SR-8A (7)FEB-l~
PCD:SF:DKW:DB.f \plan\share\counc~~.\s~rpt\arbocc2 ~~N ~ ~ ~
Cauncil Mtg. January 10. 1995 Santa Manica, Californ
TO: Mayar and City Council J~~ ~~ ~
~ROM City Staff
SUBJECT: Ordznance for Introduction. and First Reading Approvzng
Amendm~nt to Axboretum Development Agreement, City Cauncil
Approval of Zoning Administratar Determination; Appeal of
Planning Commission Review of Specific Bu~ld~ngs for Proposed
Supermarket; Certitication of Enviranmental Impact Report;
and Adoption of Ca~zfornia EnvironmentaZ QuaZity Act Findings
and Statement of Overriding Considerations.
Applicant: Arboretum Develapment Partners (ADP)
APpellan~.s: Arbore~um Developrnen~ Partners, Santa Monica
Nurrtber Seven Assoczates, L.P.
INTRODUCT~ON
Th~s report recommends that the Counci~ take ~he fol3owing actions:
l. C~rtify the Final Environmental Impact Repart (EIR) evaluating
the environmen.tal impacts af the propased Development Agreement
amend~en~ a~.d Zoning Adminzstrator Determina~ion.
2. Approve amendments to the Arboretum Development Agreement.
3. Approve 2aning Administratar Det~rm~nati.on to allow supermarket
use under the ~xisting Development Agreement.
4. Uphold the appeal to approve a supermarket (both the '"Amendment
Plan" and the "Zoning Administratar Plan"1 at the site, with
c~n.ditions, pursuant to the Review of Specific Buildings
provisions of the Arboreturn Development Agreement.
The matters before the Council involve a multiplicity of issues and
actions. Both the existing Development Agreement (DA} and the proposed
amendment contain numerous provisions addzessing a variety af topics.
Critical issu~s facing the City Council are summariaed below.
JAN ~ 0
JAN 2 ~~5
o Setting the context for Cauncil action is the ~~i~g~
appraved DA, which allows for an office development of over ane i
1
square fee~. The approved agreement alsa prov~des for a hatel. The
Arboretum awner has full rights to develop this praject as approved
without further Council act~an unless thE Development Agreement is
amended.
o The propased DA amendment would reduce the amount of permi~.ted
office space by 50,000 square feet, substi~ute a 50,aoo square foot
supermarket and elimsnate the hotel use. The hotel use doee not appear
ta be a viable given current and expec~ed market conditions. The
270,Q00 square feet tormer~y allocated ta the hotel could not be
recovered excep~ throtzgh residential development. Thus, if no
residentzal units were developed in the pro~ect, the overall maximum
square foo~age of ~he project would be reduced by 27a,oaa square feet
as compared to the adopted DA.
o A supermarket of up ta 50,000 square ~eet would be perrnitted_
The praposed market would be af s~gnificant benefit to residents of the
Pico Neighbarhood and to the Special Office District. These areas are
Currently underserved. A supermarket at the Arboreturr~ site would add
needed goads and services and crea~e a vital new element for the Special
O~fice District.
o The deve~.opmen~ of residentzal units wou~d be perrr-a.tted. Thzs
use would have subs~antially lower traffic impacts overall than office
development, and wau~.d improve the City's jobs/housing balance, as well
as potentially creating a more diverse mixed use pro~ect.
a The specifa.c design of the supermarket would be approved.
2
This design has evolved signaficantly since it was first reviewed ~ay the
Planning Commission, and zf approved by the City Council, would be
further refined thraugh Architectural Review Board action. The Planning
Commission voted 3-3 to approv~ the proposed market design with
conditions, a number of which have been incorporated into the staff
recamrnendatians.
o The Plann~.n.g Commission has recommended that a"master plan"
be developed for the site. The proposed DA amendment imp~ements master
plannin.g concepts by creat~ng a number of additiona~ pararneters for
development ot the site beyond those already in the existing DA and by
requiring submittal af a plan ~or deve~opment of the property in
conjunction with submittal of the next spec~.fic building design to ~he
Planning Commission under certain canditian~.
SITE LOCATION AND DESCRIPTIDN
The sub~ect property is an appraximately 12.7 acre sit~ located b2tween
Colorado Avenue, Olympic Boul~vard, 20th Street and Cloverfield
Boulevard. Existing on-site uses include the 96,408 square foot Sony
Music Campus office bui.lding and appzaximate~.y 74, 880 square feet of
occupied industrial buildings, as we3.1 as unoccupied buildings. The
Sony Music Campus is located on a 1.7 acre parcel (Lot 7) on the
westernrnost portion of the szte and zs ~nder the ownershlp of Santa
Monica Number Seven Associates None of the proposed Development
Agreetnent am2ndments would change the development standards which apply
to Lot 7.
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PROJECT DESCRIPTION
The exist~ng Arboretum Development Agreement allows a maxirnum of
1,040,49a square teet of floor area to be constructed at the site,
including a 270,ooa square foot hotel and up to 770,490 square feet of
general office space, the office use may be substituted with up to
25,aaa square feet of restaurant uses, up to 10,a00 square fee~ of
office-serving retail uses, a health club of up to 60,000 square feet,
medical office af up to 35, 000 square feet, and/or banks and savings and
loans af up to 20,Q00 square feet, The follawing is prQposed:
o Development Agreement Amendxnent The praposed amendment would
retain the existing 1,040,~90 sq.ft. rnaximurn and would not
madify the existing provisions for restaurant, office-serving
retail, health cZub, medical office or bank/savings and loan
uses; however, it would reduce the maximum permitted offzce
space to 720~490 square feet. A market of up to a 5D,aoa squarE
feet would be explicitly permitted by the amendmen~. The
amendment would also allow the flexibility ~o subst~tute the
office squaze footage with up to 70,000 square feet of
neighborhood commercial space, and up to 894f~82 square feet
{approximately 760 units) of residential spaee at the site
Most existing height and setback requ~rements would also }ae
retained under the praposal, but the 25,000 square f~at open
space requir~ment at the intersection of Olympic and Cloverfield
would be amendEd to allow 25,000 square feet of landscaping in
and around a surface parking area in-lieu of the 25,00~ square
feet of open space if a supermarkE~ is constructed at the site
The maximum he~ght at the eastern part~on of the site (the
"'Hotel Zane" in the existing Zone Diagram} would be reduced from
a maximum height of 96' and 9 stories to a maxirnum of 84' and 6
stories, or, if a supermarket is cons~ruc~ed, to a maximum
height of 56'6" within a newly created "Olympac/Claverfie~d
Zone" at the corner of Olympic and Cloverfield Boulevards The
amendment would also delete the section allowing a hotel, would
include a provision to allow vehicular access off of Cloverfield
Soulevard (which is prohzbited in the existing Develapment
Agreement); wauld create an area ad7acen~ to the Sony Nfuszc
Campus where residential, supermarket and neighborhood retail.
