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
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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.
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(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:
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(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
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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.
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(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
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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
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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
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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
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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.
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(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
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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.
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(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.
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(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.
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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
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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
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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