1 RESOLUTION NO. 5770
2 RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MANHATTAN
BEACH APPROVING A MASTER USE PERMIT AND COASTAL
3 DEVELOPMENT PERMIT TO ALLOW THE CONSTRUCTION OF A
VEW COMMERCIAL DEVELOPMENT, PUBLIC AREAS, AND
4 RELATED IMPROVEMENTS, AT THE METLOX SITE- 1200
MORNINGSIDE DRIVE (Metlox, LLC c/o Tolkin Group)
5 THE CITY COUNCIL OF THE CITY OF MANHATTAN BEACH, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:
6 SECTION 1. The City Council of the City of Manhattan Beach, California, hereby makes 7 the following findings:
8 A. Metlox, LLC c/o Tolkin Group is seeking approval of a Master Use Permit and Coasta Development Permit, to allow the construction of a new commercial development, public area:
9 and related improvements, at the Metlox site- 1200 Morningside Drive in the City of Manhattan Beach.
10 B. In accordance with the Manhattan Beach Local Coastal Program (MBLCP) a Use Permit 11 approval is required for the project in the Downtown Commercial Zone.
C. The subject property is located within the City of Manhattan Beach Coastal Zone, in the non- 12 appealable area, and is subject to a Coastal Development Permit. 13 D. The applicant is Metlox, LLC clo Tolkin Group and the property owner is the City of Manhattan Beach.
14 E. The following is a summary of some of the key milestones for the Metlox site:
15 1995- 96- The City Council authorized development of the Downtown Strategic Action Plan 16 (DSAP) to provide a comprehensive approach and community vision for the Downtown including the Metlox site
17 1997/98- The City purchased the Metlox property to control development and Master Plan the 18 1998- 2001 Numerous public meetings and workshops held to solicit public input on the site and Downtown.
19 December 1998- The City selected the Tolkin Group as a development partner based on a project consisting of 141,000 square feet - project size reduced several times over the years due to public concern and the project proposed is 63,850 square feet 20 April 2001- The City Council certified the EIR and directed Staff and the Tolkin Group to work together to revise the project to:
21 Reduce the size to 60-65,000 square feet
. Reduce the height to 26 feet, and
22 • Consider reducing the height or eliminating the Lookout Tower April 2002- The City Council approved the Disposition and Development Agreement 23 24 Mine 202-Apication tor a Mister o Parent and Costal Development Permit for the Melix site submitted
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02-19, approvina the Master Use Permit and Coastal Development Permit for th subterranean public parking structure. All decisions set forth in those resolutions are base upon substantial evidence received at said public hearings.
G.
resolution are based upon substantial evidence received at said public hearing H.
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H. The property is located within Area District III and is zoned Downtown Commercial. The roperties to the west and south are also zoned Downtown Commercial, the properties to the north are zoned Downtown Commercial and Public and Semipublic, and the properties to the east are zoned Open Space.
I. The General Plan designation for the property is Downtown Commercial.
J. The proposed project will provide a new approximate 63,850 square foot commercial development and approximately 40,000 square feet of public areas. A separate Master Use treet as a two-way street from Morningside Drive east to Valley rive no erstrot alle rive from one-way southbound traffic to two-wav traffic between 13' conversion of Morningside Drive to one-way northbound traffic between Manhattan Beach Boulevard and 13"h Street.
K. The existing surface parking lot at 1148 Morningside Drive, approximately 400 square feet in area and located south of the Metlox loading area, may be added to the project site to provide a pedestrian and/or vehicular entryway into the project from Morningside Drive. The City is urrently in the process of negotiating the purchase of the parking lot site. This may result i nore than three buildings being included in the project however the total approved squar footage (63,850
subterranean public parking structure would increase by approximately 28 spaces.
L. onstruction of the commercial buildings and public areas are anticipated to take approximate months beginning in October 2003, with completion in August 2004. Prior to construction the commercial building and the public areas, the subterranean parking structure will be constructed, with construction anticipated from January 2003 through October 2003 M. The project will not individually nor cumulatively have an adverse effect on wildlife resources, as defined in Section 711.2 of the Fish and Game Code.
