1828 Ocean Avenue/1921 Ocean Front Walk EIR

Final Environmental Impact Report - Wednesday Aug 29, 2018

• 1828 Ocean_1921 OFW Final EIR
  1. 00_Volume 1 Final EIR 1828 Ocean_1921 OFW
     1. 1828 Ocean Avenue and 1921 Ocean Front Walk Projects Final Environmental Impact Report - Volume 1 - Chapters 1-8
        1. TABLE OF CONTENTS
        2. Preface
           1. Purpose and Use of the Final EIR
           2. Refinements Made to the Proposed Projects
              1. Description of Refinements to the Projects
                 1. 1828 Ocean Avenue
                 2. 1921 Ocean Front Walk
           3. Organization of the Final EIR
              1. Volume 1
              2. Volume 2
              3. Volume 3
              4. Volume 4
              5. Volume 5A
              6. Volume 5B
              7. Volume 6
        3. Executive Summary
           1. Project Overview
              1. 1828 Ocean Avenue Project
              2. 1921 Ocean Front Walk Project
           2. Project Objectives
           3. Public Review Process
           4. Areas of Controversy/Issues to Be Resolved
           5. Significant and Unavoidable Environmental Impacts
           6. Alternatives to Reduce Potential Impacts
              1. Alternatives Evaluated
              2. Environmentally Superior Alternative
           7. Summary of Environmental Impacts
        4. Chapter 1: Introduction
           1. 1.1 Overview
           2. 1.2 Purpose of the EIR
           3. 1.3 Public Review Process
           4. 1.4 Areas of Controversy and Issues to Be Resolved
           5. 1.5 Scope of the EIR
           6. 1.6 Organization of the EIR
           7. 1.7 Public Review and Comments on the Draft EIR
        5. Chapter 2: Project Description
           1. 2.1 Introduction
           2. 2.2 Existing Project Site Characteristics
           3. 2.3 Project Objectives
           4. 2.4 Description of the Projects
           5. 2.5 Construction Activities
           6. 2.6 Necessary Approvals
        6. Chapter 3: General Description of Environmental Setting
           1. 3.1 Overview of the Environmental Setting
              1. 3.1.1 Santa Monica Context
              2. 3.1.2 On-Site Conditions
                 1. 1828 Ocean Avenue
                 2. 1921 Ocean Front Walk
              3. 3.1.3 Surrounding Uses
              4. 3.1.4 Existing Conditions
           2. 3.2 Cumulative Projects
        7. Chapter 4: Environmental Impact Analysis
           1. 4.1 Aesthetics
              1. 4.1.1 Introduction
              2. 4.1.2 Environmental Setting
              3. 4.1.3 Regulatory Framework
              4. 4.1.4 Environmental Impacts
              5. 4.1.5 Mitigation Measures
              6. 4.1.6 Level of Significance After Mitigation
           2. 4.2 Air Quality
              1. 4.2.1 Introduction
              2. 4.2.2 Environmental Setting
              3. 4.2.3 Regulatory Framework
              4. 4.2.4 Environmental Impacts
              5. 4.2.5 Mitigation Measures
              6. 4.2.6 Level of Significance After Mitigation
           3. 4.3 Construction Effects
              1. 4.3.1 Introduction
              2. 4.3.2 Environmental Setting
                 1. 4.3.2.1 Existing Development
                    1. Ocean Avenue Project
                    2. Ocean Front Walk Project
                 2. 4.3.2.2 Sensitive Land Uses
                 3. 4.3.2.3 Existing Setting by Issue Area
                    1. Aesthetics
                    2. Air Quality
                    3. Noise
                    4. Transportation and Traffic
              3. 4.3.3 Project Impacts
                 1. 4.3.3.1 Thresholds of Significance
                 2. 4.3.3.2 Methodology
                 3. 4.3.3.3 Project Characteristics
                 4. 4.3.3.4 Project Impacts
                 5. Impact Statement CE-1: Implementation of the Projects could have considerable construction-period impacts on development surrounding the Project Sites, particularly on those days when the greatest level of construction activity would occur. However, t...
                    1. Aesthetics
                    2. Air Quality
                    3. Noise and Vibration
                    4. Transportation and Traffic
                 6. 4.3.3.5 Cumulative Impacts
              4. 4.3.4 Mitigation Measures
              5. 4.3.4 Level of Significance After Mitigation
           4. 4.4 Cultural Resources – Historical Resources
              1. 4.4.1 Introduction
              2. 4.4.2 Environmental Setting
                 1. 4.4.2.1 Existing Conditions
                    1. Ocean Avenue Project
                    2. Ocean Front Walk Project
                 2. 4.4.2.2 Historic Background
                    1. Early Residential Development of Santa Monica and Ocean Park
                    2. Tourism, Recreation, and Beach Culture
                 3. 4.4.2.3 Historical Resources Identified in the Vicinity of the Projects
                    1. The Potential Seaview and Vicente Terrace District
                    2. Ye Olde Mucky Duck
                    3. Hotel Casa Del Mar
                    4. Crescent Bay Park
              3. 4.4.3 Regulatory Framework
                 1. 4.4.3.1 Federal
                    1. National Register of Historic Places
                 2. 4.4.3.2 State
                    1. California Register of Historical Resources
                 3. 4.4.3.3 Local – City of Santa Monica
                    1. Individual Landmarks
                    2. Historic Districts
                    3. Structures of Merit
              4. 4.4.4 Environmental Impacts
                 1. 4.4.4.1 Thresholds of Significance
                 2. 4.4.4.2 Methodology
                 3. 4.4.4.3 Project Characteristics
                    1. Ocean Avenue Project
                    2. Ocean Front Walk Project
                 4. 4.4.4.4 Project Impacts
                    1. Ocean Avenue Project
                    2. Ocean Front Walk Project
                 5. 4.4.4.5 Cumulative Impacts
              5. 4.4.5 Mitigation Measures
              6. 4.4.6 Levels of Significance After Mitigation
           5. 4.5 Cultural Resources – Archaeological, Paleontological, and Tribal Cultural Resources
              1. 4.5.1 Introduction
              2. 4.5.2 Environmental Setting
              3. 4.5.3 Regulatory Framework
              4. 4.5.4 Environmental Impacts
              5. 4.5.5 Mitigation Measures
              6. 4.5.6 Level of Significance after Mitigation
           6. 4.6 Energy
              1. 4.6.1 Introduction
              2. 4.6.2 Environmental Setting
              3. 4.6.3 Regulatory Framework
              4. 4.6.4. Environmental Impacts
              5. 4.6.5 Mitigation Measures
              6. 4.6.6 Level of Significance After Mitigation
           7. 4.7. Geology and Soils
              1. 4.7.1 Introduction
              2. 4.7.2. Environmental Setting
              3. 4.7.3 Regulatory Framework
              4. 4.7.4 Environmental Impacts
              5. 4.7.5 Mitigation Measures
              6. 4.7.6 Level of Significance After Mitigation
           8. 4.8 Greenhouse Gas Emissions
              1. 4.8.1 Introduction
              2. 4.8.2 Environmental Setting
              3. 4.8.3 Regulatory Framework
              4. 4.8.4 Environmental Impacts
              5. 4.8.5 Mitigation Measures
              6. 4.8.6 Level of Significance After Mitigation
           9. 4.9 Hazards and Hazardous Materials
              1. 4.9.1 Introduction
              2. 4.9.2 Environmental Setting
              3. 4.9.3 Regulatory Framework
              4. 4.9.4 Environmental Impacts
              5. 4.9.5 Mitigation Measures
              6. 4.9.6 Level of Significance After Mitigation
           10. 4.10 Hydrology and Water Quality
               1. 4.10.1 Introduction
               2. 4.10.2 Environmental Setting
               3. 4.10.3 Regulatory Framework
               4. 4.10.4 Environmental Impacts
               5. 4.10.5 Mitigation Measures
               6. 4.10.6 Level of Significance After Mitigation
           11. 4.11 Land Use and Planning
               1. 4.11.1 Introduction
               2. 4.11.2 Environmental Setting
               3. 4.11.3 Regulatory Framework
               4. 4.11.4 Environmental Impacts
               5. 4.11.5 Mitigation Measures
               6. 4.11.6 Level of Significance After Mitigation
           12. 4.12 Neighborhood Effects
               1. 4.12.1 Introduction
               2. 4.12.2 Environmental Setting
                  1. 1828 Ocean Avenue
                  2. 1921 Ocean Front Walk
               3. 4.12.3 Regulatory Framework
                  1. Local
                     1. City of Santa Monica General Plan Land Use and Circulation Element
                        1. Citywide Goals and Policies
                        2. Beach and Oceanfront District Goals and Policies
               4. 4.12.4 Environmental Impacts
                  1. 4.12.4.1 Thresholds of Significance
                  2. Significance criteria for resource areas that are relevant to neighborhood effects are listed in Section 4.1, Aesthetics, Section 4.11, Land Use, Section 4.13, Noise and Vibration, and Section 4.17, Transportation and Traffic.
