporate the minimal lighting needed to satisfy safety requirements. (7) Landscape illumination and exterior sign lighting shall be accomplished with low - level, unobtrusive fixtures. Such lighting shall be creatively shielded to direct light pools away from off -site viewers. (8) Finish materials, including glazing, shall be of a low reflectivity to minimize glare. Development shall include low- reflective roofing materials to reduce glare potential for nearby development that may have downward views of the project's roof. (b) The Final EIR determined that without mitigation, the project could have a potentially significant effect on geology and soils. Consistent with Article VI, Section 12 of the City of Santa Monica CEQA Guidelines and Section 15091 of the State CEQA Guidelines and as detailed in the Final EIR at Section 4.5, the City Council finds that the following mitigation measures have been required of the project, which will mitigate or reduce the impact of the project on geology and soils to below a level of significance: 3 (1) Design and construction of the buildings shall be engineered to withstand the expected ground acceleration that may occur at this site. The calculated design base ground motion for the site should take into consideration the soil type, potential for liquefaction, and the most current and applicable seismic attenuation methods that are available. All on -site structures shall comply with applicable provisions of the Uniform Building Code and the California Building Code in effect at the time of issuance of the building permit. (2) Prior to issuance of a building permit, a geotechnical study shall be completed to adequately assess the liquefaction potential of the soils underlying the proposed bottom grade of the parking structure (approximately 42 feet below current grade). The borings shall be completed up to approximately 90 feet below the existing ground surface or up to 50 feet below the bottom grade of the parking lot excavation, as determined necessary by the Building Officer. If these soils are confirmed to be prone to seismically induced liquefaction, appropriate techniques to minimize liquefaction potential shall be prescribed and implemented. All on- site structures shall comply with applicable methods of the Uniform Building Code. Suitable measures to reduce liquefaction impacts could include specialized design of foundations by a structural engineer, removal or treatment of liquefiable soils to reduce the potential for liquefaction, drainage to lower the groundwater table to below the level of liquefiable soils, in -situ densification of soils, or other alterations to the ground characteristics. (3) During construction, all artificial fill material or unsuitable native soil located below the footprint of the proposed structure shall be removed and hauled off site or processed into a suitable building material. (4) All fill material used for construction shall be approved by a geotechnical or civil engineer, and all backfill and foundation sub -grade shall be certified by a geotechnical or civil engineer for proper compaction. (5) All fill material used for backfill after abandonment of the below -grade level beneath the existing RAND building shall be approved by a geotechnical or civil engineer. In addition, the backfill shall be certified by a geotechnical or civil engineer for proper compaction. (6) The information obtained and recommendations set forth in the most recent geotechnical study (Law /Crandall, 2000) shall be used to design the excavation and shoring to prevent destabilization of the sidewalls. A civil or geotechnical professional shall field test the excavation to determine proper sloping of the excavations. Where proper slopes cannot be used, shoring must be used. This shoring shall be designed to the satisfaction of the project civil engineer and take into account all lateral load parameters and the possible presence of .groundwater at the bottom grade of the excavation or the base of the shoring soldier piles (if used). A monitoring system shall be implemented to evaluate the 0 shoring system. (7) Both the excavation for the proposed parking structure and the excavation associated with the abandonment of the below -grade level of the existing RAND building shall comply with all applicable regulations of the California Occupational Safety and Hazard Administration guidelines as they pertain to excavations. (8) Before issuance of a building or excavation permit, a groundwater study shall be completed to predict the groundwater levels expected during excavation activities. The study shall include the installation of at least one on site groundwater monitoring well and an historical evaluation of groundwater levels in the site area. If it is discovered that the groundwater levels will pose a problem, then appropriate measures shall be taken to de -water the excavation before grading and construction of the parking structure begins. In addition, the parking lot design shall include a mechanism of removing groundwater or percolating surface water which may collect at the base of the parking structure. The removal system shall be designed to prevent the parking garage from flooding. (9) Dewatering during the construction of the parking garage may result in the handling and disposal of contaminated groundwater. As shown in the Phase II environmental assessment of the subject site, there is contaminated groundwater beneath the site. Groundwater pumping associated with the construction of the subterranean parking structure may result in the drawing in of those contaminants. If groundwater is to be pumped during construction, the proper discharge permits (such as a National Pollution Discharge Elimination System- NPDES permit) or sanitary sewer discharge permit must be obtained from the Regional Water Quality Control Board or the Sanitary District, respectively. Sampling of the discharge is to be performed, as required by the permit conditions. (10) If groundwater or percolating surface water removal is to be continuously performed to maintain the usability of the parking garage, then the proper groundwater discharge permits shall be obtained. Generally, a NPDES permit is obtained from the Regional Water Quality Control Board for the discharge of groundwater into the storm drain system. The permit conditions generally require periodic monitoring for contaminants and the calculation of discharge volume. If such a system is to be installed at this site, then the appropriate permits must be obtained, the permit conditions followed, and the groundwater removal system shall be maintained in proper order to ensure its proper operation. (11) Prior to the issuance of a certificate of occupancy, all walls of the parking structure shall be waterproofed to protect against corrosive effects of water contact. 5 (12) Prior to issuance of a building permit for the foundation or superstructure, whichever occurs first, soil samples of final sub -grade areas and excavation sidewalls shall be collected and analyzed for their expansion index. For areas where the expansion index is found to be greater than 20, the appropriate grading and foundation designs shall be engineered to withstand the existing conditions. The expansion testing may be foregone if the grading and foundations are engineered to withstand the presence of highly expansive soils. (13) Prior to issuance of building permits for the foundation or superstructure, whichever occurs first, RAND shall require the building contractor to prepare and institute a Stormwater Pollution Prevention Plan (SWPPP) during construction. A SWPPP for site construction shall be developed prior to the initiation of grading and implemented for all construction activity on the project site in excess of five acres. The SWPPP shall include specific BMPs to control the discharge of material from the site. BMP methods may include, but would not be limited to, the use of temporary retention basins, straw bales, sand bagging, mulching, erosion control blankets, soil stabilizers and dust control using the minimum amount of water without adding to runoff. Additional BMPs shall be implemented for any fuel storage or fuel handling that could occur on -site during construction and the temporary storage of all heavy equipment shall be confined to one localized area. The SWPPP must be prepared in accordance with the guidelines adopted by the SWRCB. (14) During construction, all stockpiles of excavated material shall be covered with an impervious material during storage and shall be removed from the site within 3 weeks of being excavated or they shall be used for grading or backfill if the material fulfills the requirements of measures 4 and 5 above. (c) The Final EIR determined that without mitigation, the project could have a potentially significant effect on hazards and hazardous materials. Consistent with Article Vi, Section 12 of the City of Santa Monica CEQA Guidelines and Section 15091 of the State CEQA Guidelines and as detailed in the Final EIR at Section 4.6, the City Council finds that the following mitigation measures have been required of the project, which will mitigate or reduce the impact of the project on hazards and hazardous materials to below a level of significance: (1) During demolition, onsite structures should have the ACMs removed according 11 to proper abatement procedures recommended by the asbestos consultant. All abatement activities should be in compliance with California and Federal OSHA, and with the South Coast Air Quality Management District requirements. Only asbestos trained and certified abatement personnel should be allowed to perform asbestos abatement activities onsite. All AGMs removed from onsite structure should be hauled and disposed of by a transportation company certified to handle asbestos and hazardous materials. (2) Prior to the demolishment of any of the current structures, a licensed lead -based paint consultant should be contracted to evaluate the onsite structures for lead - based paint. If lead -based paint is discovered, it should be removed according to proper abatement procedures recommended by the consultant. All abatement activities should be in compliance with California and Federal OSHA, and with the South Coast Air Quality Management District requirements. Only lead -based paint trained and certified abatement personnel should be allowed to perform abatement activities onsite. All lead -based paint removed from onsite structure should be hauled and disposed