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R-8063 e e ! 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 - 1 - e e r 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 - 2 - e e ( 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 - 3 - e e I 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. - 4 - e e I 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 - 5 - e e J 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. - 6 - e e / 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 - 7 - e e I 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 - 8 - e e I 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 - 9 - e e / 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; - 10 - e e I (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 - 11 - e e 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; - 12 - e e I (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; - 13 - e e / (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 - 14 - . . 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, - 15 - . . (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 - 16 - . . 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. - 17 - . . I 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. - 18 - . . / 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. - 19 - . . 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. - 20 - . . ! 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~ - 21 - . . (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; - 22 - . . (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 - 23 - . . I 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 - 24 - . . / 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 - 25 - . . 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; - 26 - . . (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: - 27 - I . . (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 - 28 - ! . . 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 - 29 - I . . 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: - 30 - . . (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. - 3l - . . 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 - 32 - . . 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 - 33 - . . 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; - 34 - . . (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. - 35 - . . 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 - 36 - . . 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 - 37 - . . 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-. -:.. - -