                  3. 4.12.4.2 Methodology
                  4. 4.12.4 3 Project Characteristics
                  5. 4.12.4.4 Project Impacts
                     1. Aesthetics
                     2. Land Use Policies
                     3. Noise
                     4. Transportation and Traffic
                  6. 4.12.4.5 Cumulative Impacts
               5. 4.12.5 Mitigation Measures
               6. 4.12.6 Level of Significance After Mitigation
           13. 4.13 Noise and Vibration
               1. 4.13.1 Introduction
               2. 4.13.2 Environmental Setting
                  1. 4.13.2.1 Fundamentals of Noise and Vibration
                     1. Noise
                     2. Noise Exposure and Community Noise
                     3. Effects of Noise on People
                     4. Noise Attenuation
                     5. Vibration
                  2. 4.13.2.2 Existing Conditions
                     1. Noise-Sensitive Receptor Locations
                     2. Ambient Noise Levels
                     3. Vibration-Sensitive Receptor Locations
                     4. Existing Groundborne Vibration Levels
               3. 4.13.3 Regulatory Framework Summary
                  1. 4.13.3.1 Federal
                  2. 4.13.3.2 State
                     1. California Department of Health Services
                     2. California Building Standards Code (Title 24)
                  3. 4.13.3.3 Local
                     1. City of Santa Monica General Plan
                     2. City of Santa Monica Municipal Code
                     3. Groundborne Vibration Guidelines
               4. 4.13.4 Environmental Impacts
                  1. 4.13.4.1 Thresholds of Significance
                     1. Construction
                     2. Operations
                     3. Groundborne Vibration
                  2. 4.13.4.2 Methodology
                     1. On-Site Construction Noise
                     2. Off-Site Roadway Noise (Construction and Operations)
                     3. Stationary Point Source Noise (Operations)
                     4. Groundborne Vibration (Construction and Operations)
                  3. 4.13.4.3 Project Characteristics
                  4. 4.13.4.4 Project Impacts
                     1. Construction Impacts
                        1. On-Site Construction
                        2. Off-Site Construction Activity
                     2. Operational Impacts
                        1. On-Site Operations
                           1. Mechanical Equipment
                           2. Open Space
                           3. Parking, Loading Docks, and Refuse and Recycling Areas
                        2. Off-Site Operations
                        3. Composite Noise Level Impacts from Project Operations
                     3. Structural Impacts
                     4. Human Annoyance
                        1. Construction
                        2. Operations
                  5. 4.13.4.5 Cumulative Impacts
                     1. Construction
                     2. Operations
               5. 4.13.5 Mitigation Measures
                  1. Construction Noise
                  2. Construction Vibration
               6. 4.13.6 Level of Significance After Mitigation
                  1. Construction Noise and Vibration
                  2. Operational Noise
           14. 4.14 Population and Housing
               1. 4.14.1 Introduction
               2. 4.14.2 Environmental Setting
               3. 4.14.3 Regulatory Framework
               4. 4.14.4 Environmental Impacts
               5. 4.14.5 Mitigation Measures
               6. 4.14.6 Level of Significance after Mitigation
           15. 4.15 Fire Protection
               1. 4.15.1 Introduction
               2. 4.15.2 Environmental Setting
               3. 4.15.3 Regulatory Framework
               4. 4.15.4 Environmental Impacts
               5. 4.15.5 Mitigation Measures
               6. 4.15.6 Level of Significance after Mitigation
           16. 4.16 Police Protection
               1. 4.16.1 Introduction
               2. 4.16.2 Environmental Setting
               3. 4.16.3 Regulatory Framework Summary
               4. 4.16.4 Environmental Impacts
               5. 4.16.5 Mitigation Measures
               6. 4.16.6 Level of Significance After Mitigation
           17. 4.17 Transportation and Traffic
               1. 4.17.1 Introduction
               2. 4.17.2 Environmental Setting
               3. 4.17.3. Regulatory Framework
               4. 4.17.4. Environmental Impacts
               5. 4.17.5. Cumulative Impacts
               6. 4.17.6 Mitigation Measures
               7. 4.17.7 Level of Significance After Mitigation
           18. 4.18 Utilities – Wastewater
               1. 4.18.1 Introduction
               2. 4.18.2 Environmental Setting
               3. 4.18.3 Regulatory Framework
               4. 4.18.4 Environmental Impacts
               5. 4.18.5 Mitigation Measures
               6. 4.18.6. Level of Significance After Mitigation
           19. 4.19 Utilities – Water Supply
               1. 4.19.1 Introduction
               2. 4.19.2 Environmental Setting
               3. 4.19.3 Regulatory Framework Summary
               4. 4.19.4. Environmental Impacts
               5. 4.19.5 Mitigation Measures
               6. 4.19.6 Level of Significance After Mitigation
        8. Chapter 5: Alternatives
           1. 5.1 Introduction
           2. 5.2 Objectives of the Project
           3. 5.3 Alternatives Selected for Analysis
           4. 5.4 Alternatives Considered and Rejected
              1. 5.4.1 Alternative On-site Uses
                 1. Development of Public Uses
              2. 5.4.2 Development at an Alternative Site
           5. 5.5 Analysis Format
           6. 5.6 Impact Analysis of the Alternatives
              1. 5.6.1 Alternative 1 – No Project/No Build Alternative
                 1. 5.6.1.1 Description of the Alternative
                 2. 5.6.1.2 Environmental Impacts
                    1. Aesthetics
                    2. Air Quality
                       1. Construction Emissions
                       2. Operational Emissions
                    3. Construction Effects
                    4. Cultural Resources – Historical Resources
                       1. Ocean Avenue Project
                       2. Ocean Front Walk Project
                    5. Cultural Resources – Archaeological, Paleontological and Tribal Cultural Resources
                       1. Archaeological Resources and Human Remains
                       2. Paleontological Resources
                       3. Tribal Cultural Resources
                    6. Energy
                    7. Geology/Soils
                    8. Greenhouse Gas Emissions
                    9. Hazards and Hazardous Materials
                    10. Hydrology and Water Quality
                    11. Land Use and Planning
                    12. Neighborhood Effects
                    13. Noise
                        1. Construction Noise and Vibration
                        2. Operational Noise and Vibration
                    14. Population and Housing
                    15. Public Services – Fire Protection
                    16. Public Services – Police Protection
                    17. Transportation and Traffic
                        1. Construction
                        2. Operations
                    18. Utilities – Wastewater
                    19. Utilities – Water Supply
                 3. 5.6.1.3 Relationship of the Alternative to the Project Objectives
              2. 5.6.2 Alternative 2 - Projects with Less than 7,500 Square Feet
                 1. 5.6.2.1 Description of the Alternative
                    1. Ocean Avenue Site
                    2. Ocean Front Walk Site
                 2. 5.6.2.2 Environmental Impacts
                    1. Aesthetics
                       1. Ocean Avenue Site
                       2. Ocean Front Walk Site
                       3. Ocean Avenue Site
                       4. Ocean Front Walk Site
                       5. Ocean Avenue Site
                       6. Ocean Front Walk Site
                    2. Air Quality
                       1. Construction Emissions
                       2. Operational Emissions
                    3. Construction Effects
                    4. Cultural Resources – Historical Resources
                       1. Ocean Avenue Site
                       2. Ocean Front Walk Site
                    5. Cultural Resources – Archaeological, Paleontological and Tribal Cultural Resources
                       1. Archaeological Resources
                       2. Paleontological Resources
                       3. Tribal Cultural Resources
                    6. Energy
                    7. Geology/Soils
                    8. Greenhouse Gas Emissions
                    9. Hazards and Hazardous Materials
                    10. Hydrology and Water Quality
                    11. Land Use and Planning
                        1. Ocean Avenue Project
                        2. Ocean Front Walk Project
                    12. Neighborhood Effects
                    13. Noise
                        1. Construction Noise and Vibration
                        2. Operational Noise and Vibration
                    14. Population and Housing
                    15. Public Services – Fire Protection
                    16. Public Services – Police Protection
                    17. Transportation and Traffic
                        1. Construction
                        2. Operations
                    18. Utilities
                        1. Wastewater
                        2. Water Supply
                 3. 5.6.2.3 Relationship of the Alternative to the Project Objectives
              3. 5.6.3 Alternative 3 – Tier 1 Development with On-Site Affordable Housing
                 1. 5.6.3.1 Description of the Alternative
                    1. Ocean Avenue Site
                    2. Ocean Front Walk Site
                 2. 5.6.3.2 Environmental Impacts
                    1. Aesthetics
                       1. Ocean Avenue Site
                       2. Ocean Front Walk Site
                       3. Ocean Avenue Site
                       4. Ocean Front Walk Site
                       5. Ocean Avenue Site
                       6. Ocean Front Walk Site
                    2. Air Quality
                       1. Construction Emissions
                       2. Operational Emissions
                    3. Construction Effects
                    4. Cultural Resources – Historical Resources
                       1. Ocean Avenue Project
                       2. Ocean Front Walk Project