N. This Resolution, upon its effectiveness, constitutes the Master Use Permit and Coastal O. ased upon State law, and MBLCP Section A.84.050, relating to the Master Use Permi application for the proposed project, the following findings are hereby made purposes of the district in
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1 cated The building materials scale rot pieces do alone n 2 3
height with limited
4 limited third story for the Inn.
The parking and loading facilities are adequate in that they will expand the existing onsite parking and will exceed the parking demand. he buildings are also pedestrian oriente 6 roviding die and do the Clic ehter andalker upounding me which then tink to link 7 open space and the beaches.
8 he project provides a full range of office, retail commercial, and service commercial use 9 10
11 businesses and serves beach visitors.
12 2. The proposed location of the use and the proposed conditions under which it would be 13 operated or maintained will be consistent with the General Plan; will not be detrimental to the public health, safety or welfare of persons residing or working on the proposed project site 14 15
project is consistent with the Local Coastal Program (LP), as discussed below, and since 16 the LCP is consistent with the General Plan, the project is also consistent with the General Plan.
17 GOALS AND POLICIES: LAND USE
18 GOAL 1: MAINTAIN THE LOW PROFILE DEVELOPMENT AND SMALL TOWN ATMOSPHERE OF MANHATTAN BEACH.
19 20 Policy 1.1: Limit the height of new development to three stories where the height limit is 30 et or to stores where the height limit is 2 feet, in order to protect the privacy 21 jacent properties, reduce shading, protect views of the ocean, and preserve the Ic profile image of the community.
22 Olicy 1.2: Require the design of all new construction to utilize notches, or balconies, or other architectural details to reduce the size and bulk 23 Policy 1.3: Require the use of landscaping and setbacks to reduce the bulk in new 24 buildings and add visual interest to the streetscape. 25 Policy 2.3: Protect public access to and enjoyment of the beach while respecting the privacy of beach residents.
26 GOAL 3: ENCOURAGE THE PROVISION AND RETENTION OF PRIVATE 27 LANDSCAPED OPEN SPACE.
28 Policy 3.1: Develop landscaping standards for the Downtown which serve as a unifying and humanizing theme for the area.
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Policy 3.3: Encourage the replacement of mature trees removed by new construction activity throughout the City with specimen trees.
Policy 4.1: Protect all small businesses throughout the City which serve City residents.
Policy 5.1: The City recognizes the need for a variety of commercial development types and has designated areas appropriate for each. The City shall encourage development proposals which meet the intent of these designations.
GOAL 6: CONTINUE TO SUPPORT AND ENCOURAGE THE VIABILITY OF THE "DOWNTOWN" AREA OF MANHATTAN BEACH.
olicy 6.1: Encourage the upgrading and expansion of business in the Downtown area t serve as a center for the community and to meet the needs of beach area resident:
Policy 6.2: Develop and encourage the use of design standards for the Downtown area to improve its visual identification as a unique commercial area.
GOAL 7: PROTECT EXISTING RESIDENTIAL NEIGHBORHOODS FROM THE INTRUSION OF INAPPROPRIATE AND INCOMPATIBLE USES.
3. The proposed use will comply with the provisions of this title, including any specific conditior equired for the proposed use in the district in which it would be located since, the require Done aressed and concions wit easied to be more he die a een addressed.
certificate of occupancy.
4. The proposed use will not adversely impact nor be adversely impacted by nearby properties Potential impacts are related but not necessarily limited to: traffic, parking, noise, vibration.
Impacts related to the proposed proect were evaluated and resed an oceaned la.
The Mitigation Measures applicable to the Metlox commercial development and public areas portion of the EIR will all be complied with.
be minimized to the extent feasible.
