R-8063
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C/ED:PPD
city council Meeting: August 1, 1990
Santa Monica,California
RESOLUTION NUMBER 8063(CCS)
(city Council Series)
A RESOLUTXON OF THE CXTY COUNCXL
OF THE CXTY OF SANTA MONICA
CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT
ON THE PROPOSED DEVELOPMENT AGREEMENT BETWEEN
THE PACIFIC BEACH DEVELOPMENT LIMXTED PARTNERSHIP AND
THE CITY OF SANTA MONICA
FOR THE BEACHFRONT PARCEL AT 415 PACIFIC COAST HIGHWAY
WHEREAS, a Notice of preparation of an Environmental
Impact Report was issued on November 7, 1988; and
WHEREAS, a Notice of Completion of a Draft Environmental
Impact Report was published in December, 1989; and
WHEREAS, in May, 1990, the Final Environmental Impact
Report was published; and
WHEREAS, in May, 1990, an Addendum to the Final
Environmental Impact Report was published; and
WHEREAS, in July, 1990, a second Addendum to the Final
Environmental Impact Report was published; and
WHEREAS, the Environmental Impact Report and all notices
were prepared in compliance with the California Environmental
Quality Act (CEQA), and the City of Santa Monica CEQA Guidelines;
and
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WHEREAS, in May, 1990, the Santa Monica City Planning
commission reviewed the Final Environmental Impact Report,
including Addendum 1, and recommended its certification to the
City Council; and
WHEREAS, in July and August, 1990, the Santa Monica City
council, as Lead City Agency, reviewed the Final Environmental
Impact Report, including Addendum 1 and Addendum 2,
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA
MONICA DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. The city Council has reviewed and considered
the Final Environmental Impact Report on the project to be
developed in accordance with the Development Agreement between
the Pacific Beach Development Limited Partnership and the City of
Santa Monica prior to acting on the project.
SECTION 2. The city Council finds that the Final
Environmental Impact Report adequately reviews and analyzes
potential environmental effects of the proposed project.
SECTION 3. The City Council finds that there has been
an alteration to the project which reduces the environmental
impacts identified in the Environmental Impact Report (EIR). In
response to concerns over the project's potential environmental
impacts, the applicant revised the project design which included
a four foot step back on the second and third levels on the south
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and east side of the property and incorporated the multi-purpose
center into the main hotel building, further reducing the
building massings along Pacific Coast Highway. In response to
concerns over the treatment of the North House, a City Landmark,
the applicant has revised the plans for the community center
preserving and restoring all the significant interior historical
features. The site plan revisions incorporating the
multi-purpose center into the main hotel building serve to open
up the north end of the site and enhance views of the North
House.
SECTION 4. The City Council makes the following
findings, consistent with Article VI, Sections 12 and 13 of the
City of Santa Monica CEQA Guidelines and sections 15091 and 15093
of the state of California CEQA Guidelines. In addition to the
Final EIR, the record upon which these findings are made includes
the following, of Which the city council takes administrative
notice: Request for Development Proposals, 415 Pacific Coast
Highway, Santa Monica, california, April 1, 1987; Santa Monica
City council Staff Report Regarding Developer Selection (June 14,
1988); Santa Monica Planning Commission staff Report, May 23,
1990.
(a) (1) The City Council finds that there are no feasible,
reasonable and available alternatives and there are no further
mitigation measures to the project that would significantly and
substantially reduce the impact on the environment while
accomplishing the City's goals and objectives for use of this
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beachfront parcel contained in the Request For Proposal (April 1,
1987) .
(2) Further, the city council finds that the project will
convert a state-owned, City-operated beachfront parcel from a
private beach club into a high quality, visitor serving hotel and
state of the art community center. The project will also deliver
relief and additional revenues to the city's depleted Beach fund
while encouraging increased public access to the site by
providing the following community service enhancements:
(a) increased public parking (up to 100 spaces) during
peak beach going seasons;
(b) a 200 seat beach cafe and outdoor patio;
(c) a public beach facility with restrooms, lockers,
and showers;
Cd) community center educational and activity
programming to include cultural arts and
environmental awareness;
(e) shuttle vans to and from remote sites such as
schools for special classes and activities;
(f) a community meeting room and outdoor deck
overlooking the grounds and ocean:
(g) a children's play area;
(h) a sculpture garden:
(i) beach volleyball facilities, and
(j) public art displayed throughout the site.
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None of the capital, programming or operating costs associated
with the Community Center will require City funding.
(3) Further, the City Council finds that the project will
preserve, rehabilitate and open to the public a City designated
Landmark, the North House. All the significant interior historic
features will be preserved and rehabilitated by the applicant.
(b) The Final EIR determined that without mitigation
the project could result in significant adverse impacts on the
natural terrain and local geology in the following manner (Final
EIR, Volume 1, section IV-B). There will be temporary disruption
in the project locale during excavation and construction.
Project construction will require dewatering of the upper,
unconfined aquifer. potential geologic hazards exist from
naturally occurring gross or surficial failure of the bluffs.
