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sr-062811-7a~r R Q City Of City ~®~II~/II ~\~ip®~ Santa Monica City Council Meeting: June 28, 2011 Agenda Item: To: Mayor and City Council From: Marsha Jones Moutrie, City Attorney Subject: Ordinance Approving Amendment Number 5 to the Development Agreement Between the City of Santa Monica, a Municipal Corporation and CA-Colorado Center L.L.C., a California Limited Partnership Recommended Action Staff recommends that the City Council adopt the attached ordinance. Executive Summary At its meeting on June 14, 2011, the City Council introduced for first reading an ordinance approving Amendment Number 5 to the Development Agreement between the City of Santa Monica, a Municipal Corporation and CA-Colorado Center L.L.C., a California Limited Partnership. The ordinance is now presented to the City Council for adoption. Prepared by: Marsha Jones Moutrie, City Attorney Approved: Forwarded to Council: M~r~~ .~ ~ ~~~ Marsha Jones Moutrie City Attorney Rod Gould City Manager Exhibit A Parking Demand Formula Exhibit A Parking Demand Formula A. Parkin Re uirement Calculations The actual number of parking spaces required for the actual mix of uses on the Property shall be the highest of the parking demand at 10:00 AM, 11:00 AM, 12:00 PM, 1:00 PM, or 2:00 P1Vl weekdays, with those demands being computed in accordance with the following-rates: Use 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM Rate (space per) Rate (space per) Rate (space per) Rate (space per) Rate (space per) Office 500 SF 500 SF 543 SF 543 SF 521 SF Sit-Down Restaurant IS seats 15 seats 3 seats 3 seats 9 seats Fast-Food Restaurant 37.5 seats 37.5 seats 7.5 seats 7.5 seats 18.75 seats Retail 750 SF 750 SF 750 SF 750 SF 500 SF Health Club .750 SF 750 SF 750 SF 750 SF 500 SF Medical Office 250 SF 250 SF 250 SF 250 SF 250 SF B.Backeround The formulae set forth above were developed utilizing the demand criteria for different times of day established in the April 25, 2011 Yahoo Center Parking Demand Study prepared by Linscott Law & Greenspan ("Parking Demand Study"), incorporated herein by reference. C. Example For illustrative purposes only, application of the formulae to one of the reasonably anticipated mix of uses on the Property is shown below and in Table 3 of the Parking Demand Study. This application of the formulae shown below would require a total of 1,938 parking spaces to be provided to meet the peak parking demand of the on-site uses which would authorize the leasing of up to 1,053 parking spaces to non-tenants. Table 3 Modified Parking Calculation forYahoo Center Using Pr0pesed New Rate far Office []] 10:00 AhI Paz]dng 1I:OO.u.i Par kiun 3 13:00 Phf Pa k'we 3] 1:00 P1f Park ing _':00 Ph1 Pak ine Usz Size 2 Rate (s ace r) Pazkht Rah (s ace er) Parklne Fa[z ( ace r) Padive Rah (s ce er Parlous Aate ( ace ) Pazline Offitt[;] G58.360 sf 500 sf 1.33) S00 sf 1.311 513 sf I?il S43 sf 1.211 821 sf La6; Sit$b0.Il Resmtv~t 0,115 sf 186 czars LS seeb II IS sent 12 3 seats E 3 seat 62 9 saa[v Il FasbFOOd esmwant 3,153 sf I58 seats 3).5 sears ; 3ZS seats ; ].5 szan 21 ZS seats 21 IS.?3 scats S stall 2009 sf ?50 sf 3 SO sf 3 i50 sf 3 )50 sf 3 500 sf J Aeatth Club 5 41.263 sf )50 sf 1S SO sf 15 i50 sf 15 )50 sf t5 S00 sf 23 Medical (t2HC2 2.oi6 9f 250 Sf $ ?$0 9f 3 251) 5f 8 }$p 9f 8 2>d sf 8 Total 6&4919 sf 1.359 1.359 1320 1.3'_0 1.328 ddd Pazkine Leased to Off-Site USers 6 943 9J8 948 9;8 918 Total Forecast Yahoo Center Patine DauaM (QUrevt) 2.30J 230? 2268 2_'fi8 ?.276 Obsrn'ed Parkine Danand on Dewmber 1. 2010 2.1 i1 319; .295 2149 2,23; sTacout O15ce ? 