uses wou~d be prohibi~ed; would prohibit res~den~ial uses within
the zones along Calorada Boulevard until November of 1996; and
woul.d prohi.bit residential, neighborhood commercial or
supermarket uses on the ground floar fronting an Colorado
Avenue.
a Zoning Ada-inistrator Determination. As an alt~rnative to
amending the Development Agreement, the applicant seeks a
deterrnination, under provision~ of the existing Development
Agreement, that a superrr-arket is an acceptable use in-lieu of an
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equal square footage of office use. Such a determination would
not authorize residential or neighborhaod retail uses, or
auth~rize Clovertield ~oulevard access to the site.
o Review of Specific Buildings. Under the exis~ing and amended
Development Agreem~nt, the applican~ is required ~o obtain
Planning Commission (or, on appeal, Council) approval of
specific buzldings which are propased far the site. The
applicant has appealed the Planning Cammissian's denial of two
alternate site plans: the "ZA Plan" includes no access off of
Cloverfield and could be approved it the Ci~y Council adopts the
Zoning Administrator Determination; the '"Amendment Plan"
includes Cloverfield access and could only be constructed if the
proposed Development Agreement amendment is appraved by the City
Council.
PLANNING COMMISSI~N
On October 19, 2~94 the P3anning Commission vated to recornmend Council
certification ot EIR 93-003 and to recommend approval of a Zoning
Admanistrator Determination which would allow the supermarket use at the
s~te. In add~.tian, the P].anning Cammission denied a plan (the "ZA
Plan'") for a supermarket at the site ]~ecause it did nat conform to the
requirement in ~he existing DA for a minimum of 25,000 square feet of
pedestrian-oriented open space at the intersection of Olympic and
C1ovErfield Boulevards. On November 9, 1994 the Planning Commission
recommended Council approval (with conditions) ot the proposed amendment
to the exis~ing Arboretum Development Agreement (DA 93-QQ5). On
Decemlaer 14, 1994 the site plan. for a supermarket was sub~ect ta a
technical denial by the Planning Cammissian an a 3-3 vote.
APPEALS
Two Planning Commission appeals are before the City Council at this
ta.me: the appeal by ADP of the Planning Comm~ssian's denial of the ZA
P].an for a supermarket, and the appeal by ADP af the Planning
Carnmission's technical denial of the Amendment Plan for a supermarket.
In addition, Santa Monica Number Seven is contesting the Planning
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Commissian's recommendat~on to approve the Zoning Administrator
Determinatian that wauld allaw ~he supermarket use under the current DA.
Santa Man~ca Number Seven, the owner of the parcel at th~ Arbaretum site
which contains the Sony Music Campus, contends that the supermarket use
is inconsisten~ with the General P1an and that the Zoning Administrator
has no authority to permit the proposed supermarket However, since the
time the Planning Commission considered the matter, Santa Monica Number
Seven has agreed that a supermarket may be allowed at the site if an
amendrnent to the Development Agreement is approved by the City Council.
In the appeal of the Planning Cammission's denial of the Zoni.ng
Admin~s~rator Plan for a supermarket, ADP states that the "applicant
believes that the design for the Alpha Be~a market shou~d be approved
in the form submitted."
The appeal by the ADP of the Amendment Plan for the supermarket is based
on the Planning Commissian's fai~ure to approve the proposed design due
to a technical denial. As part of the Planning Commission review, the
Commission requested staff to forward comments to the Council for its
cansideratian. The Planning Commission comments a~e provided later in
this report.
ZONING ADMINISTR.ATOR DETERM~NATION
The Arboretum developrnent consists of severa~ parcels. In 1993, ADP
purchased al1 but one of the seven parcels. Lot 7, which is the 1.69-
acre lot occupied by the Sony Music Campus, is owned by Santa Monica
Number Seven Associates. DA 93-005, the application currently undex
review by the City Council requesting a second amendment ta the
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Arboretum/Co~orado Place Phase III Development Agreement, was filed by
ADP on May 21, 1993 Santa Monica Number Seven Associates Contended at
the time that its approval was necessary to effectuate the proposed
amendment to the Development Agreement. ADP disputed this contention
and f31ed litigat~on to seek judicial resolut3on of this issue. The
matter was settled out of caurt af~er the Planning Commission cansidered
the amendments at the November 9 hearing.
Because the appZicant has pxepared tor the possibility that the propased
DA amendments might not be adopted, ~he applicant has requested a Zonang
Administrator Determination that the proposed supermarket is a permitted
use under the existing DA. This Determination would be based on the
clause in Sec~.ion 9(g}i of the Development Agreement, which states that
permitted uses shall inc~ude "any similar use or any other uses ~hat the
Zoning Administrator deems acceptable for the zone except that theater
use shall not be permitted." Although the DA provides that this
Determination may be made by the Zoning Adrr~inistrator, at the ~ime of
applicatian far the Determination, the zoning Administratar elected to
have the decision made thraugh a public hearing process by the City
Council af~er this action approval by the Planning Commission.