of by a transportation company certified to handle hazardous or regulated waste. (3) Prior to issuance of a building permit for the foundation or superstructure, whichever occurs first, RAND shall perform additional soil sampling and analysis near the former arroyo and storm drain to determine lateral extent of contamination. (4) The results of the soil sampling within the Phase II ESA shall be forwarded to the local regulatory agency (City of Santa Monica Environmental Program Division, Los Angeles Regional Water Quality Control Board, and /or the State of California Environmental Protection Agency Department of Toxic Substances Control). The agency should review the data and either sign off on the property or determine if any additional investigation or remedial activities are deemed necessary. (5) Upon demolition of the existing buildings, RAND shall perform additional soil sampling and analysis in the area of the former service station. (6) The results of the groundwater sampling within the Phase II ESA shall be forwarded to the appropriate regulatory agency (City of Santa Monica Environmental Program Division, Los Angeles Regional Water Quality Control Board, and /or the State of California Environmental Protection Agency Department of Toxic Substances Control). The agency should review the data and sign off on the property or determine if any additional investigation or remedial activities are deemed necessary. (7) The final report for the tank closure activities shall be reviewed. If the available information is not adequate, additional focused assessment activities are recommended to further evaluate the potential hazards associated with the six 7 former USTs. In addition, if the existing RAND buildings are demolished, the City Environmental Programs Division should be contacted regarding any additional tank abandonment requirements for the in -place abandoned tanks, including, but not limited to, additional investigations. (8) Upon demolition of the existing buildings, RAND shall obtain all necessary permits from the City to abandon these structures. RAND shall perform additional soil sampling and analysis in the area of the hydraulic elevators and clarifier and groundwater sampling and analysis in the area of the clarifier. Contamination shall be remediated in accordance with the requirements of the appropriate agency. (d) The Final EIR determined that without mitigation, the project could have a potentially significant effect due to noise. Consistent with Article VI, Section 12 of the City of Santa Monica CEQA Guidelines and Section 15091 of the State CEQA Guidelines and as detailed in the Final EIR at Section 4.9, the City Council finds that the following mitigation measures have been required of the project, which will mitigate or reduce the impact of the project on noise to below a level of significance: (1) Prior to the issuance of a certificate of occupancy, parapets shall be installed around all rooftop ventilation systems. All equipment and placement shall comply with the City's noise ordinance. (2) During occupancy, all trash pickups shall be restricted to daytime operating hours (7:00 AM to 10:00 PM). (e) The Final EIR determined that without mitigation, the project could have a potentially significant effect on utilities and service systems. Consistent with Article VI, Section 12 of the City of Santa Monica CEQA Guidelines and Section 15091 of the State CEQA Guidelines and as detailed in the Final EIR at Section 4.14, the City Council finds that the following mitigation measures have been required of the project, which will mitigate or reduce the impact of the project on utilities and service systems to below a level of U. significance: (1) Prior to issuance of a certificate of occupancy, RAND shall install water efficient plumbing fixtures, including ultra low -flow toilets, and low -flow showers in accordance with City requirements. (2) Prior to issuance of a certificate of occupancy, RAND shall comply with Sections of Title 20 and Title 24 of the California Administrative Code regarding water consumption. (3) Prior to issuance of a certificate of occupancy, a low volume irrigation system shall be installed for all landscaping. (4) Prior to the issuance of a certificate of occupancy, RAND shall install an irrigation system to maintain all irrigated landscaping with recycled water and the system shall be connected to recycled water systems when they become available. (5) Prior to the issuance of a certificate of occupancy, the proposed project shall be required to achieve a zero net impact on the City's wastewater flows through retrofits of a sufficient number of existing occupancies with ultra -low flow flush toilets to offset the project's wastewater increase. (6) Prior to the issuance of a certificate of occupancy and during occupancy, RAND shall include mixed office paper, cardboard, scrap metal, newspaper, glass and plastic bottles, and metal cans (aluminum and steel) generated from project operations in a general facility recycling program, to be approved by the City. (7) Prior to the issuance of a certificate of occupancy and during occupancy, RAND shall utilize products made from recycled materials to the extent feasible. This may include office, food service, and janitorial supplies, carpeting, paint, re- refined lubrication oil, tire stops in parking lots and plastic lumber park benches. If requested by RAND, the City of Santa Monica Solid Waste Management Division can provide technical assistance in locating, obtaining, and using products made with recycled materials. (8) During occupancy, public education materials on waste prevention, recycling, used -oil recycling, re- refined oil, hazardous waste reduction and management, composting and buying recycled content products shall be displayed in the appropriate areas within the RAND Headquarters structure. (9) Prior to the issuance of a certificate of occupancy, RAND shall provide the City, and follow during occupancy, a recycling plan that identifies all programs to be utilized to reduce solid waste generation and disposal by a minimum of 50 %, from the estimates based on the City's solid waste generation rates. The plan shall 0 include, at a minimum upon concurrence of the City's Solid Waste Management Division, the following items: • Description of all activities which will reduce solid waste generation by a minimum of 50 %; • Methodology for monitoring activities for program effectiveness /efficiency; • Compilation and provision of quarterly diversion updates /reports to the City - 30 days after the end of each calendar quarter listing the amount of wastes disposed and recycled by tons; • Listing of solid waste /recycling /service providers utilized to provide recycling /composting /waste reduction programs; and • Annual evaluation of program submitted to the City's Solid Waste Management Division. SECTION 2. Consistent with Article VI, Section 12 of the City of Santa Monica CEQA Guidelines and Sections 15091, 15092, and 15093 of the State of California CEQA Guidelines, the City Council finds that the significant environmental effects as identified below can be reduced but cannot feasibly be avoided or mitigated to below a level of significance. Nevertheless, these impacts are found to be acceptable due to overriding considerations as discussed in Section 4. (a) The Final EIR determined that without mitigation, the project could result in significant effects due to construction. Impacts identified include temporary fugitive dust generation, temporary construction equipment - related emissions, temporary high noise levels, and high levels of solid waste generation. Consistent with Article VI, Section 12 of the City of Santa Monica CEQA Guidelines and as detailed in the Final EIR at Section 4.3, the City Council finds that the following mitigation measures have been required in the project that will eliminate most of the project's construction impacts. However, construction equipment air emissions during construction would exceed established NOx thresholds. Although this is a short -term impact that is tied to the length of construction, it is significant and cannot be mitigated to a level of insignificance. 10 (1) During construction, dust generated by the development activities shall be kept to a minimum with a goal of retaining dust on the site as follows: ® During clearing, grading, earth moving, excavation, or transportation of cut or fill materials, water trucks or sprinkler systems are to be used to prevent dust from leaving the site and to.create a crust after each day's activities cease. Provisions shall be made prior to and during watering to prevent runoff from leaving the site. During construction, water trucks or sprinkler systems shall be used to keep all areas of vehicle movement damp enough to prevent dust from leaving the site. At a minimum, this would include wetting down such areas in the later morning and after work is completed for the day and whenever wind exceeds 15 miles per hour. ® Soil stockpiled for more than two days shall be covered, kept moist, or treated with soil binders to prevent dust generation. (2) During construction, any construction equipment used on the site must meet the following conditions in order to reduce NOX emissions: ® The engine size must be the minimum practical size; ® The number of pieces of equipment operating simultaneously must be minimized through efficient management practices; ® Construction equipment must be maintained in tune per manufacturer's specifications; ® Equipment shall be equipped with 2 to 4- degree engine timing retard or precombustion chamber engines; ® Catalytic converters shall be installed, if feasible; ® Diesel- powered equipment such as booster pumps or generators should be replaced by electric equipment, if feasible; and ® Construction truck trips shall be scheduled, to the extent feasible, to occur during non -peak hours. (3) During construction, all diesel equipment shall be operated with closed engine doors and shall be equipped with factory- recommended mufflers. (4) During construction, electrical power shall be used to run air compressors and similar power tools. (5) Construction shall comply with the City of Santa Monica Noise Ordinance and with the provisions of this Agreement. All construction activity which generates noise levels above those allowed by the City of Santa Monica Noise Ordinance shall be limited to between the hours of 10:00 AM and 3:00 PM. (6) Prior to issuance of demolition permits, RAND