ITEM 5-C
COUNCIL MEETING: March 31, 1992 Santa Monica, California
TO: Mayor and City Council
FROM: City Staff
SUBJECT: Appeal of Planning Commission Approval of Final EIR
90-007, DR 91-006, RPP 91-008, and Council Consideration
of Zoning Text Amendments 91-006 and 91-007 for the
proposed development on the Santa Monica Pier.
Applicant Santa Monica Pier Restoration Corporation.
Appellant Diane Simpson.
INTRODUCTION
This staff report provides City Council with information
regarding the Santa Monica Pier Development Project. On March
2nd, the Planning Commission certified the Final Environmental
Impact Report (EIR) with a statement of overriding considerations
for two unavoidable significant traffic impacts. The Planning
Commission also approved a development review permit for a
reduced project consisting of the Fun Zone and parking
improvements in the 1550 Pacific Coast Highway lot. The Central
Plaza component of the proposed project was withdrawn from
consideration by the PRC and therefore, not approved. In
addition to the project permits, the Planning Commission made
recommendations to the City Council on the proposed Zoning
Ordinance text amendments. On March 16, 1992 all actions of the
Planning Commission were appealed. The appeal form is attached.
Staff is recommending that the City Council certify the Final
EIR, approve the development review application and reduced
parking permit with the finding and conditions approved by the
Planning Commission, and that the proposed Zoning Ordinance Text
Amendments relating to the lights on the Pier and heights of the
rides be approved. Staff is recommending denial of the appeal and
approval of the Planning Commission recommendations on the text
amendment relating to the Pier lighting. Staff and the PRC are
not recommending approval of the ride height text amendment
language as proposed by the Planning Commission, but instead, are
recommending approval of the language originally requested by the
applicant.
BACKGROUND
The proposed project consists of a Fun Zone, Central Plaza and
parking facilities. However, based upon the findings of the
Draft Environmental Impact Report (EIR), the Pier Restoration
Corporation (PRC) Board and staff revised the project to consist
and the Fun Zone and parking lot improvements. The Central Plaza
and the 1640 Appian Way parking structure were excluded from the
revised project.
Specifically, this recommended revised project includes the Fun
Zone, improvements to the 1550 Pacific Coast Highway beach
parking lot and paving the Deauville site for parking.
This staff report discusses the planning and environmental
analysis for both the project as originally proposed and the
revised project. Staff recommends that the City Council take the
following actions to approve the revised project:
1. Adopt the Resolution certifying the Final Environmental
Impact Report on the revised project consisting of the Fun
Zone and parking lot improvements with a statement of
overriding considerations for two unavoidable significant
traffic impacts.
2. Approve a Development Review permit for the revised project
consisting of the Fun Zone and parking lot improvements
subject to the conditions and findings approved by the
Planning Commission.
3. Approve a reduced parking permit for shared parking for the
revised project consisting of the Fun Zone and parking lot
improvements subject to the findings approved by the
Planning Commission.
4. Approve the Zoning Ordinance text amendment to allow the
permitted height for amusement rides on the Pier to be 115
feet and the permitted height for replacement of existing
buildings on the Pier to be 40 feet.
5. Approve a Zoning Ordinance text amendment to allow for
amusement ride lights on the Pier to blink, flash, and
oscillate.
Report Format
This report provides a summary of the project description and
environmental impacts for the full project including the Central
Plaza, Fun Zone and expanded parking facilities. This
discussion is followed by a list of approvals required for the
project with and without the Central Plaza. The discussion is
followed by an analysis comparing the proposed project with the
project alternative eliminating the Central Plaza, the Planning
Commission action, and the grounds for the appeal.
Project Background
In 1908, the first Municipal Pier was built at the location of
the present Pier using an experimental concrete and steel
construction method. It failed twelve years later in 1920 and
was reconstructed in 1921. The Pleasure Pier (also known as the
Newcomb Pier) was built adjacent to the Municipal Pier in 1916.
The Pleasure Pier featured the Looff Hippodrome, which contained
the famed carousel, as well as a roller coaster and other
entertainment features. The famous La Monica Ballroom, built in
1924, in its heyday could accommodate as many as 10,000 people.
Throughout the 1920's and 1930's the Pier flourished as an
entertainment and recreation center for visitors and tourists.
Succeeding decades, however, saw a decline in the Pier and in
1973, the City Council ordered its demolition as part of a larger
proposition to create an offshore island development. Santa
Monica residents countered with a grass-roots initiative, "Save
Our Pier Forever", which forbade the destruction of both the
Pleasure and Municipal Piers. Other measures to preserve the
historical integrity of the Pier included its designation as a
County of Los Angeles Historical Landmark in 1975, and a City of
Santa Monica Landmark in 1976. In addition, the Looff Hippodrome
(Carousel Building) building was designated a National Historic
Landmark in 1988.
In 1981, the Santa Monica City Council began studying plans to
economically revitalize the Pier. The Council appointed a
15-member Pier Restoration and Development Task Force, which was
charged to prepare a comprehensive set of guidelines for the
Pier's restoration. The Task Force, working in conjunction with
members of the community through a series of public workshops,
prepared the "Pier Guidelines" in 1982, which outlined the
parameters for future development.
However, in 1983, winter storms destroyed over 100,000 square
feet of the western end of the wooden pier platform, and the
remaining Pier suffered serious structural damage.
Reconstruction of the Pleasure Pier and the Municipal Pier as a
result of the 1983 storm damage was completed in 1991. In
addition, structural reinforcing is currently taking place for
both the Pleasure and Municipal Pier and will be completed in
mid-1992.
In 1983, the Pier Restoration Corporation (PRC) was created to
orchestrate reconstruction and redevelopment of the Pier. Using
the "Pier Guidelines" as a base, the City Council approved the
Santa Monica Pier Design Guidelines and the Santa Monica Pier
Development Program. The proposed plans presented in the Final
EIR represent the PRC's working plan for that program.
On December 11, 1991, as a result of the Draft Environmental
Impact Report findings that implementation of the project as
proposed would result in unavoidable significant impacts at 8
local intersections, the PRC Board of Directors voted to
recommend to the City Council the approval of the Fun Zone only
project alternative.
Originally Proposed Project
The Pier Development Project as proposed and analyzed in the
Final EIR consists of four main components: the Central Plaza,
the Fun Zone, parking facilities and a future phase. Total
building floor areas associated by use are:
o Retail 9,725 s.f.
o Restaurant 42,325 s.f.
o Entertainment 16,500 s.f.
o Public Areas 8,650 s.f.
o Management Space 325 s.f.
o Fun Zone Booths 6,875 s.f.
TOTAL: 84,400 s.f.
In addition to the above building floor area, approximately
70,000 square feet of deck area will be devoted to Fun Zone
amusement rides. Within this 70,000 square foot area, the 6,875
square feet of Fun Zone booths will be located.
Currently, the Pier is developed with a total of 82,732 square
feet. Upon completion of all construction on the Pier (including
Sinbads and the Ashgrove projects), there will be a total of
169,223 square feet of building area as well as 63,125 square
feet of deck area devoted to amusement rides (70,000 square feet
less 6,875 square feet of booths). Attachment #1 describes the
uses that presently exist on the Pier, the uses that would remain
on the Pier after construction of the Central Plaza and Fun Zone,
the uses that would remain but undergo remodel or renovation and
the uses that would be demolished.
Central Plaza
As originally proposed, the Central Plaza would be located
between the Billiard Building and Sinbad's along the southern
edge of the Pier. Phase I of the Central Plaza would involve the
construction of four new, two-story buildings, containing a total
of 77,525 square feet. The four buildings would surround a
14,400 square foot open plaza area.
The following is a summary of the proposed size, height and use
of the Central Plaza Phase I buildings that will surround the
open plaza area:
Building Sq. Ft. Sty/Ht Uses
1 28,050 2/58* Restaurant/cafe/take-out/fast food
2 9,575 2/47** Restaurants
3 19,950 2/47** Retail, entertainment
4 19,950 2/47** Retail, restaurant, entertainment
* Building 1 has an observation tower above the second story;
architectural feature above tower rises to 58 feet.
** Roof height for Buildings 2, 3, & 4 is 30 feet;
architectural features extend above the height.