The location of the property in relation to known active faults
indicates that the site is not exposed to greater seismic risk
than other locations in the local region. Nevertheless, movement
on any of the active or potentially active faults could cause
ground shaking at the building site. Consistent with Article
VI, section 12 of the City CEQA Guidelines and Section 15091 of
the state CEQA Guidelines, the City finds that the following
changes or mitigation measures have been required in the project
which will mitigate or avoid the potential significant
environmental effects identified with respect to natural terrain
and local geology:
(1) dewatering and pumping techniques for both the
upper unconfined aquifer and lower confined aquifer
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shall be approved by the City Building and Safety
Division prior to project construction;
(2) the preparation of a comprehensive geotechnical
report specifically for the site which will include
provisions for excavation, the correction of
potential geologic hazards, and an analysis of the
bluffs to the northeast of the site to assess its
factors of safety against gross and surficial
failure;
(3) all grading during construction shall be carefully
observed, mapped and tested by the project
engineer;
(4) all grading shall be performed under the
supervision of a licensed engineering geologist
and/or soils engineer in accordance with applicable
provisions of the Municipal Code and to the
satisfaction of the city Building and Safety
Division;
(5) all applicable specifications of the local building
codes and regulations shall be complied with in the
design and construction of the project; and
(6) the liquefaction potential during construction
shall be eliminated to the satisfaction of the
Building and Safety Division by utilizing
techniques such as recompaction of soil, dewatering
device to relieve pore pressure, grout injection or
installation of reinforcing stone columns.
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These measures will avoid or sUbstantially lessen the potential
for significant adverse impacts on natural terrain or local
geology and thus avoid or substantially lessen the significant
environmental effects identified in the Final EIR (Final EIR,
Volume 1, Section IV-B).
(c) The Final EIR determined that without mitigation the
project could result in a significant impact to short-term air
quality during site demolition and construction in the following
manner (Final EIR, Volume 1, Section IV-C, Volume 2, Responses to
Comments). The creation of dust and the daily emission of
pollutants from construction equipment could slightly exceed
threshold criteria established by SCAQMD. Such impacts would be
temporary in nature but are considered unavoidable significant
adverse effects attributable to the proposed project. Consistent
with Article VI, Section 12 of the City CEQA guidelines and
Sections 15091 of the state CEQA Guidelines, the City rinds that
the following changes or mitigation measures have been required
in the project which will mitigate or avoid the potential
significant environmental effects identified with respect to
short-term air quality impacts:
(1) ground wetting shall be required for dust control during
grading and construction in compliance with SCAQMD Rule
403;
(2) any stockpiles of soil, sand and similar materials shall
be covered and located at least fifty feet from adjacent
properties;
(3) all construction equipment shall be shut off when not in
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direct use;
(4) low sulfur fuel shall be used for construction
equipment;
(5) construction activities shall be discontinued during
second stage smog alerts;
(6) loading of haul trucks shall take place at least 50 feet
from adjacent properties;
(7) construction of temporary barriers/screening of at least
eight feet in height shall be erected to eliminate the
adverse effects of windblown excavated matter; and
(8) prior to issuance of a demolition permit, the project
applicant is required to certify that, should asbestos
be found in existing structures, a licensed, certified
contractor specializing in asbestos removal shall
perform the required work in accordance with California
OSHA standards.
These measures will avoid or substantially lessen the potential
for significant adverse impacts to short-term air quality, and
thus avoid or sUbstantially lessen the significant environmental
effects identified in the Final EIR (Final EIR, Volume 1, Section
IV-C, Volume 2, Responses to Comments, Letter A).
(d) The Final EIR determined that without mitigation the
project could result in significant impacts to long-term air
quality in the area in the following manner (Final EIR, Volume 1,
section IV-C). The Final EIR determined that the project would
result in an increase in long-term daily emissions. Increased
daily emissions will be generated by vehicular trips to the site
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and by stationary sources such as the consumption of natural gas
and burning fire places but are not predicted to exceed the
SCAQMD thresholds. Consistent with Article VI, Section 12 of the
city CEQA Guidelines and Section 15091 of the State CEQA
Guidelines, the City finds that the following changes or
mitigation measures have been required in the project which will
mitigate or avoid the potential significant environmental
effects identified with respect to long-term air quality:
(1) the project shall comply with the SCAQMD's Regulation XV
to help improve the region's air quality by reducing
employee peak hour trips;
(2) vents for all subterranean parking areas shall be
located as least fifty feet from adjacent residential
properties;
(3) all fireplace chimneys shall be equipped with spark
inhibitors and designed to facilitate fast burn rates
and high intensity flames; and
(4) vents for all kitchen areas shall be located as far away
as possible from adjacent residential property. A
charcoal or similar air filtration system will be
required to remove odors from air vents. Vents for the
hotel restaurant shall be located on top of the hotel
roof. Vents for the Beach Cafe shall be located on the
south side of the North House away from the residential
area and as high up on the North House facade as can be
accommodated within historic preservation practices.
Where feasible, the location of the vents shall take
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into account the predominant prevailing wind direction
to minimize impacts on adjacent residences.
These measures will avoid or substantially lessen the potential
for significant adverse impacts on long term air quality and thus
avoid or substantially lessen the significant environmental
effects identified in the Final EIR (Final EIR, Volume 1, section
IV-C).