shall prepare and submit a demolition plan for review and approval by the City. The plan shall include methods to maximize salvage and recycling of building and landscape 11 materials. The plan shall include a recovery rate for each material type in the demolition contract. The plan shall also include strategies for the salvage of reusable historic materials and reusable materials in good conditions. RAND shall be required to comply with such Plan during the demolition process. (7) During construction and demolition activities, RAND shall separate for recycling all materials that are accepted for recycling in the Los Angeles region, including, but not limited to, metals, woodwaste, and clean fill. (8) Prior to demolition, RAND shall schedule the removal of reusable and recyclable materials to maximize recovery rate. (9) During construction and demolition, RAND shall provide and use separate bins for all recyclables on -site. Such bins shall be labeled clearly in several languages or with universal symbols. RAND shall also provide orientation prior to the start of construction for workers to train them to use the recycle bins provided. If there is insufficient space on -site, RAND shall contract with a recycling company to receive mixed loads for separation and recycling. (10) During construction, RAND shall use pre- engineered or factory cut material. Examples of this type of material include, but are not limited to, factory trusses, laminated and other engineered wood products, sheet metal cladding and roofing, 9 -foot gypsum board, pre -cut headers, and pre - assembled joist bridging. RAND shall also use reusable and recyclable forming materials, such as steel forms or standard wood systems, where feasible. (b) The Final EIR determined that without mitigation, the project could result in significant effects on cultural resources. Impacts identified include demolition of a structure that is potentially eligible for listing on the National Register of Historic Places and the potential to expose previously unknown, buried;cultural resources. Consistent with Article VI, Section 12 of the City of Santa Monica CEQA Guidelines and as detailed in the Final EIR at Section 4.4, the City Council finds that the following mitigation measures have been required in the project that will eliminate most of the project's impacts on cultural resources. However, demolition of a structure that is potentially eligible for listing on the National Register of Historic Places is significant and cannot be mitigated to a level of insignificance. 12 (1) Prior to the alteration of the interior or exterior of the existing RAND facility, including the removal of any significant landscaping, and prior to the issuance of a demolition permit for the existing RAND facility, RAND shall retain the services of a Historic Resources Consultant (to be approved by the City) to prepare an Historic American Building Survey level 2 documentation for the current RAND facility. This report shall document the significance of the building and its physical conditions, both historic and current, through site plans, historic maps, photographs, written data, and text, and shall include: 1) Written text (NABS Narrative Format) documenting the architecture and historic significance of the property, including contextual history of RAND and its significant role in American history, as well as its history in Santa Monica. Biographical information about John D. Williams, the designer of the concept, and H. Roy Kelley, the architect, shall also be included, including published references to the construction, the activities of RAND during the building's period of significance, and other bibliographic sources. 2) Photographic documentation noting all exterior elevations and interior character- defining features. Photographs shall be large format, black and white, archival processed, and taken by a professional photographer familiar with the recordation of historic buildings, and prepared in a format consistent with Historic American Buildings Survey (HABS) standards for large format and field photography. (2) Since the RAND building is eligible as a City of Santa Monica Landmark, all recordation prepared in accordance with the mitigation measure above shall be forwarded to the City of Santa Monica City Planning Divisions and the Santa Monica Public Library, who shall act as public archivists. (3) At the commencement of project construction, all workers associated with earth' disturbing procedures shall be given an orientation regarding the possibility of exposing unexpected cultural remains by an archaeologist and directed as to what steps are to be taken if such a find is encountered. (4) In the event that archaeological resources are unearthed during project construction, all earth disturbing work within the vicinity of the find must be temporarily suspended or redirected until an archaeologist has evaluated the nature and significance of the find. After the find has been appropriately mitigated, work in the area may resume. If human remains are unearthed, State Health and Safety Code Section 7050.5 requires that no further disturbance shall occur until the County Coroner has made the necessary findings as to origin and disposition pursuant to Public Resources Code Section 5097.98. If the remains are determined to be of Native American descent, the coroner has 24 hours to notify the Native American Heritage Commission (NAHC). The NAHC will then identify the person(s) thought to be the Most Likely Descendent (MILD) of the deceased Native American, who will then help determine what course of action should be taken in dealing with the remains. 13 (c) The Final EIR determined that without mitigation, the project could result in significant effects on land use and planning. Impacts identified include reduction in the size of the Main Street Circle. Additional potentially significant effects on land use and planning identified in the Final EIR have been deleted from the project, orthe Civic Center Specific Plan (CCSP) has been amended to eliminate any inconsistencies. However, an amendment to the CCSP to reduce the size of the Main Street Circle results in a significant loss of public open space, which is a significant and unavoidable impact. (d) The Final EIR determined that without mitigation, the project could result in significant effects on transportation and traffic. Impacts identified include neighborhood traffic impacts and significant traffic impacts at three intersections. Additional potentially significant effects on transportation and traffic identified in the Final EIR have been reduced to a level that is less than significant through modification of the project. Consistent with Article VI, Section 12 of the City of Santa Monica CEQA Guidelines and as detailed in the Final EIR at Section 4.13, the City Council finds that the following mitigation measure has been required in the project that will eliminate most of the project's impacts on traffic and transportation. However, even with the implementation of this mitigation measure, the project will cause significant neighborhood traffic impacts on Fourth Street, south of Pico, and will significantly impact the westbound approach of Vicente Terrace at Main Street and the intersection of Main Street and Olympic Drive. (1) Prior to issuance of a certificate of occupancy, RAND shall modify the intersection striping at Ocean Avenue /Neilson Way & Pico Boulevard to provide an additional left turn lane on the southbound approach and make all associated improvements to the existing traffic signal and to the roadway. 14 The resulting lane configuration on the southbound approach would be two exclusive left -turn lanes, one through lane and one shared through /right -turn lane. (e) The Final EIR determined that without mitigation, the project could result in significant neighborhood effects. Impacts identified include temporary fugitive dust and construction- related emissions, increased noise levels, neighborhood traffic impacts, and aesthetics. Additional potentially significant neighborhood effects identified in the Final EIR have been eliminated from the project. Consistent with Article VI, Section 12 of the City of Santa Monica CEQA Guidelines and as detailed in the Final EIR at Section 4.8, the City Council finds that the following mitigation measures have been required in the project that will eliminate most of the project's neighborhood impacts. However, even with the implementation of these measures, significant neighborhood impacts would remain as a result of temporary construction - related emissions and neighborhood traffic impacts on Fourth Street, south of Pico. (1_) Prior to the issuance of a certificate of occupancy, parapets shall be installed around all rooftop ventilation systems. All equipment and placement shall comply with the City's noise ordinance. (2) During occupancy, all trash pickups shall be restricted to daytime operating hours (7:00 AM to 10:00 PM). (3) Prior to the issuance of a certificate of occupancy, RAND shall install exterior building lighting that sheds light pools only on the project site, incorporating "cut- off' shields as appropriate. North and west facades shall incorporate the minimal lighting needed to satisfy safety requirements. (4) Landscape illumination and exterior sign lighting shall be accomplished with low - level, unobtrusive fixtures. Such lighting shall be creatively shielded to direct light pools away from off -site viewers. (5) Finish materials, including glazing, shall be of a low reflectivityto minimize glare. Development shall include low- reflective roofing materials to reduce glare potential for nearby development that may have downward views of the project's 15 roof. SECTION 3. The CEQA-mandated environmentally superior alternative was found to be the "Open Space / Park Alternative." As analyzed in the Final EIR at Section 6, the Open Space / Park Alternative would result in impacts that would be equal to or less than the impacts for the proposed project, as well as for each of the other alternatives considered. In addition, the "No Project Alternative', "CCSP Development Alternative ", "Housing Alternative" and "Alternative Design Alternative" would result in impacts that would be less than the impacts forthe proposed project. However, the Open Space / Park, No Project, CCSP Development, and Housing Alternatives are not feasible since they do not satisfy the project objective of allowing for the consolidation of the existing 