Although ~he Zoning Ordinance daes not include a supermarket as a
permi~~Ed us2 withzn the C5 {Special Offlce) District, staff belzeves
that the Zanzng Administrator's discretion to approve other acceptable
uses granted under Section 9 af the Develapment Agreement is not lim~~.ed
to uses specified far the C5 District of the Zoning Ordinance. The
Develapmen~ Agreement grants the Zoning Admin~strator the autharity to
apprav~ other uses deemed acceptal~le for the "zone." The Development
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Agreement sets forth a map of variaus '"zones" and the development
standards applicab~e to each Thus, the Zoning Administrator may
approve uses inconsistent wiCh the C5 zoning, as long as the uses are
deemed acceptable for the "zone'~ as that term is used ~n the Development
Agreement, and provided the use is consistent with the general plan.
The existing Zone Diagram, which is attached as Exhibit B o~ the
existing Development Agreement, establishes four zones, as follows: the
2Qth Street ZonE, the Colorado Avenue Zone, the Olympic Boulevard Zone,
and the Hotel Zone. Each zonE Establishes a maximum building height and
number of stories, but does not znclude any provisions as to use.
Pursuant ta Section 9(b)(i~, structures are perm~tted to crass a zone
boundary "'if the Building Height of that portion of such building
situated in any zone does no~ exceed the Bu.i~ding Heaght permit~.ed in
that zone." Although the Hotel Zone cantains a reference to use,
nothing ~n Section 9(b7 indicates that this reference is intended ~a
restrict the use of that zone To ~he cantrary, Section 9(b}(iii)
indicates that other uses are permitted within the Ho~el Zone by stating
that "na building other than ~he hotel may have a Bu~.lding He~ght in
excess of 84 feet."
The Deve~.opment Agreement allows general office and "any similar use or
aray o~her uses that the Zoning Adm~nistrator deems acceptable for ~he
zone° (emphasis added?. Thus, an acceptable use is not required ~.o be
s2malar to general office uses. Staff believes that, based on the wide
discretion for use allowed in the individua~ zones at th~ site, it is
appropriate for the Zan.ing Administrator and City CounciZ to "deem
acceptiabl~" a supermarket accupying a partion of the Hotel and Olympic
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Boulevard Zones, as proposed, given that a supermarket will have no
adverse ~mpact on the other uses permitted at the site Statf can see
no operational or Safety hazard created by allowing a s~permaxket on a
site with office, restaurant, office-related r~tail, medical office,
and/or hea~th club uses. Furtherrnore, as indica~ed below, the propased
mark~~ complies with the height standards establ~shed far the Hotel and
4lympic Boulevard ~ones and is compatible with the General Plan and with
the surrounding neighborhood. For these reasans, it is recommended that
the City Council find that a superrnarket is a permitted use under the
authority granted by Section 9(i) of the Development Agreement.
PROPOSED AM~NDMENTS TO THE EXISTING DEVELOPMENT AGREEMENT
As an alternative to the Zoning Administrator determination requesting
the supermarket use, the applicant is requesting a number of changes to
the existing Develapment Agreernent. The most significant of these
changes would amend Sectian 9(g)i ta ~xplic~tly allow a supermarket, and
to allow neighborhood retail and residential uses at the site. The
applicant is also proposi.ng to amend the requirements relating to
rninimurn provi.sion of on-site apen space, inclusion of an an-site sewage
~reatment facility, access off of Cloverfield Boulevard, and ~he
parameters by which an alcohol permit may be granted.
Regardless of the actua~ rr~ix of uses developed under the proposed
amendments, the maximurn floor area would remain at the 1,~40,450 square
feet (ineluding the Sor~y Music Carnpus} established ~n the current
Development Agreement The maximum new office square faotage permitted
would be 720,490 square feet, which is 5D,000 square feet less than the
maximum general office floor area permitted under ~he existing
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Development Agreement. The 270,000 square feet allowed for the hotel
in the existing D~velopment Agr~ement would be available only for
multifamily residential use under the amendment. The 50,000 square feet
permitt~d for the supermarket would not be transferrable to any other
use and the additional 70,OOD square feet of nelghborhaod retail uses
would be a~lowed only if a minimum of 100 residentia~ uni~s were
canstructed on-site.
The follaw~ng chart compares the uses permitted under the existing
De~elopment Agreement and the uses which would be perrni~ted under ~he
propos~l:
Usee Existing Prapased
Development Development
Agreement Agreement
Amendments
Maximum Total Floar 1,040,490 square 1,040,490 square
Area feet feet
Supermarket Sub~ect to Zoning Up ~o a 50,000
Adm~nistrator sq.ft. super-mark~t
Determination permitted; square
regarding Section footage nat
9(g)i. trans~erable to any
other use.
Multifamily Not Permitted. Permitted for up to
Residential 99~,490 sq. ft.
(when the 96,490
sq.ft. Sony Music
Campus is
subtracted from
this figure, a
total of 894,082
sq. ft . of
residential uses
may be
constructed),
720,490 sq.ft.
transferable ta
office use.
~a
Neighborhood Not Permitted. Up to 70,000 sq.
Cammercial (other ft. if at least 100
than supermarke~) residential units
are constructed on-
site; sq.ft.
transferable to
o~fice use.
General Office Up to 77Q,490 Up ta 720,490
sq.ft., minus sq.ft., minus
square foo~age used squar~ footage used
for other uses. for ather uses.
Hotel Up to 270, D00 Not Perinitted.
sq.ft.
Office Retail I0, 000 sq.ft. I0, QOQ sq.ft.
maximum. maximum.
Health Club Up to 60,000 sq.ft. Up to 60,000 sq.ft.
Medical Office Up to 35,0~0 sq.ft Up to 35,000 sq.ft.
Banks/Savings & Up to 20,O~Q sq.ft. Up to 20,OOQ sq.ft.
Loan~
Restaurants Up to 25,0~0 sq.ft. Up to 25,000 sq.ft.