(e) The Final EIR determined that without mitigation the
project could result in adverse environmental impacts in
Water/Hydrology due to storm runoff and drainage in the following
manner (Final EIR, Volume 1, Section IV-D). Consistent with
Article VI, section 12 of the City CEQA Guidelines and Section
15091 of the state CEQA Guidelines, the city finds that the
fOllowing changes or mitigation measures have been required in
the project which will mitigate or avoid the potential adverse
impacts due to storm runoff and drainage at the site:
(1) high points in pavement grade shall be designed to
prevent runoff from the site and PCR from entering the
subterranean parking structure;
(2) site drainage shall be graded directly toward the beach
or to local catch basins where non-closable grate drains
shall be placed;
(3) grate openings shall be of a size to accommodate 1.5
times the amount of water that the outflow pipe can
convey. The outflow pipe shall be composed of polyvinyl
chloride (PVC) or other non-caustic pipe;
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(4) If the PVc-type pipe is exposed to additional weight or
load, the pipe shall be encased to prevent failure. The
outlets for drainage pipes shall include a rock or
concrete splash dissipater pad to prevent scouringr
(5) a project drainage plan shall be submitted to the City
Engineer for review and approval, prior to development
of any drainage improvements; and
(6) any additional proposed drainage improvements shall be
developed to the satisfaction of the City Engineer and
shall meet applicable requirements from other
responsible agencies.
These measures will avoid or substantially lessen the potential
for storm runoff and drainage impacts at the site and thus avoid
or substantially lessen the potential adverse effects identified
in the Final ErR.
(f) The Final EIR determined that without mitigation the
project could result in significant impacts to noise in the
project area in the following manner (Final EIR, Volume 1,
section IV-E). Construction activities resulting from project
implementation would result in increases in ambient noise levels
in the vicinity of the site on an intermittent basis. Noise
levels would fluctuate depending on construction phase, equipment
type and duration of use, distance between noise source and
listener, and presence or absence of barriers between the noise
source and listener. Estimated noise levels would not change
significantly from existing conditions. Consistent with Article
VI, section 12 of the city CEQA Guidelines and section 15091 of
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the State CEQA Guidelines, the City finds that the following
changes or mitigation measures have been required in the project
which will mitigate or avoid the potential adverse noise
impacts identified:
(1) a construction period mitigation plan shall be prepared
by the applicant for approval by the Department of
General Services prior to issuance of a building permit.
The plan shall be in sufficient detail to determine the
duration of construction activities and the specific
types of equipment to be used and approximate locations,
especially compressors and pumps;
(2) project shall comply with applicable City noise
regulations specified in the City Ordinances (Santa
Monica Municipal Code Chapter 3A; Ordinance Numbers 1406
CCS and 1458 CCS);
(3) project contractors shall muffle and shield intakes and
exhaust, shroud and shield impact tools, and use
electric-powered equipment, as feasible;
(4) temporary walls and noise barriers shall be placed
around the site and/or locations of noisy activities to
block and deflect the noise from the adjacent
residential properties;
(5) pile drilling with tie-down anchor method shall be used
to minimize noise impacts;
(6) during feasible stages, portable noise curtains or
panels shall be used to contain noise from powered
tools;
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(7) truck deliveries and trash pickup shall be prohibited
between the hours of 7:00 PM and 7:00 AM.
(8) the level of noise from rooftop mechanical equipment
shall conform to the provisions of the Santa Monica
Noise Ordinance for Zone I. Should the equipment exceed
the noise ordinance thresholds at the property line,
then the rooftop mechanical equipment shall be fully
enclosed or partially enclosed (depending on the
equipment) in a manner that will achieve the Zone I
noise levels at the adjacent property line.
(9) parking garage ramp surfaces shall be of the type to
minimize the potential for tire squeal;
(10) Windows and walls on the north side of the community
Center Building shall have a sound transmission class
rating (STC) sufficient to eliminate the transmission of
any sounds exceeding the sound level limits established
in the City of Santa Monica Noise Ordinance for Noise
Zone I;
(11) a minimum a-foot wall shall be constructed along the
northern project property line, or other noise
attenuation measures shall be taken, to reduce sounds
from the outdoor dining area and children's play area;
(12) all state and local standards for exterior and interior
noise exposure shall be met for the proposed project;
(13) prior to issuing building permits, the applicant shall
submit evidence, to the city's satisfaction, that all
project land uses will meet applicable exterior and
interior noise standards;
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(14) a detailed acoustical assessment may be required to
indicate, to the city.s satisfaction, that the project
has achieved acceptable exterior and interior noise
levels through the use of mitigation measures such as
acoustically rated glazing, sound insulation in exterior
walls, adding mass to the exterior walls, sealing seams
and joints in exterior walls and fixed windows designed
with double paned or laminated glass; and
(15) a construction period mitigation plan shall be prepared
by the applicant for approval by the Department of
General Services prior to issuance of a building permit.
These measures will avoid or substantially lessen the potential
for adverse noise impacts at the site and thus avoid or
sUbstantially lessen the potential adverse effects identified in
the Final EIR (Final EIR, Volume 1, Section IV-E).
