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council Meeting: January 14, 1992 Santa Konica California
TO: Mayor and city Council
FROM: city staff
SUBJECT: Recommendation to Approve Proposed Alternative
commercial Development Standards to be Studied in an
Environmental Impact Report (EIR) for Purposes of
Determining Future Commercial Development Standards,
and Authorize the City Manager to Negotiate and Execute
an Agreement with Michael Brandman and Associates for
Preparation of the EIR
Introduction
This report describes the alternative development standards that
will be analyzed in an Environmental Impact Report (EIR) to help
determine commercial development standards that should be in
place once the commercial moratorium expires. The EIR will
evaluate a series of commercial development alternatives and
provide the Planning Commission and city council with information
that will help to formulate recommendations on the future
commercial development standards for the City of Santa Monica.
Staff is requesting that the City Council approve the range of
alternatives and provide staff with recommendations on any other
alternatives the Council would like the ErR to evaluate, and
authorize staff to negotiate and execute a contract with Michael
Brandman and Associates in the amount of $52,532 for the
preparation of the EIR. Once the EIR is complete, staff will
return to the Planning Commission and City Council with
recommendations on future development standards that should be
incorporated into the Zoning Ordinance. ~ ...~
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Background
In March, 1991, City Council reviewed the process and work
program for a one year commercial development moratorium
ordinance. This work program included the preparation of a
Master Environmental Assessment (MEA) and the preparation of an
Environmental Impact Report analyzing alternatives for height and
Floor Area Ratio (FAR) standards in commercial districts. At the
Council's request, the EIR will also analyze the potential
impacts of rezoning portions of the existing C5 and M1 districts
to a "residential-transitional" (R-T) zone. The R-T zone will be
evaluated at four density levels, R2, R3 and R4 zoning
designations and an alternative that regulates density according
to the number of units that could be accommodated within the
existing height and FAR standards.
The following discussion presents a series of alternative
development scenarios for City council approval and comment.
These alternatives will be evaluated in the EIR to determine the
impact new development will have on the existing City
infrastructure. This ErR, based upon the KEA baseline data, will
provide the information needed to adopt new standards once the
commercial moratorium ordinance expires in August, 1992. The
ErR, and staff recommendations on the development standards will
return to the Planning Commission in May, 1992 and Council in
JUDe 1992.
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proposed Development Alternatives
Attachment A lists the alternative development scenarios that
will be evaluated for the identified commercial districts. The
alternatives include the existing Land Use Element standards, the
existing Zoning Ordinance standards, and the Zoning Ordinance
standards reduced by 25% and 50%.
Alternative FAR standards have not been provided for certain
areas of the city where development standards have been
established or are being revised through a separate planning
process. These areas include the Third street Promenade Specific
Plan, Main Street (CM) , the Civic Center ( CC) , the Oceanfront
area (RVC), and the Hospital Area Specific Plan ( CP) .
variable FAR Alternative
In addition to the scenarios presented in Table 1, staff has
developed an alternative that relates lot size to the permitted
Floor Area Ratio (FAR) . The city's existing development
standards, particularly setback and parking requirements, tend to
consume a larger proportion of the buildable floor area on small
parcels than on large parcels. By the same token, the same FAR
that results in a reasonably scaled building on a small parcel
can produce an oversize, bulky structure on a large lot. The
goal of this alternative is to reduce the FAR's on larger parcels
in order to control the scale of new development.
The variable FAR standards are proposed for the following
non-residential zones and have been established based upon
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typical parcel sizes in each zone. Staff examined lot sizes by
each zone and estimated the square footage that would result from
the combination of 2-3 lots. Recent developments in the specific
areas were examined and compared to one another to determine if a
development appeared to be compatible with existing commercial
and surrounding residential development. Based on this
comparison, staff developed the FARs for the larger parcels. The
FARs reflect development intensities that staff feel are
compatible within the given area. Attached is the list of
development projects that were used to develop the standards
(Attachment C).
The following table presents the maximum allowable FAR in the
Zoning Ordinance for small, single parcels as well as reductions
in these FARs for large sites where 2 or more parcels have been
combined.