P. Based on the MBLCP Sections A.96.150 the following findings are made:
That the project, as described in the application and accompanying materials, as modified by any conditions of approval, conforms with the certified Manhattan Beach Local Coastal Program, since the project is consistent with the following applicable policies from Chapter 4 of the Local Coastal
COASTAL ACCESS POLICIES
A. Access Policies
Policy I.A.1: The City shall maintain the existing vertical and horizontal accessways in he Manhattan Beach Coastal Zone
The City shall preserve pedestrian access systems including the Spider Web park concept (Spider Web park concept: a linear park system linking the Santa Fe railroac right-of-way jogging trail to the beach with a network of walkstreets and public open spaces. Se igure NR-1 of the General Plan,
4 Res. 5770
B. Transit Policies
2 Policy I.B.3: The City shall encourage pedestrian and bicycle modes as a 3 transportation means to the beach.
4 COASTAL LOCATING AND PLANNING NEW DEVELOPMENT POLICIES Policy II. 1: Control Development within the Manhattan Beach coastal zone. 5 A. Commercial Development
6 Pro stories, by limiting any future evelopmen to a existy marium, it a din healer to a Preserve the predominant existing commercial building scale of one and 7 required by Sections A.04.030, A. 16.030, and A.60.050 of Chapter 2 of the Implementation Plan. 8 Policy II.A.3: Encourage the maintenance of commercial area orientation to the pedestrian.
10 The City should continue to maintain and enforce the City ordinances that prohibit unlawful discharges of pollutants into the sewer system or into the tidelands and ocean. 11 (Title 5, Chapter 5, Article 2; Chapter 8).
12 Policy III. 14: City Storm Water Pollution Abatement Program: The City of Manhattan Beach 13 14
15 16 are still enforceable. The program is to develop codes and building standards to implement the Good Housekeeping requirement and the Best Management Procedures of the Santa Monic 17 18
19 The Final EIR for the Civic Center/Metlox project also provides a discussion on consistency with 20 the policies of the LCP.
21 SECTION 2. The City Council of the City of Manhattan Beach hereby APPROVES the subject Master Use Permit and Coastal Development subject to the following conditions. 22 23 1. The proposed project shall be in substantial conformance with the plans submitted and the project 24 25
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3. During the demolition and construction phases of development, a daily clean-up program for all
4. All electrical, telephone, cable television system, and similar service wires and cables shall be installe underground to the appropriate utility connections in compliance with all applicable Building an Electrical Codes, safety regulations, and orders, rules of the Public Utilities Commission, the serving utility company, and specifications of the Public Works Department. Existing utility poles and lines or the project site and immediately adjacent to the project site, not including any across any street, must be placed underground pursuant to the requirements of Public Works.
Operational
5. Operations shall comply with all South Coast Air Quality Management District Regulations and shall not transmit excessive emissions or odors across property lines.
6. Plans shall be submitted to the Director of Community Development for review and approval that shows all proposed rooftop
approved plans prior the building permit final.
7. Post construction (operational) emanating from the site shall be in compliance with the Manhattan Beach Municipal Code Noise Ordinance, Chapter 5.48.
8. Delivery operations shall be conducted in such a manner so as not to be in violation of the city's noise ordinance. The term "delivery activities" shall include, vehicles or delivery equipment being started or idled, playing of radios, tape players or other devices, loud talking, and unloading of materials. Business delivery doors shall not be opened before hours of permitted deliveries as specified herein. Delivery vehicles shall park in designated commercial loading areas only and shall not obstruct designated fire lanes.
9. Landscaping and maintenance activities (including, but not limited to parking lot cleaning, grounds- keeping, and outdoor equipment cleaning) shall occur in accordance with a Landscape Maintenance Plan to be approved by the Director of Community Development. establish permitted hours of operation for specific maintenance activities and areas of site, based on compatibility with nearby land uses, both on and adjacent to the center.
10. All landscaping materials shall be maintained to the satisfaction of the Director of Community Development.
11. Routine trash collection on the entire site shall be consistent with the hours that are specified in the 32222
and 6:00 p.m. on Saturdays.