(g) The Final EIR determined that without mitigation the
project could result in an increase in daytime glare and evening
illumination in the project area in the following manner (Final
EIR, Volume 1, section IV-F). The project could create a
significant impact on residents south of the site and change the
nighttime character of that section of the beach front. In
addition, the project would result in nighttime illumination that
would be perceptible to motorists, neighbors, and pedestrian
traffic. Consistent with Article VI, Section 12 of the City CEQA
Guidelines and section 15091 of the state CEQA Guidelines, the
City finds that the following changes or mitigation measures have
been required in the project which will mitigate or avoid the
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potential significant environmental effects identified with
respect to light and glare:
(1) applicant shall prepare a lighting and building
materials plan for approval by the City's Architectural
Review Board;
(2) lighting and building materials shall be built and/or
installed in accordance with City of Santa Monica
ordinances, standards and applicable requirements;
(3) measures to reduce adverse light and glare impacts to
acceptable levels shall include:
(a) lightly tinted glass to decrease reflectivity
and emission of ambient light where
appropriate;
(b) exterior surface colors, materials and
textures that reduce daytime glare, foliage1
(c) landscaping shall be planted to limit exposure
to project lighting and to decrease
reflectivity 1
(d) outdoor lighting shall be shielded and
directed on-site and downward;
(e) outdoor lighting shall be reduced or softened
after peak hours, especially in pool, garden
and restaurant areas; and
(f) outdoor lighting shall be restricted to
security lighting between the hours of l2:00
AM and 7:00AM,
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(4) restrictions on lighting emitted from the southern
facade of the project shall be required as part of
conditions of approval; and
(5) light emitted from the northern facade shall be shaded
with window treatment or obstructed with landscaping
along northern walls.
These measures will avoid or substantially lessen the potential
for adverse light and glare impacts at the site and thus avoid or
sUbstantially lessen the potential adverse effects identified in
the Final EIR (Final EIR, Volume 1, section IV-F).
(h) The Final EIR determined that without mitigation the
project could result in significant land use impacts in the
following manner (Final EIR, Volume 1, section IV-I). This
determination was made because of the project's potential to be
physically incompatible with the adjacent residential uses, the
project's massive visual character from Pacific Coast Highway and
an inadequate sideyard setback on the North end of the site.
Consistent with Article VI, Section 12 of the City CEQA
Guidelines and Section 15091 of the State CEQA Guidelines, the
City finds that the following changes or mitigation measures have
been required in the project which will mitigate or avoid the
potential significant environmental effects identified with
respect to land use:
(1) a four-foot un excavated side yard setback from the
northern property line shall be included to allow for
deep-root landscaping to buffer the adjacent residential
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property; and
(2) no outside activities shall be allowed within the North
sideyard setback.
These measures will avoid or substantially lessen the potential
for significant land use impacts and thus avoid or substantially
lessen the potential adverse effects identified in the Final EIR
(Final ErR, Volume l, section IV-I) .
(i) The Final EIR determined that without mitigation the
project could result in significant adverse impacts on the City's
water conservation efforts in the fOllowing manner (Final EIR,
Volume 1, Section IV-M). consistent with Article VI, Section 12
of the City CEQA Guidelines and section 1509l of the state CEQA
Guidelines, the City finds that the following changes or
mitigation measures have been required in the project which will
mitigate or avoid the potential significant environmental
effects identified with respect to water conservation:
(1) the project shall incorporate water saving devices and
techniques such as low-flow toilet tank, water-saving
showerhead fixtures and xeriscape landscaping into the
design and operation of the proposed project in
accordance with the requirements of all City Ordinances;
(2) the applicant shall install a water recycling system
within the laundry facilities of the hotel portion of
the proposed project; and
(3) improvement costs to meet fire flow requirements and any
improvements to on-site water lines shall be borne by
the project applicant.
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These measures will avoid or substantially lessen the potential
for significant adverse impacts on water conservation and thus
avoid or substantially lessen the significant environmental
effects identified in the Final EIR (Final EIR, Volume I, Section
IV-M) .
(j) The Final EIR determined that without mitigation the
project could result in significant adverse impacts on sanitary
sewerage in the following manner (Final EIR, Volume 1, Section
IV-M). Consistent with Article VI, Section 12 of the City CEQA
Guidelines and Section l509l of the State CEQA Guidelines, the
city finds that the following changes or mitigation measures have
been required in the project which will mitigate or avoid the
potential significant environmental effects identified with
respect to sanitary sewerage:
(1) the applicant shall comply with current and future
ordinance provisions regarding sewer capacity allotment
in the City;
(2) prior to issuance of a Certificate of Occupancy, the
applicant shall present documentation to the General
Services Department certifying that the project will not
result in a net increase in wastewater flow by
retrofitting existing occupancies per General Services
guidelines; and
(3) the applicant shall be required to pay a sewerage
facilities charge to the city before a permit can be
issued to connect to the sewer per Section 7190 of
Ordinance 1451.
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These measures will avoid or substantially lessen the potential
for significant adverse impacts on sanitary sewerage and thus
avoid or substantially lessen the significant environmental
effects identified in the Final EIR (Final EIR, Volume I, Section
IV-M) .