When the deduetian ~or the supermarket and existing of~ice development
is taken into account, a maximum of 894,082 square feet of ~ew
residential use would be permitted. The DA amendment does not spec~fy
a maximum number of uni~s allowed within this area, but if it is assumed
that the average size of units is slightly less than 1,200 square feet,
a tatai of 750 units could be constructed at the site if no other new
uses tother than a supermarket) were constructed. The proposed
amendmen~ would allow commercial use wzthin residential units provided
that the portlon to be utilized commercially is counted toward the total
commercial uses perm3Cted on the property; if this provision were
applied ta a particular unit, the use of the commercial space within the
unit would not be sub~ect to the Home Occupation Permit requirements
cantained in the Santa Manica Municipal Code (SMMC). By enacting this
change to the standard Home Occupat~on Permit ~equirements, the
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applicant intends to enhance the opportunit~es for liv~/work situations
at the praject.
The settlement reached between the applicant and Santa Mon~ca N~mber
Seven required additional land use changes to the Develop~nent Agreement,
as contained in Section 5 of the amended Development Agreement (amending
Section 9{g)~ii of the existing Development Agreement). These changes
prohibit supermarket, neighborhaod retail, or residential us~s within
a 130,00~ square foot area to the east of the Sony Music Campus. Such
uses would also be prohib~ted unti~ November 18, 1996, within ~he zones
fronting Colorado Avenue. Far buildings with frontage on Colorado
Avenue, the amended language would permanently prohibit supermarket and
neighbox'hoad retail ~n the Calorado-fronting portions af such buildings,
but would allow residential uses above the gro~xnd flaor, or on the
ground flaor portions of such buildings not fx'onting on Colorado Av~nue.
MASTER PLAN
The existin.g Arboretum Development Agreement contains no requirement for
a detailed "master plan" or similar mechan~sm requiring that the
l~catian, si~e or mix of uses be established prior ~o the Planning
Cornmission's Aeview af Specific Buildings, althaugh the agreement does
cantain extensive parametars for development of the site in regards ta
setbaeks, floar area, building hEights, and uses. Under the existzng
DA, the applzeant is permitted to apply to the Planning Commission.for
review of one or more specific buildings without demonstrating at that
time haw th~ remainder of the site w~.ll be utilized.
~n its recommendation for approval of the DA arriendments, the Planning
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Commissian requested that a Mastex Plan be requzred prior to approval
of any new buildings (with the ~xception of the supermarket?. The
Commission did not define the cri~exia for a Master Plan. In addition,
the Planning Comm~ssion added required findings ta the "Review of
Specif~c Buildings" section of the existing Development Agreement,
applicable if a supermarket, neighborhood commercial or residential use
is developed at the site. The applicant has incorporated these findings
into the amended Development Agreement for any residential or
neighbarhaod commerciai uses. Staff is recommending these f~ndings
apply to any type Q~ development on the site.
In respanse ta concerns by the Planning Commission, the applicant is
propos~ng to add a new sect~on which would require that a plan for
develapment of remaining portions of the property be presented to the
Planning Commission in conjunction with the next specific building
review. This requirement is conditioned upon priar approval ot a
supermarket. This approach, ~n conjunctian with the additional required
findings, wzll ensure that a coordinated devel~pment plan will be
deveioped for the site. S~aff believes ~he amended DA provides a
sufficient level ot planning parameters far development at ~he site.
PROPOSED AMENDMENTS TO AMENITIES AND FEES REQUIRED BY THE EXISTING
DEVELOPMENT AGREEMENT
Any multifamily housing units eonstructed at the site would be required
to comply with Proposition R The proposed Development Agreement
amendment allows the applicant ta pay an in-lieu fee in accordance with
the adopted affordable housing fee for low income un~ts. All required
moderate income uni~s would be developed on-site.
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Thzs allowance differs fram the xequirements of the City ordinance
implementing Proposition R for the low income units, in that it allows
an in-lieu fee to be paid for ~he required low-income units if more than
20 units ar~ construc~.ed, whereas the Santa Monica Municipal Code
requires on-site provision of all inclusionary un~ts for pro~ect~ of
20 units or more. Although ~.his differs with Ord~nartce 1615, ~t is in
compliance with Praposition R, and may act to facilitate housing
development at this site, since in this pro~ect, the applicant has the
abil~ty to choase ta build offzce ~ather than housing, and this
provision rraay encourage the chaice of housing (When the Planning
Comrnission vot~d to recammend approval of the DA amendment on November
9, na recommendatian was made regarding this matter.)
OPEN SPACE
In order to facilitate the proposed market and associated surface
parking, the applicant proposes an amendment to Section 13(b} ("Open
Space") af the existing Development Agreement in order to allow surface
parking to satisfy an open space requirement at the carr~er of
Cloverfield and ~lympic Saulevards only i£ the project includes a
superrnarket. Under the existing provision, a minzmum af 25,000 square
fe~t of open space "dc~veloped and used for viewshed purposes" and
"landscaped in a pedestrian--oriented mannerF~ must be provided at the
corner of Olymp~c and Cloverfzeld Sou~euards, wh~ch ~s called out as the
"Olympic Claverfield Gateway." The document daes not identify the
prec~se boundaries of the required open space, except to say that it
must bE located a~ the cornar of Olympic and Claverfield Boulevards.
Staff interprets that this requirement cannot be met wi~h surface
parking, which is clearly not "pedestrian friend~y, " unless the p~oposed
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amendment is adopted.
At the December 14 hearing of the Planning Commission, Commissianers
expressed concern regarding the adequacy of the landscape standards
which were incorporated in~o ~he amended Development Agreement Because
~he subject of ~hat hearing was the supermarket design, and not the DA
amendments which were reviewed and voted upon at the November 9 hear~ng,
the Commission was unahle to voice its concerns in the form of a
candi'~ian ~o the DA amendment. These concerns related to the total
amount of landscaping praposed, the inc~us~on of landscaped area ta the
north of the market, the pedestrian orientatian of the landscaping, and
the inclusion of landscaping contaa.ned within the surface parking area.
At least one P~anning Commiss~an~r indicated tha~, if he had understood
that the amendment allowed substitution of a landscaped park~.ng ax-ea for
the 25,oao square foot open space previously required, he would have
voiced a strong concern at the relevant Planning Commission meeting.