                    5. Cultural Resources – Archaeological, Paleontological and Tribal Cultural Resources
                       1. Archaeological Resources and Human Remains
                       2. Paleontological Resources
                       3. Tribal Cultural Resources
                    6. Energy
                    7. Geology/Soils
                    8. Greenhouse Gas Emissions
                    9. Hazards and Hazardous Materials
                    10. Hydrology and Water Quality
                    11. Land Use and Planning
                        1. Ocean Avenue Project
                        2. Ocean Front Walk Project
                    12. Neighborhood Effects
                    13. Noise
                        1. Construction Noise and Vibration
                        2. Operational Noise and Vibration
                    14. Population and Housing
                    15. Public Services – Fire Protection
                    16. Public Services – Police Protection
                    17. Transportation and Traffic
                        1. Construction
                        2. Operations
                    18. Utilities
                        1. Wastewater
                        2. Water Supply
                 3. 5.6.3.3 Relationship of the Alternative to the Project Objectives
              4. 5.6.4 Alternative 4 – Tier 2 Development with Reduced FAR and Density
                 1. 5.6.4.1 Description of the Alternative
                 2. 5.6.4.2 Environmental Impacts
                    1. Aesthetics
                       1. Ocean Avenue Site
                       2. Ocean Front Walk Site
                       3. Ocean Avenue Project
                       4. Ocean Front Walk Project
                       5. Ocean Avenue Site
                       6. Ocean Front Walk Site
                    2. Air Quality
                       1. Construction Emissions
                       2. Operational Emissions
                    3. Construction Effects
                    4. Cultural Resources – Historical Resources
                       1. Ocean Avenue Project
                       2. Ocean Front Walk Project
                    5. Cultural Resources – Archaeological, Paleontological and Tribal Cultural Resources
                       1. Archaeological Resources and Human Remains
                       2. Paleontological Resources
                       3. Tribal Cultural Resources
                    6. Energy
                    7. Geology/Soils
                    8. Greenhouse Gas Emissions
                    9. Hazards and Hazardous Materials
                    10. Hydrology and Water Quality
                    11. Land Use and Planning
                        1. Ocean Avenue Site
                        2. Ocean Front Walk Site
                    12. Neighborhood Effects
                    13. Noise
                        1. Construction Noise and Vibration
                        2. Operational Noise and Vibration
                    14. Population and Housing
                    15. Public Services – Fire Protection
                    16. Public Services – Police Protection
                    17. Transportation and Traffic
                        1. Construction
                        2. Operations
                    18. Utilities
                        1. Wastewater
                        2. Water Supply
                 3. 5.6.4.3 Relationship of the Alternative to the Project Objectives
              5. 5.6.5 Alternative 5 – Tier 1 Development with Reduced Density
                 1. 5.6.5.1 Description of the Alternative
                    1. Ocean Avenue Site
                    2. Ocean Front Walk Site
                 2. 5.6.5.25.6.3.2 Environmental Impacts
                    1. Aesthetics
                       1. Ocean Avenue Site
                       2. Ocean Front Walk Site
                       3. Ocean Avenue Project
                       4. Ocean Front Walk Project
                       5. Ocean Avenue Site
                       6. Ocean Front Walk Site
                    2. Air Quality
                       1. Construction Emissions
                       2. Operational Emissions
                    3. Construction Effects
                    4. Cultural Resources – Historical Resources
                       1. Ocean Avenue Project
                       2. Ocean Front Walk Project
                    5. Cultural Resources – Archaeological, Paleontological and Tribal Cultural Resources
                       1. Archaeological Resources and Human Remains
                       2. Paleontological Resources
                       3. Tribal Cultural Resources
                    6. Energy
                    7. Geology/Soils
                    8. Greenhouse Gas Emissions
                    9. Hazards and Hazardous Materials
                    10. Hydrology and Water Quality
                    11. Land Use and Planning
                        1. Ocean Avenue Project
                        2. Ocean Front Walk Project
                    12. Neighborhood Effects
                    13. Noise
                        1. Construction Noise and Vibration
                        2. Operational Noise and Vibration
                    14. Population and Housing
                    15. Public Services – Fire Protection
                    16. Public Services – Police Protection
                    17. Transportation and Traffic
                        1. Construction
                        2. Operations
                    18. Utilities
                        1. Wastewater
                        2. Water Supply
                 3. 5.6.5.3 Relationship of the Alternative to the Project Objectives
           7. 5.7 Environmentally Superior Alternative
        9. Chapter 6: Other CEQA Considerations
           1. 6.1 Significant Unavoidable Impacts
           2. 6.2 Irreversible Environmental Changes
           3. 6.3 Growth-Inducing Impacts
           4. 6.4 Potential Secondary Effects
           5. 6.5 Effects Found Not to Be Significant
        10. Chapter 7: References
        11. Chapter 8: List of EIR Preparers
  2. 00_Volume 2 Final EIR 1828 Ocean_1921 OFW
     1. 1828 Ocean Avenue and 1921 Ocean Front Walk Projects Final Environmental Impact Report - Volume 2 - Chapters 9-11
        1. TABLE OF CONTENTS
        2. Chapter 9 Corrections and Additions to the Draft EIR
        3. Chapter 10: Responses to Comments on the Draft EIR
           1. 10.1 Comments on the Draft EIR
              1. Letter NAHC
                 1. Comment NAHC-1
                 2. Response to Comment NAHC-1
                 3. Comment NAHC-2
                 4. Response to Comment NAHC-2
                 5. Comment NAHC-3
                 6. Response to Comment NAHC-3
                 7. Comment NAHC-4
                 8. Response to Comment NAHC-4
              2. Letter Metro
                 1. Comment Metro-1
                 2. Response to Comment Metro-1
                 3. Comment Metro-2
                 4. Response to Comment Metro-2
                 5. Comment Metro-3
                 6. Response to Comment Metro-3
              3. Letter FOSP
                 1. Comment FOSP-1
                 2. Response to Comment FOSP-1
                 3. Comment FOSP-2
                 4. Response to Comment FOSP-2
                 5. Comment FOSP-3
                 6. Response to Comment FOSP-3
                 7. Comment FOSP-4
                 8. Response to Comment FOSP-4
                 9. Comment FOSP-5
                 10. Response to Comment FOSP-5
                 11. Comment FOSP-6
                 12. Response to Comment FOSP-6
                 13. Comment FOSP-7
                 14. Response to Comment FOSP-7
                 15. Comment FOSP-8
                 16. Response to Comment FOSP-8
                 17. Comment FOSP-9
                 18. Response to Comment FOSP-9
              4. Letter SOAR
                 1. Comment SOAR-1
                 2. Response to Comment SOAR-1
                 3. Comment SOAR-2
                 4. Response to Comment SOAR-2
                 5. Comment SOAR-3
                 6. Response to Comment SOAR-3
                 7. Comment SOAR-4
                 8. Response to Comment SOAR-4
                 9. Comment SOAR-5
                 10. Response to Comment SOAR-5
                 11. Comment SOAR-6
                 12. Response to Comment SOAR-6
                 13. Comment SOAR-7
                 14. Response to Comment SOAR-7
                 15. Comment SOAR-8
                 16. Response to Comment SOAR-8
                 17. Comment SOAR-9
                 18. Response to Comment SOAR-9
                 19. Comment SOAR-10
                 20. Response to Comment SOAR-10
                 21. Comment SOAR-11
                 22. Response to Comment SOAR-11
                 23. Comment SOAR-12
                 24. Response to Comment SOAR-12
                 25. Comment SOAR-13
                 26. Response to Comment SOAR-13
                 27. Comment SOAR-14
                 28. Response to Comment SOAR-14
                 29. Comment SOAR-15
                 30. Response to Comment SOAR-15
                 31. Comment SOAR-16
                 32. Response to Comment SOAR-16
                 33. Comment SOAR-17
                 34. Response to Comment SOAR-17
                 35. Comment SOAR-18
                 36. Response to Comment SOAR-18
                 37. Comment SOAR-19
                 38. Response to Comment SOAR-19
                 39. Comment SOAR-20
                 40. Response to Comment SOAR-20
                 41. Comment SOAR-21
                 42. Response to Comment SOAR-21
                 43. Comment SOAR-22
                 44. Response to Comment SOAR-22
                 45. Comment SOAR-23
                 46. Response to Comment SOAR-23
                 47. Comment SOAR-24
                 48. Response to Comment SOAR-24
                 49. Comment SOAR-25
                 50. Response to Comment SOAR-25
                 51. Comment SOAR-26
                 52. Response to Comment SOAR-26
                 53. Comment SOAR-27
                 54. Response to Comment SOAR-27
                 55. Comment SOAR-28
                 56. Response to Comment SOAR-28
                 57. Comment SOAR-29
                 58. Response to Comment SOAR-29
                 59. Comment SOAR-30
                 60. Response to Comment SOAR-30
                 61. Comment SOAR-31
                 62. Response to Comment SOAR-31
                 63. Comment SOAR-32
                 64. Response to Comment SOAR-32
                 65. Comment SOAR-33
                 66. Response to Comment SOAR-33
                 67. Comment SOAR-34