(k) The Final EIR determined that without mitigation the
project could result in significant adverse impacts on solid
waste in the following manner (Final EIR, Volume l, Section
IV-M). The development and operation of the proposed project
would result in an adverse impact as it would contribute to the
ultimate exhaustion of one of several landfills. consistent with
Article VI, Section 12 of the City CEQA Guidelines and Section
15091 of the State CEQA Guidelines, the city finds that the
following changes or mitigation measures have been required in
the project which will mitigate or avoid the potential
significant environmental effects identified with respect to
solid waste:
(1) the applicant shall participate in the Santa Monica
Recycle program; and
(2) trash receptacles sufficient in size and number to
contain the trash generated on the parcel shall be
provided with outdoor receptacles shielded from public
view on at least three sides by impact resistant walls
of not less than five or not more than eight feet in
height and an impact resistant gate of not less than
five and not more than eight feet high.
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These measures will avoid or substantially lessen the potential
for significant adverse impacts on solid waste and thus avoid or
substantially lessen the significant environmental effects
identified in the Final EIR (Final EIR, Volume I, Section IV-M).
(l) The Final EIR determined that without mitigation the
project could result in significant adverse impacts on
communications in the following manner (Final EIR, Volume 1,
section IV-M). Consistent with Article VI, Section l2 of the
City CEQA Guidelines and section 1509l of the State CEQA
Guidelines, the City finds that the following changes or
mitigation measures have been required in the project which will
mitigate or avoid the potential significant environmental effects
identified with respect to communications:
(l) the proposed project shall comply with section 4,
Subsection 7166 of the Santa Monica Municipal code
requiring underground installation of commercial project
cables.
These measures will avoid or substantially lessen the potential
for significant adverse impacts on communications and thus avoid
or substantially lessen the significant environmental effects
identified in the Final EIR (Final EIR, Volume I, section IV-H).
(m) The Final EIR determined that without mitigation the
project could result in significant adverse impacts in fire
protection in the following manner (Final EIR, Volume 1, section
IV-N). Project implementation would increase the need for fire
protection and emergency medical services in the area.
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Consistent with Article VI, Section l2 of the City CEQA
Guidelines and section l5091 of the state CEQA Guidelines, the
City finds that the following changes or mitigation measures have
been required in the project which will mitigate or avoid the
potential significant environmental effects identified with
respect to fire protection:
(1) unless otherwise mitigated through design solutions
reviewed and approved by the Fire Department, no
building or portion of a building shall be constructed
more than l50 feet from the edge of a roadway of an
improved street, access road or designated fire lane;
(2) unless otherwise mitigated through design solutions
reviewed and approved by the Fire Department, the
entrance or exit of all ground floor units shall not be
more than l50 feet from the edge of an access road or
designated fire lane;
(3) fire hydrants shall be located on-site with their number
and location determined after the Fire Department
reviews definitive project plans and specifications;
(4) a set standpipe water distribution system shall be
installed throughout the project;
(5) fully automatic sprinkler systems and fire alarm systems
shall be installed throughout all project structures~
(6) fixed extinguishing systems shall be installed in
restaurant and kitchen areas;
(7) automatic fire alarm systems shall be installed
throughout all project structures~
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(8) improvements to the water system may be required to
provide adequate fire-flow and the costs for these
improvements shall be borne by the applicant;
(9) the proposed project shall comply with all applicable
state and local ordinances regarding fire prevention and
suppression; and
(10) definitive project plans and specifications shall be
submitted to the Fire Department, and requirements shall
be satisfied prior to issuance of a building permit.
These measures will avoid or substantially lessen the potential
for significant adverse impacts in fire protection and thus avoid
or substantially lessen the significant environmental effects
identified in the Final EIR (Final EIR, Volume I, section IV-N).
(n) The Final EIR determined that without mitigation the
project could result in significant adverse impacts on police
protection in the following manner (Final EIR, Volume 1, section
IV-N). project implementation would increase the need for police
protection in the area. consistent with Article VI, Section l2
of the city CEQA Guidelines and Section l5091 of the State CEQA
Guidelines, the city finds that the following changes or
mitigation measures have been required in the project which will
mitigate or avoid the potential significant environmental effects
identified with respect to police protection:
(1) public spaces, such as hallways, elevators, and
entrances shall be designed to prevent areas of
concealment;
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(2) adequate lighting levels shall be provided for the hotel
perimeter and adjacent beach frontage and shall be
designed to minimize illumination impacts on surrounding
land uses;
(3) guests shall be informed of beach safety guidelines, use
of emergency telephone numbers and telephone extension
of the security depart~ent;
(4) a system shall be established to enable hotel staff to
rekey entrylocks whenever a key is lost, rendering
previous keys useless;
(5) the applicant shall meet with the Police Department for
security design assistance and shall prepare and a
security plan for Police Department approval prior to
issuance of a building permit; and
(6) upon completion of the project, the applicant shall
provide the Police Department with a design of the
project that shall include diagrams of access routes,
hotel unit numbers, and any information that might
facilitate pOlice response.
These measures will avoid or substantially lessen the potential
for significant adverse impacts on police protection and thus
avoid or substantially lessen the significant environmental
effects identified in the Final EIR (Final EIR, Volume I, Section
IV-N).