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Variable FAR Standards for Various Lot sizes and Zones
Zone Parcel Size (SF) Maximum Permitted FAR
BDC <= 22,500 1.5
> 22,500 1.0
C2 <= 22,500 .75
> 22,500 .50
C2 pico <= 22,500 1.0
> 22,500 .75
C3 <= 22,500 2.0
> 22,500 1.5
C4 s. Monica <= 22,500 1.5
> 22,500 1.0
Line. , n of fwy <= 22,500 1.5
> 22,500 1.0
Line. , s of fwy <= 22,500 1.0
> 22,500 .75
pico <= 22,500 1.0/1.5
> 22,500 .75/1.0
C5 <= 1 acre 1.0
> 1 acre .75
C6 >= 22,500 2.0
> 22,500 1.5
.
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Variable FAR Standards for Various Lot Sizes and Zones
Zone . Parcel size (SF) Maximum Permitted FAR
H1 <= 22,500 1. 0/1. 5
> 22,500 <= 1 acre .75/1.0
> 1 acre .75
Density Bonus for Public Amenities Alternative
Another alternative development scenario to be studied responds
to the need for public amenities, such as community meeting rooms
and affordable housing. One way to promote the provision of
these amenities is to offer incentives in the form of density
bonuses.
Under this alternative, the baseline FAR's throughout the City
would be reduced by 25% from the existing allowable levels under
the Zoning Ordinance (see Table 1, column 1) and allowed to
develop to the maximum permitted under the Land Use and
Circulation Element if amenity is provided. In order to achieve
the FAR beyond these new reduced levels, a project would be
required to provide a specified amount of community space or
affordable housing. The EIR will determine how much of a
density bonus is necessary in order to provide specific
amenities.
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CS/Nl Potential Rezone to Residential Alternative
The Council requested that staff evaluate the C5 district and
eastern portion of the Mi district and identify any large parcels
suitable for redevelopment into residential uses. The rezoning
of this area for residential use is to be considered as an
alternative in the development scenarios EIR. The C5 district
was selected due to the large parcels of land under single
ownership and the possibility for them to recycle at one time.
staff surveyed the area and determined that many of the parcels
were unsuitable for residential development due to their
proximity to large commercial developments or industrial uses.
other parcels were determined to be unsuitable because they had
recently redeveloped, making recycling of the property unlikely.
Portions of the Ml district were analyzed but eliminated due to
the high number of existing industrial uses that are considered
incompatible land uses in a residential area. Consideration was
also given to the importance of preserving an industrial
employment base in the city.
The alternative to be studied in the EIR assumes that specific
parcels (Attachment B) would be rezoned to a residential
transitional (RT) zoning districts. The R-T zone would not
displace existing uses within the proposed boundaries. Rather,
existing uses would be permitted to remain indefinitely. The R-T
standards would apply only when a parcel is redeveloped.
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The general standards for the R-T District will be analyzed at
four density levels R2 (1452), R3 (1742 units), R4 (2420) zoning
designations and an alternative that regulates density according
to the number of units that could be accommodated within a height
limit of 4 stories, 45 feet and a 1.25 FAR. If a development
provides 50% of the total units as affordable, the height may be
increased to 2,000 units, six stories, not to exceed 84 feet.
The FAR will remain 1.25.
For all the alternatives, twenty percent of the total potential
square footage may be designated for neighborhood serving
commercial uses, and would reduce the maximum number of units
that could be developed.
Planning Commission Comments
On December 18, 1991 the Planning Commission reviewed the
alternatives presented above and made the following comments:
(These suggestions were not necessarily approved by a majority of
the commission, but were stated by one or more Commissioners.
staff agreed to pass these comments on to council.)
0 The ErR should evaluate a commercial allocation program
(CAP) that would limit the amount of commercial square
footage on an annual basis. Given the future traffic
levels of service projected in the Master Environmental
Assessment, evaluating the impacts of reduced
development standards may no longer be necessary. Rather
than reduced development standards, the City should be
controlling the amount of development that may take
place in a given year.
0 Examine the possibility of rezoning Broadway to a
residential district.
0 The EIR should also include an alternative that does not
permit a net increase in development, but rather
maintains the current amount of commercial development.