15 -acre RAND facility into a single 3.68 -acre site to enable implementation of the Civic Center Specific Plan, nor do they allow RAND to improve the quality of its work environment, upgrade its aging and technologically obsolete infrastructure, and provide greater flexibility of workspace configurations within the Civic Center area. The Alternative Design Alternative is not feasible since it does not satisfy the project objective of allowing RAND to provide greater flexibility of work configurations within the Civic Center area. The remaining project alternative, 'Preservation of the Existing RAND Building Alternative', would have similar or greater impacts on the environment as the proposed project. SECTION 4. As fully described in Section 2, the Final EIR found that the proposed project would result in significant and unavoidable adverse impacts in the areas of construction effects, cultural resources, land use and planning, traffic and transportation, 16 and neighborhood effects. Consistent with Section 15093 of the State of California CEQA Guidelines, the City Council hereby makes a Statement of Overriding Considerations and finds that the benefits of the RAND Corporate Headquarters Development Agreements outweigh its unavoidable environmental impacts based on the following reasons: (a) The City's Land Use Element includes Policy 1.5.6 for the Oceanfront District to "reserve the RAND area." The project supports this policy of the Land Use Element by enabling the RAND Corporation to continue to operate in the Oceanfront District. (b) The Civic Center Specific Plan provides for the RAND Corporation to develop new corporate offices in the Civic Center area. The project supports this policy of the Civic Center Specific Plan by enabling the development a new RAND facility. (c) RAND has been a part of the Santa Monica community since 1946 and has operated as a private non- profit corporation in the Civic Center since 1953. RAND is an active member of the Santa Monica community and has a long- established history of providing regular support to Santa Monica community, social service and charitable organizations. RAND provides over 1000 high - quality jobs at its Santa Monica offices and many RAND employees live in Santa Monica and provide support as leaders, volunteers, and donors to community -based organizations. (d) RAND provides significant direct fiscal benefits to the City in terms of property taxes, hotel occupancy taxes, and utility taxes. With the development of a new RAND facility, direct property tax revenues to the City's Redevelopment Agency will increase significantly. In addition, RAND contributes significant indirect fiscal benefits to the City as a result of spending by RAND employees, visitors, and direct service vendors. (e) The construction impacts related to fugitive dust and equipment air emissions 17 are short -term in nature and will not continue beyond the relevant stages of construction. (f) As part of the proposed project, RAND will construct a new street, Vicente Terrace, which will provide additional automobile and pedestrian access through the Civic Center area. RAND will also implement sidewalk and streetscape improvements along Main Street adjacent to their site, make a major commitment to early childhood development for Santa Monica's families, and implement traffic signal improvements atthe intersection of Pico Boulevard and Ocean Avenue. (g) While the existing facility is a historic resource, its sprawling nature is inconsistent with the policies and goals of the Civic Center Specific Plan with respect to pedestrian penetrability through the site, the extension of Olympic Drive between Main Street and Ocean Avenue, and the creation of the Olympic Drive pedestrian promenade. In addition, the primary element that contributes to the historic significance of the building is the fact that it was built for and has been occupied by the RAND Corporation for nearly 50 years. This historic element is chiefly tied to the occupancy of the building, rather than the building itself. As the Development Agreement enables the RAND Corporation to continue to operate in this area of Santa Monica, it helps to maintain this important historic resource. The building's integrity as an example of the Corporate International Style of architecture also contributes to its potential historic significance, yet the importance of this style of architecture for National Historic Register listing has not been established. (h) The significant and unavoidable traffic impacts on Fourth Street south of Pico consists of only two additional trips daily on the neighborhood street. IN SECTION 5. Consistent with Public Resources Code Section 21081.6, the City Council adopts the Mitigation Monitoring Plan, which is included as Attachment A, to mitigate or avoid significant effects of the Project on the environment and to ensure compliance during project implementation. SECTION 6. Consistent with Section 21081.6(d) of the California Environmental Quality Act, the documents which constitute the record of proceedings for approving this project are located in the Planning and Community Development Department at 1685 Main Street, Room 212, Santa Monica, California. The custodian of these documents is Andy Agle, Deputy Director. SECTION 7. The City Clerk shall certify to the adoption of this Resolution, and thenceforth and thereafter the same shall be in full force and effect. APPROVED AS TO FORM: MARSHA JONES MOUTRIE City Attorney' F:\PLAN\ADMIN\CIVCTRNRAND\CC\SOCRES03.DOC 19 ATTACHMENT A IF WAN) WIM42 RAND , fio ��; z�9 Prepared for: City of Santa Monica Planning and Community Development Department 1685 Main Street Santa Monica, California 90407 -2200 Prepared by: Rincon Consultants, Inc. 790 East Santa Clara Street Ventura, California 93001 August 2000 Ei RAND Corporation Headquart 3uilding Mitigation Monitoring and Reporting Program ETWEEN���iu� �ts�li«�:i � n ��3�, p��r��i;u��i:•� CEOA requires that a reporting or monitoring program be adopted for the conditions of project approval that are necessary to mitigate or avoid significant effects on the environment. The mitigation monitoring and reporting program is designed to ensure compliance with adopted mitigation measures during project implementation. For each mitigation measure recommended in this Environmental Impact Report, specifications are made herein that identify the action required and the monitoring that must occur. In addition, a responsible agency is identified for verifying compliance with individual conditions of approval contained in the Mitigation Monitoring and Reporting Program. City of Santa Monica 1 RAND Corporation Headquarters Building Mitigation Monitoring and Reporting Program Mitigation Measure /Condition of Approval Action Required When Responsible Compliance Verification Monitoring to Agency or Occur Party Initial Date I Comments 1. AESTHETICS AES -2(c) All trees that must be removed shall be Approval of a tree removal o Prior to m CCSD _ transplanted, unless approved by the City's Community and relocation plan to verify issuance of and Cultural Services Department as unsuitable for compliance with the stated building relocation. requirements. Approved permits tree relocation plans shall be kept on file at City Hall a After CCSD and shall be available for completion public review. of tree relocation AES -2(d) All trees to be transplanted shall be relocated Field check to ensure During CCSD on -site or to a nearby location, as approved by the City's compliance with the stated construction Community and Cultural Services Department. All tree requirements transplantation shall be performed by a qualified arborist, landscape architect, or tree expert, as approved by the City's Community and Cultural Services Department. All trees that are to be reused on -site shall be boxed in appropriately sized containers and temporarily relocated to protect them from physical injury. AES -2(e) Any trees approved for removal shall be m Approval of a tree m - Prior to m CCSD replaced on a one -to -three basis. Replacement shall be removal and relocation approval of of a similar variety to those removed, as approved by the plan to verify compliance grading City's Community and Cultural Services Department, with the stated permits and no smaller than 36 -inch box trees. requirements o Field check to confirm m Prior to a CCSD implementation of issuance of approved replanting occupancy scheme permits AES -2(f) No street trees shall be removed unless p Approval of a street tree ® Prior to CCSD approved by the City's Community and Cultural Be rvices removal and relocation approval of Department. Any street trees approved for removal shall plan or approval of plans grading be transplanted as directed by the City's Community and demonstratina street oermits Key: PCD — City of Santa Monica Planning and Community Development Department CCSD — City of Santa Monica Community and Cultural Services Department EPWM — Environmental and Public Works Management Department City of Santa Monica RAND Corporation Headquarters Mitigation Monitoring and Repc Mitigation Measure /Condition of Approval Action Required When Responsible Compliance verification Monitoring to Agency or Occur Party initial Date Comments Cultural Services Department. Any street trees that demonstrating street permits have been transplanted, or approved by the City's trees would not be Community and Cultural Services Department as - removed unsuitable for relocation, shall be replaced on a one -to- one basis. The size, location, and type of replacement o Field check to confirm o Prior to o CCSD trees will be subject to approval of the City's Community implementation of the issuance of and Cultural Services Department. approved street tree occupancy replanting scheme, if permits necessary AES -2(g) A landscaping plan shall be prepared, Approval of landscape plan a Prior to m PCD including a street tree plan, by a licensed California to verify compliance with submittal for landscape architect. All landscape areas shall be requirements. Approved ARB review maintained in a first -class condition at all times. Any landscape plans shall be plants that die shall be replaced immediately on a one- kept on file at the City and ® Periodically PCD to -one basis. shall be available for public after review. completion to confirm maintenance and timely replacement of landscape vegetation AES 4(a) Shielded Exterior Lighting. The applicant o Approval of final lighting O Prior to m PCD shall