The applicant has since amended the section in questian to require that
a~ least 25, 0~0 square feet af ~andscaping be provzded in and around the
parking lot area.
SUSTAINABLE CITY/PUBLIC WORIZS ~ROVTSTONS
The Planning Commisszon recommen.ded four additional amendments which
would require that l0o energy eff~ciency increase above Titl~ 24
requirements, a demolition materials recycling plan, a construction
materials recycling plan, and a plan which seeks to maximize the use of
recycled materials in the cflnstruction of the new project. The
applican~. has agreed to the increase in energy efficiency, laut proposes
al~.ernate language for the remaining amendments by requiring by
15
submittal of plans, but not mak~ng such plans subject to C~ty approual
unless similar rneasures are applicable to other pro~ects pursuan~ to a
City-wide ordinance. Staff recommends that, as a condition of approval
of the Development Agreement amendment, the app~icant~s language be
revised as set forth in the canditions of approval ta provide that City
approval of such plans is requ?red.
The applicant also seeks to amend the candition of the existing
Development Agre~ment which requires that the applicant provide on-site
sewage trea~ment. The propased amendment would permit, bu~ nat require
the canstruction of an on-site treatment faci~~ty if the applicant pays
the generally applicable sewer connection fee plus $.25 per square foot
of ge~eral office use canstructed The amendment also establishes that
the applicant may utilize the existing an-site trea~ment facility at the
Sany Music Campus if the applicant pays a sewer connection fee equal ta
l00 of the generally applicable connection fee Non-office uses wauld
be charged the generally applicable sewer connection fees. The City
Environmental and Public Works Management Depar~men~ supports these
amendments.
ALCOHOL OUTLETS
Up to 25,OQ0 square feet of restaurant uses are permitted at the site
under the existing DeveZop~ent Agreement and ~o change is proposed to
this amount. Hawever, the applicant proposes an amend~ent which would
allow a minimum of three restaurants with alcohol at the site provided
a Conditlonal Use Permit were obtained for each one and all relevant
findings were made. A further alcohol-related amendment would allow an
off-sale alcohol license at the supermarket without the issuance of a
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Cond~tional Use Permit. This candition prohibits the sale af fortif~ed
wines at the supermarket and lim~ts shelf space for alcohol a~ the
market to a maximum of 950 linear feet.
GENER.AL PLAN COMPL3ANCE
Pursuant to State law, development authorized pursuant to a developm~nt
agreement m~st be in comp~a.ance with the General Plan. In that the
proposed amendment allows a supermarket use, neighbarhood commercial
uses, and mult~family residential uses which were not permitted when the
existing Develapment Agreement was execated, these new~y permitted uses
must be evaluated for General Plan conformance.
The subject property is located wlthin the Special ~ffice District of
the G~neral Plan. General office ~s the primary use envisioned for this
area, as stated in Objective 1.8. Consistent with this policy, a number
of large affice projects ha~e been approved within the District,
including MGM Plaza, ~he Water Garden, National Medical Enterpr~ses, the
Sony Music Campus, and other otfice projects. Staff be~ieves that ~he
paZicy encouraging office development has been successfully achieved,
and that this policy does not preclude the development of other uses
within the District ar on the sub~ect parcel.
The proposed 50,OOf} square foat supermarket ~zse is eonsistent wzth
Policy 1.7.5 af the LUCE, which states that the C~.ty shall "encourage
the development of full-service supermarkets ~n areas nat currently
served,~' and policy 1.7.7, which further states that the City sha11
"encourage the development of gxoceries within a five-ta-ten-minute
walk~ng distance of areas not currently served." The Pzco Neighborhood,
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which extends to the northern (Colorado Avenue) boundary of th~ subject
property, is identified on page 29 of the LUCE as being inadequately
served by any major supermarket.
The proposed amendment allowing up to 70,OaQ square feet of specific
neighborhood retail uses (in addition to the supermarket) at the site
is conditioned on a requirement that neighborhood comm~rcial uses may
only be deve~oped if at least ~Oq residential units are constructed.
By linking these retai~ uses to residential uses on the site, the
amendment zs cansistent with Objective 1 7 of the LUCE, wh~ch states
that the City shall ".. expand uses that provid~ for day-to-day shopping
and serv~ce needs of nearby residents. The City shall encourage the
provision of neighborhood commercial services within walking distance
of all neighborhoods." The neighbarhood retail uses would also be
within walking distance of some residential areas, including the
existing residential neighborhood east of 26th Street.
The multifamily residential use proposed in the amendment is consistent
with Policy 1.1a.2 af the LUCE, which states that the City shall "ailow
residential use in all commerezal districts."' Policy 1.2.1 further
states that the City shall "encourage residentia~ mixed use of
appropriate commercially zoned parcels in order to pravide a better
transztion }~etcveen commercial and adJacent reszdentzal uses, to enhance
security, and to increase the hours af use of inetropolitan areas."
CEQA COMPLIANCE
The existing Development Agreement was appraved after ~he cert~ficatian
of an Environmental Impact Report far t:~at pro~ect. That EIR found that
18
the project would have significant anavoidab~e impacts re~ated to
transportation and circulation, even with several mitigation measures;
al~ other areas studied by the EIR were faund to have Either an
insignificant impact after mitigation or a beneficial impact. The City
Council adopted a Statement of Overriding Considerations rela~ed ta the
traffic impacts of ~he pro~ect, finding that "as substantially mitigated
by the specified requirements, the potentia2 impact on cix-culat~on is
acceptable.'" The approved Development Agreement contained va~ious
mitigation measures in addition to the payment of $5 millian to fund
traffic improvements ~n or araund the Special Office District.
Current Environmental Review
After preparation of an Initial Study, the City's Er~vironmental Review
Committee determined that the propased Development Agreemen~ arnendmen.t
and Zoning Administrator Determination would require an ~nvironmental
Impact Report. The 45-day comment period for the EIR expzred on
Septem~er 14, 1994, by which time a total af 9 cornment letters wer~
rece~ved The responses to comments are included in the Final EIR,
which was made available to the public on October 10, 1994.