                 68. Response to Comment SOAR-34
                 69. Comment SOAR-35
                 70. Response to Comment SOAR-35
                 71. Comment SOAR-36
                 72. Response to Comment SOAR-36
                 73. Comment SOAR-37
                 74. Response to Comment SOAR-37
                 75. Comment SOAR-38
                 76. Response to Comment SOAR-38
                 77. Comment SOAR-39
                 78. Response to Comment SOAR-39
                 79. Comment SOAR-40
                 80. Response to Comment SOAR-40
                 81. Comment SOAR-41
                 82. Response to Comment SOAR-41
                 83. Comment SOAR-42
                 84. Response to Comment SOAR-42
                 85. Comment SOAR-43
                 86. Response to Comment SOAR-43
                 87. Comment SOAR-44
                 88. Response to Comment SOAR-44
                 89. Comment SOAR-45
                 90. Response to Comment SOAR-45
                 91. Comment SOAR-46
                 92. Response to Comment SOAR-46
                 93. Comment SOAR-47
                 94. Response to Comment SOAR-47
                 95. Comment SOAR-48
                 96. Response to Comment SOAR-48
                 97. Comment SOAR-49
                 98. Response to Comment SOAR-49
                 99. Comment SOAR-50
                 100. Response to Comment SOAR-50
                 101. Comment SOAR-51
                 102. Response to Comment SOAR-51
                 103. Comment SOAR-52
                 104. Response to Comment SOAR-52
                 105. Comment SOAR-53
                 106. Response to Comment SOAR-53
                 107. Comment SOAR-54
                 108. Response to Comment SOAR-54
                 109. Comment SOAR-55
                 110. Response to Comment SOAR-55
                 111. Comment SOAR-56
                 112. Response to Comment SOAR-56
                 113. Comment SOAR-57
                 114. Response to Comment SOAR-57
                 115. Comment SOAR-58
                 116. Response to Comment SOAR-58
                 117. Comment SOAR-59
                 118. Response to Comment SOAR-59
                 119. Comment SOAR-60
                 120. Response to Comment SOAR-60
                 121. Comment SOAR-61
                 122. Response to Comment SOAR-61
                 123. Comment SOAR-62
                 124. Response to Comment SOAR-62
                 125. Comment SOAR-63
                 126. Response to Comment SOAR-63
                 127. Comment SOAR-64
                 128. Response to Comment SOAR-64
                 129. Comment SOAR-65
                 130. Response to Comment SOAR-65
                 131. Comment SOAR-66
                 132. Response to Comment SOAR-66
                 133. Comment SOAR-67
                 134. Response to Comment SOAR-67
              5. Letter LOCAL 11
                 1. Comment Local 11-1
                 2. Response to Comment Local 11-1
                 3. Comment Local 11-2
                 4. Response to Comment Local 11-2
                 5. Comment Local 11-3
                 6. Response to Comment Local 11-3
                 7. Comment Local 11-4
                 8. Response to Comment Local 11-4
                 9. Comment Local 11-5
                 10. Response to Comment Local 11-5
                 11. Comment Local 11-6
                 12. Response to Comment Local 11-6
                 13. Comment Local 11-7
                 14. Response to Comment Local 11-7
                 15. Comment Local 11-8
                 16. Response to Comment Local 11-8
                 17. Comment Local 11-9
                 18. Response to Comment Local 11-9
                 19. Comment Local 11-10
                 20. Response to Comment Local 11-10
                 21. Comment Local 11-11
                 22. Response to Comment Local 11-11
                 23. Comment Local 11-12
                 24. Response to Comment Local 11-12
                 25. Comment Local 11-13
                 26. Response to Comment Local 11-13
              6. Letter I-1
                 1. Comment I-1-1
                 2. Response to Comment I-1-1
                 3. Comment I-1-2
                 4. Response to Comment I-1-2
                 5. Comment I-1-3
                 6. Response to Comment I-1-3
                 7. Comment I-1-4
                 8. Response to Comment I-1-4
                 9. Comment I-1-5
                 10. Response to Comment I-1-5
                 11. Comment I-1-6
                 12. Response to Comment I-1-6
                 13. Comment I-1-7
                 14. Response to Comment I-1-7
                 15. Comment I-1-8
                 16. Response to Comment I-1-8
                 17. Comment I-1-9
                 18. Response to Comment I-1-9
                 19. Comment I-1-10
                 20. Response to Comment I-1-10
                 21. Comment I-1-11
                 22. Response to Comment I-1-11
                 23. Comment I-1-12
                 24. Response to Comment I-1-12
                 25. Comment I-1-13
                 26. Response to Comment I-1-13
                 27. Comment I-1-14
                 28. Response to Comment I-1-14
                 29. Comment I-1-15
                 30. Response to Comment I-1-15
                 31. Comment I-1-16
                 32. Response to Comment I-1-16
                 33. Comment I-1-17
                 34. Response to Comment I-1-17
                 35. Comment I-1-18
                 36. Response to Comment I-1-18
                 37. Comment I-1-19
                 38. Response to Comment I-1-19
                 39. Comment I-1-20
                 40. Response to Comment I-1-20
                 41. Comment I-1-21
                 42. Response to Comment I-1-21
                 43. Comment I-1-22
                 44. Response to Comment I-1-22
              7. Letter I-2
                 1. Comment I-2-1
                 2. Response to Comment I-2-1
                 3. Comment I-2-2
                 4. Response to Comment I-2-2
                 5. Comment I-2-3
                 6. Response to Comment I-2-3
                 7. Comment I-2-4
                 8. Response to Comment I-2-4
                 9. Comment I-2-5
                 10. Response to Comment I-2-5
                 11. Comment I-2-6
                 12. Response to Comment I-2-6
                 13. Comment I-2-7
                 14. Response to Comment I-2-7
                 15. Comment I-2-8
                 16. Response to Comment I-2-8
              8. Letter I-3
                 1. Comment I-3-1
                 2. Response to Comment I-3-1
                 3. Comment I-3-2
                 4. Response to Comment I-3-2
                 5. Comment I-3-3
                 6. Response to Comment I-3-3
                 7. Comment I-3-4
                 8. Response to Comment I-3-4
                 9. Comment I-3-5
                 10. Response to Comment I-3-5
              9. Letter I-4
                 1. Comment I-4-1
                 2. Response to Comment I-4-1
                 3. Comment I-4-2
                 4. Response to Comment I-4-2
                 5. Comment I-4-3
                 6. Response to Comment I-4-3
                 7. Comment I-4-4
                 8. Response to Comment I-4-4
                 9. Comment I-4-5
                 10. Response to Comment I-4-5
              10. Letter I-5
                  1. Comment I-5-1
                  2. Response to Comment I-5-1
                  3. Comment I-5-2
                  4. Response to Comment I-5-2
                  5. Comment I-5-3
                  6. Response to Comment I-5-3
                  7. Comment I-5-4
                  8. Response to Comment I-5-4
                  9. Comment I-5-5
                  10. Response to Comment I-5-5
              11. Letter I-6
                  1. Comment I-6-1
                  2. Response to Comment I-6-1
                  3. Comment I-6-2
                  4. Response to Comment I-6-2
                  5. Comment I-6-3
                  6. Response to Comment I-6-3
                  7. Comment I-6-4
                  8. Response to Comment I-6-4
                  9. Comment I-6-5
                  10. Response to Comment I-6-5
              12. Letter I-7
                  1. Comment I-7-1
                  2. Response to Comment I-7-1
                  3. Comment I-7-2
                  4. Response to Comment I-7-2
                  5. Comment I-7-3
                  6. Response to Comment I-7-3
                  7. Comment I-7-4
                  8. Response to Comment I-7-4
                  9. Comment I-7-5
                  10. Response to Comment I-7-5
                  11. Comment I-7-6
                  12. Response to Comment I-7-6
              13. Letter I-8
                  1. Comment I-8-1
                  2. Response to Comment I-8-1
                  3. Comment I-8-2
                  4. Response to Comment I-8-2
                  5. Comment I-8-3
                  6. Response to Comment I-8-3
              14. Letter I-9
                  1. Comment I-9-1
                  2. Response to Comment I-9-1
                  3. Comment I-9-2
                  4. Response to Comment I-9-2
                  5. Comment I-9-3
                  6. Response to Comment I-9-3
        4. Chapter 11 Mitigation Monitoring and Reporting Program
           1. 11.1 Project Design Features
              1. 4.2 Air Quality
           2. 11.2 Purpose of the MMRP
              1. 11.2.1 Responsibilities
              2. 11.2.2 Monitoring Table
• 1828 Ocean_1921 OFW Final EIR Appendices
  1. 00_Volume 3 Final EIR Appendices 1828 Ocean_1921 OFW
     1. 1828 Ocean Avenue and 1921 Ocean Front Walk Projects Final Environmental Impact Report - Volume 3 - Appendices A-D
        1. TABLE OF CONTENTS
        2. Appendix A: NOP, IS, Scoping Comments
        3. Appendix B Air Quality
        4. Appendix C Historical Resources Assessment
        5. Appendix D Cultural Resources
  2. 00_Volume 4 Final EIR Appendices 1828 Ocean_1921 OFW
     1. 1828 Ocean Avenue and 1921 Ocean Front Walk Projects Final Environmental Impact Report - Volume 4 - Appendices E-J
        1. TABLE OF CONTENTS
        2. Appendix E: Energy Calculations
        3. Appendix F: Geotechnical Reports
        4. Appendix G- Environmental Site Assessments
           1. G- 1 Phase I Environmental Site Assessment - 1828 Ocean Avenue
           2. G-2 Phase I Environmental Site Assessment of Vacant Land- 1920 Ocean Way
        5. Appendix H: Hydrology- Sea-Rise Study
        6. Appendix I: Noise and Vibration Technical Appendix