The Phase II building would be located on the southeast portion
of the Pier and would consist of a two story, 22,000 square foot
building. Phase II would include a mix of entertainment,
recreation, retail and/or restaurant uses. The precise breakdown
of floor area would be determined at a later date.
The Fun Zone
The Fun Zone would be located at the southwest corner of the
Pier. This area is currently used for parking and special
events such as the Thursday Evening Twilight Dance Series. The
Fun Zone would occupy approximately 70,000 square feet of the
Pier deck area. Within this area, 6,875 square feet of floor
area would be developed for food and game concessions. The
remaining area would be devoted to amusement rides, such as a
ferris wheel and a roller coaster. The proposed ferris wheel
would be 115 feet in height; the roller coaster would be 60 feet
in height. In addition, a number of children's rides are
proposed that would not be as high as the adult rides.
Parking Facilities
Parking for the proposed full Pier Development project would be
provided at the following locations:
o 1640 Appian Way: The site is currently occupied by a 400
square foot fast food outlet and a 75 space surface public
parking lot. These uses would be replaced by a four level,
partially subterranean, parking structure for 244 vehicles
(net increase of 169 parking spaces). Due to the slope of
the site, the structure would be approximately 30 feet in
height as measured from the Promenade and ten feet in height
as measured from Appian Way. Access to the parking
structure would be from Seaside Terrace. Ground level
retail space (5,200 square feet) would be located along The
Promenade walkway.
o 1550 Pacific Coast Highway: This State owned lot is located
just north of the Pier and currently provides 706 surface
parking spaces. In addition to restriping the lot, it is
proposed that an adjacent residual dirt area (the portion of
the Deauville property located west of the Promenade) be
paved for parking. A total of 991 spaces would be provided
resulting in a net increase of 285 spaces.
An outdoor performance stage for special events is proposed
at the northeast corner of the 1550 Pacific Coast Highway
lot. The performance stage is intended to replace the area
of the Pier that was previously used for the Thursday Night
Concert Series and other special events.
o 1590 Appian Way: This City owned site, also referred to as
the Deauville property, is located north of the Pier between
the Promenade and Appian Way/PCH. The Santa Monica Beach
Maintenance facility, Mermaid Cafe and a refreshment stand
are currently located on the site.
The Mermaid Cafe and refreshment stand would be demolished
and the beach maintenance facility would be relocated to the
northeast portion of the parcel. The southern portion of
the property would be paved to provide a total of 88 spaces.
o Pier Platform: The existing 272 parking spaces located on
the Pier would be removed and replaced with 82 tandem, valet
spaces as part of the proposed project. Access would be
controlled by valet parking attendants at the Pier entrance
on Ocean Avenue. The 82 tandem, valet parking spaces are
temporary and would be removed in connection with the
proposed Phase II development. At the end of Phase II no
parking would be permitted on the Pier.
Parking for Phase II
No new parking spaces are proposed for the 22,000 square feet
proposed in the Phase II development plans. The Phase II
building would replace the 82 tandem valet parking spaces located
on the Pier that are included in Phase I. After completion of
Phase II, it is proposed that the Pier be completely closed to
vehicular traffic except for emergency and service vehicles.
Alcohol Outlets
Currently, there are a total of 7 alcohol outlets on the Pier.
This includes 4 beer and wine licenses and 3 full service
alcohol licenses. Two facilities currently on the Pier under
lease negotiations are the Ashgrove and Sinbads. Both facilities
will include full service alcohol licenses.
As proposed, the Central Plaza would have required a total of six
separate alcohol licenses (four beer and wine and two full
service alcohol licenses) resulting in a total number of 13
alcohol licenses on the Pier. The issue of the appropriate
number of licenses and operational aspects will be considered as
part of the Pier Alcohol Policy as proposed by the PRC.
CEQA Compliance
The environmental review process began in May, 1990 with the
preparation of an Initial Study. This preliminary environmental
assessment of the proposed project determined that the proposed
project could have a significant adverse impact on the
environment and that an environmental impact report (EIR) should
be prepared. On July 26, 1990, a Notice of Preparation of an EIR
was issued and published in the newspaper. A public scoping
meeting was held on October 25, 1990.
On September 13, 1991, a Draft EIR was release for a 46 day
public review period ending on October 28, 1991. During this
period, 11 comment letters were submitted. The Final EIR
responds to all comments and was released on December 20, 1991.
The Final EIR concludes that the implementation of the proposed
Pier Development project would result in unavoidable significant
impacts in the areas of air quality, land use and traffic. This
section provides a description of the significant impacts and
proposed mitigation measures for the Pier Development project as
proposed.
Air Quality
The Final EIR analyzes the short- and long-term air quality
impacts of the proposed project. The short-term pollutant
emissions projected to result from the short-term construction
activities would not exceed threshold criteria established by the
South Coast Air Quality Management District (SCAQMD). Therefore,
the temporary emissions are not considered significant.
Although the short-term construction effects are not considered
significant, they can be reduced by covering of stockpiles,
reducing construction equipment idling, using low sulfur fuel and
ceasing construction activities during second stage smog alerts.
Development of the proposed project would increase traffic which
would result in an increase in existing levels of long-term daily
emissions. The project is not expected to result in any
violations of the State one-hour carbon monoxide standard of 20
parts per million (ppm) at the identified receptor locations in
the project vicinity. However, the proposed project plus Phase
II development would generate emissions on a summer weekend day
that would exceed SCAQMD criteria for nitrogen oxides.
The mitigation measure for the significant effect on nitrogen
oxide levels is to reduce the size of Phase II from 22,000 to
18,000 square feet. Without this mitigation, the project would
result in an unavoidable significant impact to air quality.
Land Use
The Final EIR analyzes the proposed project's compliance with
applicable land use regulatory documents, which include the Land
Use and Circulation Element (LUCE) of the General Plan, the
Zoning Ordinance, the Pier Design Guidelines, the Beach Resource
Management Plan, and the standards of the Beach Overlay District.
The project site is zoned Residential-Visitor Commercial (RVC),
with the exception of the 1550 Pacific Coast Highway State
parking lot, which is currently zoned Single Family Residential
(R1). The lot is proposed to be rezoned to RVC under the City's
current redistricting plan. The increase in parking on the site
does not comply with the R1 designation. Therefore, the rezoning
from R1 to RVC would have to be completed prior to project
implementation.
The proposed parking structure at 1640 Appian Way does not comply
with the floor area ratio standards identified in the LUCE or the
Zoning Ordinance. The four level parking structure would be
partially subterranean and would accommodate 244 vehicles. Due
to the slope of the site, the structure would be approximately 30
feet in height as measured from the Promenade and ten feet in
height as measured from Appian Way. The height of the parking
structure would be 30 feet. Ground level retail (5,200 square
feet) would be located along The Promenade.
As proposed, the structure would have a 1.85 floor area ratio
(FAR), which exceeds the 1.0 FAR allowed by the LUCE and by the
Zoning Ordinance in the RVC Pier Overlay District. In addition,
the parking structure would occupy the entire site; no setbacks
are proposed and therefore, no landscaping will be provided along
the public right-of-way. The structure does not comply with the
setbacks and lot coverage required in the Zoning Ordinance. An
amendment is required to the LUCE and Zoning Ordinance to allow
the greater FAR. In addition, a variance is required for the
encroachment into the front, side and rear yard setbacks and to
exceed the 70% lot coverage.
The four proposed buildings in the Central Plaza and three of the
rides in the Fun Zone on the Pier will exceed the height limit
allowed in the RVC Pier Overlay district in the Zoning Ordinance.
The RVC district allows a total height of 2 stories, 30 feet.
Buildings 1, 3, and 4 have a roof height of 30 feet, but have
architectural features that extend above 30 feet; building 2 is
47 feet in height. The architectural features on buildings 3 and
4 extend to a height of 47 feet; building 1 has an observation
tower that extends to 58 feet. Therefore, a Zoning Ordinance
text amendment would be required for the proposed project to
allow for the increased height.
In addition, three of the rides proposed in the Fun Zone would
exceed the 30 feet in height allowed in the RVC district. The
ferris wheel would be 115 feet, the roller coaster would be 60
feet and the wave swinger would be 45 feet. A Zoning Ordinance
text amendment would be required to allow the increased height
for amusement rides in the Fun Zone.