(0) The Final EIR determined that without mitigation the
project could result in significant adverse impacts on street
maintenance in the following manner (Final EIR, Volume 1, Section
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IV-N). During construction, the project would result in
short-term adverse impacts on street maintenance. Upon project
completion, vehicular traffic generated by the project would have
a long-term incremental impact on street maintenance. Consistent
with Article VI, section l2 of the city CEQA Guidelines and
section l509l of the state CEQA Guidelines, the city finds that
the following changes or mitigation measures have been required
in the project which will mitigate or avoid the potential
significant environmental effects identified with respect to
street maintenance:
(l) City streets impacted by construction activities shall
be rehabilitated as necessary to the satisfaction of the
city's General Services Department. Rehabilitation
costs shall be borne by the applicant.
This measure will avoid or substantially lessen the potential for
significant adverse impacts on street maintenance and thus avoid
or substantially lessen the significant environmental effects
identified in the Final EIR (Final EIR, Volume I, Section IV-N).
(p) The Final EIR determined that without mitigation the
project could result in significant adverse impacts on energy in
the following manner (Final EIR, Volume 1, Section IV-a).
consistent with Article VI, Section 12 of the City CEQA
Guidelines and Section 15091 of the state CEQA Guidelines, the
city finds that the following changes or mitigation measures have
been required in the project which will mitigate or avoid the
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potential significant environmental effects identified with
respect to energy:
(1) the proposed project shall conform to Title 24, Article
2 of the California Code of Regulations and all
buildings constructed as part of the proposed project
shall be required to comply with the regulations in
force at the time of the application for the necessary
building permits:
(2) the applicant shall prepare support energy analyses of
all building designs as part of the proposed project,
and consider all economically attractive conservation
measures for inclusion in the project;
(3) unnecessary consumption of energy during construction,
operation and maintenance shall be avoided, siting
orientation and design shoUld be done so that energy
consumption is minimized, peak energy demand of energy
shall be reduced and the use of alternative or renewable
fuels and recycling shall be encouraged;
(4) toplighting and sidelighting should be considered for
their potential energy savings and, if feasible, shall
be incorporated into building design as an effective
means of utilizing sunlight to reduce energy
consumption. Toplighting involves installation of clear
or translucent windows as an integral part of new
building roof construction. High performance glass or
double glazing shall be installed to minimize heat gain
and loss. Effective sidelighting requires strategic
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choice in size, shape, number and orientation of
windows;
(5) Lighting controls shall be installed in the project and
shall incorporate an automatic control system for
adjusting the lighting level of electric lights;
(6) motions sensors-controlled lighting shall be installed
in the project, where feasible; and
(7) energy saving lamps shall be installed in building
operations support rooms.
These measures will avoid or substantially lessen the potential
for significant adverse impacts on energy and thus avoid or
substantially lessen the significant environmental effects
identified in the Final EIR (Final EIR, Volume It section IV-O).
(q) The Final EIR determined that without mitigation the
project could result in significant adverse impacts on recreation
in the following manner (Final EIR, Volume I, Section IV-Q).
Consistent with Article VI, section l2 of the City CEQA
Guidelines and Section l509l of the state CEQA Guidelines, the
city finds that the following changes or mitigation measures
have been required in the project which will mitigate or avoid
the potential significant environmental effects identified with
respect to recreation:
(1) the City should increase the personnel and equipment
required to maintain the beachfront adjacent to the
project site if beach-going activity increases
sufficiently to require it;
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(2) the project shall include appropriate signage along the
beach and in and around the Community Center to notify
beach visitors that the changing rooms and public
restrooms are intended for public use. Prior to its
approval by the city of Santa Monica and the California
Coastal commission, a signage program shall be reviewed
by the Los Angeles County Department of Beaches and
Harbors; and
(3) public parking lot #530, located at 530 Pacific Coast
Highway, shall be striped and its entrance gate
relocated to allow lifeguard and paramedic access to the
beach.
These measures will avoid or substantially lessen the potential
for significant adverse impacts on recreation and thus avoid or
substantially lessen the significant environmental effects
identified in the Final EIR (Final EIR, Volume I, Section IV-Q).
(r) The Final EIR determined that without mitigation the
project could result in significant adverse impacts on
cUltural/historic resources in the following manner (Final EIR,
Volume 1, Section IV-R, Volume 2, Responses to Comments).