12. All trash storage areas shall be screened, secured and maintained in a sanitary condition and al tenants/business owners shall take appropriate measures to prevent prohibited or undesirable activities as defined in the Municipal Code (Sec. 5.24.060) including but not limited to, scavenging, excessive accumulation of refuse, and allowing any portion of the property to become a breeding ground for flies, wild rodents or other pests. Trash storage areas shall be designated and bins shal be maintained within the designated areas.
13. The facility operator shall prohibit employees from parking personal vehicles on the surrounding public streets. Employees must park on-site or be transported to the site from other off-street parking facilities subject to Community Development Department approval. The property owner shall include prohibitions against employee parking on local streets in any lease and/or rental agreements. 6 _«.-
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1 14. The operators of the facility shall police the property, and all areas immediately adjacent to the businesses, during the hours of operation to keep it free of litter. 2 15. The operators of the facility shall provide adequate management and supervisory techniques to preven 3 itering and other security concerns outside the subject businesses 4 16. Public bicycle parking shall be incorporated into the design of the project. Plans shall be submitted to the Director of Community Development for review and approval showing the bicycle parking. 5 17. Safety and security features shall be incorporated into the design of the project. The Security Plan shall be submitted to the Police Chief and Director of Community Development for review and approval. The 6 Security Plan shall include but not be limited to, security lighting. 7 18. The applicant shall make every effort to provide shower facities for use by the office tenants. The facilities shall be shown on the plans and installed prior to the issuance of a Certificate of Occupancy. 8 19. The applicant is required to eliminate any Congestion Management Plan (CMP) debits created by the 9 project prior to the issuance of a Building Permit for the Commercial buildings. 10 20. All tenants in the project are encouraged to join the Downtown Business Association. 11 Public Works
21. The plans shall be checked and stamped for approval by the Public Works Department before the building permit is issued. Project must comply with all Public Works requirements. All Public Works 12 otes and corrections must be printed on the plan and all requirements must be completed per th approved plans prior to the issuance of a building fina 13 2. The new trash enclosure(s) shall meet all Public Works requirements. Trash must be picked up by:
14 efuse company as often as necessary to ensure that the trash enclosure has adequate space t commodate the needs of the entire site. No trash storage/disposal shall be placed in the publ 15 ght-of-way on Manhattan Beach Boulevard, Morningside Drive, 13" Street or Valley Driv 16 23. No outside cleaning of kitchen floor mats or other items will be permitted on the site. All kitchen floor nats and other items shall be cleaned in such a manner that the run-off wastewater drains only to 17 private sewer drain on the premises.
18 24. There shall be no discharge of construction wastewater, building materials, debris, or sediment from the site.
19 Land Use
20 25. The following land uses and maximum square footages, as defined and approved by the DDA/Ground Lease, and shall allowed:
21 A) Retail Sales and services, including food service uses, 20,000 square feet total maximum, including:
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26 27 B) Eating and Drinking Establishments (restaurants), two (2) total maximum, 8,000 square feet total maximum, (including 6,400 square feet maximum dining/seating area regardless of 28 whether located indoors or outdoors).
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C) Offices, however no offices shall be permitted on the first floor, and Personal Services, 17,500 square feet total maximum, including;
a) Offices, Business and Professional;
b) Personal Services; and,
C) Similar uses identified as permitted (by right) in the underlying zoning district (CD) which are not included in this Master Use Permit shall be left to the discretion of the Director of Community Development.
D) Visitor Accommodations (Bed and Breakfast Inn), 35 to 40 rooms, 26,000 square feet total maximum.
26. Uses identified as conditionally permitted (use permit required) in the underlying zoning district (CD) shall require an amendment to the Master Use Permit at a duly noticed public hearing, unless otherwise permitted in this Resolution.
27. There shall be no drive-through service allowed in conjunction with any Eating and Drinking Establishment (restaurant) or any other use.
