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COUNCIL MEETING: March 16, 1993
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Santa Monica, California
TO: Mayor and city council
FROM: City Staff
SUBJECT: Supplemental Staff Report To Item 5-A
INTRODUCTION
This staff report responds to issues which were raised at the
previous
Council
hearings
on
the
commercial
Development
Standards.
Questions by Councilmembers and issues raised by
members of the public are addressed in this report. The following
questions were raised at the prevlous public hearings or
submltted by Councllmembers to Staff.
Council Questlons
How did staff determine the amount of development that would
occur under each alternative in the EIR?
Based on lnformatlon gathered for the Growth Management
strategy, which indicates the amount of building square
footage which has been developed in the Clty since 1984,
staff determined that an average of 252,000 square feet of
development has occurred per year. Other than through the
preparation of a precise market study, the growth trends in
the Clty since 1984, which cover a range of economlC
conditions, were determined to be the most consistent way
to analyze further growth under each of the development
alternatives considered in the EIR.
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By averag1ng the amount of development per year, the
projection takes into account high and low market demands.
W1thout a marketing study, which is not the purpose of an
EIR, the average rate of growth is the best ava1lable
method for proJecting future growth. In addition, since it
is difficult to project the economic trends and demand for
future commercial space, staff felt the average rate of
growth may in fact over-estimate the rate of development.
The purpose of the EIR is to analyze potential 1mpacts from
development. Therefore, staff determined it would be more
appropriate to use conservative assumptions and potent1ally
over-estimate the impacts of development, rather than
potentially under estimating the impacts. The ErR
addresses the env1ronmental impacts of each alternatlve in
the year 2002 and at buildout. The 10 year analysis
indicates the short-term impacts associated with each set
of alternative development standards and assumes a growth
rate of 252,000 square feet of total development within the
study area. Each alternative, therefore, permits the same
amount of growth by 2002 (2.52 million square feet), but
the mix of uses varies between alternatives, and because
the intensity of development permltted by the alternat1ves
also varies, total build-out under each alternative would
range from 24 years to approximately 100 years. A more
detailed discussion of this issue is contained on page 2-13
of the EIR, under Methodology jData Assumptions. Further,
copies of the computer runs used to calculate the amount of
future development are available in the Planning office and
- 2 -
city council off1ce.
What is the net amount of new development that could occur
under each alternat1ve?
This information is contained in Table 2-7, on page 2-13 of
the EIR, which ind1cates the amount of total development
under each al ternati ve, as well as the amount of retail,
office, residential, hotel, warehouse and manufacturing
square footage.
In summary, the table shows the following
total amounts of potential future building square footage
for each alternative:
Alternative 0
Alternative 1
Alternative 2
Alternative 3
Alternative 4
Alternative 5
Alternative 6
25,200,513
19,105,481
19,164,020
11,682,843
11,710,111
5,987,046
6,044,289
These f1gures are based on the net new square footage that
could be added taking into account the build1ng square
footage that exists on the parcel today.
The existing
building square footages were taken from the information
provided by the County Assessor and the C1ty's land use
survey conducted in 1990.
What is the ratio of office space to total floor area in
businesses that have a fair amount of R&D with manufacturing?
staff does not have any survey data on this issue. If the
council decides to pursue the M1/R&D zoning, staff will
research the issue and advise the Council on what may be an
- 3 -
appropriate percentage of office use in such situations.
However, by separate letter from Maurice Levin of the
Goodglick Company, some data has become available. These
study results show average offlce component to be 58%,
median to be 57%, with highs and lows in their survey to be
96% and 31% respectively.
What are some speciflc examples of mixed-use projects, and
how well do they work?
The original staff report included a list of mixed-use
projects located in the city. This list (Attachment A), is
included for your reVlew. In regard to how well these
projects work, the attached article (Attachment B),
indicates the success of one mixed-use project in the City
(Janss Court), and also discusses other mixed-use projects
either recently completed or under construction in the
Southern Callfornla area.
Why 1.S lt necessary to down zone "M" propertles over a
certain number of acres, as opposed to a process of review
when large parcels are involved?
This is a policy issue that the Council has to decide. The
main advantage of having a standard reduction In FAR for
large parcels, rather than a discretionary review process,
is that a developer will know the standards and will not be
subject to a discretionary or arbitrary review process.
Are mixed-use developments appropriate in the C4 district?
- 4 -
Aga1n, th1s is a policy issue for the Councl1 to decide.
While it is true that residential uses may not be
compatible with some of the perm1tted uses in the C4
Dlstrict, (such as auto related business), staff feels that
with specific design criteria and distance requirements,
residential uses can be compatible with most commercial
uses.
How does the population density of Santa Monlca compare to
other Southern California cities?
The attached "Population Density per Acre" chart
(Attachment C), indicates the number of persons per acre in
Santa Monica and eleven other Los Angeles County cities.