The Pier Development Program and Design Guidelines provide a
historical background relating to the Pier's architecture and
establish goals and objectives for restoring the Pier. The
guidelines affect all physical improvements including buildings,
attractions, common area improvements, signage, graphics and
lighting. The proposed project is in compliance with the Pier
Development Program and Design Guidelines.
The purpose of the Beach Resource Management Plan is to serve as
a guide for the management and development of the recreational
potential of the Santa Monica State Beach. The plan was prepared
in conjunction with an operating agreement between the City and
the State Department of Parks and Recreation. The proposed
project complies with the applicable goals and objectives
contained in the Beach Resource Management Plan.
The Beach Overlay District created under Proposition S expressly
excludes the Santa Monica Pier Platform and that portion of the
Pier that extends into the Pacific Ocean. The district also
permits 140,000 square feet of new development on the pier
platform. The 1640 Appian Way parking structure is proposed
within this area, however, the provisions of the ordinance do not
affect development of the property. Therefore, the proposed
Pier Development project and 1640 Appian Way parking structure
are not subject to the Beach Overlay District established by
Proposition S.
Traffic
Preparation of the Final EIR on the Pier Development project
began in August, 1990. Since that time, the City Council has
directed staff to use the Highway Capacity Manual (HCM) delay
methodology and a new significance criteria for all traffic
studies. However, because the traffic studies for the Pier and
Aquarium EIRs were near completion at the time Council acted on
these issues, Council agreed that these two studies would be
conducted using the CMA (Critical Movement Analysis) methodology
and the previously accepted significance criteria.
A comprehensive traffic and parking analysis was completed for
the Pier Development Project Final EIR. The analysis includes 40
intersections (31 signalized and 9 unsignalized) during typical
summer weekday, typical non-summer weekday and summer weekend
scenarios. The Final EIR does not analyze extreme conditions
that occur during peak seasons holidays such as Cinco de Mayo,
Memorial Day, Independence Day and Labor Day. Both morning and
evening typical peak periods were included in the analysis.
However, due to the trip generation characteristics of the
project, significant impacts occur only during the PM peak hours.
For summer weekday, the traffic study determines that 25 of the
40 study intersections are forecast to operate at unacceptable
level of service E or F. The intersections experiencing
significant impacts during summer and non-summer typical PM peak
periods with the addition of project traffic are:
o Lincoln Boulevard at I-10 westbound ramp
Summer and non-summer weekdays
o Lincoln Boulevard at I-10 eastbound ramp
Summer and non-summer weekdays
o Lincoln at Pico
Summer weekdays only
o Fourth Street at Santa Monica Boulevard
Summer and non-summer weekdays
o Fourth Street at Colorado Avenue
Summer and non-summer weekdays and summer weekends
o Ocean Avenue at Pacific Coast Highway ramps
(near RAND Ocean Avenue driveway)
Summer weekdays and summer weekends
o Neilson Way at Pico Boulevard
Summer weekdays and summer weekends
o Lincoln at Colorado
Summer weekends only
o Ocean Avenues at California Incline
Summer weekends only
o Ocean Avenue at Seaside Terrace
Summer weekdays, summer weekends
After mitigation, project related traffic would still
significantly impact six intersections on summer weekdays.
During summer weekends, two additional intersection would
experience unavoidable significant traffic impacts. The proposed
project would result in unavoidable significant adverse traffic
impacts at the following intersections:
o Lincoln and I-10 Westbound ramp
o Lincoln and I-10 Eastbound ramp
o Fourth Street at Santa Monica Boulevard
o Fourth Street at Colorado
o Ocean Avenue at Pacific Coast Highway Ramp
o Neilson Way at Pico Boulevard
o Lincoln Boulevard at Colorado
o Ocean Avenue at California
The Revised Project Consisting of the Fun Zone and Parking
Improvements but Without Either the Central Plaza or the 1640
Appian Way Parking Structure
As a result of the significant unavoidable impacts associated
with the proposed project as identified in the Final EIR, the PRC
and staff are recommending approval of a revised project
consisting of the Fun Zone and parking lot improvements but
without either the Central Plaza or the 1640 Appian Way parking
structure. The impacts associated with the development of this
revised project have been analyzed as Alternative D in Section
VII of the Final EIR. The Final EIR determined that the
development of the revised project would result in two
unavoidable significant traffic impacts at the intersections of:
o Lincoln and I-10 Westbound ramp
o Ocean Avenue and the Pacific Coast Highway ramp
In addition to reducing the number of unavoidable significant
traffic impacts, the revised project would not require the
construction of a parking structure at 1640 Appian Way.
Therefore, the Zoning Ordinance amendments, General Plan Text
amendment, variance for lot coverage and setbacks and the
conditional use permit for the parking structure would not be
required. Additionally, the Hot Dog on A Stick stand would not
have to be removed.
All other permits and approvals required for the full project
would be required for the revised project.
The anticipated number of net new visitors to the Pier would be
greatly reduced with the revised project consisting of the Fun
Zone and parking lot improvements. This would reduce many of the
adverse impacts relating to parking and circulation as well as
eliminate the need for mitigation measures in those areas.
Section VII-D of the Final EIR analyzes the environmental impacts
associated with the revised project. As shown in the shared use
parking analysis in Section IV-L of the Final EIR, this revised
project would not require the additional parking improvements
suggested for the 1550 Pacific Coast Highway lot or 1590 Appian
Way (Deauville property). However, in an effort to maximize
public parking, the City is proposing to re-stripe the 1550 lot,
and pave the Deauville site for a net increase of 285 spaces
beyond what exists today. Removal of the Mermaid Cafe and
relocation of the Beach Maintenance facility will not occur as
part of the revised project.
EIR Alternatives
Section VII of the Final EIR analyzed a total of eight
alternatives to the proposed project:
(A) No change in pre-project conditions;
(B) Reduced Project Development for the Central Plaza, Fun
Zone and Future Phase;
(C) Project without the Fun Zone;
(D) Project without the Central Plaza;
(E) Project with Aquarium on Deauville Property and Beach
Maintenance Lot;
(F) Event Deck Alternative;
(G) Access Ramp Alternative, and
(H) Alternative Sites.
With the exception of the "no project" alternative, every
alternative analyzed would result in at least one unavoidable
significant traffic impact. The following table lists the
number of significant traffic impacts associated with each
alternative studied. Only PM peak hour estimates are shown.
There are no AM peak hour traffic impacts associated with the
project or any of the alternatives. This is a result of the peak
visitor attraction hours beginning after the morning peak traffic
period has ended.
Alternative PM PEAK SIG. IMPACTS
A. No project 0
B. Half size project 1
C. Central Plaza only 3
D. Fun Zone only 2
E. Project with Aquarium 11
F. Project with Event Deck 14
G. Project with Access Ramp 14
H. Alternative sites N/A
No Change in Pre-Project Conditions
This alternative would leave the project site and surrounding
parking lots under current conditions. The environmental impacts
associated with the proposed project would not occur.
Reduced Project Development For The Central Plaza, Fun Zone and
Future Phase
This alternative reduced all components of the project by
approximately one-half of the total floor area. A reduction in
project size would have the impact of creating a less intense
development that would more closely fit in with the existing
character of the Pier.
This alternative would result in an unavoidable significant
adverse traffic impact. The intersection of Ocean Avenue and
Pacific Coast Highway would be significantly impacted during
summer weekday PM peak hour traffic conditions. No mitigation
measure has been proposed to reduce that impact to an acceptable
level.
Project Without the Fun Zone
This alternative analyzes the impacts of a project that would
include the Central Plaza, the 1640 Appian Way parking structure
and the 22,000 square feet of Central Plaza Phase II development.
As compared to the proposed project, the development of Central
Plaza Phase II would not create a significant air quality impact
and would not need to be reduced. This alternative would
significantly impact the following three intersections in the PM
peak hour:
o Lincoln Boulevard and I-10 Westbound Ramp
o 4th Street and Colorado
o Ocean Avenue and Pacific Coast Highway
All other environmental impacts would be reduced as compared to
the proposed project. The Fun Zone, which would have been the
visual focal point of the Pier would be eliminated.
Project with Aquarium on the Deauville/Beach Maintenance Site
This alternative includes the Central Plaza and Fun Zone.