EIR 93-003 Methodoloqy
The EIR evaluated the environmental effects af the project as campared
to bui3d-QUt of the existzng appraved Developmen~ Agreement. For
instance, traffic impacts were analyzed by comparing the future impacts
of the approved proj ect with the future impaets of the praposed pro~ ect;
if the difference between build-out of the existing Development
Agreement and build-out ot th~ propased projee~ resulted in a
sign~.ficant change in the delay at a particular Yntersectian, that
19
impact wou].d be faund to be significant. In order to encompass the full
range of uses which would be permitted either under the amendment or ~.he
Zoning Adminis~.rator Determination, the EIR analyzed four separate
development schemes ~n equal de~ail
Based on this analysis, the ETR identified that the Recreation and Open
Space adverse impact assaciated with the proposed mu].tifamily
residential use could not be reduced to below a sign~ficant Ievel. For
traffi~, energy, l~ght and glare, and police pro~ection impacts,
mitigation measures were ~dentified which would reduc~ the associated
impacts to below the level of significance. The remaining environmenta~
issues analyzed in the EIR were found ta have no significant adverse
~.mpacts when compared to the existing Development Agreement.
Recreatian and Open Space Impacts
According ~o the adopted goal o~ the Santa Monica Reer~at~on and Parks
Commission, 2 5 acres of open space should be provided for every 1,000
resi.dents of the City Santa Monica' s open space ratia of 1. 6 acres per
1,000 residents currently falls short of this park and open space gaal.
The creation of new residential units creates a greater strain on the
C~ty park and reereation systern than office development; in addition,
the standard parks fees genera~ed by residential units ($200 per uni~.)
is far lower than that generated by standard commercial office fees
($2.25 for the first 15, 000 sq ft. and $5.~D for every additionaJ. sq. ft.
half of which fees are allocated to affordable housing, and half t~
parks) The $20a/unit fee was established in 1973 and has been the
standard fee for all residentiai development since that timE and is the
anly such fee authorized far residential developmen.t. Hawever, thr~ugh
20
a development agreement, a different fee may be established for a
particular development. The Cammunity and Cu~tural Services Department
plans to initiate review of a change to this fee
The applicant has proposed to increase the $200 fee per unit to $400 per
unit. However, given the inc~eased park demand created by ~he
residential units (a total af $344,000 under scheme C would be pr~vided
at a rate of $400 per unit}, staff believes that the increased fee
proposed by the appl~cant will not adequately Enitigate the impacts, and,
absent substan~ial further mitigation, a s~gnificant impact would
remain, and a StatemenC of Overxiding Consideratians would be necessary.
Stiaff is recommending a mitigation fee of $1,000 per unit. The
applicant has indicated that th2 impasi~ion of further costs on the
resident~al camponent may make residen~.ial development l.ess feasible.
If residential development d~d not occur, substantially greater negative
traffic and ~obs/housing impacts would resul~, as ~ndicated in the EIR
analysis.
Traffic Impacts
The EIR evalua~.ed the future cumulative tx'affic impacts of the DA
amendments and the future cumulative impacts of the Zoning Administratar
Determinatian as compared to the future cumulative itnpacts of the
approved pro~ect A total of 39 key intersections were chosen for
analysis. They represent lacations that could experienCe a significant
increase in traffac due to the proposed amendment or determination.
Compared ta buildout under the approved DA, the EIR identified three
potent~ally-impact~d intersections using this methodology. Measures
were identified to ma.tigate each af these impacts, as illustrated in the
21
fallowing chart:
S~heme Impacted Level of Additional Summary of
Inter- Service Period af Recommead-
section(s); Under Delay ed
AM or PM Approved Identified Mit~gatian
D.A. and Measures
IInder (See p.
Proposed 11-12 of
Praject EIR for
complete
descriptio
n. )
A 20th St./ Approv~d: D 15 & Updated
(Amended Broadway- Propos~d: E Seconds intersecti
DA w/ no PM on signal
residen- equipment.
tial de-
velapment} Centinela/ Approved: F N/A (.~24 Make
Colozado- Proposed: F izlcrease in permanent
PM v/c) the
temporary
westbaund
left turn
lane.
B 20th/Wilshi Approv~d: F N/A (.021 Restripe
(Residen- re- AM Proposed: F increase in northbound
tial/ v/c} approach
office on 24th
develop- at
ment) Wilshire.
C None N/A N/A N/A
(No new Identified
o~fice
develop-
ment)
D 20th/Wilshi Approved: F N/A (.~03 Restripe
(No re- PM Propos~d: F increase in northbound
amendment v/c) approach
to on 20th
exista.ng at
Develop- Wilshire.
ment
Agreement)
A~tex mitiga~ion, ~he above impacts were fo~nd ~o be reduced to below
the l~v~l of significance. Because different schemes result in
diff~rent impacts, the DA amendment includes language which wauld not
22
require the 20th and Broadway rnitigation to b~ implemented if the sit~
were developed precisely in accordance with Scheme B or C. The DA
amendment also allows the applicant to return to the Ci~y tor furt~er
environmental analysis to determine if some alternative scheme will have
lower impacts than those ident~fied in ~he EIR.
The EIR also zdentified several intersections which would have improved
traffic flow under the proposal. Scheme A would result in 27
intersectians with improved future operating conditions as compared to
impacts created under the existing Development Agreemen~. Schemes B and
C would each result in 34 impraved intersections (not the same 34
intersectians for each scheme?. Scheme D would result in 28 improved
intersections.
In general terms, the EIR found residential use, as represented in
Schemes B and C, to have the low~st tratfic impacts af any of the
propased uses The supermarket use was found to have a relatively high
impact on peak-haur traffic, as indicated by Scheme D, which found an~
impacted intersect~an (which can be mitiga~ed} as compared to the
approved pro~ect, even ~hough Scheme D deleted the hotel squar~ footage
and the supermarket square footage was subtracted from the total allowed
for office use. However, when th~ intersect~ons with reduced ~mpacts
ax~e taken into aecount, ~he avexa~z traffzc a.rr~pacts of a13 of the
schemes is lower than the approved project
REVIEW OF SPECIFIC BUILDINGS
The applicant has submitted two alternative proposals fo~ the
supermarke~ site plan. Both al~ernatives propose a 49,655 square faoC.