REVISED STAFF RECOMMENDATION
Based on comments and concerns stated at the preV10US city
Council hearings on this issue, staff is revising a few of the
recommendations contained in the original staff report. In the
C4 and C6 d1stricts, staff is now recommending that parcels of
15,000 square feet or less be entitled to develop 100% of
permitted FAR in commerc1al square footage. Parcels over 15,000
square feet 1n area would be entitled to 70% of permitted FAR for
comrnerclal square footage, and the remaining 30% could only be
developed if the space were devoted to residential uses. The
reason for this change is that staff believes that smaller
projects may not be able to provide sufficient separation and
buffering between commercial and residential uses on one parcel.
- 5 -
Staff is also recornmendlng ellmination of the large parcel
reduction in the M1 district, the grandparenting of existlng
developments in the proposed M1/R&D district, and elimination of
the 30% housing option in the C5 distrlct. The ellmination of
the large lot FAR reduction in the HI and the grandparenting of
existing development in the proposed MI/R&D district, is prompted
by comments from business operators that potential expansion
needs need to be accommodated, and that an FAR below 1. 0 is
excessively restrictive. In the area to be left M1 under the
staff's recommendation, there are very few large parcels. Thus,
the reduction would affect few properties, generate little
benefit to the community in the way of trafflc reduction in the
future due to new development, and dlscriminate against the few
affected businesses/property owners.
The grandparenting of existing H1/R&D development is proposed to
allow existing development to take advantage of future potential
growth plans and to ensure that existing businesses are not
motivated to leave the city in order to expand.
The elimination of the 30% housing option in C5 recognlzes that
under the proposed zoning scheme, there will be very few
undeveloped parcels in the remaining C5 dlstrict. Thus, there
will be little opportunity for resldential development, and that
which would be built, would be surrounded by commercial and
industrlal uses. For these few parcels, it would be difflcult to
develop residential uses and also protect both residents and
business operators.
- 6 -
The attached chart (Attachment D), contains the current staff
recommendations with regard to FAR and residential/commercial
mix.
BUDGET/FINANCIAL IMPACT
The recommendation presented in this report does not have a
budget or fiscal lmpact.
RECOMMENDATION
staff I S recommendation continues to be that the City Council
review the Commercial Development Standards Program Environmental
Impact Report, direct staff to prepare implementing ordinances on
Council's preferred standards, and if necessary, direct staff to
prepare additional environmental analysis on the standards.
Prepared by: Paul Berlant, Director of LUTM
Suzanne Frick, Planning Manager
David Martin, Associate Planner
Land Use and Transportation Management Department
Program and Policy Development Division
Attachments: A. Mixed Use Development Chart
B. New York Times article dated 09/27/92
C. Populatlon Density per Acre Chart
D. Development Recommendation Chart
- 7 -
ATTACHMENT A
- -~--
-- -... --
MIXED USE PROJECTS IN SANTA MONICA
309 Broadway
site Area: 30,000
Coa~ercial: 90,440
Residential: 28,894
Percent Residential: 25%
920 Broadway
site Area: 150,000
Commercial: 11,093
Residential: 16,920
Percent Residential: 60%
1610 Broadway
Site Area: 7,500
Commercial: 2,361
Residential: 3,320
Percent Residential: 58%
1541 Ocean Avenue
Site Area: 30,000
Commercial: 55,778
Residential: 9,143
Percent Residential: 14%
2224 Main Street
site Area: 5,200
Commercial: 2,500
Residential: 3,570
Percent Residentla1: 59%
3110 Maln Street
Site Area: unknown
Commercial: 26,051
Residential: 3,000
Percent Residentlal: 10%
1415 6th street
site Area: 7,500
Co~~ercia1: 4,905
Resident~al: 2,780
Percent Resident~al: 37%
1540 7th Street
Site Area: 7,500
Co~~ercial: 6,400
Residential: 1,540
Percent Resldential: 19%
1543 7th street
Site Area: 7,500
Commercial: 5,944
Resident~al: 6,256
Percent aesidential: 52%
w/mixeduse
ATTACHMENT B
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ATTACHMENT C
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,
POPULATION DENSITY PER ACRE
3everIy fhIls
31,971
3,648
PERSCNS/FDE
8.8
8.6
12.3
9.2
13.2
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POPUL..n.T r ON*
ACRES
Bu~ban<
93,943
10,944
Long Beach
38, 793
180,038
429,433
3,485,398
3,162
Culver- C~ty
Los Angeles
19,584
32,640
298,880
11.7
Glendale
Manha:.:tan Beach
32,063
2,490
14, 720
3,968
12.9
8.9
15.2
Pasade:-~a
131,591
Redondo Beach
60, 167
Santa Mon:.ca
B6,905
5,363
15.2
Wes:: Hollywood
36,118
1,216
10.1
29.7
Tor~ance
133,1.07
13,114
*Populat2..ons based on 1990 CeQSUS
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ATTACHMENT D
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