259199 sf 500sf 3)9 SCO sf SJ9 5;3 sf 532 513 sf 332 2t sf i55 Odd Rema" aPaz' Leased [o Off-Site USefe 8 705 103 I05 105 105 Yahoo CenterPazkivg Demard atFNl (kaspancy 9 ?.991 2.991 2.906 2.906 2.936 Yahoo Center Paling Styply 3.OS6 3.086 3.086 3.086 Parking Smphrs err Yahao C®hr at Fall Ocmrpancy 95 95 t80 180 (t] See Fxltibif ptopmendnierR'mmber 4 to Dearelapmntl Ameement. [273ve:epreseah occupied poor aea at time ofPakia%vtilvanw couvts is ealyDecember 2010. [3] Exhibi[Adoes not prmidePalvg rates for 11:00Ah1 avd 1.00 PHpaiodz; Wus, it iz assumed Ihat 11:00 Aft rates are equivatmt to Io 00 AEI and t? 00 PMrzhs ere egvicalent to 1:00 P.A. [3] Based ov observed pvringdemavd, iris pmpozedthat brse (100%demav~ offi<epaAtingcate at We Vahoo Cmtecbe modined from t zpacel322 sgwrefeetro t spxe/500 square feet. [SExhibitwdoes uotprosdde specific palag Mesa Health Clubs; therefore, perking mtesf Refailare utGzed [6] Assumes 90% Wilimtion of 1,053 parking spaces kasN fo o¢-ate faerspazled at lime ofparlwgutilization mwnin ealy December 2010 (9;3 spaces) [)] Thzrewas 339,155 sfofvarmbuvdautilizedot5cefloor areaat Core ofpvking utitizatiw coams iu eazty Decemba2010. For analysis paposes, iris assumed that Full OccupHUCy iz equivalent to 95%afoffice space oaupied Thus, 289,2)9 sfofvacavVUVdeMitized of5ce space woddneedto be occupied to bring the Yahoo Cevterto 95% occupancy [8] Assumes vNliznfion oftemaivdng 10%of 1,053 pakmg spacaleased to off-ate uses (105 spaces} [9] Fall occpvncypaking foacart basedon Total Forecast Yahvo Centre Pal vg Demand (CUxen9 plus vdded demand due to omvponry ofz~acanf office spa<e.wd unused leased pukiva spaces. 3.036 150 Exhibit B Traffac Demand Management Program MEMORANDUM. ro: Dale Goldsmith Date: June 22, 2011 Armbruster Goldsmith & Delvac LLP From: David S. Shender, P.E. ~~o Rec 1-10-3880-1 Linscott, Law & Greenspan, Engineers Transportation Demand Management (TDM) Plan for the Yahoo subject: Center at 2425 Colorado Avenue in the City of Santa Monica This Transportation Demand Management (TDM) plan has been prepared by Linscott, Law & Greenspan, Engineers (LLG) for the Yahoo Center located at 2425 Colorado Avenue in the City of Santa Monica. The TDM plan has been provided in conjunction with the request by the Yahoo Center to modify its Development Agreement with the City of Santa Monica to permit the leasing of parking spaces to non-tenants. The Yahoo Center is an existing office complex located at 2425 Colorado Avenue in the City of Santa Monica, California. The Center encompasses the block generally bounded by 26th Street to the east, Cloverfield Boulevard to the west, Colorado Avenue to the south, and Broadway to the north. The Yahoo Center complex provides a total of 1,024,074 square feet of building floor area, with space primarily leased to office tenants, but includes some ground floor commercial space for retail and restaurant uses. Approximately 3,086 parking spaces are provided on-site at the Yahoo Center in a three-level subterranean parking structure. Transportation Demand Management Plan A TDM plan has been prepared for the Yahoo Center as to reduce vehicular traffic and parking generated by the development. Currently, individual tenants at the Yahoo Center are required to prepare and submit an Employee Trip Reduction Plan (ETRP) to the City of Santa Monica in accordance with the requirements set forth in Santa Monica Municipal Code (SMMC) 9.16 (Transportation Management). Performance Measurement and Standards The Yahoo Center shall conduct employee transportation surveys in accordance with policies and procedures set forth by the City of Santa Monica for purposes of establishing a baseline average vehicle ridership (AVR). Individual tenants within the Yahoo Center with 50 or more employees that prepare Employee Trip Reduction Plans (ETRP) under City Code Section 9.16.070 shall not be required to participate in the additional transportation survey; these qualified tenants shall make their employee transportation survey data available to the Yahoo Center Employee Transportation Coordinator such that asite-wide AVR can be determined. Engineers & Planners TrafFc Transportation Parking Linscott, Law & Greenspan, Engineers 236 N. Chester Avenue Suite 200 Pasadena, CA 91106 626.796.2322 r 626.792.0941 v v~rvwu.llgengineers.cam Pasadena Costa Mesa San Diego las Vegas Dale Goldsmith June 22, 2011 Page 2 The Yahoo Center shall establish a target AVR equivalent to a 1.5' AVR during peak periods (AM and PM) by November, 2013. In addition, the target AVR shall increased to be equivalent to a 1.6 AVR, once the Phase II of the Expo line is complete and operating as currently anticipated. • After the completion of the first employee transportation survey, subsequent surveys shall be conducted at the Yahoo Center on an annual basis for purposes of measuring AVR, assessing the progress towards attainment of the target AVR, and determining potential modifications to the TDM plan to enhance performance. Any plan revisions will be made consistent with the procedures provided in City Code Section 9.16.070. TDMPlarz Program Elements The specific program elements related. to the TDM plan for the Yahoo Center (also referred to herein as the "Project") are described in the following sections. 