Consistent with Article VI, Section 12 of the city CEQA
Guidelines and Section 1509l of the state CEQA Guidelines, the
City finds that the following changes or mitigation measures have
been required in the project which will mitigate or avoid the
potential significant environmental effects identified with
respect to cultural/historic resources:
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(l) to the extent feasible and consistent with the public
access and project design objectives, the proposed
project shall conform to the "secretary of the
Interior's standards for Rehabilitation and Guidelines
for Rehabilitating Historic Buildings" which shall
include a project design which is historically and
architecturally compatible with the existing North
House;
(2) the proposed project will require a certificate of
Appropriateness by the city's Landmarks Commission and
the applicant shall comply with the specific
requirements imposed as a result of an issuance of a
certificate of Appropriateness with respect to historic
preservation;
(3) the North House shall be moved in one piece and shall be
adequately secured and protected to reduce damage to its
interior and exterior. Should it be determined that it
cannot be moved in one piece, the Landmarks Commission
shall review an alternate approach. The project
applicant shall acquire appropriate liability insurance
to insure the North House from inadvertent damage or
destruction as a result of its relocation;
(4) tiles from the existing pool shall be used if feasible
and appropriate in the proposed project's pools, or
elsewhere on the site;
(5) the entire property shall be photo-documented in its
current state before development proceeds. ~
photographic record shall be made of all interior and
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exterior historic fabric if preservation is not
possible. Photographic documentation shall be of
archival quality and delivered to the city upon
completion;
(6) a plaque commemorating the site shall be incorporated
into the proposed project;
(7) the North House exterior shall be restored to its
original design consistent with preservation practices
approved by the Landmarks commission;
(8) the project applicant shall preserve the "primary
historic fabric" of the interior elements of the North
House structure;
(9) the North House shall be rehabilitated including the
reconstruction of the chimney, the return of the
porte-cochere to its original configuration,
rehabilitation of all facades, the restoration of the
shutters on the two first floor windows on the northern
facade, and removal of the plywood panels on the west
balcony and the restoration of the balcony;
(lO) prior to commencement of construction of the proposed
project, the project applicant shall prepare a detailed
plan for review by the city of Santa Monica discussing
the relocation of the North House. Such plan shall
include proposed relocation techniques, rehabilitation
measures, and a demonstration of appropriate liability
insurance;
(11) during the Landmark Commission review process, the City
shall ensure that the new work is compatible with the
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North House in terms of size, scale, design, materials,
color and texture; and
(12) the new construction shall relate to the North House in
proportion of openings, width to height relationships of
doors and windows, rhythm of solids to voids in the
facade, alteration of strong and weak elements,
architectural details such as continuity of elements
such as cornices, arches, balustrades and the size of
building and detail in relationship to people and open
space.
These measures will avoid or substantially lessen the potential
for significant adverse impacts on CUltural/historic resources
and thus avoid or SUbstantially lessen the significant
environmental effects identified in the Final EIR (Final EIR,
Volume I, section IV-R, Volume 2, Responses to comments).
(s) The Final EIR determined that without mitigation the
project could result in significant adverse impacts on aesthetics
in the following manner (Final EIR, Volume 1, Section IV-S,
Volume 2, Responses to Comments, Letter A). Consistent with
Article VI, Section l2 of the City CEQA Guidelines and Section
l5091 of the State CEQA Guidelines, the City finds that the
following changes or mitigation measures have been required in
the project which will mitigate or avoid the potential
significant environmental effects identified with respect to
aesthetics:
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(1) the project design shall be visually compatible with
development in the surrounding locale;
(2) during the project's architectural review approval
process, the City shall evaluate building mass, height,
materials, colors, and perimeter and exterior and
interior landscaping to ensure appropriateness for their
location. Special attention shall be given to colors
and building materials to ensure compatibility with
surrounding properties;
(3) the project's facade along Pacific Coast Highway shall
be broken up with indentations and articulations to
mitigate the solid 35 foot mass from the southern
property line setback to the hotel auto court area; and
(4) the project shall comply with applicable sections of the
City's xeriscape ordinance.
These measures will avoid or substantially lessen the potential
for significant adverse impacts on aesthetics and thus avoid or
sUbstantially lessen the significant environmental effects
identified in the Final EIR (Final EIR, Volume I, Section IV-S,
Volume 2, Responses to Comments).
(t) (1) The Final EIR determined that without mitigation the
project could result in significant impacts to site right-of-way
and access the following manner (Final EIR, Volume 1, Section
IV-J). Left-turn movements from northbound PCH into the project
and the beach bikepath need to be addressed to ensure safe access
to the site from Pacific Coast Highway and from the beach.
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Consistent with Article VI, section 12 of the City CEQA
Guidelines and section 1509l of the state CEQA Guidelines, the
City finds that the following changes or mitigation measures have
been required in the project which will mitigate or avoid the
potential significant adverse access and right-of-way impacts
identified:
(1) a three-phase traffic signal shall be installed at the
project site access point to Pacific Coast Highway, with
protected left-turn phasing for left turns from North
bound PCH into the project. Costs for implementation
shall be borne by the project applicant;
(2) applicant shall submit Final design plans to City
Traffic Engineer for review and approval;
(3) a boardwalk plank from the site to the beach area shall
be provided for seniors and those with special physical
needs in accordance with the requirements of Title 24 of
the California Code of Regulations;
(4) the beach bikepath shall be re-routed and reconstructed
by the applicant providing a spur to the Community
Center for bicycle access;
(5) applicant shall comply with all state and City
standards, codes and ordinances in the provision of
access and parking to the project;
(6) appropriate signage shall be installed to prevent
pedestrian crossing of PCH;
(7) a left-turn storage lane shall be striped with the
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exiting painted median on PCH to allow for safe
left-turns from northbound PCH;
(8) the project shall include appropriate signage along the
beach and in and around the community Center to notify
beach visitors that the changing rooms and public
restrooms are intended for public use. Prior to its
approval by the city of Santa Monica, a signage program
shall be reviewed by the Los Angeles County Department
of Beaches and Harbors7
(9) public parking lot #530, located at 530 Pacific Coast
Highway shall be striped and its entrance gate relocated
to allow lifeguard and paramedic access to the beach;
and
(lO) the project driveway shall be widened to provide two
outbound lanes, one exclusive left-turn lane and one
exclusive right-turn lane. A minimum of 30 feet is
necessary to accommodate both outbound lanes and the
inbound lane.