Instead of converting the Deauville site and the beach
maintenance lot to parking, a two-story aquarium would be
constructed. The total floor area of the Aquarium would be
62,000 square feet including aquarium tanks (45,500 s.f.), retail
(7,000 s.f.), restaurant (2,000 s.f.) and education and function
rooms (7,500 s.f.).
This alternative evaluated two parking structure options at
either 1440 Pacific Coast Highway or 1640 Appian Way.
As compared to the proposed full size project, this alternative
would result in additional impacts associated with traffic,
utilities, public services, noise and aesthetics. Unavoidable
significant traffic impacts would occur at a minimum of seven
intersection. The Southern California AQMD threshold criteria
for daily emissions of nitrogen dioxides would also be exceeded.
Event Deck Alternative
This alternative proposes to extend the northern edge of the Pier
over the 1550 Pacific Coast Highway parking lot to accommodate an
additional 185 parking spaces and a performance stage. The Pier
deck would be expanded by approximately 64,400 square feet.
Access to the event deck and parking would be from the Pier
bridge.
As compared with the proposed project, this alternative would
result in an extension to the Pier deck that would result in more
vehicular traffic on the Pier bridge. This alternative would
have slightly increased impacts on air, noise, land use and
traffic. A total of 14 intersections would be significantly
impacted in the PM peak hour.
Access Ramp Alternative
This alternative would extend a ramp from the northern edge of
the Pier down to the 1550 Pacific Coast Highway parking lot.
This ramp would allow cars to drive down the Pier bridge and ramp
into the parking lot. All other aspects of the proposed project
would remain the same.
This alternative would result in significant traffic impacts at
14 intersections in the PM peak period. Use of the Pier as a
ramp to the parking lot would create pedestrian/vehicle conflicts
and increase congestion on the Pier bridge.
Alternative Sites
The Final EIR evaluated seven alternative sites for the ability
to reduce the project impacts and meet or exceed the project
objectives. The alternative sites considered were the Ocean Park
Redevelopment Area, Pier South to Pritikin, the former Pacific
Ocean Park site at the foot of Pier Avenue and the existing
Venice Pier site located south of the City.
Due to the site-specific objective to revitalize the existing
Pier in a way that preserves its unique character, an alternative
site would not allow the feasible attainment of the stated
project objectives.
Approvals Being Requested For the Revised Project Consisting of
the Fun Zone and Parking Improvements but Without Either the
Central Plaza or the 1640 Appian Way Parking Structure
The following approvals are required to adopt the revised project
consisting of the Fun Zone and parking lot improvements without
either the Central Plaza or the 1640 Appian Way parking
structure.
1. Resolution certifying the Final EIR on the revised project
consisting of the Fun Zone and parking improvements with a
statement of overriding considerations relating to two
unavoidable significant traffic impacts.
2. Development Review Permit for the revised project consisting
of the Fun Zone and parking lot improvements.
3. A reduced parking permit for shared parking for the revised
project consisting of the Fun Zone and parking lot
improvements.
4. A text amendment to the Zoning Ordinance for height on the
Pier. The following amendment is being requested, the bold
type indicates the new text that will be added to the Zoning
Ordinance:
SECTION 9015.6 Property Development Standards. All property in
the RVC District shall be developed in accordance with the
following standards:
(a) Maximum Building Height and FAR. Maximum building
height, number of stories and floor area ratio shall be
determined as follows:
PROPERTIES BOUNDED BY THE MAXIMUM MAXIMUM NO. MAXIMUM
FOLLOWING STREETS HEIGHT OF STORIES FAR
Pier Overlay:
a. Santa Monica Pier. 30' 40' 3 1.0
The Deauville site to the for replacement
north, Seaside Terrace to of existing
the south, The Promenade to structures;
the west, and Ocean Avenue 115' for
to the east amusement rides
5. A text amendment to the Zoning Ordinance for amusement ride
lights. The following amendment is being requested, the bold
type indicates the new text that will be added to the Zoning
Ordinance:
SECTION 9040.27. Lighting. All outdoor lighting
associated with commercial uses shall be shielded and
directed away from surrounding residential uses. Such
lighting shall not exceed 0.5 footcandles of illumination
beyond the property containing the commercial use and shall
not blink, flash, oscillate or be of unusually high
intensity of brightness, with the exception of amusement
rides located on the Pier, which may have lights that blink,
flash and oscillate.
If the Council chooses to adopt the Pier Development Project as
originally proposed and analyzed in the Final EIR, the following
additional approvals would be required.
1. A variance for the 1640 Appian Way parking structure to
permit encroachment into the front, side and rear yard
setbacks and to allow the structure to exceed the 70% lot
coverage.
2. A conditional use permit to allow construction of the 1640
Appian Way parking structure in the RVC District.
3. A text amendment to the Zoning Ordinance for FAR
requirements for the 1640 Appian Way parking structure.
4. A General Plan Amendment for 1640 Appian Way.
Other Approvals Required
A Certificate of Appropriateness, issued by the City's Landmarks
Commission, will be necessary to allow alterations or demolitions
of buildings on the Pier platform. Section 9621(a) of the
Landmarks Ordinance exempts Landmarks from the Architectural
Review Board process, therefore, final design review and signage
approval will be the responsibility of the Landmarks Commission.
The City's Landmarks Commission and State Coastal Commission
review of the project will occur after City Council action on the
Zoning Ordinance and General Plan text amendments.
Comparative Analysis
The proposed full Pier Development Project, with the Central
Plaza, Fun Zone, 1640 Appian Way parking structure and parking
lot improvements, meets all the objectives established by the
Pier Restoration Corporation to revitalize the Pier. The
objectives, which were developed through a series of public
workshops, outline the parameters for future development on the
Pier. The objectives are:
1. To improve the Pier's economic position by increasing the
commercial square footage and providing quality products and
services.
2. To maintain on-going public control of the Pier by offering
commercial areas to multiple tenants with the PRC/City as
Landlord and Manager of the facility.
3. To retain those historic and unique qualities that
distinguish the Santa Monica Pier from other piers and
commercial enterprises, and that emphasizes its role in the
community.
4 To incorporate new development into the existing character,
scale and design of the Pier.
5. To attract and serve visitors from a broad range of income
groups and lifestyles.
6. To remove parking from the Pier to create a
pedestrian-friendly environment.
7. To maximize interaction with the waterfront and beach
surroundings through public access, merchandising and
design.
8. To provide entertainment and recreation facilities as a main
focus of the development.
9. To develop the Pier as a year-round attraction with extended
nighttime and multi-season uses.
10. To apply the highest standards of architectural design to
the proposed development, with a mix of uses that are both
architecturally and environmentally sensitive to the site
and adjacent land uses.
The proposed full project including the Central Plaza provides an
opportunity for the mix of uses necessary to achieve the stated
PRC objectives. However, the full size project is expected to
create eight unavoidable significant traffic impacts. Removing
the Central Plaza from the project reduces the expected
unavoidable significant traffic impacts to two intersections.
The revised project consisting of the Fun Zone and parking lot
improvements would meet many of the stated objectives for the
Pier. It would attract and serve visitors from a range of income
groups and lifestyles as well as provide entertainment and
recreation facilities that would create a year-round attraction
and enhance coastal access. In addition, the City would be
re-striping the 1550 parking lot and paving the Deauville site to
create 285 additional public parking spaces. Although these
spaces are not required for the revised project, these
improvements will enhance and improve public access to the coast
and Pier.
Although the revised project would not improve the Pier's
economic position to the extent the full project would by
increasing the commercial square footage on the Pier, given the
congested condition of the intersections in the Pier and Downtown
areas and the ability of the project without the Central Plaza to
meet most of the PRC objectives, it is recommended that this
alternative be approved.
As part of the conditions of approval the PRC has requested, and
staff is recommending, that condition number 14 allow a two year
period, with the ability for a one year extension, for the
building permits to be issued. Due to the nature of the project,
additional time beyond that granted for a typical development is
believed to be necessary and appropriate.
PLANNING COMMISSION ACTIONS
On March 2, 1992 the Planning Commission approved the project and
certified the Final EIR. The following outlines the Commission
actions:
Certification of the Final EIR:
The Planning Commission directed staff to prepare an addendum to
the Final EIR to incorporate the following conditions:
Revise the third mitigation measure in the Final EIR, Section B,
page IV-B-11 on Earth to read as follows:
"The two Underground Storage Tanks (USTs) shall be removed in
compliance with all applicable regulations of the City of Santa
Monica, the South Coast Air Quality Management District, and the
Los Angeles County Department of Health Services."