design exterior building lighting that sheds light plans to verify issuance of pools only on the project site, incorporating "cut -off' compliance with the building shields as appropriate. North and west facades shall stated requirements. permits incorporate the minimal lighting needed to satisfy safety Approved lighting plans requirements. shall be open for public review at City Hall. ® Field check to ensure a Prior to o PCD implementation of the issuance of approved plan occupancy permits Key: PCD — City of Santa Monica Planning and Community Development Department CCSD - City of Santa Monica Community and Cultural Services Department EPWM — Environmental and Public Works Management Department City of Santa Monica RAND Corporation Headquarters Building Mitigation Monitoring and Reporting Program Mitigation Measure /Condition of Approval Action Required When Responsible Compliance Verification Monitoring to Agency or Occur Party Initial Date Comments AES 4(b) Shielded Landscape Illumination. m Approval of final lighting Prior to a PCD Landscape illumination and exterior sign lighting shall be plans to verify issuance of accomplished with low - level, unobtrusive fixtures. Such compliance with the building lighting shall be creatively shielded to direct light pools stated requirements. permits away from off -site viewers. Approved lighting plans shall be available for public review at City Hall. a Prior to m PCD a Field check to ensure issuance of implementation of the occupancy approved plan permits AES 4(c) Low Glare Materials. Finish materials, a Approval of final design m Prior to PCD including glazing, shall be of a low reflectivity to plans to verify use of issuance of minimize glare. Development shall include low- reflective building materials that building roofing materials to reduce glare potential for nearby meet the stated permits development that may have downward views of the requirements project's roof. o Field check to confirm o Prior to PCD that the approved issuance of building materials were occupancy used permits ili. CONSTRUCTION EFFECTS CON -2(a) Fugitive Dust Emission Reduction o Confirmation that all of m Prior to a PCD Strategies. Dust generated by the development the stated dust control issuance of activities shall be kept to a minimum with a goal of requirements have . grading retaining dust on the site as follows: been included on the permits a During clearing, grading, earth moving, excavation, or grading plans transportation of cut or fill materials, water trucks or sprinkler systems are to be used to prevent dust from a Field check to confirm m During PCD leaving the site and to create a crust after each day's implementation of dust grading activities cease. Provisions shall be made prior to and control measures phase of during watering to prevent runoff from leaving the site. I construction Key: PCD — City of Santa Monica Planning and Community Development Department CCSD — City of Santa Monica Community and Cultural Services Department EPWM — Environmental and Public Works Management Department City of Santa Monica 4 RAND Corporation Headquarters Building Mitigation Monitoring and Reporting Program Mitigation Measure /Condition of Approval Action Required When Responsible Compliance Verification _ Monitoring to Agency or Occur Party Initial Date Comments • During construction, water trucks or sprinkler systems construction shall be used to keep all areas of vehicle movement damp enough to prevent dust from leaving the site. At a minimum, this would include wetting down such areas in the later morning and after work is completed for the day and whenever wind exceeds 15 miles per hour. • Soil stockpiled for more than two days shall be covered, kept moist, or treated with soil binders to prevent dust generation. These requirements shall be included on all grading plans. CON -2(b) Ozone Precursor Control Measures: Any Confirmation that all of ® Prior to ® PCD construction equipment used on the site must meet the the stated ozone issuance of following conditions in order to reduce NO, emissions: precursor control grading • The engine size must be the minimum practical size; requirements have permits • The number of pieces of equipment operating been included on the - simultaneously must be minimized through efficient grading plans management practices; • Construction equipment must be maintained in tune per manufacturer's specifications; a Field check to confirm During PCD • Equipment shall be equipped with 2 to 4- degree implementation of grading engine timing retard or precombustion chamber ozone precursor control phase of engines; measures construction • Catalytic converters shall be installed, if feasible; • Diesel- powered equipment such as booster pumps or generators should be replaced by electric equipment, if feasible; and m Construction truck trips shall be scheduled, to the extent feasible, to occur during non -peak hours. These requirements shall be included on all grading plans. Key: PCD — City of Santa Monica Planning and Community Development Department CCSD — City of Santa Monica Community and Cultural Services Department EPWM — Environmental and Public Works Management Department City of Santa Monica RAND Corporation Headquarters Building Mitigation Monitoring and Reporting Program Mitigation Measure /Condition of Approval Action Required When Responsible Compliance Verification Monitoring to Agency or Occur Party Initial Date Comments CON -3(a) All diesel equipment shall be operated with Field check to confirm During PCD closed engine doors and shall be equipped with factory- implementation of stated construction recommended mufflers. noise reduction measures CON -3(b) Electrical power shall be used to run air Field check to confirm During PCD compressors and similar power tools. implementation of stated construction noise reduction measures CON -3(c) Construction shall comply with the City of On -site monitoring to During PCD Santa Monica Noise Ordinance. All construction activity ensure compliance with the construction which generates noise levels above those allowed by the City Noise Ordinance and City of Santa Monica Noise Ordinance shall be limited to that noise levels from between the hours of 10:00 AM and 3:00 PM. stationary equipment do not exceed City Noise Ordinance standards during stated times CON -4(a) The applicant shall prepare and submit a m Approval of submitted Prior to m PCD demolition plan for review and approval by the City. The demolition plan to verify issuance of plan shall include methods to maximize salvage and inclusion of the stated demolition recycling of building and landscape materials. The plan requirements. The permits shall include a recovery rate for each material type in the approved demolition demolition contract. The plan shall also include . plan shall be available strategies for the salvage of reusable historic materials for public review at City and reusable materials in good conditions. Hall ® Field check to confirm m During m PCD implementation of the demolition approved demolition activities Ian CON -4(b) During construction and demolition Field check to confirm During PCD activities, the applicant shall separate for recycling all separation and recycling of demolition and materials that are accepted for recycling in the Los materials as required construction Angeles region, including, but not limited to, metals, woodwaste, and clean fill. Key: PCD — City of Santa Monica Planning and Community Development Department CCSD — City of Santa Monica Community and Cultural Services Department EPWM — Environmental and Public Works Management Department City of Santa Monica RAND Corporation Headquarters Building Mitigation Monitoring and Reporting Program Mitigation Measure /Condition of Approval Action Required When Responsible Compliance Verification Monitoring to Agency or Occur Party initial Date Comments CON -4(c) The applicant shall schedule the removal of Keep on file written Prior to PCD reusable and recyclable materials prior to demolition to verification that the issuance of maximize recovery rate. applicant has scheduled demolition removal of reusable and permits - recyclable materials CON- 4(d) The applicant shall provide separate bins for Keep on file written Prior to • EPWM ' all recyclables on -site. Such bins shall be labeled verification that the issuance of clearly in several languages or with universal symbols. required orientation has demolition' The applicant shall also provide orientation prior to the occurred permits start of construction for workers to train them to use the recycle bins provided. If there is insufficient space on- • Field check to confirm all During • EPWM site, the applicant shall contract with a recycling required recycling demolition company to receive mixed loads for separation and containers are present activities recycling. on site or confirmation that a recycling company has been retained to separate waste off -site CON -4(e) The applicant shall use pre- engineered or • Approval of final design • Prior to • PCD factory cut material. Examples of this type of material plans to verify use of issuance of include, but are not limited to, factory trusses, laminated building materials that building and other engineered wood products, sheet metal meet the stated permits cladding and roofing, 9 foot gypsum board, pre -cut requirements headers, and pre - assembled joist bridging. The applicant shall also use reusable and recyclable forming • Field check to confirm • During • PCD materials, such as steel forms or standard wood that the approved construction systems, where feasible. building materials were used IV. CULTURAL RESOURCES CRA (a) Prior to the alteration of the interior or exterior Approval of the required Prior to PCD of the existing RAND facility, including the removal of Historic American Building issuance of 77 any significant landscaping, and prior to the issuance of Survey and verification that demolition a demolition permit for the existing RAND facility, the all of the required ermits Key: PCD — City of Santa Monica Planning and Community Development Department CCSD — City of Santa Monica Community and Cultural Services Department EPWM — Environmental and Public Works Management Department City of Santa Monica RAND Corporation Headquarters Building Mitigation Monitoring and Reporting Program Mitigation Measure /Condition of Approval Action Required When Responsible Compliance Verification Monitoring to Agency or Occur party Initial Date Comments applicant shall retain the services of a Historic components are included Resources Consultant (to be approved by the City) to prepare an Historic American Building Survey level 2 documentation for the current RAND facility. This report shall document the significance of the building and its physical conditions, both historic and current, through site plans, historic maps, photographs, written data, and _ text, and shall include: 1) Written text (NABS Narrative Format) documenting the architecture and historic significance of the property, including contextual history of RAND and its significant role in American history, as well as its ' history in Santa Monica. Biographical information about John D. Williams, the designer of the concept, and H. Roy Kelley, the architect, shall also be included, including published references to the construction, the activities of RAND during the building's period of significance, and other bibliographic sources. 