        7. Appendix J- Public Services
  3. 00_Volume 5A Final EIR Appendices 1828 Ocean_1921 OFW
     1. 1828 Ocean Avenue and 1921 Ocean Front Walk Projects Final Environmental Impact Report - Volume 5A - Appendix K Part 1
        1. TABLE OF CONTENTS
        2. Appendix K- Transportation and Traffic
  4. 00_Volume 5B Final EIR Appendices 1828 Ocean_1921 OFW
     1. 1828 Ocean Avenue and 1921 Ocean Front Walk Projects Final Environmental Impact Report - Volume 5B - Appendix K Part 2
        1. TABLE OF CONTENTS
  5. 00_Volume 6 Final EIR Appendices 1828 Ocean_1921 OFW
     1. 1828 Ocean Avenue and 1921 Ocean Front Walk Projects Final Environmental Impact Report - Volume 6 - Appendices L-P
        1. TABLE OF CONTENTS
        2. Appendix L: Utilities and Service Systems
        3. Appendix M: Refinements to the Projects and CEQA Implications
           1. Introduction
              1. 1828 Ocean Avenue
              2. 1921 Ocean Front Walk
           2. CEQA Implications of the Refinements
              1. Aesthetics
                 1. Ocean Avenue Project
                 2. Ocean Front Walk Project
              2. Air Quality, Greenhouse Gas Emissions, and Energy
              3. Cultural Resources – Archeological, Paleontological, and Tribal Cultural Resources
              4. Cultural Resources – Historical Resources
                 1. Ocean Avenue Project
                 2. Ocean Front Walk Project
              5. Geology and Soils, Hazards and Hazardous Materials, Hydrology and Water Quality
              6. Land Use and Planning and Neighborhood Effects
              7. Noise
              8. Population and Housing
              9. Public Services (Fire Protection and Police Protection)
              10. Transportation and Traffic
              11. Utilities (Wastewater and Water)
        4. Appendix N: Comment Letters
           1. 1_NAHC
           2. 2_Metro
           3. 3_FOSP
           4. 4_SOAR
           5. 5_Unite Here 11
           6. 6_Barbanell
           7. 7_Barbanell 2
           8. 8_Bibawi1
           9. 9_Bibawi2
           10. 10_Bibawi3
           11. 11_Harding Larmore Kutcher Kozal
           12. 12_Johnson
           13. 13_Redmond
           14. 14_Sherman
        5. Appendix O: Parking Demand Study
        6. Appendix P: Comparison of Traffic Data

Draft Environmental Impact Report - Tuesday Apr 10, 2018

The Draft EIR comment period is 45 days as required by CEQA Guidelines Section 15105. Comments may be submitted, in writing, by 5:30 PM on Friday May 25, 2018

• 1828 Ocean Ave/1921 Ocean Front Walk Projects NOA
• 1828 Ocean Ave/1921 Ocean Front Walk Projects Draft EIR
  1. 1828 Ocean Avenue and 1921 Ocean Front Walk Projects Draft Environmental Impact Report
     1. Table of Contents
     2. Executive Summary
        1. Project Overview
           1. 1828 Ocean Avenue Project
           2. 1921 Ocean Front Walk Project
        2. Project Objectives
        3. Public Review Process
        4. Areas of Controversy/Issues to Be Resolved
        5. Significant and Unavoidable Environmental Impacts
        6. Alternatives to Reduce Potential Impacts
           1. Alternatives Evaluated
           2. Environmentally Superior Alternative
        7. Summary of Environmental Impacts
     3. Chapter 1 Introduction
        1. 1.1 Overview
        2. 1.2 Purpose of the EIR
        3. 1.3 Public Review Process
        4. 1.4 Areas of Controversy and Issues to Be Resolved
        5. 1.5 Scope of the EIR
        6. 1.6 Organization of the EIR
        7. 1.7 Public Review and Comments on the Draft EIR
     4. Chapter 2 Project Description
        1. 2.1 Introduction
        2. 2.2 Existing Project Site Characteristics
           1. 2.2.1 Project Location
           2. 2.2.2 Existing Site Conditions
              1. 1828 Ocean Avenue
              2. 1921 Ocean Front Walk
           3. 2.2.3 Surrounding Land Uses
              1. Development Adjacent to the 1828 Ocean Avenue Site
              2. Development Adjacent to the 1921 Ocean Front Walk Site
           4. 2.2.4 Existing Land Use Designations and Zoning
              1. 2.2.4.1 Land Use and Circulation Element
              2. 2.2.4.2 Zoning Ordinance
        3. 2.3 Project Objectives
        4. 2.4 Description of the Projects
           1. 2.4.1 Proposed Floor Area and Uses
           2. 2.4.2 1828 Ocean Avenue Project
              1. 2.4.2.1 Project Characteristics
              2. 2.4.2.2 Architectural Design
              3. 2.4.2.3 Landscaping
              4. 2.4.2.4 Access, Parking, and Circulation
              5. 2.4.2.5 Security
              6. 2.4.2.6 Utilities/Services
              7. 2.4.2.7 Sustainability Features
              8. 2.4.2.8 Community Benefits
           3. 2.4.3 Ocean Front Walk Project
              1. 2.4.3.1 Project Characteristics
              2. 2.4.3.2 Architectural Design
              3. 2.4.3.3 Landscaping
              4. 2.4.3.4 Access, Parking, and Circulation
              5. 2.4.3.5 Security
              6. 2.4.3.6 Utilities/Services
              7. 2.4.3.7 Sustainability Features
              8. 2.4.3.8 Community Benefits
        5. 2.5 Construction Activities
           1. Timing and Phasing
           2. Excavation and Demolition
           3. Building Construction
        6. 2.6 Necessary Approvals
     5. Chapter 3 General Description of Environmental Setting
        1. 3.1 Overview of the Environmental Setting
           1. 3.1.1 Santa Monica Context
           2. 3.1.2 On-Site Conditions
              1. 1828 Ocean Avenue
              2. 1921 Ocean Front Walk
           3. 3.1.3 Surrounding Uses
           4. 3.1.4 Existing Conditions
        2. 3.2 Cumulative Projects
     6. Chapter 4 Environmental Impact Analysis
        1. 4.1 Aesthetics
           1. 4.1.1 Introduction
           2. 4.1.2 Environmental Setting
              1. 4.1.2.1 Visual Context
              2. 4.1.2.2 Visual Character of the Project Sites and Vicinity
                 1. Ocean Avenue Project
                 2. Ocean Front Walk Project
              3. 4.1.2.3 Existing Views
                 1. Ocean Avenue Project
                 2. Ocean Front Walk Project
              4. 4.1.2.4 Light and Glare Conditions
                 1. Ocean Avenue Project
                 2. Ocean Front Walk Project
              5. 4.1.2.5 Shading Conditions
           3. 4.1.3 Regulatory Framework
              1. 4.1.3.1 State
                 1. Senate Bill No. 743
              2. 4.1.3.2 City of Santa Monica
                 1. Santa Monica Municipal Code
                 2. Urban Forest Master Plan
                 3. Land Use and Circulation Element (LUCE)
                    1. General City-wide Design Goals and Policies
                    2. Specific Goals and Policies pertaining to the Beach and Oceanfront District
                 4. Conservation Element
                 5. Local Coastal Program/Plan
           4. 4.1.4 Environmental Impacts
              1. 4.1.4.1 Thresholds of Significance
              2. 4.1.4.2 Methodology
                 1. Scenic Vistas/Scenic Resources
                 2. Visual Character
                 3. Light and Glare
                 4. Shading
              3. 4.1.4.3 Project Characteristics
                 1. Ocean Avenue Project
                    1. Architectural Style and Massing
                    2. Open Space and Landscaping
                    3. Signage and Lighting
                 2. Ocean Front Walk Project
                    1. Architectural Style and Massing
                    2. Open Space and Landscaping
                    3. Signage and Lighting
              4. 4.1.4.4 Project Impacts
                 1. Scenic Vistas/Scenic Resources Impacts
                    1. Ocean Avenue Project
                       1. Public Views
                          1. Views along the Ocean Avenue Scenic Corridor
                          2. Views of the Beach and Ocean
                       2. Views of Vicente Terrace
                          1. Private Views
                    2. Ocean Front Walk Project
                       1. Public Views
                          1. Views of the Beach, Ocean, and Santa Monica Pier
                          2. Views of Crescent Bay Park
                          3. Views of Hotel Casa Del Mar
                       2. Private Views
                 2. Visual Character Impacts
                 3. Construction Impacts
                 4. Impacts after Project Construction
                    1. Ocean Avenue Project
                       1. Ocean Avenue
                       2. Pico Boulevard
                       3. Vicente Terrace
                       4. Summary of Visual Character Effects
                    2. Ocean Front Walk Project
                       1. Ocean Front Walk and Beach
                       2. Bay Street, Ocean Way and Crescent Bay Park
                       3. Summary of Visual Character Effects
                 5. Light and Glare
                    1. Ocean Avenue Project
                       1. Construction
                       2. Operations
                    2. Ocean Front Walk Project
                       1. Construction
                       2. Operations
                 6. Shade and Shadow Effects
                    1. Ocean Avenue Project
                    2. Ocean Front Walk Project
              5. 4.1.4.5 Cumulative Impacts
                 1. Shading and Light and Glare
           5. 4.1.5 Mitigation Measures
           6. 4.1.6 Level of Significance After Mitigation
        2. 4.2 Air Quality
           1. 4.2.1 Introduction
           2. 4.2.2 Environmental Setting
              1. 4.2.2.1 Regional Context
                 1. Criteria Pollutants
                 2. Air Toxics
                 3. Existing Criteria Pollutants Levels at Nearby Monitoring Stations
              2. 4.2.2.2 Existing Conditions
                 1. Existing Site Emissions
                    1. 1828 Ocean Avenue
                    2. 1921 Ocean Front Walk
                 2. Sensitive Receptors and Locations
           3. 4.2.3 Regulatory Framework
              1. 4.2.3.1 Federal
              2. 4.2.3.2 State
                 1. California Clean Air Act
                 2. California Air Resources Board On-Road and Off-Road Vehicle Rules
                 3. Air Quality and Land Use Handbook
              3. 4.2.3.3 Regional
                 1. South Coast Air Quality Management District
                    1. Air Quality Management Plan
                    2. Air Quality Guidance Documents
                    3. Rules and Regulations
                 2. Southern California Association of Governments
              4. 4.2.3.4 Local – City of Santa Monica
                 1. General Plan 2010 Land Use and Circulation Element (LUCE)