Add the following mitigation measure in the Final EIR, Section E,
page IV-E-8 on Noise:
"Roller coaster rides shall be designed to require and use
plastic wheels on metal rails."
Add the following language on page III-F-1, Related Projects:
"The Aquarium project, proposed to be located on the City owned
Deauville site, is the subject of a development agreement
application, and has not yet completed CEQA analysis or been
approved by any City agency. Although related projects currently
under environmental review qualify as probable future projects to
be included in a cumulative analysis, the Aquarium project was
not included in the cumulative analysis for the Pier Development
Project for the following reason: the Aquarium project under
environmental review was proposed to be built on the Deauville
site; the Pier Development Project also proposes to utilize the
City-owned Deauville site, but for parking purposes. Thus, the
projects are mutually exclusive. Approval of the Pier project
with parking on the Deauville site would render the Aquarium
project no longer viable at that site. Thus, if the anticipated
environment effects of the Aquarium project had been included in
the cumulative analysis of the Pier project, the resulting
analysis would have erroneously overstated cumulative effects."
Additional Development Review Permit Conditions:
The Fun Zone hours of operation shall be limited to 10 a.m. to 10
p.m. Sundays through Thursdays and 10 a.m. to 12 midnight on
Fridays and Saturdays and holidays.
Roller coaster rides shall be designed to require and use plastic
wheels on metal rails.
Planning Commission recommendation on the zoning text amendments:
Section 9015.6 Property Development Standards. All property in
the RVC District shall be developed in accordance with the
following standards:
(a) Maximum Building Height and FAR. Maximum building height,
number of stories and floor area ratio shall be determined as
follows:
PROPERTIES BOUNDED BY THE MAXIMUM MAXIMUM NO. MAXIMUM
FOLLOWING STREET HEIGHT OF STORIES FAR
Pier Overlay: 30' 2 1.0
a. Santa Monica Pier. 40' 3 1.0
The Deauville site to the for replacement
north, Seaside Terrace to of Sinbad's
the south, The Promenade to building only;
the west, and Ocean Avenue 115' for a maximum of one
to the east amusement ride; and 40'
for all other amusement rides.
(Staff is not recommending approval of the Planning Commission
modifications, staff is recommending approval of the original
language allowing amusement rides up to a maximum height of 115
feet).
Section 9040.27. Lighting. All outdoor lighting associated with
commercial uses shall be shielded and directed away from
surrounding residential uses. Such lighting shall not exceed 0.5
footcandles of illumination beyond the property containing the
footcandles of illumination beyond the property containing the
commercial use and shall not blink, flash, oscillate or be of
unusually high intensity of brightness, with the exception of
amusement rides located on the Pier, which may have lights that
blink, flash and oscillate.
Planning Commission Recommendations to Council Regarding the Pier
Restoration Corporation:
o The PRC should develop a program that addresses the
need for training of security in crowd control and management of
large events.
o The PRC should develop a balanced master plan that
includes a broad mixture of uses for the Pier.
Grounds For Appeal
On March 16, 1992 an appeal of the Planning Commission approval
was filed by Diane Simpson. In general, the grounds for appeal
relate to Coastal Commission concerns. The reasons stated for
the appeal are as follows:
1) The development fails to provide adequate physical access to
public or private commercial use, or interferes with such uses.
2) The development fails to protect public views from any road
or from a recreation area to and along the coast.
3) The development is not compatible with the established
physical scale of the area.
4) The development is not in conformity with the Local Coastal
Program. Including but not limited to:
Cumulative impacts not adequate;
Parking inadequate;
Does not protect environment, scenic and visual resources
may be harmed;
Does not insure priority for coastal dependent development
abuse of neighborhood process;
Development fails to adequately address public safety
concerns of citizens of Santa Monica (Police, Fire,
Ambulance Access); and
Inadequate financial analysis
5) EIR did not analyze summer weekend traffic, left impacted
intersection without mitigation and did not adequately analyze
impact of noise of rides.
In response to the above issues the Final EIR and Planning
Commission findings determined that the revised project, with the
exception of one intersection, would not have an adverse impact
to the surrounding area. Adequate physical access will be
provided for a typical summer weekend or weekday period.
Improvements such as the widening of the 1550 parking lot access
road, the re-striping of Seaside Terrace, the widening of the
pedestrian walk down to the Pier, and the 20 foot fire access
lane around the project demonstrate that the issue of physical
access has been thoroughly evaluated.
In relation to public views, no views from any road or recreation
area along the coast are being impacted. The structures proposed
are on the Pier, well away from any coastal road, and consist of
amusement rides that will add to the festive and recreational
atmosphere of the Pier. These rides will serve to attract
additional visitors to the Pier and enhance coastal access.
Regarding physical compatibility with the area, the Pier has
historically been a pleasure pier with amusements and rides. The
design elements of the revised project retain the historic and
unique qualities of the Pier and the uses emphasize the
significant recreational role the Pier plays in the community and
region.
In relation to conformity with the LCP, the City and Coastal
Commission have yet to agree on an adopted LCP document.
However, the revised project is completely consistent with the
Draft LCP approved by Council and submitted to the Coastal
Commission. The Final EIR, and the Planning Commission findings,
determined that there would not be any cumulative impacts, that
parking was more than adequate (the revised project will provide
285 additional parking spaces), the use is a coastal dependent
and priority use in the Coastal Zone, and the issues of public
safety have been adequately addressed as stated in the Final EIR.
In relation to summer weekend traffic, and noise impacts, the
Final EIR did contain an analysis of both of the issues. Due to
the timing of the project, actual summer counts were not possible
to obtain. In fact, had the EIR been delayed to obtain summer
counts in 1991, the counts would have been far below the counts
used in the Final EIR due to the unusual weather. The EIR
utilized traffic counts taken on a President's day weekend, when
the weather was good, and inflated those counts by 10 percent.
The Final EIR contains an addendum addressing the issue of noise.
It determined that the revised project could not have an impact
to the surrounding area, and that the revised project would stay
within the limits of the noise ordinance.
Given that the Planning Commission found that the project would
not impact the area, and would provide additional coastal access,
staff recommends the appeal be denied and the revised project be
approved.
BUDGET/FINANCIAL IMPACT
The revised project, consisting of the Fun Zone and parking
improvements to the 1550 lot, will result in an increase in
revenues over existing conditions. The estimated annual revenues
to the Pier Fund in 1996 are outlined below. This analysis is
general and conservative in its projected benefit analysis. It
inlcudes only those lease revenues associated with the revised
project, while it considers the full cost to the Pier Fund.
The estimated Pier Fund Revenues and Pier Fund Costs, adjusted
for inflation to 1996 are as follows:
Pier Fund Revenues
Pier Parking $ 592,000
Carousel $ 200,000
Beach Fund Reimbursement $ 328,000
Lease Revenues $1,500,000
Total (1996) $2,620,000
Pier Fund Costs
The annual costs to the Pier Fund are projected to be $2,700,000
in 1992. This estimate, adjusted for inflation to 1996 is
$3,400,000.
Under existing conditions, the Pier experiences an annual deficit
of approximately $900,000 which is funded out of the General
Fund. With implementation of the revised project, this annual
General Fund subsidy would be reduced by approximately $120,000
to an annual estimated deficit of $780,000.
General Fund Revenues and Costs
The Fun Zone will contribute an estimated $87,000 (1996) to the
General Fund from fees and taxes. The Fun Zone approximate share
of General Fund costs to operate the Pier is estimated to be
$50,000 per year. Therefore, the Fun Zone could contribute an
additional annual $37,000 toward further reducing the Pier's
General Fund subsidy, thereby resulting in a total estimated
annual General Fund subsidy of $743,000. These estimated do not
include additional sale taxes which have not been estimated.
RECOMMENDATION
Staff recommends approval of the revised project consisting of
the Fun Zone and parking lot improvements but without either the
Central Plaza or the 1640 Appian Way parking structure. To
implement the recommendation the City Council needs to take the
following actions to approve the revised project:
1. Adopt a Resolution certifying the Final EIR on the revised
project consisting of the Fun Zone and parking lot
improvements with a statement of overriding considerations
for two unavoidable significant traffic impacts.