1. Transportation Information Center. The Yahoo Center shall provide on-site information for employees and visitors about local public transit services (including bus lines, light rail lines [future]; bus fare programs, ride shaze programs, shuttles) and bicycle facilities (including routes, rental- and sales locations, and on-site bicycle racks). The Yahoo Center shall also provide walking and biking maps for employees and visitors which shall include but not be limited to information about convenient local services and restaurants within walking distance of the Project. The Transportation Information Center need not be located in a separate office but may be located in a convenient area. on-site such as a central seating area or lobby. Such transportation information may also be provided through a computer terminal with access to the Internet or, via a website. 2. TDM Web Site Information. The Yahoo Center shall be required to make. available via a web site transportation information such as the items noted in No. 1 above, including links to local transit providers, area walking, bicycling maps, etc., to inform employees and visitors of available alternative transportation modes to access the Project site and travel in the area. In addition, the Yahoo Center shall distribute, by email or otherwise, a quarterly newsletter regarding the TDM plan. 3. Employee Transportation Coordinator. An Employee Transportation Coordinator (ETC) shall be designated for this site by the Yahoo Center as required by the City of Santa Monica's. Transportation Management Division in accordance with Ordinance 1604 (City Code Section 9.16). The ETC shall Dale Goldsmith June 22, 2011 Page 3 manage all aspects of this TDM program and participate in City-sponsored workshops and information roundtables. As the Project is occupied by multiple users, the Yahoo Center shall establish asite-specific TMA (as defined in City Code Section 9.16.030), to encourage the implementation of TDM strategies for the occupants of the Project. The ETC shall be responsible for making available information materials on options for alternative transportation modes and opportunities. In addition, transit fare media and day/month passes will be made available through the ETC to employees and visitors during typical business hours. The ETC shall contact or require each tenant to contact each employee at least once a year with an offer of personalized commute assistance and information, rideshaze matching and incentives. 4. Vanpool/Carpool 1Llatching Program. The. Yahoo Center shall provide at no cost to Project employees- either in-house or through a qualified third party such as Metro - a service which matches potential carpool and vanpool partners. To enhance potential rideshare matching opportunities, carpool and vanpool matching should be coordinated with employees at the Project, as well as employees at nearby employee centers (for example, the Water Garden). 5. Preferential Parking Program. The Yahoo Center shall provide preferential parking within the parking garage for Project employees who commute to work in employer registered carpools and vanpools. An employee who drives to work with at least one other employee in the Project or adjacent facilities may register as a carpool/vanpool entitled to preferential parking within the meaning of this provision. 6. Parking Availability for Non-Building Users. Consistent with providing sufficient on-site pazking for building users, the Yahoo Center will make any unused on-site commercial parking available for monthly lease at market rates to third parties in the surrounding area in need of parking. 