                 2. General Plan Conservation Element
                 3. Sustainable City Plan City of Santa Monica
                 4. City of Santa Monica 15x15 Climate Action Plan
                    1. Other City Programs
           4. 4.2.4 Environmental Impacts
              1. 4.2.4.1 Thresholds of Significance
                 1. Appendix G of the State CEQA Guidelines
                 2. Construction Emissions Thresholds
                 3. Operational Emissions Thresholds
                 4. Carbon Monoxide Hotspots
                 5. Toxic Air Contaminants
                 6. Consistency with Air Quality Plans and Policies
                 7. Odors
                 8. Cumulative Impacts
              2. 4.2.4.2 Methodology
                 1. Consistency with Air Quality Management Plan
                 2. Regional Construction Emissions
                 3. Localized Construction Emissions
                 4. Regional Operational Emissions
                 5. Localized Operational Emissions
                 6. Carbon Monoxide Hotspots
                 7. Toxic Air Contaminants Impacts
                    1. Construction
                    2. Operations
              3. 4.2.4.3 Project Characteristics
                 1. Land Use Characteristics
                 2. Project Design Features
              4. 4.2.3.4 Project Impacts
                 1. Regional Construction Impacts
                 2. Regional Operations Impacts
                 3. Carbon Monoxide Hotspots
                 4. Localized Construction Impacts
                 5. Localized Operations Impacts
                 6. Toxic Air Contaminants
                    1. TAC Impacts Due to Construction
                    2. TAC Impacts due to Operations
                 7. Odors
                 8. Consistency with Air Quality Plans
                    1. Consistency of the Projects with the Air Quality Management Plan and Regional Transportation Plan/Sustainable Communities Strategy
                    2. Consistency of the Projects with City Plans, Policies, and Regulations
              5. 4.2.3.5 Cumulative Impacts
                 1. Project-Specific Impacts
                 2. Consistency with Air Quality Management Plan
           5. 4.2.5 Mitigation Measures
           6. 4.2.6 Level of Significance After Mitigation
        3. 4.3 Construction Effects
           1. 4.3.1 Introduction
           2. 4.3.2 Environmental Setting
              1. 4.3.2.1 Existing Development
                 1. Ocean Avenue Project
                 2. Ocean Front Walk Project
              2. 4.3.2.2 Sensitive Land Uses
              3. 4.3.2.3 Existing Setting by Issue Area
                 1. Aesthetics
                 2. Air Quality
                 3. Noise
                 4. Transportation and Traffic
           3. 4.3.3 Project Impacts
              1. 4.3.3.1 Thresholds of Significance
              2. 4.3.3.2 Methodology
              3. 4.3.3.3 Project Characteristics
              4. 4.3.3.4 Project Impacts
              5. Impact Statement CE-1: Implementation of the Projects could have considerable construction-period impacts on development surrounding the Project Sites, particularly on those days when the greatest level of construction activity would occur. However, t...
                 1. Aesthetics
                 2. Air Quality
                 3. Noise and Vibration
                 4. Transportation and Traffic
              6. 4.3.3.5 Cumulative Impacts
           4. 4.3.4 Mitigation Measures
           5. 4.3.4 Level of Significance After Mitigation
        4. 4.4 Cultural Resources – Historical Resources
           1. 4.4.1 Introduction
           2. 4.4.2 Environmental Setting
              1. 4.4.2.1 Existing Conditions
                 1. Ocean Avenue Project
                 2. Ocean Front Walk Project
              2. 4.4.2.2 Historic Background
                 1. Early Residential Development of Santa Monica and Ocean Park
                 2. Tourism, Recreation, and Beach Culture
              3. 4.4.2.3 Historical Resources Identified in the Vicinity of the Projects
                 1. The Potential Seaview and Vicente Terrace District
                 2. Ye Olde Mucky Duck
                 3. Hotel Casa Del Mar
                 4. Crescent Bay Park
           3. 4.4.3 Regulatory Framework
              1. 4.4.3.1 Federal
                 1. National Register of Historic Places
              2. 4.4.3.2 State
                 1. California Register of Historical Resources
              3. 4.4.3.3 Local – City of Santa Monica
                 1. Individual Landmarks
                 2. Historic Districts
                 3. Structures of Merit
           4. 4.4.4 Environmental Impacts
              1. 4.4.4.1 Thresholds of Significance
              2. 4.4.4.2 Methodology
              3. 4.4.4.3 Project Characteristics
                 1. Ocean Avenue Project
                 2. Ocean Front Walk Project
              4. 4.4.4.4 Project Impacts
                 1. Ocean Avenue Project
                 2. Ocean Front Walk Project
              5. 4.4.4.5 Cumulative Impacts
           5. 4.4.5 Mitigation Measures
           6. 4.4.6 Levels of Significance After Mitigation
        5. 4.5 Cultural Resources – Archaeological, Paleontological, and Tribal Cultural Resources
           1. 4.5.1 Introduction
           2. 4.5.2 Environmental Setting
              1. 4.5.2.1 Archaeological Context
                 1. Protohistory, A.D. 1542–1769
                 2. Early History, A.D. 1769–1822
              2. 4.5.2.2 Archaeological and Paleontological Resources
              3. 4.5.2.3 Existing Conditions
                 1. 1828 Ocean Avenue
                 2. 1921 Ocean Front Walk
              4. 4.5.2.4 Tribal Cultural Resources Consultation
           3. 4.5.3 Regulatory Framework
              1. 4.5.3.1 State
                 1. Archeological Resources
                    1. California Register of Historical Resources
                    2. California Environmental Quality Act
                 2. Paleontological Resources
                    1. California Environmental Quality Act
                    2. Other State Regulations
                    3. Society for Vertebrate Paleontology
                 3. Human Remains
                    1. California Health and Safety Code
                 4. Tribal Cultural Resources
                    1. California Environmental Quality Act – Assembly Bill 52
              2. 4.5.3.2 Local
                 1. General Plan Historic Preservation Element and LUCE
           4. 4.5.4 Environmental Impacts
              1. 4.5.4.1 Threshold of Significance
                 1. Archaeological Resources, Paleontological Resources, and Human Remains
                 2. Tribal Cultural Resources
              2. 4.5.4.2 Methodology
                 1. Archaeological Resources
                 2. Paleontological Resources
                 3. Tribal Cultural Resources
              3. 4.5.4.3 Project Characteristics
                 1. 1828 Ocean Avenue
                 2. 1921 Ocean Front Walk
              4. 4.5.4.4 Project Impacts
                 1. Archaeological Resources
                    1. 1828 Ocean Avenue
                    2. 1921 Ocean Front Walk
                 2. Paleontological Resources
                    1. 1828 Ocean Avenue
                    2. 1921 Ocean Front Walk
                 3. Human Remains
                    1. 1828 Ocean Avenue and 1921 Ocean Front Walk
                 4. Tribal Cultural Resources
                    1. 1828 Ocean Avenue and 1921 Ocean Front Walk
              5. 4.5.4.5 Cumulative Impacts
                 1. Archeological Resources and Human Remains
                 2. Paleontological Resources
                 3. Tribal Cultural Resources
           5. 4.5.5 Mitigation Measures
              1. 4.5.5.1 Archeological Resources and Human Remains
              2. 4.5.5.2 Paleontological Resources
              3. 4.5.5.3 Tribal Cultural Resources
           6. 4.5.6 Level of Significance after Mitigation
              1. Archaeological Resources
              2. Paleontological Resources
              3. Tribal Cultural Resources
        6. 4.6 Energy
           1. 4.6.1 Introduction
           2. 4.6.2 Environmental Setting
              1. 4.6.2.1 Existing Electricity Sales
              2. 4.6.2.2 Existing Natural Gas Supply
              3. 4.6.2.3 Existing Transportation Energy
           3. 4.6.3 Regulatory Framework
              1. 4.6.3.1 State
              2. 4.6.3.2 Local
           4. 4.6.4. Environmental Impacts
              1. 4.6.4.1 Thresholds of Significance
              2. 4.6.4.2 Methodology
                 1. Construction
                 2. Operation
              3. 4.6.4.3 Project Characteristics
                 1. Construction
                 2. Operation
                    1. Energy Conservation: Land Use Characteristics and Project Design Features
              4. 4.6.4.4 Project Impacts
                 1. Construction
                    1. Conclusion Regarding Construction-Related Energy Consumption
                 2. Operation
                    1. Operational Transportation Energy Consumption
                    2. Conclusion Regarding Operation and Maintenance Energy Consumption
              5. 4.6.4.5 Cumulative Impacts
                 1. Consumption of Energy
                    1. Electricity
                    2. Natural Gas
                    3. Transportation Energy
                 2. State and Local Plans for Energy Efficiency
           5. 4.6.5 Mitigation Measures
           6. 4.6.6 Level of Significance After Mitigation
        7. 4.7. Geology and Soils
           1. 4.7.1 Introduction
           2. 4.7.2. Environmental Setting
              1. 4.7.2.1 Regional Context
              2. 4.7.2.2 Groundwater Basins
              3. 4.7.2.3 Geologic Hazards
                 1. Earthquake Faults
                 2. Surface Rupture
                 3. Ground Shaking
                 4. Liquefaction
                 5. Landslides and Slope Instability
                 6. Erosion Susceptibility
                 7. Expansive Soils
                 8. Subsidence
                 9. Differential Settlement
              4. 4.7.2.4 Characteristics of the Project Sites
                 1. 1828 Ocean Avenue
                    1. Existing Site Conditions
                       1. Seismic Hazards – Earthquakes and Faulting
                          1. The Project vicinity can experience strong ground motion due to earthquakes on a number of active faults in the Los Angeles basin, similar to other sites in the Southern California region. A major earthquake on the Santa Monica fault, located approxim...