23
supermarket wi~h 99 surface parking spaces and 109 subterranean parking
spaces. The only diff~rence is that the "ZA Plan" includes no access
off of Claverfield Boulevard and is not permztted to include a 56'6"
tower at the 20' setback line; if it conforms tfl all relative s~andards
in the existing Development Agreement, it could be approved if the
proposed Zoning Adrninistrator Determination is adopted by the City
Council. The "Amendment Plan" includes access off of Claverfield
~oulevard and a 56`6" tawer at the 20' setback line and therefor~ is
contingent on the approval of Development Agreement 93-003 ~o amend the
ex~stzng Development Agreement
On October 19, the Plannzng Commission den~ed an early design of the ZA
Plan for the supermarket which featured minimal landscaping features.
The denial was based on the finding that the proposal did nat meet the
minimum 25,000 square foot "Olyinpic/Cloverfield Gateway" requirement of
the existing Development Agreement. The app~icant appealed the
Cornmiesion's denial and has redesigned the ZA Plan to ~.nc~ude
substantially more landscape features and a better pedestrian
orientatian. Staff believes that Che pedestrian features and 25,288
square feet of landscaping provided ~n the current ZA Plan conforms ta
the Dlympic/CloverfielccGateway requirement of the existing Development
Agreement.
On DecEmber 14, the Planning Commission d~nied the Amendment Plan on a
vote of 3-3 on a motion ~o approve the design with conditions. The
proposed conditions included the fallowing•
1 A requirement to add skylight or clerestory ~lements to the
roof which would provide daylight to the int~rior of the
supermarket and which would add visual interest to the raaf.
2. A requirement to redesign the interior layout of the market ta
24
include a window or door providing access to the outdoor dining
area.
3 A requirement to screen the top of the loading space with a
trellis or solid roof.
4 A requirement that the Architectural Revlew Board ensure h~gh
quality landscaping and building materials
5. A requirement that the proposed ~.andscaping, concaurse, and
water element to the north of the site be in place prior to
issuance of a Certif~cate of Occupancy for the prv~ect
6. A requirement that seating, to be rev~ewed by the Archztectural
Review Board, be pravided in the landscaped ar~as and the 3~us
shelter, and that pedestrian access to these areas be carefully
reviewed.
7. A requirement that grass ar "'like vegetation" be provided near
the outdoox dining area shown on the p~ans
Prior to voting on the failed motion, some Commissioners expressed
additional concerns that the amount of landscaping was not sufficient,
that the surface parking lot was not compatible with the Special Off~ce
District, and ~.hat the landscaping which slopes toward the subterranean
level of the garage would not be vlsible from the public right of way.
The Planning Commission`s denial was appealed by the applicant.
Most of the concerns ident~fied by Commissioners are addressed in the
staff x-ecommendations. Rather than requirin.g skylights or like elements
on the market roof, staff is recommending that the design pravide added
raof articul.ation. This addresses the visual impact af the roof on
accupants of h~gher build~.ngs in the area, while not impacting market
operations. The recommendations al~o do not incl~de a requirement for
added windows or doors connecting the inCerior of thE market with the
ou~szde seating areas, in recogni~zon of the operationaZ concerns set
farth by the repres~ntative of ~h~ market operatar, wha has indica~ed
~.hat providing ~.hese elements wauld sa.gnificantly impact stox'e
operations.
25
Landscape Desiqn of DR 94-~06
Und~r bath th~ ZA Plan and the Amendment Plan, the propased landscapting
includes a 20'-w~de landscaped strip along both the Olympic and
Cloverfield Boulevard frontages. The paved area (including a partion
of the surrounding median) of the surface parking lat wauld include
approximately 6,725 square feet ot landscaping, or 120 of the tata~
paved area, which is not in compliance with the DA amendment's
requirement that a rninimum of 150 of the paved area be landscaped. The
applicant suggests that an additional 3,210 square feet landscaped area
lacated below grade coun~ toward ~he 15°s requirement; hawever, staff
believes it would be inconsis~ent with the goal of the surface parking
landscap~ng requirement to znclude landsCaping which is located belaw
the level ot the surface parking lot . In order to bring the landscaping
into con€ormance with the ].5o requirement, staff recommends that at
least half af the landscaping adjacent to the northern and eastern
boundary af the surface parking lot be at the same level as the surface
parking lot.
Under the proposed Zoning Administrator Plan, only existing Develapment
Agreement landscaping standards would apply, includzng the requirement
for the 25,000 square foot Cloverfield/Olympic Gateway; r~o minimum
~andscape standard is es~ablished for surface park~.ng. However, Section
17(c) requires Architectural Review Board approval of the landscaping
plans. Under the proposed Amendment Plan, the Olyrnpic/Cloverfield
Gateway requirement is satisf~ed if the landscape standards contained
in Exhibit D of the DA amendment are met, which includes a requirement
far at least 25,000 square feet of landscaping within the vicinity of
the Olympic/Cloverfield intersection.
26
C~NCLUSION
The City Council is requested ta make a number of decisions with ~his
application. If the Council approves the zoning Administrator
Determinatian, the applicant will be allowed to establish a supermarket
use at ~he site without an amendment to the existing Develop~ent
Agreement. The EIR concluded that i~ a supermarket were developed at
the site under the approved Development Agreement {Scheme D), one
intersection (20th and groadway) would be negatively impacted, but that
mitigation measures could reduce this impact to below the level of
significance. An approval of the Zoning Administrator De~ermination
would allaw the development af a needed use in the Pico Neighborhood,
and the proposed use is compatible with the approved office, restaurant,
office retail and other miscellaneous uses already allowed at th~ site.