7. Parking Pricing. Hourly parking pricing shall be market-based and adjusted periodically in an effort to ensure parking availability for tenants and their employees and visitors during peak parking hours. 8. No Tenant Parking on Residential Streets. The Yahoo Center shall instruct all tenants that their employees not to park on residential streets in the vicinity of the Yahoo Center. 9. Convenient Parking for Bicycle Commuters. The Yahoo Center shall provide location(s) within the garage or other convenient location(s) relative to the commercial component of the Project for secure parking for bicycle Dale Goldsmith June 22, 2011 Page 4 commuters for employees working at the site and visitors to the site for a minimum of 117 bicycles, which is equivalent to approximately 3.8% of the total vehicle parking spaces (3,086 spaces) provided for the Project. A portion of these spaces shall be located adjacent to the onsite park. The secure bicycle parking will belocated within the Project site such that long-term and short- term pazkers can be accommodated. For purposes of this requirement, bicycle parking may mean bicycle racks, a locked cage, or other secure parking area. The Yahoo Center shall increase the amount of secured bicycle on an as- needed basis based on actual demand. The Yahoo Center shall provide tenants and their employees with information regarding the availability of secured bicycle parking as part of its TDM efforts. 10. Compressed Work Week Schedule. The Yahoo Center shall require in all new leases it executes as landlord for space within the Project that; when commercially feasible, a Compressed Work Week schedule shall be offered to employees whereby their hours of employment may be scheduled in a manner which reduces trips to/from the worksite during peak hours for the surrounding streets. 11. Flex-Time Schedule. The Yahoo Center shall require in all new leases it executes as landlord for space within the Project that, when commercially feasible, employers shall permit employees within the Project to adjust their work hours in order to accommodate public transit schedules, rideshaze arrangements, or off-peak hour commuting. 12. Guaranteed Return Trip. The Yahoo Center shall require in all new leases it executes as landlord for space within the Project that, when commercially feasible, tenants provide employees who vanpool or carpool, with a return trip to their point of commute origin at no additional cost to the employee, when a Personal Emergency Situation (per Metro's guidelines) requires it. The Yahoo Center shall contact Metro to participate in Metro's program as appropriate. 13. Parking Cash Out. The Yahoo Center shall require in all new leases it executes as landlord for space within the Project a provision requiring tenants to offer parking cash outs to their employees. Such leases may require employees to pay market rates for parking; provided, however, that tenants shall be permitted to cover employee parking costs, on condition they offer employees equivalent reimbursement amount in the form of taxable cash or non-taxable commuter benefits, including monthly transit passes. 14. TMA. The Yahoo Center shall require in all new leases it executes as landlord for space within the Project a provision requiring tenants to participate in the TMA, and the Yahoo Center shall encourage existing tenants to participate in Dale Goldsmith June 22, 2011 Page 5 the TMA. The Yahoo Center may pass through the costs of operating the TMA to tenants. The Yahoo Center shall use reasonable efforts to encourage non-tenant businesses in the vicinity of the Yahoo Center to join the TMA. In addition, the TMA .shall actively promote TDM measures, provide new- employee packages, hold at least three events annually, and offer incentives for trial ridership, contests, eta 15. Changes to TDM Program. Subject to approval by the City's Planning Director, the Yahoo Center can modify this TDM program provided the TDM program, as modified, can be demonstrated as equal or superior in its effectiveness at mitigating thetraffic-generating effects of this Project. co: File Reference Ordinance No. 2362 (CCS)