28. The Inn may provide wedding, party, and other special event services in their Courtyard, Meeting Room, and Living Room, as a secondary service to the primary Inn use. These types of events are limited to 6:00 am to 11:00 p.m. Sunday through Thursday, and 6:00 am to 12:00 am (mid-night) Friday and Saturday. Events are limited to a maximum of 60 people, or whatever the maximum occupancy is as determined by the Building or Fire Code limits, whichever is less. The Director of Community Development may approve Temporary Use Permits for events which exceed 60 people, lot to exceed the maximum occupancy as allowed by the Building or Fire Code limits. Events ma! not use the Town Square or other Public Open Areas unless prior approval is granted by the City The availability of the Inn for special events shall not be marketed as the primary use.
29. The hours of operation for the site shall be permitted as follows:
Restaurant, food service, retail and personal service: Up to 6:00 am to 11:00 p.m. Sunday through Thursday, and 6:00 am to 12:00 am (mid-night) Friday and Saturday. • Offices: Up to 24 hours
• Town Square and Public Areas: Up to 6:00 am to 11:00 p.m. Sunday through Thursday, and 6:00 am to 12:00 am (mid-night) Friday and Saturday, seasonal, depending on weather.
30. The second floor roof deck with the jacuzzi at the Inn shall be redesigned. The floor level of the roof deck may not exceed 21 feet in height, and the deck area must be properly screened. The deck area may only be open for use from 6:00 a.m. to 10 p.m., seven days a week.
31. Any outdoor uses in the Town Square and Public Areas shall meet all access and safety requirements of the Uniform Building and Fire Codes and any other similar safety regulations. Retail insurance endorsement). Tenants with said outdoor uses shall be responsible for maintaining the area clean and free of trash and debris.
33. The applicant shall submit plans, material boards, color samples, renderings, and other visual displays for Design Review to the Planning Commission at a noticed public hearing prior to issuance f building permits for the commercial buildings
hown on the plans approved by the Planning Commission on July 10, 2002, are approved with thi 8 ..-
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1 Master Use Permit and Coastal Development Permit and are not subject to Design Review. The plans shall address the following design issues and details:
2 • Facades/elevations
• Colors, textures, and materials
3 • Landscaping, lighting, signage, and public art
Gateway treatment
Town Square, 13" Street Garden and Public areas
• Civic Center linkage, relationship and compatibility
5 • Streetscape design- pavement treatment, sidewalks, pedestrian crosswalks, street furniture • Pedestrian orientation
6 • Incorporation of the Metlox sign
he plans and details shall address linkage to the Downtown and the Civic Center, pedestria 7 rientation, the Downtown Design Guidelines, the City's vision for the site, access from Morningsid Drive near 12* Street (12 Walk), and other design details of the project. The possibility of limited third story rooms for the Inn will be considered.
8 9 34. A sio arora i Deoda of thier Dements of the Sage all sue on one wan approval of the Director of Community Development.
Downtown Design Guidelines and the conceptual plans submitted for Design Review. Signs shall be 10 installed per the approved plans prior the building permit final. 11 35. An outdoor lighting program shall be submitted for review and approval of the Director of Community Development. Outdoor lighting shall be shielded and meet all other requirements of the MBMC and 12 shall be consistent with the plans submitted for Design Review. Lighting shall be installed per the approved plans prior the building permit final.
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15 description of drought tolerant plants suitable for this area. 16 approved by the Public Works and Community Development Departments. Landscaping shall be installed per the approved plans prior to the building permit final. 17 37. A low pressure or drip irrigation system shall be installed in landscaped areas. Details of the irrigation system shall be noted on the landscape plans. The type and design shall be subject to the 18 approval of the Public Works and Community Development Departments. Irrigation shall be installed per the approved plans prior to the building permit final. 19 20 38. The two restaurants may provide full liquor service, which is incidental to, and in conjunction with, the service of food. Service of alcohol at the restaurants shall be in conjunction with the service of 21 food at all times during all hours of operation. The Inn may provide beer and wine service for its guests only, and may also provide full liquor self-service in room "mini-bars". Sale of alcoholic 22 23
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Entertainment
40. Dancing and amplified live music is prohibited within the business establishments. Non- amplified live music or entertainment, limited to background-type music, with a maximum of 2 entertainers is permitted. Any live entertainment proposed in conjunction with any use (with exception of background music, television and no more than 3 games or amusements per busines establishment) shall require a Class I annual Entertainment Permit consistent with the provision of Section 4.20.050 of the Manhattan Beach Municipal Code. The Entertainment Permit shall be submitted to the Director of Community Development for review and approval, with input from the Police and Fire Departments. Appropriate conditions shall be placed on the Permit to minimize volume of amplification. The Permit will be reviewed annually to determine if it is appropriate to renew the permit, deny the permit, or modify the conditions of approval.