                       2. Seismic Hazards - Liquefaction, Seismic Settlement, Lateral Spreading, Expansive Soils
                       3. Subsurface Soil Conditions
                       4. Groundwater Conditions
                 2. 1921 Ocean Front Walk
                    1. Existing Site Conditions
                       1. Seismic Hazards – Earthquakes and Faulting
                       2. Seismic Hazards - Liquefaction, Seismic Settlement, Lateral Spreading, Expansive Soils
                       3. Subsurface Soils and Obstruction
                       4. Groundwater Conditions
           3. 4.7.3 Regulatory Framework
              1. Federal Regulations
                 1. Federal Soil Conservation Law (16 USGS 590a)
                 2. Clean Water Act Section 402 (National Pollutant Discharge Elimination System [NPDES] Program)
                 3. International Building Code
              2. State Policies and Regulations
                 1. Alquist-Priolo Earthquake Fault Zoning Act (1972)
                 2. California Building Code
                 3. Seismic Hazards Mapping Act
              3. Local Policies and Regulations
                 1. Santa Monica General Plan Safety Element (1995)
                 2. City of Santa Monica Building Code (Chapter 8.12 of the Santa Monica Municipal Code)
                 3. City of Santa Monica Guidelines for Geotechnical Reports (2010a)
           4. 4.7.4 Environmental Impacts
              1. 4.7.4.1 Thresholds of Significance
              2. 4.7.4.2 Methodology
                 1. 1828 Ocean Avenue
                 2. 1921 Ocean Front Walk
              3. 4.7.4.3 Project Characteristics
                 1. 1828 Ocean Avenue
                 2. 1921 Ocean Front Walk
              4. 4.7.4.4 Project Impacts
                 1. 1828 Ocean Avenue
                    1. Liquefaction
                    2. Groundwater Levels
                    3. Cuts and shoring
                 2. 1921 Ocean Front Walk
                    1. Liquefaction
                    2. Soil Remnants & Settlement
                    3. Shallow Groundwater
                    4. Cuts and shoring
              5. 4.7.4.5 Cumulative Impacts
           5. 4.7.5 Mitigation Measures
           6. 4.7.6 Level of Significance After Mitigation
        8. 4.8 Greenhouse Gas Emissions
           1. 4.8.1 Introduction
           2. 4.8.2 Environmental Setting
              1. 4.8.2.1 Existing Conditions
                 1. Existing Site Greenhouse Gas Emissions
                    1. 1828 Ocean Avenue
                    2. 1921 Ocean Front Walk
                 2. Greenhouse Gas Emissions Inventory
                 3. Effects of Global Climate Change
                    1. Temperatures
                    2. Air Quality
                    3. Water Supply
                    4. Hydrology and Sea-Level Rise
                    5. Agriculture
                    6. Ecosystems and Wildlife
           3. 4.8.3 Regulatory Framework
              1. 4.8.3.1 Federal
              2. 4.8.3.2 State
                 1. California Air Resources Board
                 2. California Greenhouse Gas Reduction Targets
                    1. Executive Order S-3-05
                    2. Executive Order B-30-15
                 3. California Health and Safety Code, Division 25.5 – California Global Warming Solutions Act of 2006
                    1. Climate Change Scoping Plan
                    2. First Update to the Climate Change Scoping Plan
                    3. 2017 Climate Change Scoping Plan
                 4. Transportation Sector
                 5. Land Use and Transportation Planning
                 6. Energy Sector and CEQA Guidelines Appendix F
                 7. Cap-and-Trade Program
              3. 4.8.3.3 Regional
                 1. South Coast Air Quality Management District
                 2. SCAG Regional Transportation Plan/Sustainable Communities Strategy
              4. 4.8.3.4 Local
                 1. Sustainable City Plan City of Santa Monica
                 2. City of Santa Monica 15x15 Climate Action Plan
                 3. City of Santa Monica 2010 Land Use and Circulation Element (LUCE)
                 4. Santa Monica Municipal Code
           4. 4.8.4 Environmental Impacts
              1. 4.8.4.1 Thresholds of Significance
              2. 4.8.4.2 Methodology
                 1. Existing Project Site Emissions
                 2. Project-Related Emissions
                    1. Construction Emissions
                    2. Operational Emissions
                 3. Project Consistency with Greenhouse Gas Reduction Plans
              3. Project Characteristics
                 1. Land Use Characteristics
                 2. Project Design Features
              4. 4.8.4.3 Project Impacts
                 1. Construction-related Emissions
                 2. Operational-related Emissions
                 3. Project Consistency with City of Santa Monica Goals and Actions
                 4. Consistency with Statewide and Regional Mandates, Plans, Policies and Regulations
                 5. Consistency with Executive Orders S-3-05 and B-30-15
              5. 4.8.4.4 Cumulative Impacts
           5. 4.8.5 Mitigation Measures
           6. 4.8.6 Level of Significance After Mitigation
        9. 4.9 Hazards and Hazardous Materials
           1. 4.9.1 Introduction
           2. 4.9.2 Environmental Setting
              1. 1828 Ocean Avenue
                 1. Historical Land Uses with Potential for Hazardous Materials Impacts
                 2. Regulatory Records Review
                 3. Potential Migration of Contaminants onto the Project Site from an Off-Site Source
              2. 1921 Ocean Front Walk
                 1. Historical Land Uses with Potential for Hazardous Materials Impacts
                 2. Regulatory Records Review
                 3. Potential Migration of Contaminants onto the Project Site from an Off-Site Source
           3. 4.9.3 Regulatory Framework
              1. 4.9.3.1 Federal Regulations
              2. 4.9.3.2 State
              3. 4.9.3.3 Local Policies and Regulations
                 1. Santa Monica Fire Department CUPA
                 2. Santa Monica General Plan Safety Element (1995)
                 3. City of Santa Monica Municipal Code (Chapter 5.24 of the Santa Monica Municipal Code)
           4. 4.9.4 Environmental Impacts
              1. 4.9.4.1 Thresholds of Significance
              2. 4.9.4.2 Methodology
              3. 4.9.4.3 Project Characteristics
                 1. Ocean Avenue Project
                 2. Ocean Front Walk Project
              4. 4.9.4.4 Project Impacts
                 1. 1828 Ocean Avenue Site
                 2. 1921 Ocean Front Walk
              5. 4.9.4.5 Cumulative Impacts
           5. 4.9.5 Mitigation Measures
           6. 4.9.6 Level of Significance After Mitigation
        10. 4.10 Hydrology and Water Quality
            1. 4.10.1 Introduction
            2. 4.10.2 Environmental Setting
               1. 4.10.2.1 Watershed and Regional Setting
                  1. Santa Monica Bay Watershed
                  2. Local Hydrology and Drainage
                  3. Groundwater
               2. 4.10.2.2 Existing Conditions at the Project Sites
                  1. Ocean Avenue Project
                  2. Ocean Front Walk Project
            3. 4.10.3 Regulatory Framework
               1. 4.10.3.1 Federal Regulations
                  1. Clean Water Act
                     1. Section 303(d)(1) and TMDLs
                     2. National Pollutant Discharge Elimination System
               2. 4.10.3.2 State
                  1. 1969 Porter-Cologne Water Quality Control Act (California Water Code)
                  2. Construction General Permit
                  3. 2009 California Ocean Plan
               3. 4.10.3.3 Regional
                  1. Water Quality Control Plan for the Los Angeles Region (Basin Plan)
                  2. Municipal Separate Storm Sewer System (MS4) NPDES Permit
                     1. Construction
                     2. Operation
                  3. Construction Dewatering General Permit
               4. 4.10.3.4 Local
                  1. Santa Monica Watershed Management Plan
                  2. Santa Monica Land Use and Circulation Element (LUCE)
                  3. Santa Monica General Plan Conservation Element
                  4. SMMC Chapter 7.10 –Runoff Conservation and Sustainable Management Ordinance
                  5. Santa Monica Urban Watershed Management Program
            4. 4.10.4 Environmental Impacts
               1. 4.10.4.1 Thresholds of Significance
                  1. Water Quality
                  2. Groundwater Hydrology
                  3. Surface Water Hydrology
               2. 4.10.4.2 Methodology
               3. 4.10.4.3 Project Characteristics
                  1. 1982 Ocean Avenue
                  2. 1921 Ocean Front Walk
               4. 4.10.4.4 Project Impacts
                  1. Construction Impacts
                  2. Operations Impacts
                  3. Construction Impacts
                     1. Ocean Avenue Project
                     2. Ocean Front Walk Project
                  4. Operations Impacts
                     1. Ocean Avenue Project
                     2. Ocean Front Avenue Project
                     3. Impact Statement H/WQ-4: Neither of the Project Sites are located within a flood plan and the Projects would not contribute to or exacerbate flooding conditions at off-site locations. Further, per analysis for the Ocean Front Walk Project (and by inf...