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Recycling of existing development may occur, no net
increase in square footage may take place.
o In the density bonus for public amenities alternative,
expand the amenities to include open space, full service
grocery stores. In addition, ensure that the public
ameni ties are actually needed or useful in the area
where the development occurs, and that the housing and
open space does not count towards the housing and parks
mitigation requirements.
o The EIR should take into consideration the current and
future market demand for commercial space by size and
type in the city.
o Examine the impact should the standards result in small
scale, expensive, upscale development to the exclusion
of medium to large development proj ects. Examine the
socio-economic implications of reduced development
standards.
o In the RT District Alternative, examine the 50%
affordable housing requirement to determine if it is
feasible.
o In the RT District, include an alternative that provides
a density bonus in the R2, R3, and R4 development
standards for additional affordable housing.
o In the RT District, reduce the allowable neighborhood
serving commercial from 25% to 5% in a given project.
with the exception of the CAP alternative and the rezoning of
Broadway, staff supports the Planning Commission comments and
will incorporate them into the EIR scope.
The CAP alternative was examined in conjunction with the Growth
Management strategy and was the subject of considerable
opposition. As a result of the administrative difficulties with
implementation, the potential for excessive lobbying on behalf of
project applicants, the issue of competition vs. first come first
served, the Council did not include a CAP program as alternative
to be evaluated during the commercial development moratorium.
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Staff does not support examining this alternative as part of the
EIR process.
with the exception of the RT District in the Special Office
District, the scope of the moratorium work program did not
include changing the land uses in the city. The rezoning of
Broadway to residential should be evaluated apart from the
commercial development standards EIR. Should the Council agree
that this issue should be studied, staff recommends it be
included as part of the FY 82/83 work program for the Program and
Policy Development Division.
Com~.rcial Moratorium Work Pro9ram
On March 19, 1991, the City Council adopted a moratorium work
program that included three topics: preparation and completion
of a Kaster Environmental Assessment, new heights and floor area
ratios for commercial districts, a preferred traffic methodology
and definition of a significant traffic impact. Using the
information from the MEA, allowable commercial land use densities
will be examined as they relate to the existing and future
traffic and infrastructure conditions.
In order to accomplish this work program by the date the
moratorium expires, and according to the schedule Council has
established, the city Council review of the Master Environmental
Assessment and Development Standards needs to be completed by the
end of January. Should the City council determine that this is
not sufficient time, the commercial moratorium will need to be
extended.
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The EIR will take approximately two months to complete, and in
March 1992, a Draft EIR will be released for public review and
comment. In May, once the Draft Final EIR is completed, staff
will return to the Planning Commission with a recommendation on
the standards to be considered. The Council must consider the
matter no la ter than June in order to ensure that the standards
are in place once the moratorium ordinance expires, which is
August 1992.
Budget/Fiscal Impact
The cost to prepare the Commercial Development Standards EIR has
been budgeted in Account 01-210-267-00000-5506-00000.
Recommendation
Staff recommends the city council approve the proposed
alternative development standards, incorporate the Planning
Commission suggestions as recommended by staff, provide staff
with any additional alternatives that should be studied, and
authorize the city Manager to negotiate and execute an agreement
with Kichael Brandman and Associates in the amount of $52,532 for
preparation of the EIR.
Prepared by: Suzanne Frick, Planning Manager
Liz Casey, Associate Planner
ATTACHMENTS: (A) FAR Table
(B) Areas Proposed for Consideration of RT Zoning
Designation
(C) Selected Building FARs
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ATTACHMENT B
AREAS PROPOSED FOR CONSIDERATION OF RT ZONING DESIGNATION
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NEW BUILDING FARS
1. 1300 3rd St. Promenade BLDG. 45,000 s.f.
Theatre SITE 15,000 s.f.
FAR 3.0
HT. 2 story
2. 1500 wilshire BLDG. 24,286 s.f.
Com./Off. SITE 10,000 s.f.
(currently under FAR 2.43
demo) HT. 4 stories 48'6"
3 . 1632 5th st. BLDG. 20,300 s.f.(incl.
Com./Res. parking)
(files say 1636 5th) SITE 8,800 s.f.
FAR 2.31
HT. 4 stories 53 '
4. 1245 16th st. BLDG. 60,256 s.f.
Med. Off. Bldg. SITE 37,500 s.f.