Procedural
41. Expiration. Unless appealed to the City Council, the subject Use Permit and Coastal Development Permit shall become effective after expiration of the time limits established by Manhattan Beach Municipal Code and Local Coastal Program.
42. Fish and Game. Pursuant to Public Resources Code Section 21089 (b) and Fish and Game Code Section 711.4 (c), the project is not operative, vested, or final until the required filing fees are paid.
43. Lapse of Approval. The Master Use Permit shall lapse three (3) years after its date of approval unless implemented or extended in accordance with Manhattan Beach Municipal Code (MBMC) Section
10.84.090.
. Terms and Conditions are Perpetual. These terms and conditions shall be perpetual, and it is t tention of the Director of Community Development and the permittee to bind all future owners a
45. Effective Date. Unless appealed to the City Council, the subject Master Use Permit and Coastal Development Permit shall become effective when all time limits for appeal as set forth in MBMC Section 10.100.030 have expired.
46. Review. All provisions of the Use Permit are subject to review by the Community Development Department 6 months after occupancy and yearly thereafter. At any time in the future, the Planning Commission or City Council may review the Use Modication may consist of conditions demed reasonable to migate or alieviate modification.
impacts to adjacent land uses.
47. Interpretation. Any questions of intent or interpretation of any condition will be resolved by the Planning Commission.
48. Inspections. The Community Development Department staff shall be allowed to inspect the site and the development during construction at any time.
49. Assignment.
deposit said amount with the City or enter into an agreement with the City to pay such expenses as they become due.
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1 Mitigation Measures (CEQA)
The following Mitigation Measures as identified in the EIR, and as discussed within Resolution No. 5769 2 adopted July 16, 2002, determining compliance with CEQA, are applicable to the Metlox project. 3 51. AESTHETICS/VIEWS
4 The project shall be developed in conformance with the following City of Manhattan Beach Downtown Design Guidelines:
5 A.
Where feasible, incorporate landscaped areas into new development and existing development Such landscaped could utilize window boxes and similar landscape amenities 6 Landscaping should be
designed to enhance and accentuate the architecture of the development.
7 B. Signs should be designed at a scale appropriate to the desired village character of downtown. 8 9
he building upon which they are placed. Pedestrian oriented signage is encouraged. Such 10 signs may be located on entry awnings, directly above business entrances, and "hanging signs" located adjacent to entrances.
11 C.
Low level ambient night lighting shall be incorporated into the site plans to minimize the effects of light and glare on adjacent properties.
12 52. Air Quality
13 A. The construction area and vicinity (500-foot radius) shall be swept and watered at least twice 14 daily.
15 B. Site-wetting shall occur often enough to maintain a 10 percent surface soil moisture content throughout all site grading and excavation activity.
16 C. All haul trucks shall either be covered or maintained with two feet of free board. 17 D. All haul trucks shall have a capacity of no less than 14 cubic yards. 18 E. All unpaved parking or staging areas shall be watered at least four times daily. 19 Site access points shall be swept/washed within thirty minutes of visible dirt deposition. 20 G. On-site stockpiles of debris, dirt, or rusty material shall be covered or watered at least twice daily. 21 H.