2) Photographic documentation noting all exterior elevations and interior character - defining features. Photographs shall be large format, black and white, archival processed, and taken by a professional photographer familiar with the recordation of historic buildings, and prepared in a format consistent with Historic American Buildings Survey (NABS) standards for large format and field photography. CRA (b) Since the RAND building is eligible as a City Keep on file written Prior to PCD of Santa Monica Landmark, all recordation prepared in confirmation that each of issuance of accordance with the mitigation measure above shall be the stated agencies have demolition forwarded to the City of Santa Monica City Planning received copies of the permits Division and the Santa Monica Public Library, who shall Historic American Building act as public archivists. Survey Key: PCD — City of Santa Monica Planning and Community Development Department CCSD — City of Santa Monica Community and Cultural Services Department EPWM — Environmental and Public Works Management Department City of Santa Monica RAND Corporation Headquarters Building Mitigation Monitoring and Reporting Pr Mitigation Measure /Condition of Approval Action Required When Responsible Compliance verification Monitoring to Agency or Occur Party Initial Date Comments CR -2(a) . At the commencement of project Keep on file written Prior to the PCD construction, all workers associated with earth disturbing confirmation that the issuance of procedures shall be given an orientation regarding the required orientation has building possibility of exposing unexpected cultural remains by occurred permits an archaeologist and directed as to what steps are to be taken if such a find is encountered. CR -2(b) In the event that archaeological resources o Field check throughout During PCD are unearthed during project construction, all earth construction to ensure grading disturbing work within the vicinity of the find must be that buried cultural activities temporarily suspended or redirected until an resources are not being archaeologist has evaluated the nature and significance disturbed of the find. After the find has been appropriately mitigated, work in the area may resume. o If buried resources are Prior to o PCD If human remains are unearthed, State Health and discovered the City shall keep on file written resuming grading Safety Code Section 7050.5 requires that no further confirmation that the activities disturbance shall occur until the County Coroner has find has been evaluated made the necessary findings as to origin and disposition by a qualified pursuant to Public Resources Code Section 5097.98. If archaeologist and that the remains are determined to be of Native American the appropriate cultural descent, the coroner has 24 hours to notify the Native resource management American Heritage Commission (NAHC). The NAHC will program has been then identify the person(s) thought to be the Most Likely implemented Descendent (MLD) of the deceased Native American, who will then help determine what course of action should be taken in dealing with the remains. V. GEOLOGY AND SOILS GEO -1(a) Design and construction of the buildings shall Approval of final design Prior to PCD be engineered to withstand the expected ground plans to verify that the issuance of acceleration that may occur at this site. The calculated stated requirements have grading design base ground motion for the site should take into been met - permits consideration the soil type, potential for liquefaction, and the most current and applicable seismic attenuation methods that are available. All on -site structures shall comply with applicable provisions of the 1997 Uniform Key: PCD — City of Santa Monica Planning and Community Development Department CCSD — City of Santa Monica Community and Cultural Services Department EPWM — Environmental and Public Works Management Department City of Santa Monica RAND Corporation Headquarters Building Mitigation Monitoring and Reporting Program Mitigation Measure /Condition of Approval Action Required When Responsible Compliance Verification Monitoring to Agency or Occur Party Initial Date Comments Building Code and the 1998 California Building Code. GEO -2 Additional Geotechnical Study. Prior to m Keep on file written Prior to m PCD issuance of a building permit, a geotechnical study shall confirmation that the issuance of be completed to adequately assess the liquefaction Building Officer has building potential of the soils underlying the proposed bottom reviewed, and concurs permits grade of the parking structure (approximately 42 feet with, the findings of the below current grade). The borings shall be completed required geotechnical up to approximately 90 feet below the existing ground study surface or up to 50 feet below the bottom grade of the parking lot excavation, as determined necessary by the Approval of the final m Prior to o PCD Building Officer. If these soils are confirmed to be prone design plans to verify issuance of to seismically- induced liquefaction, appropriate that they incorporate building techniques to minimize liquefaction potential shall be the recommendations permits prescribed and implemented. All on -site structures shall contained in the comply with applicable methods of the Uniform Building geotechnical study Code.. Suitable measures to reduce liquefaction impacts could include specialized design of foundations by a structural engineer, removal or treatment of liquefiable soils to reduce the potential for liquefaction, drainage to lower the groundwater table to below the level of liquefiable soils, in -situ densification of soils, or other alterations to the ground characteristics. GEO -3(a) All artificial fill material or unsuitable native soil Approval of the final design Prior to PCD located below the footprint of the proposed structure shall plans to verify compliance issuance of be removed and hauled off site or processed into a with the stated building suitable building material. requirements permits GEO -3(b) All fill material used for construction shall be Keep on file written Prior to PCD approved by a geotechnical or civil engineer, and all confirmation that all fill issuance of backfill and foundation sub -grade shall be certified by a and backfill materials building geotechnical or civil engineer for proper compaction. have been permits approved /certified as stated GEO -3(c) All fill material used for backfill after Keep on file written Prior to PCD Key: PCD — City of Santa Monica Planning and Community Development Department CCSD — City of Santa Monica Community and Cultural Services Department EPWM — Environmental and Public Works Management Department City of Santa Monica 10 RAND Corporation Headquarters Building Mitigation Monitoring and Reporting Program Mitigation Measure /Condition of Approval Action Required - When Responsible Compliance Verification Monitoring to Agency or Occur Party Vnitial ®ate Comments abandonment of the below -grade level beneath the confirmation that all fill issuance of existing RAND building shall be approved by a and backfill materials building geotechnical or civil engineer. In addition, the backfill have been permits shall be certified by a geotechnical or civil engineer for approved /certified as proper compaction. stated GEO -4(a) The information obtained and recommendations set forth in the most recent o Approval of the final design plans to verify m Prior to issuance of o PCD geotechnical study (Law /Crandall, 2000) shall be used to that they incorporate building design the excavation and shoring to prevent the recommendations permits destabilization of the sidewalls. A civil or geotechnical contained in the professional shall field test the excavation to determine geotechnical study proper sloping of the excavations. Where proper slopes cannot be used, shoring must be used. This shoring shall o Keep on file written m During PCD be designed to the satisfaction of the project civil engineer confirmation that the excavation and take into account all lateral load parameters and the excavation has been possible presence of groundwater at the bottom grade of field tested as required the excavation or the base of the shoring soldier piles (if used). A monitoring system shall be implemented to m Field check to confirm During PCD evaluate the shoring system. that the monitoring grading system is in place activities GEO -4(b) Both the excavation for the proposed parking Approval of the final design Priorto PCD structure and the excavation associated with the plans to verify that the issuance of abandonment of the below -grade level of the existing stated requirements are building RAND building shall comply with all applicable met permits regulations of the California Occupational Safety and Hazard Administration guidelines as they pertain to excavations. GEO -4(c) Before construction begins, a groundwater m Approval and Prior to PCD study shall be completed to predict the groundwater levels concurrence with the issuance of expected during excavation activities. The study shall findings of the required grading include the installation of at least one on site groundwater groundwater study permits monitoring well and an historical evaluation of groundwater levels in the site area. If it is discovered that e Approval of a dewatering Prior to o PCD the groundwater levels will pose a problem, then plan, if necessary, and issuance of appropriate measures shall be taken to de -water the verification that all the grading