FAR 1.61
HT. 3 stories
5. 1313 3rd st. Promenade BLDG. 32.391 s.f.
Movie Theatre SITE 22,500 s.f.
(under construction) FAR 1. 44
HT. 4 stories 56'
6. 730 Arizona Ave BLDG. 25,087 s.f.
Mixed Use SITE 11.750 s.f.
"The Ravello" FAR 2.135 (files say 2.1)
HT. 491
7. 120 Broadway BLDG. 96,946 s.f.
Off./Retail SITE 37,500 s.f.
(files say 100 Broadway) FAR 2.59
HT. 3-5 stories 80'6"
8. 1457 3rd St. Promenade BLDG. l19,525 s.f.
Off./RetailjRest.jRes. SITE 30,000 s.f.
(files say 309 Broadway) FAR 3.98 (files say 3.5)
HT. 7 stories 83'
9. 1700 Ocean BLDG. 236,IOO s.f.
Hotel SITE 116,906 s.f.
"Loew's Hotel" FAR 2.02
HT. 5 stories 56'
10. 2425 Olympic BLDG. 1,259,000 s.f.
Off. SITE 740,928 s.f.
"Water Garden" FAR 1.7
HT. 6 stories 84'
- 1 -
,
~ .
11- 1 Pico Blvd. East side West side
Hotel *BLDG. 61,434 31,539 s.f.
(under construction) SITE 27,593 38,766 s.f.
FAR 2.23 .81
liT. 3 stories
12. 1919 Santa Monica BLDG. 41,210 s.f.
Off. SITE 22,500 s.f.
FAR 1.83 (2.05 incl.
parking)
HT. 4 stories
13. 1920 Santa Monica BLDG. 56,100 a.f.
Hotel SITE 22,500 s.t.
(files say 1932 FAR 2.49
Santa Monica) HT. 4 stories 56'
(not incl. 7.5'
steeples)
14. 2336 Santa Monica BLDG. 27,827 e.f.
Med Center (40,903 incl parking)
(files say 2300 SITE 16,500 e.f.
Santa Monica) FAR 1.69 (2.48 incl.
parking)
HT. 3 stories 40"
* Above Grade Only
- 2 -
1-
/... . .
... .. I
CA:RMM:rmlist/hpcal/pc
City Council Meeting 1-14-92 Santa Monica, California
LIST OF PENDING CASES TO BE CONSIDERED IN CLOSED SESSION
l. Carr v. City of Santa Monica, et al., Santa Monica
Superior Court Case No. WEC 142 339.
2. Champetier v. City of Santa Monica, et al., Santa
Konica Superior Court Case No. WEC 141 657.
3. winter v. City of Santa Monica, et al., santa Monica
Superior Court Case No. WEC 144 465.
4. City of Santa Monica v. Charles M. eota, at al., Santa
Monica Superior Court Case No. SC 014 408.
5. Marina Contractors v. City of Santa Konica, et al., Los
Angeles Municipal Court, Case No. 90C00736.
The legal authority for this closed session is Government
Code Section 54956.9(a).
[Note. Following closed session, the City Council may
publicly approve settlements in one or more of the above-entitled
cases. ]
-~
... ~
CA:RMM:rmlist/hpca1/pc
City Council Meeting 1-14-92 Santa Monica, California
LIST OF PENDING CASES TO BE CONSIDERED IN CLOSED SESSION
1. Carr v. City of Santa Monica, et a 1. , Santa Monica
Superior Court Case No. WEC 142 339. / ~ 900, ~
;fJ
2. Champetier v. city of Santa Monica, et al., Santa A/..
'-,
Monica Superior Court Case No. WEC 141 657. -9'1; oc~ r
3. Winter v. city of Santa Monica, et al., Santa Konica
Superior Court Case No. WEe 144 465. 3~ 7bOJ 7S-
4. City of Santa Monica v. Charles M. Cota, et al., Santa
Monica Superior Court Case No. SC 014 408.
5. Marina Contractors v. City of Santa Monica, et al., Los
Angeles Municipal Court, Case No. 90C00736. ;2/,; 60D
The legal authority for this closed session is Government
Code Section 54956.9(a).
[Note. Following closed session, the City Council may
publicly approve settlements in one or more of the above-entitled
cases. ]
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