Operations on any unpaved surfaces shall be suspended when winds exceed 25 mph. 22 Car-pooling for construction workers shall be encouraged. 23 53. PUBLIC SAFETY
24 though no significant impacts upon public safety (police services) have been identified, the following nitigation measures shall be implemented to further reduce the risk to public safety 25 A.
or do the sance or be oparmens and in lan Bouch fire pried by tal 26 recommendations made by the Manhattan Beach Police Department and Manhattan Beach Fire Department relative to public safety (e.g. emergency access) should be incorporated into the 27 project prior to project completion.
B. Prior to the approval of the final site plan and issuance of each building permit, plans shall be 28 submitted to the Manhattan Beach Police Department for review and approval for the purpose of 29 corporating safety measures in the project design, including the concept of crime preventio rough environmental design (i.e., building design, circulation, site planning, and lighting o 30 31
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parking structure and parking areas). Design considerations should include an evaluation of electronic surveillance systems, emergency call boxes and lighting systems in addition t rchitectural elements that allow direct vertical and horizontal views outside of the structure C.
Operation of the priet sil de catered a peak patel go pian see nice ring itigation measure shall be incorporated into the conditions of project approval (i.e., Maste and Use Permit or Development Agreement) at the discretion of the City Counc
54. RISK OF UPSET
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Potential impacts associated with the release of potentially hazardous substances during demolition A.
disposed of in accordance with applicable laws and regulations including, but not limited to, B. If during construction of the project, soil contamination is suspected, construction in the area
55. TRANSPORTATION AND CIRCULATION
REQUIRED MITIGATION MEASURES
The following traffic-related mitigation measures are required to mitigate potentially significant project- related traffic impacts:
A. Prior to any construction activities, a Construction Plan, which shall include phasing of construction of the project, shall be submitted for review and approval to the City of Manhattan bussing or car-pool services to the construction site. The proposed construction plan shal lesignate appropriate haul routes into and out of the project area. Truck staging areas shall no be permitted on residential roadways or adjacent to any school site.
B. Manhattan Beach Bivd. & Sepulveda Blvd. -Contribute to the installation of dual left-turn lanes in the northbound and eastbound directions. A fair-share contribution will be required. The City is currently actively pursuing implementation of this Mitigation Measure. These projects are identified in the City's 2004-2005 Capital Improvement Program (CIP). The City is currently ir the process of having engineering studies conducted for the design of the dual left-turn lanes. A Grant application will be submitted to the Metropolitan Transportation Authority (MTA) in their Call- for- Projects after completion of the engineering study.
C. Highland Avenue & 13th Street -Install a two-phase signal at this intersection if warranted based on actual traffic counts taken after the project is developed. The implementation of peak-hour southbound left-turn restrictions at this intersection is another option to mitigate project impacts as this restriction would improve traffic flow through this intersection, as it would reduce northbound through and southbound left-turn conflicts, and allow for the free flow of southbound 12 ar-
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1 ratic. In adition, the conversion of 13th Street to a one-way eastbound scheme is another 2 D. Manhattan Beach Blvd. & Valley Drive/Ardmore Ave. -Install a dual southbound left-turn lane at 3 this intersection at such a time that two left turn lanes are warranted based on actual traffic counts.
4 E. The City Traffic Engineer shall conduct secondary "post-project" traffic assessments at the 5 intersections of Highland Avenue & 13th Street, and Manhattan Beach Boulevard & Valley Drive/Ardmore Avenue to determine the actual traffic impacts of the proposed project. Should 6 the results of this assessment verify significant impacts are realized, the mitigation measures recommended in the Draft EIR, or measures of equivalent effectiveness shall be implemented 7 F. An employee parking program shall be required for the Metlox commercial establishments to 8 alleviate the parking demands within the Downtown Commercial District. Potential mitigation options may include satellite parking programs and/or providing tandem parking stalls designated for employees only.
10 RECOMMENDED MITIGATION MEASURES
11 12 Downtown Commercial District:
13 G. Valet parking operations should be considered during peak demand times, as needed. Valet operations should utilize tandem parking methods within the parking garage(s) to 14 increase parking availability for the project site.