                     4. Ocean Avenue Project
                        1. Flooding
                        2. Tsunami
                     5. Ocean Front Walk Project
                        1. Flooding
                        2. Tsunamis
                        3. Sea Level Rise
                           1. Impacts of Sea Level Rise on the 100 year-storm event
                           2. Effect of Sea Level Rise on Groundwater Impacts
                           3. Conclusions Regarding Impacts of Sea Level Rise
               5. 4.10.4.5 Cumulative Impacts
            5. 4.10.5 Mitigation Measures
            6. 4.10.6 Level of Significance After Mitigation
        11. 4.11 Land Use and Planning
            1. 4.11.1 Introduction
            2. 4.11.2 Environmental Setting
               1. 4.11.2.1 City of Santa Monica
               2. 4.11.2.2 Project Vicinity
               3. 4.11.2.3 Existing Conditions on the Project Sites
                  1. 1828 Ocean Avenue
                  2. 1921 Ocean Front Walk
            3. 4.11.3 Regulatory Framework
               1. 4.11.3.1 State
                  1. Senate Bill 375 (SB 375)
                  2. California Coastal Act and the California Coastal Commission
               2. 4.11.3.2 Regional Plans
                  1. Southern California Association of Governments
                  2. Regional Transportation Plan/Sustainable Communities Strategy
               3. 4.11.3.3 Local Plans and Zoning
                  1. City of Santa Monica General Plan
                  2. Land Use and Circulation Element
                  3. Zoning Ordinance
                  4. Local Coastal Program/Plan
            4. 4.11.4 Environmental Impacts
               1. 4.11.4.1 Thresholds of Significance
               2. 4.11.4.2 Methodology
               3. 4.11.4.3 Project Characteristics
                  1. Ocean Avenue Project
                  2. Ocean Front Walk Project
                  3. Land Use Approvals
               4. 4.11.4.4 Project Impacts
                  1. LUCE
                     1. Consistency with Land Use Designations
                        1. Oceanfront District
                        2. Ocean Park Neighborhood
                     2. Consistency with LUCE Goals and Policies
                  2. Zoning Ordinance
                     1. Consistency with Allowable Land Uses
                     2. Consistency with Zoning Development Standards
                  3. Local Coastal Program
                     1. LCP/LUP Update
                     2. Consistency Analysis
                  4. SCAG 2016 RTP/SCS
               5. 4.11.4.5 Cumulative Impacts
            5. 4.11.5 Mitigation Measures
            6. 4.11.6 Level of Significance After Mitigation
        12. 4.12 Neighborhood Effects
            1. 4.12.1 Introduction
            2. 4.12.2 Environmental Setting
               1. 1828 Ocean Avenue
               2. 1921 Ocean Front Walk
            3. 4.12.3 Regulatory Framework
               1. Local
                  1. City of Santa Monica General Plan Land Use and Circulation Element
                     1. Citywide Goals and Policies
                     2. Beach and Oceanfront District Goals and Policies
            4. 4.12.4 Environmental Impacts
               1. 4.12.4.1 Thresholds of Significance
               2. Significance criteria for resource areas that are relevant to neighborhood effects are listed in Section 4.1, Aesthetics, Section 4.11, Land Use, Section 4.13, Noise and Vibration, and Section 4.17, Transportation and Traffic.
               3. 4.12.4.2 Methodology
               4. 4.12.4 3 Project Characteristics
               5. 4.12.4.4 Project Impacts
                  1. Aesthetics
                  2. Land Use Policies
                  3. Noise
                  4. Transportation and Traffic
               6. 4.12.4.5 Cumulative Impacts
            5. 4.12.5 Mitigation Measures
            6. 4.12.6 Level of Significance After Mitigation
        13. 4.13 Noise and Vibration
            1. 4.13.1 Introduction
            2. 4.13.2 Environmental Setting
               1. 4.13.2.1 Fundamentals of Noise and Vibration
                  1. Noise
                  2. Noise Exposure and Community Noise
                  3. Effects of Noise on People
                  4. Noise Attenuation
                  5. Vibration
               2. 4.13.2.2 Existing Conditions
                  1. Noise-Sensitive Receptor Locations
                  2. Ambient Noise Levels
                  3. Vibration-Sensitive Receptor Locations
                  4. Existing Groundborne Vibration Levels
            3. 4.13.3 Regulatory Framework Summary
               1. 4.13.3.1 Federal
               2. 4.13.3.2 State
                  1. California Department of Health Services
                  2. California Building Standards Code (Title 24)
               3. 4.13.3.3 Local
                  1. City of Santa Monica General Plan
                  2. City of Santa Monica Municipal Code
                  3. Groundborne Vibration Guidelines
            4. 4.13.4 Environmental Impacts
               1. 4.13.4.1 Thresholds of Significance
                  1. Construction
                  2. Operations
                  3. Groundborne Vibration
               2. 4.13.4.2 Methodology
                  1. On-Site Construction Noise
                  2. Off-Site Roadway Noise (Construction and Operations)
                  3. Stationary Point Source Noise (Operations)
                  4. Groundborne Vibration (Construction and Operations)
               3. 4.13.4.3 Project Characteristics
               4. 4.13.4.4 Project Impacts
                  1. Construction Impacts
                     1. On-Site Construction
                     2. Off-Site Construction Activity
                  2. Operational Impacts
                     1. On-Site Operations
                        1. Mechanical Equipment
                        2. Open Space
                        3. Parking, Loading Docks, and Refuse and Recycling Areas
                     2. Off-Site Operations
                     3. Composite Noise Level Impacts from Project Operations
                  3. Structural Impacts
                  4. Human Annoyance
                     1. Construction
                     2. Operations
               5. 4.13.4.5 Cumulative Impacts
                  1. Construction
                  2. Operations
            5. 4.13.5 Mitigation Measures
               1. Construction Noise
               2. Construction Vibration
            6. 4.13.6 Level of Significance After Mitigation
               1. Construction Noise and Vibration
               2. Operational Noise
        14. 4.14 Population and Housing
            1. 4.14.1 Introduction
            2. 4.14.2 Environmental Setting
               1. 4.14.2.1 On-Site Conditions
               2. 4.14.2.2 Existing Population, Housing and Employment Data
                  1. U.S. Census Bureau Data
                  2. SCAG Demographic Data
                  3. Housing Availability
                  4. Jobs-to-Housing Ratio
               3. 4.14.2.3 Projected Population, Housing, and Employment
                  1. Population Projections
                  2. Household Projections
                  3. Employment Projections
            3. 4.14.3 Regulatory Framework
               1. 4.14.3.1 State
                  1. Senate Bill 35
               2. 4.14.3.1 Regional – Southern California Association of Governments
                  1. Regional Transportation Plan/Sustainable Communities Strategy
                  2. Regional Housing Needs Assessment
               3. 4.14.3.2 City of Santa Monica
                  1. LUCE
                  2. General Plan Housing Element
                  3. Santa Monica Municipal Code
                     1. Chapter 9.64 Affordable Housing Production Program
                     2. Chapter 9.23 Community Benefits, Section 9.23.030 Qualifying Benefits
            4. 4.14.4 Environmental Impacts
               1. 4.14.4.1 Thresholds of Significance
               2. 4.14.4.2 Methodology
               3. 4.14.4.3 Project Characteristics
               4. 4.14.4.4 Project Impacts
                  1. Consistency with SCAG Growth Projections
                     1. Population
                     2. Housing and Households
                     3. Employment
                     4. Job/Housing Ratio
                     5. Consistency with LUCE Population Growth Estimates
                  2. Overview
               5. 4.14.4.5 Cumulative Impacts
            5. 4.14.5 Mitigation Measures
            6. 4.14.6 Level of Significance after Mitigation
        15. 4.15 Fire Protection
            1. 4.15.1 Introduction
            2. 4.15.2 Environmental Setting
               1. 4.15.2.1 Conditions at the Project Sites
                  1. 1828 Ocean Avenue
                  2. 1921 Ocean Front Walk
               2. 4.15.2.2 Fire Protection Services
                  1. Fire Stations, Staffing, and Equipment
                  2. Response Capabilities
                  3. Calls for Service
                  4. Fire Prevention
                  5. Mutual Aid Agreements
            3. 4.15.3 Regulatory Framework
               1. 4.15.3.1 Federal
                  1. Federal Emergency Management Agency
                  2. In March 2003, the Federal Emergency Management Agency (FEMA) became part of the U.S. Department of Homeland Security. FEMA’s continuing mission is to lead the effort to prepare the nation for all hazards and effectively manage federal response and re...
                  3. Disaster Mitigation Act of 2000
                  4. In 2000, the Disaster Mitigation Act of 2000 amended the Robert T. Stafford Disaster Relief Act of 1988. Among other things, this new legislation reinforces the importance of pre-disaster infrastructure mitigation planning to reduce disaster losses na...
                  5. Uniform Fire Code
               2. 4.15.3.2 State of California
                  1. California Fire Code
                  2. California Health and Safety Code
                  3. California Emergency Management Agency
                  4. California Code of Regulations, Title 19.
               3. 4.15.3.3 Regional
                  1. Westside Council of Governments Emergency Preparedness/Mutual Aid Plan
               4. 4.15.3.4 Local
                  1. Santa Monica Safety Element
                  2. Santa Monica Municipal Code
            4. 4.15.4 Environmental Impacts
               1. 4.15.4.1 Thresholds of Significance