Key! PCD — City of Santa Monica Planning and Community Development Department CCSD — City of Santa Monica Community and Cultural Services Department EPWM — Environmental and Public Works Management Department City of Santa Monica 11 RAND Corporation Headquarters Building Mitigation Monitoring and Reporting Program Mitigation Measure /Condition of Approval Action Required When Responsible Compliance Verification Monitoring to Agency or Occur Party Initial Date Comments excavation before grading and construction of the parking required components are permits structure begins. In addition, the parking lot design shall included include a mechanism of removing groundwater or percolating surface waterwhich may collect at the base of o Field check to confirm m During o PCD the parking structure. The removal system shall be that dewatering is grading and designed to prevent the parking garage from flooding. conducted in accordance construction with the approved plan activities GEO -4(d) Dewatering during the construction of the parking garage may result in the handling and disposal of a Keep on file written confirmation that the s Prior to issuance of ® PCD contaminated groundwater. As shown in the Phase II required permits have - building environmental assessment of the subject site, there is been obtained for the permits contaminated groundwater beneath the site. Groundwater proposed project pumping associated with the construction of the subterranean parking structure may result in the drawing Keep on file the results m During o PCD . in of those contaminants. If groundwater is to be pumped of the sampling grading and during construction, the proper discharge permits (such as performed as required by construction a National Pollution Discharge Elimination System- the permit conditions activity NPDES permit) or sanitary sewer discharge permit must be obtained from the Regional Water Quality Control Board or the Sanitary District, respectively. Sampling of the discharge is to be performed, as required by the ermit conditions. GEO -4(e) If groundwater or percolating surface Keep on file written Prior to issuance EPWM water removal is to be continuously performed to confirmation that the of occupancy maintain the usability of the parking garage, then the required permits have been permits proper groundwater discharge permits shall be obtained. obtained for the proposed Generally, a NPDES permit is obtained from the project Regional Water Quality Control Board for the discharge of groundwater into the storm drain system. The permit conditions generally require periodic monitoring for contaminants and the calculation of discharge volume. If such a system is to be installed at this site, then the appropriate permits must be obtained, the permit conditions followed, and the groundwater removal system shall be maintained in proper order to ensure its proper operation. Key: PCD — City of Santa Monica Planning and Community Development Department CCSD — City of Santa Monica Community and Cultural Services Department EPWM — Environmental and Public Works Management Department City of Santa Monica 12 RAND Corporation Headquarters Building Mitigation Monitoring and Reporting Program Mitigation Measure /Condition of Approval Action Required When Responsible Compliance Verification Monitoring to Agency or Occur Party Initial Date Comments GEO -4(f) All walls of the parking structure shall be Approval of the final design Prior to PCD waterproofed to protect against corrosive effects of water plans to verify that the issuance of contact stated requirements are building - met permits GEO-6 Soil Expansion Analysis. Prior to issuance of a m Keep on file written m Priorto m PCD building permit, soil samples of final sub -grade areas and confirmation that the issuance of excavation sidewalls shall be collected and analyzed for Building Officer has building their expansion index. For areas where the expansion reviewed, and concurs permits index is found to be greater than 20, the appropriate with, the findings of the grading and foundation designs shall be engineered to required expansion withstand the existing conditions. The expansion testing analysis may be foregone if the grading and foundations are engineered to withstand the presence of highly expansive Approval of the final a Prior to m PCD soils. design plans to verify issuance of incorporation of the building recommendations in the permits expansion analysis GEO -6(a) Storm Water Pollution Prevention Plan. _' Review and approval of ® Prorto 3 EPWM The applicant shall require the building contractor to the SWPP to ensure issuance of prepare and institute a SWPPP during construction. A that it includes the grading SWPPP for site construction shall be developed prior to required BMPs to permits the initiation of grading and implemented for all minimize water quality construction activity on the project site in excess of five impacts and is acres. The SWPPP shall include specific BMPs to consistent with the control the discharge of material from the site. BMP guidelines adopted by methods may include, but would not be limited to, the the SWRCB use of temporary retention basins, straw bales, sand bagging, mulching, erosion control blankets, soil G Field check to confirm ® During all m EPWM stabilizers and dust control using the minimum amount implementation of the phases of of water without adding to runoff. Additional BMPs shall approved SWPP construction be implemented for any fuel storage orfuel handling that could occur on -site during construction and the temporary storage of all heavy equipment shall be confined to one localized area. The SWPPP must be prepared in accordance with the guidelines adopted by the SWRCB. Key: PCD — City of Santa Monica Planning and Community Development Department CCSD — City of Santa Monica Community and Cultural Services Department EPWM — Environmental and Public Works Management Department City of Santa Monica 13 RAND Corporation Headquarters Building Mitigation Monitoring and Reporting Program Mitigation Measure /Condition of Approval Action Required When Responsible Compliance Verification Monitoring to Agency or Occur Party Initial Date Comments GEO -6(b) Covering and Removal of Stockpiles. All Field check to confirm During grading PCD stockpiles of excavated material shall be covered with compliance with the activities an impervious material during storage and shall be stockpile covering and removed from the site within 3 weeks of being excavated removal requirements or they shall be used for grading or backfill if the material fulfills the requirements of measures GEO -3(b and c) above. VI. HAZARDS AND HAZARDOUS MATERIALS HHS -1 For demolition, onsite structures should have Keep on file written Prior to PCD the ACMs removed according to proper abatement confirmation that asbestos issuance of procedures recommended by the asbestos consultant. removal was conducted in grading permits _ All abatement activities should be in compliance with accordance with the stated California and Federal OSHA, and with the South Coast requirements Air Quality Management District requirements. Only asbestos trained and certified abatement personnel should be allowed to perform asbestos abatement activities onsite. All ACMs removed from onsite structure should be hauled and disposed of by a transportation company certified to handle asbestos and hazardous materials. HHS -2 Prior to the demolishment of any of the current Keep on file written Prior to PCD structures, a licensed lead -based paint consultant confirmation that the issuance of should be contracted to evaluate the onsite structures required lead -based paint building for lead -based paint. If lead -based paint is discovered, it survey was conducted and permits should be removed according to proper abatement any removal was procedures recommended by the consultant. All conducted in accordance abatement activities should be in compliance with with the stated California and Federal OSHA, and with the South Coast requirements, Air Quality Management District requirements. Only lead -based paint trained and certified abatement personnel should be allowed to perform abatement activities onsite. All lead -based paint removed from onsite structure should be hauled and disposed of by a transportation company certified to handle hazardous or Key: PCD — City of Santa Monica Planning and Community Development Department CCSD — City of Santa Monica Community and Cultural Services Department EPWM — Environmental and Public Works Management Department City of Santa 14 RAND Corporation Headquarters Building Mitigation Monitoring and Reporting Program Mitigation Measure /Condition of Approval Action Required When Responsible Compliance Verification Monitoring to Agency or - Occur Party Initial Date Comments regulated waste. HHS -3(a) The applicant shall perform additional soil Review and approve the Priorto PCD sampling and analysis near the former arroyo and storm conclusions of the issuance of drain to determine lateral extent of contamination. additional soil sampling building and analysis permits HHS 3(b) The results of the soil sampling within the Keep on file written Prior to PCD Phase II ESA shall be forwarded to the local regulatory confirmation that the issuance of agency (City of Santa Monica Environmental Program appropriate regulatory building Division, Los Angeles Regional Water Quality Control agencies have cleared the permits Board, and /or the State of California Environmental property based on the Protection Agency Department of Toxic Substances Phase II ESA results along Control). The agency should review the data and either with any additional sign off on the property or determine if any additional investigations, if necessary investigation or remedial activities are deemed necessary. HHS-3(c) Upon demolition of the existing buildings, the Review and approve the Prior to PCD applicant shall perform additional soil sampling and conclusions of the issuance of analysis in the area of the former service station. additional soil sampling grading permits and analysis HHS4 The results of the groundwater sampling within Keep on file written Prior to PCD the Phase II ESA shall be forwarded to the appropriate confirmation that the issuance of regulatory agency (City of Santa Monica Environmental appropriate regulatory building Program Division, Los Angeles Regional Water Quality agencies have cleared the permits Control Board, and /or the State of California property based on the