15 56. HYDROLOGY/WATER QUALITY
16 The following mitigation measures would ensure water quality impacts would be less than significant:
17 A. The project shall comply with the requirements of the National Pollution Discharge Elimination 18 System (NPDES) General Permit for stormwater discharge. Such compliance shall include submittal of a drainage plan to the City of Manhattan Beach Department of Public Works il cordance with the minimum applicable requirements set forth in the Los Angeles Count 19 Standard Urban Stormwater Mitigation Plan (SUSMP).
20 B. Design criteria for the project should, to the extent feasible, minimize direct runoff to the 21 adjacent streets and alleys by directing runoff from roofs and impervious surfaces to landscaped areas. In addition to reducing runoff volumes, due to infiltration into the soil, landscaped areas may also filter some pollutants from stormwater, such as particulate matter and sediment.
C. ommercial trash enclosures must be covered so that rainwater cannot enter the enclosure ar 23 ne trash enclosure must be connected to the sanitary sewer systen 24 57. NOISE
25 The following mitigation measures are recommended to reduce noise impacts during the construction phases of the proposed project:
26 A. Use noise control devices, such as equipment mufflers, enclosures, and barriers. 27 B.
Erect a temporary sound barrier of no less than six feet in height around the construction site 28 perimeter before commencement of construction activity. This barrier shall remain in place throughout the construction period.
29 C. Stage construction operations as far from noise sensitive uses as possible. 30 31
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D. Avoid residential areas when planning haul truck routes.
E. Maintain all sound-reducing devices and restrictions throughout the construction period.
F. Nhen feasible, replace noisy equipment with quieter equipment (for example, a vibratory pill river instead of a conventional pile driver and rubber-tired equipment rather than trac equipment).
G. When feasible, change the timing and/or sequence of the noisiest construction operations to avoid sensitive times of the day.
H. Adjacent residents shall be given regular notification of major construction activities and their duration.
1. A sign, legible at a distance of 50 feet, shall be posted on the construction site identifying a telephone number where residents can inquire about the construction process and register complaints.
J. An annual City permit in accordance with Chapter 4.20 of the MBMG shall be required prior to the installation/setup of any temporary, or permanent, PA or sound system.
K. The maximum allowable sound level shall be in conformance with Chapter 5.48 of the MBMC.
SECTION 3. Pursuant to Government Code Section 65009 and Code of Civil Procedure Section 1094.6, any action or proceeding to attack, review, set aside, void or annul this SECTION 4. This resolution shall take effect immediately.
SECTION 5. The City Clerk shall certify to the adoption of this resolution; enter it into the original records of the City and thenceforth and thereafter the same shall be in full force and effect.
SECTION 6. The City Clerk shall make this Resolution reasonably available for public inspection within thirty (30) days of the date this Resolution is adopted.
PASSED, APPROVED AND ADOPTED this 16 day of July 2002.
Ayes: Dougher, Napolitano, Aldinger, Wilson and Mayor Fahey.
Noes: None.
Absent: None.
Abstain: None. Cloya fahey
Mayor, City of Manhattan Beach, California
ATTEST:
in T
City Clerk
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1 STATE OF CALIFORNIA -
2 COUNTY OF LOS ANGELES SS.
3 CITY OF MANHATTAN BEACH
4 5 1, LIZA TAMURA, City Clerk of the City of Manhattan Beach, California, do 6 hereby certify that the whole number of members of the City Council of said City is five; that 7 the foregoing resolution, being Resolution No. 5770 was duly and regularly introduced before 8 and adopted by the City Council of said City at a regular meeting of said Council, duly and regularly held on the 16"h day of July, 2002, and that the same was so passed and adopted by 10 the following vote, to wit:
11 12 Ayes: Dougher, Napolitano, Aldinger, Wilson and Mayor Fahey.
Noes: None.
13 Absent: None.
Abstain: None.
14 IN WITNESS WHEREOF, I have hereunto subscribed my name and affixed the 15 16 official seal of said City this 17th day of July, 2002. 17 18 City Clerk of the City of
Manhattah Beach, California
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21 (SEAL)
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