2. Approve a Development Review Permit for the revised project
consisting of the Fun Zone and parking lot improvements
subject to the attached findings and conditions.
3. Approve a Reduced Parking Permit for shared parking for the
revised project consisting of the Fun Zone and parking lot
improvements subject to the attached findings and
conditions.
4. Adopt for first reading the Zoning Ordinance text amendment
to increase the maximum allowable height on the Pier.
5. Adopt for first reading the Zoning Ordinance text amendment
for amusement ride lights.
Prepared By: Paul Berlant, Director of LUTM
Suzanne Frick, Planning Manager
Land Use and Transportation Management Department
Program and Policy Development Division
Attachments: A-Resolution Certifying the EIR
B-Proposed Zoning Ordinance Text Amendments
C-Proposed Findings and Conditions For Approval of
The Revised Project
D-Planning Commission Statement Of Official Action
E-Appeal Form Submitted By Diane Simpson
F-Final EIR
Attachment C
Conditions on the Certification of the Final Environmental Impact
Report on the Pier Development Project
Revise the third mitigation measure in the Final EIR, Section B,
page IV-B-11 on Earth to read as follows:
" The two Underground Storage Tanks (USTs) shall be removed in
compliance with all applicable regulations of the City of
Santa Monica, the South Coast Air Quality Management
District, and the Los Angeles County Department of Health
Services."
Add the following mitigation measure in the Final EIR, Section E,
page IV-E-8 on Noise:
" Roller coaster rides shall be designed to require and use
plastic wheels on metal rails."
Add the following language on page III-F-1, Related Projects:
" The Aquarium project, proposed to be located on the City
owned Deauville site, is the subject of a development
agreement application, and has not yet completed CEQA
analysis or been approved by any City agency. Although
related projects currently under environmental review
qualify as probable future projects to be included in a
cumulative analysis, the Aquarium project was not included
in the cumulative analysis for the Pier Development Project
for the following reason. The Aquarium project under
environmental review was proposed to be built on the
Deauville site. The Pier Development Project also proposes
to utilize the City-owned Deauville site, but for parking
purposes. Thus, the projects are mutually exclusive.
Approval of the Pier project with parking on the Deauville
site would render the Aquarium project no longer viable at
that site. Thus, if the anticipated environment effects of
the Aquarium project had been included in the cumulative
analysis of the Pier project, the resulting analysis would
have erroneously overstated cumulative effects."
Findings for the Development Review Permit #91-006 for Revised
Project Consisting of the Fun Zone and Parking Lot Improvements
1. The physical location, size, massing, and placement of
proposed structures on the site and the location of proposed
uses within the project are compatible with and relate
harmoniously to surrounding sites and neighborhoods, in that
the design elements retain the historic and unique qualities
of the Pier and that the uses emphasize the role of the Pier
in the community.
2. The rights-of-way can accommodate autos and pedestrians,
including parking and access, in that specific mitigation
measures have been designed to improve traffic and
circulation in the Pier area have been required as
conditions of approval.
3. The health and safety services (police, fire, etc.) and
public infrastructure (e.g. utilities) are sufficient to
accommodate the new development, in that specific mitigation
measures have been developed and have been required as
conditions of approval.
4. The project is generally consistent with the Municipal Code
and General Plan, in that, upon the approval of the text
amendment required to allow additional lighting on Fun Zone
rides, the Final EIR found that the revised project without
the Central Plaza and 1640 Appian Way parking structure is
consistent with the Municipal Code and General Plan.
5. Reasonable mitigation measures have been included for all
adverse impacts identified in the Environmental Impact
Report, in that with the implementation of all the required
mitigation measures the project will result two unavoidable
significant traffic impacts.
6. The project will revitalize the City-owned Pier in a way
that preserves its unique character and at the same time
serves the current and future needs of the community. The
project will provide:
(a) increased public parking;
(b) year round recreational opportunities;
(c) extended nighttime and multi-season uses;
(d) circulation and access improvements to the area around
the Pier;
(e) uses that will attract and serve visitors from a broad
range of income groups and lifestyles;
(f) design elements that retain the historic and unique
qualities that distinguish the Santa Monica Pier from
other piers and commercial enterprises;
(g) uses that will emphasize the role of the Pier in the
community, and
(h) increased revenues to the City while encouraging
increased public access at the Pier.
Conditions for the Revised Project Consisting of the Fun Zone and
Parking Lot Improvements
Plans
1. This approval is for those plans included in the Final
EIR, a copy of which shall be maintained in the files of
the City Planning Division. Project development shall be
consistent with such plans, except as otherwise specified
in these conditions of approval.
2. The Plans shall comply with all other provisions of Chap-
ter 1, Article IX of the Municipal Code, (Zoning Or-
dinance) and all other pertinent ordinances and General
Plan policies of the City of Santa Monica except as amen-
ded for this project.
3. Minor amendments to the plans shall be subject to approval
by the Director of Planning. A significant change in the
approved concept shall be subject to Planning Commission
Review. Construction shall be in conformance with the
plans submitted or as modified by the Planning Commission,
Landmark Commission, Architectural Review Board or Direc-
tor of Planning.
Landmarks Commission
4. Plans for final design, landscaping, screening, trash en-
closures, and signage for the Fun Zone shall be subject to
review and approval by the Landmarks Commission.
5. Refuse areas, storage areas and mechanical equipment for
the Fun Zone shall be screened in accordance with SMMC
Section 9040.13-9040.15. Refuse areas shall be of a size
adequate to meet on-site need, including recycling. The
Landmarks Commission its review shall pay particular at-
tention to the screening of such areas and equipment. Any
rooftop mechanical equipment shall be minimized in height
and area, and shall be located in such a way as to mini-
mize noise and visual impacts to surrounding properties.
Unless otherwise approved by the Landmarks Commission,
rooftop mechanical equipment shall be located at least
five feet from the edge of the roof.
Construction
6. Unless otherwise approved by the Department of General
Services, all sidewalks shall be kept clear and passable
during the construction phase of the project.
7. Sidewalks, curbs, gutters, paving and driveways which need
replacing or removal as a result of the project as deter-
mined by the Department of General Services shall be re-
constructed to the satisfaction of the Department of
General Services. Approval for this work shall be ob-
tained from the Department of General Services prior to
issuance of the building permits.
8. 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 ap-
proved mitigation plan shall be posted on the construction
site for the duration of the project construction and
shall be produced upon request. As applicable, this plan
shall 1) Specify the names, addresses, telephone numbers
and business license numbers of all contractors and sub-
contractors as well as the developer and architect; 2)
Describe how demolition of any existing structures is to
be accomplished; 3) Indicate where any cranes are to be
located for erection/construction; 4) Describe how much
of the public street, alleyway, or sidewalk is proposed to
be used in conjunction with construction; 5) Set forth
the extent and nature of any pile-driving operations; 6)
Describe the length and number of any tiebacks which must
extend under the property of other persons; 7) Specify
the nature and extent of any dewatering and its effect on
any adjacent buildings; 8) Describe anticipated construc-
tion-related truck routes, number of truck trips, hours of
hauling and parking location; 9) Specify the nature and
extent of any helicopter hauling; 10) State whether any
construction activity beyond normally permitted hours is
proposed; 11) Describe any proposed construction noise
mitigation measures; 12) Describe construction-period
security measures including any fencing, lighting, and
security personnel; 13) Provide a drainage plan; 14)
Provide a construction-period parking plan which shall
minimize use of public streets for parking; 15) List a
designated on-site construction manager.
9. A sign shall be posted on the property in a manner consis-
tent with the public hearing sign requirements which shall
identify the address and phone number of the owner and/or
applicant for the purposes of responding to questions and
complaints during the construction period. Said sign
shall also indicate the hours of permissible construction
work.
10. A copy of these conditions shall be posted in an easily
visible and accessible location at all times during con-
struction at the project site. The pages shall be lami-
nated or otherwise protected to ensure durability of the
copy.
Miscellaneous Conditions
11a. The operation shall at all times be conducted in a manner
not detrimental to surrounding properties or residents by
reason of lights, noise, activities, parking or other
actions.
11b. The Fun Zone hours of operation shall be limited to 10
a.m. to 10 p.m. Sundays through Thursdays and 10 a.m. to
12 midnight on Fridays and Saturdays and holidays.