Environmental Protection Agency Department of Toxic Phase It ESA results along Substances Control). The agency should review the with any additional data and sign off on the property or determine if any investigations, if necessary additional investigation or remedial activities are deemed necessary. HHS -5 The final report for the tank closure activities Keep on file written Prior to PCD shall be reviewed. If the available information is not confirmation that the final issuance of adequate, additional focused assessment activities are report for the tank closure building recommended to further evaluate the potential hazards activities has been permits associated with the six former USTs. In addition, if the reviewed and any Key: PCD — City of Santa Monica Planning and Community Development Department CCSD — City of Santa Monica Community and Cultural Services Department EPWM — Environmental and Public Works Management Department City of Santa Monica 15 RAND Corporation Headquarters Building Mitigation Monitoring and Reporting Program Mitigation Measure /Condition of Approval Action Required When Responsible Compliance Verification Monitoring to Agency or Occur Party _Fn_ffia_IT_Da­te7 Comments - existing RAND buildings are demolished, the City additional assessment Environmental Programs Division should be contacted activities and /or tank regarding any additional tank abandonment abandonment activities, if requirements for the in -place abandoned tanks, necessary, have been including, but not limited to, additional investigations. completed. HHS -6 Upon demolition of the existing buildings, the Keep on file written m Prior to PCD applicant shall obtain all necessary permits from the City confirmation that all issuance of to abandon these structures. The applicant shall , necessary permits for demolition perform additional soil sampling and analysis in the area abandonment of the permits of the hydraulic elevators and clarifier and groundwater structures have been sampling and analysis in the area of the clarifier. approved Contamination shall be remediated in accordance with the requirements of the appropriate agency. o Keep on file written Prior to PCD confirmation that issuance of required sampling and building remediation, if permits necessary, has been completed IX. NOISE N -2(a) Parapets shall be installed around all rooftop Field check to verify Prior to PCD ventilation systems. compliance with the stated issuance of requirements. occupancy certificates N -2(b) All trash pickups shall be restricted to daytime Field check to confirm Over the life of PCD operating hours (7:00 AM to 10:00 PM). implementation of stated the project noise reduction measures XIII. TRANSPORTATION / TRAFFIC T-4(a) Ocean Avenue /Neilson Way & Pico Keep on file written Prior to PCD Boulevard. Modify the intersection striping to provide confirmation that the issuance of an additional left turn lane on the southbound approach required improvements occupancy and make all associated improvements to the existing have been completed permits traffic signal and to the roadway. The resulting lane configuration on the southbound approach would be two exclusive left -turn lanes, one through lane and one Key: PCD— City of Santa Monica Planning and Community Development Department CCSD — City of Santa Monica Community and Cultural Services Department EPWM — Environmental and Public Works Management Department City of Santa Monica 16 RAND Corporation Headquarters Building Mitigation Monitoring and Reporting Program ' Mitigation Measure /Condition of Approval Action Required When Responsible Compliance Verification Monitoring to Agency or Occur Party Initial Date Comments shared through/right-turn lane. XIV. UTILITIES / SERVICE SYSTEMS U -1(a) The developer shall install water efficient Approval of final design m Prior to U EPWM plumbing fixtures, including ultra low -flow toilets, and plans to verify that the issuance of low -flow showers in accordance with City requirements. required fixtures are building incorporated permits ® Field check to confirm Prior to EPWM installation of the issuance of required fixtures occupancy permits U -1(b) Sections of Title 20 and Title 24 of the a Approval of final design m Priorto m EPWM California Administrative Code regarding water plans to confirm issuance of consumption shall be enforced. compliance with the building stated requirements permits a Field check to confirm - ® Priorto compliance issuance of m EPWM occupancy permits U -1(c) A low volume irrigation system shall be used for a Approval of the landscape ® Prior to m EPWM all landscaping plan to verify that a low approval of volume irrigation system building is included permits m Field check to confirm m Priorto EPWM installation of a low issuance of volume irrigation system occupancy permits U -1(d) The applicant shall either incorporate drought- m Approval of the landscape ®Priorto e EPWM tolerant plant species in the water conserving landscape plan to verify that the approval of design or at the time of development irrigation systems stated requirements have building Key: PCD — City of Santa Monica Planning and Community Development Department CCSD — City of Santa Monica Community and Cultural Services Department EPWM — Environmental and Public Works Management Department City of Santa Monica 17 RAND Corporation Headquarters Building Mitigation Monitoring and Reporting Program Mitigation Measure /Condition of Approval Action Required When Responsible Compliance Verification Monitoring to Agency or _ Occur Party Initial . Date Comments shall be installed to maintain all irrigated landscaping been met permits with recycled water and shall be connected to recycled water systems when they become available. o Field check to confirm ® Prior to m EPWM compliance with the issuance of _ approved landscape plan occupancy permits U -2 The proposed project shall be required to Keep on file written Prior to the EPWM achieve a zero net impact on the City's wastewater flows confirmation that the issuance of through retrofits of a sufficient number of existing required retrofits have occupancy occupancies with ultra -low flow flush toilets to offset the been completed permits project's wastewater increase. U -4(a) The applicant shall include mixed office paper, ® Approval of the general Prior to EPWM cardboard, scrap metal, newspaper, glass and plastic facility recycling plan issuance of bottles, and metal cans (aluminum and steel) generated and confirmation that occupancy from project operations in a general facility recycling each of the specified permits program, to be approved by the City. solid waste types are included m Field check to ensure ® Throughout EPWM. the approved recycling the life of the plan is implemented project U -4(b) To the extent feasible, the applicant shall utilize. e Confirm that this ® Prior to ® EPWM products made from recycled materials. This may include requirement is included approval of office, food service, and janitorial supplies, carpeting, in the general recycling occupancy paint, re- refined lubrication oil, tire stops in parking lots program for the project permit and plastic lumber park benches. If requested from the applicant, the City of Santa Monica Solid Waste Management Division can provide technical assistance in ® Field check to confirm Throughout a EPWM locating, obtaining, and using products made with recycled use of these products in the life of materials. accordance with the the project .. requirements of the approved general recycling program Key: PCD — City of Santa Monica Planning and Community Development Department CCSD — City of Santa Monica Community and Cultural Services Department EPWM — Environmental and Public Works Management Department City of Santa Monica 18 RAND Corporation Headquarters Building Mitigation Monitoring and Reporting Program Mitigation Measure /Condition of Approval .fiction Required When Responsible Compliance Verification Monitoring to Agency or Occur Party Initial Date Comments U-4(c) Public education materials on waste prevention, Field check to confirm that Throughout the EPWM recycling, used -oil recycling, re- refined oil, hazardous the required education life of the waste reduction and management, composting and materials are provided project buying recycled content products shall be displayed in the appropriate areas within the RAND Headquarters structure. U-4(d) The applicant shall provide the City with a recycling plan that identifies all programs to be utilized to o Approval of the recycling plan and a Prior to issuance of a EPWM reduce solid waste generation and disposal by a minimum confirmation that all of occupancy of 50 %, from the estimates based on the City's solid waste the specified permits generation rates. The applicant shall provide this plan requirements are met prior to final occupancy. The plan shall include, at a minimum upon concurrence of the City's Solid Waste a Keep on file written m Throughout EPWM Management Division, the following items: verification that the the life of the annual reports required project • Description of all activities which will reduce solid as part of the recycling waste generation by a minimum of 50%; plan have been • Methodology for monitoring activities forprogram submitted and that the effectiveness/efficiency,' facility meets the 50% • Compilation and provision of quarterly diversion diversion requirement updates/reports to the City— 30 days after the end of each calendar quarter listing the amount of wastes disposed and recycled by tons; • Listing of solid waste /recycling /service providers - utilized to provide recycling/composting/waste reduction programs; and • Annual evaluation of program submitted to the City's Solid Waste Management Division, Key: PCD — City of Santa Monica Planning and Community Development Department CCSD— City of Santa Monica Community and Cultural Services Department EPWM — Environmental and Public Works Management Department City of Santa Monica 19 Adopted and approved this 19th of September, 2000. Ken Censer; Mayor I, Maria M. Stewart, City Clerk of the City of Santa Monica, do hereby certify that the foregoing Resolution 9572 (CCS) was duly adopted at a meeting of the Santa Monica City Council held on the 19th of September, 2000, by the following vote: Ayes: Council members: Noes: Council members: Abstain: Council members: Absent: Council members: Holbrook, Rosenstein, McKeown, Feinstein, Bloom, Mayor Pro Tern O'Connor, Mayor Censer MM None Maria M. Stewart