These measures will avoid or substantially lessen the potential
for significant right-Of-way and access impacts and thus avoid or
substantially lessen any potential adverse effects identified in
the Final EIR (Final EIR, Volume l, Section IV-J). The three
phase traffic signal and left turn storage lane mitigation
measures are within the control and jurisdiction of Caltrans and
are feasible and can be implemented.
(2) Further, the City Council finds that in the event
Caltrans does not approve implementation of the mitigation
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measures, the Final EIR determined that the development of the
project would not result in a significant impact to right-of-way
and access to the site (Final EIR, Volume I, Section IV-J).
SECTION 5. The Final EIR found that the development of
the project could result in a significant impact to traffic
circulation at the intersection of Pacific Coast Highway (PCH)
and the California Incline on weekdays during the pm peak hour
conditions (Final EIR, Volume I, section IV-L). Consistent with
Article VI, Section l3 of the city CEQA Guidelines and sections
1509l and 15093 of the state CEQA Guidelines, the city council
hereby makes a statement of Overriding Consideration and finds
that the benefits of the project outweigh its unavoidable
environmental risks based on the findings in Section 4 (a) and
for the following reasons:
(1) the project will convert a state-owned, City-operated
beachfront parcel from a private beach club into a high
quality, visitor serving hotel and state of the art
community center;
(2) the project will deliver financial relief and additional
revenues to the city's depleted Beach fund;
(3) the project will provide and pay for the following
public facilities and programming:
(a) increased public parking (lOD spaces) during peak
beach going seasonS1
(b) a 200 seat beach cafe and outdoor patio;
(e) a public beach facility with restrooms, lockers and
showers;
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(d) educational programming and activities at the
community center to include cultural arts and
environmental awareness;
(e) shuttle vans to and from remote sites, such as
schools, for special classes and activities;
(f) a community meeting room and outdoor deck
overlooking the grounds and ocean;
(g) a children's play area;
(h) a sculpture garden
(i) beach volleyball facilities, and
(j) pUblic art displayed throughout the site,
(4) the project will preserve, rehabilitate and open to the
public a city designated Landmark, the North House.
SECTION 6. Further, the city Council finds that the
project will undertake the following mitigation measures which
will reduce, although not eliminate, the significant impacts
identified with respect to traffic and circulation:
(1) the hotel restaurant will not be open for business
during the pm peak period of traffic. The hotel
restaurant shall not be open for new seating on weekdays
from 3:30 pm to 6:30 pm. No employees may travel to or
from the site during the pm peak hours of 3:30 to 6:30
pm.
(2) the proposed project shall implement a Transportation
Demand Management (TDM) Program to reduce
site-generated traffic.
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These measures will significantly avoid or reduce the potential
impact on traffic circulation, therefore, the City Council finds
that, as substantially mitigated by the above specified
requirements, the potential impact on circulation is acceptable.
SECTION 7. In the event any of the adverse
environmental effects identified in the Final EIR are not
considered substantially mitigated within the meaning of Article
VI, section 13 of the city CEQA guidelines, and section l5093 of
the state CEQA guidelines, the City Council finds that the
benefits of the project outweigh its unavoidable environmental
risks for the reasons stated in Sections 4 (a) and 5.
SECTION 8. Pursuant to Public Resources Code
section 21081.6, the mitigation measures required by this
Resolution shall be monitored by the City to ensure their
compliance during project implementation in accordance with the
requirements of the EIR1s mitigation monitoring program (Final
EIR, Volumes 1 and 2), Development Agreement, Disposition and
Development Agreement, and Ground Lease. The monitoring program
shall include the filing of annual reports to the City in
conjunction with the Development Agreement annual reports and, as
required by the Disposition and Development Agreement, or Ground
Lease, the designation by the city of staff whose principal
function shall be to implement the mitigation measures.
SECTION 9. The city Council certifies that the
environmental review for the project was conducted in full
compliance with state and City CEQA Guidelines, that there was
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adequate public review of the Draft Environmental Impact Report,
that the city council has considered all comments on the Draft
Environmental Impact Report and responses to comments, that the
Final Environmental Impact Report adequately discusses all
significant environmental issues, and that the City council has
considered the contents of the Final Environmental Impact Report
in its decision-making process.
SECTION lO. 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:
~~~
Robert M. Myers
city Attorney
wjssreso
August 3, 1990
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Adopted and approved this lst day of AUgust, 1990.
p~
f/ 3~' &
Ma r
I hereby certify that the foregoing Resolution No. 8063(CCS)
was duly adopted by the City council of the city of Santa Monica
at a meeting thereof held on August 1st, 1990 by the following
council vote:
Ayes:
Councilmembers:
Abdo,
Reed
Finkel, Jennings, Katz,
Noes: Councilmembers:
None
Abstain: Councilmembers:
None
Absent: Councilmembers:
Genser, Mayor Zane
ATTEST:
'-
L:ef~
~ - City Cle!')f-. -:.. - -