Validity of Permits
12. In the event permittee violates or fails to comply with
any conditions of approval of this permit, no further per-
mits, licenses, approvals or certificates of occupancy
shall be issued until such violation has been fully
remedied.
13. Within ten days of Planning Division transmittal of the
Statement of Official Action, project applicant shall
sign and return a copy of the Statement of Official Action
prepared by the Planning Division, agreeing to the Condi-
tions of approval and acknowledging that failure to comply
with such conditions shall constitute grounds for poten-
tial revocation of the permit approval. By signing same,
applicant shall not thereby waive any legal rights appli-
cant may possess regarding said conditions. The signed
Statement shall be returned to the Planning Division.
Failure to comply with this condition shall constitute
grounds for potential permit revocation.
14. This determination shall not become effective for a period
of fourteen days from the date of determination or, if
appealed, until a final determination is made on the ap-
peal. Any appeal must be made in the form required by the
Zoning Administrator. The approval of this permit shall
expire two years from the permit's effective date, unless,
in the case of new development, a building permit has been
obtained. A one year extension may be permitted if ap-
proved by the Director of Planning prior to the expiration
of the two year period.
Monitoring of Conditions
15. Pursuant to the requirements of Public Resources Code
Section 21081.6, the City Planning Division will
coordinate a monitoring and reporting program regarding
any required changes to the project made in conjunction
with project approval and any conditions of approval, in-
cluding those conditions intended to mitigate or avoid
significant effects on the environment. This program
shall include, but is not limited to, ensuring that the
Planning Division itself and other City divisions and de-
partments such as the Building Division, the General
Services Department, the Fire Department, the Police De-
partment, the Community and Economic Development
Department and the Finance Department are aware of project
requirements which must be satisfied prior to issuance of
a Building Permit, Certificate of Occupancy, or other
permit, and that other responsible agencies are also in
formed of conditions relating to their responsibilities.
Project owner shall demonstrate compliance with conditions
of approval in a written report submitted to the Planning
Director and Building Officer prior to issuance of a
Building Permit or Certificate of Occupancy, and, as
applicable, provide periodic reports regarding compliance
with such conditions.
CONDITIONS OF APPROVAL PER THE EIR MITIGATION MEASURES
Earth
1. During project construction, all grading shall be
carefully observed, mapped and tested by he project
engineer. 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 to the satisfaction of the City
Building and Safety Department.
2a. The project shall adhere to all applicable regulations
regarding tank closure as mandated by the following
agencies: City of Santa Monica Department of General
Services, Water Department, and Fire Department, South
Coast Air Quality Management District, and the Los Angeles
County Department of Health Services.
2b. The two Underground Storage Tanks (USTs) shall be removed
in compliance with all applicable regulations of the City
of Santa Monica, the South Coast Air Quality Management
District, and the Los Angeles County Department of Health
Services.
Air Quality
3. Any stockpiles of soil, sand, and similar material shall
be covered.
4. Construction equipment shall be shut off to reduce idling
when not in direct use.
5. Low sulfur fuel shall be used for construction equipment.
6. Construction activities shall be discontinued during
second stage smog alerts.
Plant and Animal Life
7. In order to reduce potential adverse impacts on marine
life, recyclable food service products and shopping bags
shall be required for all businesses on the Pier.
8. Trash receptacles shall be located throughout the Central
Plaza and Fun Zone and along the entire Pier. Trash
receptacles shall be located no more than 25 feet from
one another.
Noise
9. Prior to the issuance of building permits, a construction
plan shall be submitted to the City in sufficient detail
to determine the duration of construction activities and
the specific types of equipment to be used and their
approximate location. Locations for compressors and pumps
shall be specifically located.
10. The project shall comply with applicable City noise
regulations specified in the City Noise Ordinance (Noise
Ordinance Numbers 1406 CCS and 1458 CCS).
11a. During construction, the project contractors shall muffle
and shield intakes and exhaust, shroud and shield impact
tools, and use electric-powered rather than diesel-powered
construction equipment, as feasible.
11b. Roller coaster rides shall be designed to require and use
plastic wheels on metal rails.
Light and Glare
12. Project lighting and building materials shall be built
and/or installed in accordance with City of Santa Monica
ordinances, standards and applicable requirements.
13. Exterior building surfaces shall be of a color, material
and texture to reduce daytime glare.
14. Outdoor lighting shall be shielded and directed on-site
and downward.
15. Outdoor lighting shall be reduced or softened after peak
hours, especially in restaurant areas and in the amusement
areas after the Fun Zone has ceased operations. Outdoor
lighting shall be restricted to security lighting between
the hours of 2:00 a.m. and 6:00 a.m.
16. General night lighting of all public areas shall be a
minimum level of four footcandles and a maximum of eight
footcandles. This standard shall be applied to lighting
in all public parking lots and parking structures.
17. General night lighting of all non-public service areas
shall be a minimum level of two footcandles and a maximum
level of four footcandles.
Right-of-Way/Public Access
18. The project shall comply with all State and City
standards, codes and ordinances regarding the provision of
access and parking to the general public and the
handicapped.
19. Pedestrian walkways through the parking lots shall be
clearly delineated, and signage shall be posted to
indicate the safest pathway to the Pier for pedestrians
and warning motorists of those walkways. In addition, the
pedestrian access pathway from the Civic Center site
through the Rand Corporation site shall be marked with
appropriate signage and the stairs adjacent to the Moss
Avenue pumping plant shall be well lighted.
20. Stop signs shall be placed where the driveways to the 1590
Appian Way parking lot and the 1440 Pacific coast Highway
State parking lot cross the Promenade. In addition,
appropriate markings and cross walks shall be indicated
and incorporated into the Promenade at those locations to
provide a further indication of pedestrian traffic to
motorists.
21. The 1550 Pacific Coast Highway State parking lot access
road shall be widened to accommodate a total of four
traffic lanes, two inbound and two outbound, shall be
provided at the entrance to the 1550 Pacific Coast Highway
State parking lot traffic control booth. The lanes shall
be reversible, thereby permitting up to three lanes in one
direction during peak periods.
22. Seaside Terrace between Ocean Avenue and Appian Way shall
be striped with three lanes (a minimum street width of 36
feet would be required.) A six foot right-of-way would be
required from the parcel on the north side of Seaside
Terrace between Appian Way and Seaside Terrace. As
required, two lanes could be provided in one direction and
one in the other to accommodate peak inbound and outbound
traffic flows. At the intersection of Seaside Terrace and
Ocean Avenue, a specially designed traffic signal can be
installed to allow two lanes of traffic to enter
southbound onto Ocean Avenue. This system should
minimize delay of motorists exiting the 1550 lot during
peak periods.
23. Exiting (outbound) traffic should be allowed to exit from
1440 directly onto southbound Pacific Coast Highway. The
Pacific Coast Highway exit should be positioned far enough
north to allow drivers to maneuver either into the Pacific
Coast Highway lane destined toward eastbound I-10 or into
the lane toward the Pacific Coast Highway off-ramp to
Ocean Avenue. This exit point will allow a majority of
the exiting vehicles direct access to the freeway system
or to downtown Santa Monica without using the Appian Way,
Seaside Terrace, Ocean Avenue routes. Clear signage
should also be provided to direct drivers to this exit and
into the proper lanes destined for I-10 or Ocean Avenue.
Advance warning signs to this should be provided inside
the 1440 parking area to direct drivers to I-10 or Ocean
Avenue via Pacific Coast Highway.
24. Appian Way is constrained underneath the Pier ramp. This
limits the ability to construct significant road
improvements. However, it may be feasible to construct a
32 foot wide roadway under the Pier ramp which could be
striped for three lanes of traffic. During peak periods,
two lanes could be used in one direction and one in the
other to accommodate peak inbound and outbound traffic
flows. This improvement coupled with a similar
improvement on Seaside Terrace will provide three lanes
of traffic between the 1550 Pacific Coast Highway parking
lot and Ocean Avenue.
25. The sidewalk on the south side of the Pier Bridge shall be
widened by eliminating the sidewalk on the north side of
the Pier bridge and relocating the two lanes of traffic to
the north side of the Pier bridge.
26. A 20 foot fire access lane shall be provided around the
entire perimeter of the pier, to the end of the Municipal
Pier and between the Hippodrome and Billiard Building, and
a 12 foot ambulance lane shall be provided through the Fun
Zone to the satisfaction of the Santa Monica Fire and
Police Departments.
27. The Carousel Park handicapped access ramp shall be brought
up to code by installing a continuous handrail along the
lower segment of the ramp, and a full handrail along the
other side of the ramp.
Traffic
28. Lincoln Boulevard at Pico Boulevard - restripe the
northbound and southbound approaches to add another
through lane in the northbound and southbound directions.
Elimination of peak hour parking on Lincoln Boulevard is
necessary. With these improvements the V/C ratio and
level of service at this intersection is forecast to be
1.49 and F, respectively.
Parking
29. The proposed project shall comply with handicapped
accessibility requirements as set forth in Title 24 of the
State Building Code.
Utilities
Water
30. Provisions for meeting fire flow requirements and any
improvements to on-site water lines shall be incorporated
into the final project design prior to issuance of a
building permit. Improvement costs are to be borne by the
project applicant.
31. In order to meet the requirements of emergency water
control ordinance, the project shall pay a water
connection fee to the Director of General Services. This
fee shall be calculated according to the following fee
contained in Resolution Number 8196 CCS: $3.00 x (average
number of gallons per day x 2).
32. The project shall be required to pay a water connection
fee to the City before a permit can be issued to connect
to the water system.
Sewer
33. The project shall comply with the provisions of current
and/or future ordinances regarding sewer capacity
allotment in the City of Santa Monica.
34. Prior to issuance of a building permit, a flow test of
downstream lines shall be conducted to determine if
existing sewer lines serving the project site are adequate
to serve the proposed project. Any required improvements
to the sewage collections system shall be borne by the
project applicant.
35. The project 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.
Solid Waste
36. The project shall participate in the Santa Monica
Recycling Program. The program available to commercial
developments include, but are not limited to, the
following:
-trash bins shall be segregated with regard to recyclable
or non-recyclable designation; and
-glass and newspapers shall be further segregated from the
project's wastestream, for eventual collection by
municipal employees.
37. Outdoor trash receptacles shall be shielded from general
public view on at least three sides by impact-resistant
walls not less tan five or more than eight feet in height,
and by an impact resistant gate of not less than five and
not more than eight feet in height.
38. Trash receptacles sufficient in size and number to contain
the trash generated from the uses on the site shall be
provided. The City of Santa Monica requires 100 square
feet of storage capacity for the first 10,000 square feet
under roof, and five square feet of storage capacity for
each additional 1,000 square feet under roof. This is a
basic guideline, and can be modified, based on collection
mode and frequency of collection.
39. Appropriate signage shall be placed in strategic locations
on the Pier to notify visitors and employees of existing
anti-litter laws and regulations.
40. Separate recycling receptacle cans shall be clearly
marked, and placed alongside trash cans in the food court
area, and all other portions of the Pier.
41. Recyclable food service products and shopping bags shall
be required for all businesses on the Pier.
Public Services
Fire Protection
42. No building or portion of a building shall be constructed
more than 150 feet from the edge of a roadway or
designated fire lane.
43. Fire hydrants shall be located on-site. Their number and
location will be determined after the Fire Department
reviews definitive project plans and specifications.
44. The proposed project shall comply with all applicable
State and local ordinances.
45. Definitive project plans and specifications shall be
submitted to the Fire Department, and requirements shall
be satisfied prior to the issuance of a building permit.
Police Protection
46. Public spaces, such as common areas, walkways, parking
lots, and stairways shall be designed to prevent areas of
concealment.
47. All areas of the project shall be well-lighted, including
alcoves, walkways, and stairways. Such lighting,
however, shall be designed to minimize illumination
impacts on surrounding land uses.
48. The project shall meet with the Police Department for
security design assistance. Prior to issuance of a
building permit, the applicant shall prepare and the
Department shall approve a security plan for the project.
49. Upon completion, the project shall provide the Police
Station with a design of the project. The diagram shall
include access routes and any information that might
facilitate police response.
50. The project shall provide a full police substation on the
Pier, and it shall be staffed with two police officers, 24
hours a day.
Cultural/Historical Resources
51. To the extent feasible and consistent with 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, and the Santa Monica Pier Design Guidelines".
Such conformance shall include a project design which is
historically and architecturally compatible with the
existing structure and shall include preservation of the
Pier's historic fabric.
52. The proposed project shall obtain approval of a
Certificate of Appropriateness by the City of Santa Monica
Landmarks Commission. The proposed project shall comply
with the specific requirements imposed as a result of an
issuance of a Certificate of Appropriateness with respect
to historical preservation.
53. The entire property shall be photo-documented in its
current state before development proceeds. A photographic
record shall be made of the exterior historic fabric if
preservation of portions of that fabric is not possible.
Aesthetics
54. During landmarks review approval process for the project,
the City shall evaluate building mass, height, materials,
colors and the perimeter and exterior/interior
landscaping to ensure their appropriateness for their
location.
Construction Impacts
55. California Occupational Safety and Health Administration
requirements regarding scaffolding erection and slope
shoring shall be met during the construction phase of the
project.
56. Safety measures such as roping off the area underneath the
construction zones on the Pier, using construction
barricades and providing construction site warnings shall
be taken to minimize the chance of injuring pedestrians,
drivers and beachgoers.
57. Security lighting shall be provided at all the
construction sites to minimize vandalism and reduce the
chance of injury to passersby.
58. Fire Department requirements relating to accessibility to
construction sites and fire prevention shall be met. This
includes, but is not limited to, maintaining adequate fire
access paths to the site, maintaining working fire
extinguishers at the site and storing all volatile
chemicals used in the construction process in a fire
resistant place.
59. Truck deliveries shall not be scheduled during peak
traffic periods (between 7:30 a.m. and 9:00 a.m. and 3:00
p.m. and 7:00 p.m.).
60. Construction activities shall be concentrated in one
general area at a time, to the extent practical, to
minimize the effect on vehicular and pedestrian access to
the Pier and adjacent parking areas.
Findings for the Reduced Parking Permit # 91-008
1. A sufficient number of spaces are provided to meet the
greater parking demand of the participating uses.
2. Satisfactory evidence has been submitted by the parties
operating the shared parking facility, describing the nature
of the uses and times when the uses operate so as to
demonstrate the lack of conflict between them.
3. Additional documents, covenants, deed restrictions, or other
agreements as may be deemed necessary by the Zoning
Administrator are executed to assure that the required
parking spaces provided are maintained and uses with similar
hours and parking requirements as those uses sharing the
parking remain for the life of the building.
Conditions for the Reduced Parking Permit # 91-008
1. In the event permittee violates or fails to comply with any
conditions of approval of this permit, no further permits,
licenses, approvals or certificates of occupancy shall be
issued until such violation has been fully remedied.
2. Within ten days of Planning Division transmittal of the
Statement of Official Action, project applicant shall sign
and return a copy of the Statement of Official Action pre-
pared by the Planning Division, agreeing to the Conditions
of approval and acknowledging that failure to comply with
such conditions shall constitute grounds for potential revo-
cation of the permit approval. By signing same, applicant
shall not thereby waive any legal rights applicant may pos-
sess regarding said conditions. The signed Statement shall
be returned to the Planning Division. Failure to comply
with this condition shall constitute grounds for potential
permit revocation.
3. This determination shall not become effective for a period
of fourteen days from the date of determination or, if ap-
pealed, until a final determination is made on the appeal.
Any appeal must be made in the form required by the Zoning
Administrator. The approval of this permit shall expire two
years from the permit's effective date, unless, in the case
of new development, a building permit has been obtained. A
one year extension may be permitted if approved by the Di-
rector of Planning prior to the expiration of the two year
period.
Findings for Zoning Ordinance Text Amendment #91-006
1. The proposed amendment is consistent in principle with the
goals, objectives, policies, land uses, and programs
specified in the adopted General.
2. The public health, safety, and general welfare require the
adoption of the proposed amendment.
Findings for Zoning Ordinance Text Amendment #91-007
1. The proposed amendment is consistent in principle with the
goals, objectives, policies, land uses, and programs
specified in the adopted General.
2. The public health, safety, and general welfare require the
adoption of the proposed amendment.