The Deveiopment Agreerinent amendment wou~d explicitly allow several uses
identified as ~ositive uses in the General P~an, including the
supermarket itself, additional neighborhood-serving retail uses, and
residential uses. The EI1~ identified three ~ntersec~ions which could
possibly be impacted by these amendments, bu~. mitigatian measures were
specified to reduce ali of these impacts to below the leval of
significance. Other environmental irnpac~s to light and glare, energy
consumption, and police protection may also be mitigated to the Ievel
of insignificance The only impact which remains significant after
mitigation is the parks and open space impact, which will requa.re a
Statement of Overriding Considerations by the City Council. unless
adequaCe m~tigation measures are provided.
The EIR was processed in accordance wath all the relevant pravisions of
27
CEQA and therefore warrants certi£ication by the City Council.
The ZA Plan option af the supermarket, submitted pursuant ta the Zoning
Administrator Determination and sub~ect to the existing Development
Agreement, should be approved ~ecause it now conforms ~a SectiQn 13(b)
of the Agreement regarding the provis~on af apen space Condition 10
would require that the 56' 6" -high tower be redesigned to comp~y wa.th the
height setback requirements prior to su~mission ta Architectural Review
Board. The Amendment Plan option of the supermarket, submitted pursuan~
to the proposed Development Agreement amendments, should be approved.
PUBLIC NOTIFICATION
Pursuant ta the Municipal Code, the applicant posted a sign on the
property regarding the application In additian, notice of the public
hearing was mailed ta all owners and residential and commercial tenants
of property ~acated withln a 5a0' radius of the pro~ect at least ten
consecutive calendar days prior to the Planning Commission and Coun~cil
hearings.
The developer held a total of nine neighborhood m~etings on this matter,
as follows.
Date of Meeting Neighborhood Group Topic
l~/24/92 PiCO Neighborhood Proposed DA
Association amendments
12/7/92 Mid-City Neighbors Proposed DA
amendments
Early 1993 Sunset Park Area Proposed DA
Neighbors am~ndments
4/15r93 Pico Boulevard Proposed DA
Commi.ttee amendments
28
9/8/93 Friends of Sunse~ Proposed DA
Park amendments
6/8/94 Mid-City Neighbors Forthcoming Draft
EIR and DR
( supermarket )
appZ~cation
6/28/94 Pico Neighborhood Forthcaming Draft
Association EIR and DR
(supermarket)
application
8/8/94 Sunset Park Area Draft EIR and
Neighbors proposed DR
application for
supermarket
8/18/94 Friends of Sunset Draft EIR and
Park proposed DR
application for
supermarket
In its July meeting, the Pico Neighborhood Association vated unanimou~ly
"its overwhelming support and commitment to the development of a
superrnarket an the Arboretum site." Staff also recei~ed correspondence
from Friends of Sunset Park expressing concern regarding the traffic
impacts of the project and the type of market proposed.
BUDGET/FINANCIAL IMPACT
The recommendatian presen"~ed in this report would not have a
budget/financial impact. However, the recommendations includes a parks
and recreation fee of $1,000 per residential unit which is greater than
the $400/unit request~d by the applicant and the $2QOJunit required by
the Municipal Code. This would xesul~ in a net potentia~ increase in
revenues for this restricted purpose af $800 per resid~ntial unit
deve l.oped .
29
REC~MMENDATION
It is respec~fully xecommended that the Counci~
l. Approve the attached resolution certifying Final Environmental
Impact Report (EIR) 93-a03 evalua~ing the environmental i~pacts af
the proposed amendment and Zoning Administratar Determination.
2. Approve the ~oning Administratar Determination allowing the
supermarket use under the prnvisians of the existing Developm~nt
Agreement, bas~d upon the findings below.
3. Approve the attached resolution making necessary CEQA findingsfor
appraval of the Zaning Administrator Determination allowing t h e
supermarket use
4. Introduce for fzrst reading an ordinance appr~ving the amendm~nt
to ~he existing Arboretum Development Agreement (DA 93-005), based
upon the findings and sub~ect to the canditions below
5. Approve the attached resolution making necessary CEQA findingsfor
approval of th~ Development Agreement Amendment and containing a
Statement of Overriding Consideratians regarding the pa~ential
adverse parks and recreation impact associated with Development
Agreement Amendment residential developmen~ scenarios.
6. Uphold the appeal to approve a 49,656 sq.ft, supermarket (both the
"Amendment P].an" and the ~~Zoning Administratar P1an"} at the site
pursuant to the Review of Specific Bualdings provisions of the
Arboretum Deve]~apment Agreement (Development Review Permit 94-006)
}~ased on the findings and subject to the conditions be~ow.
DEVELOPMENT AGREEMENT AMENDMENT FINDINGS (DA 93-OOS}
l. The propased Development Agreement amendment is consistent with
the ob~ectives, pol~cies, general. land uses and programs speci£ied
in the general plan and any applicable specific plan, in that no
specific plan applies to ~he pro~ect and ~hat the proposed
supermarket use is consisten~ with Land Use and Circula~.ion
Element Policies 1.75 and 1.77, the former of which states that
the City shall encourage "the development of full-service
superrr~arkets ~n areas not currently served." The need for
supermarkats at the propased location is confirmed an page 29 of
the LUCE, wher~ it states that the Pica neighborhaod, within which
the proJect is ~ocated, zs znadequate~~r served by any ma~or
supermarket. The proposed add~tional neighborhood commercial
uses, which would be perrnitted only ~f at least 100 residential
units were canstructed on-site, are consistent with Objective 1.7
of the LUCE, wh~.ch sta~es ~hat the City shall "expand uses that
pravide for day-ta-day shopping and serv~ce needs of nearby
residents The City shall encaurage ne~ghborhood cammercial
services which are within walking distanee af ali residential
neighborhoods.'" The proposed residential use is consistent with
Aolic~es 1.10.2 and 1 2 1 of the General Plan, which s~.ate that
the City shall "allow residential use in all commercial
dis~ricts," and ~ha~ ~he CZty sha~l "en~ot~rage residential mixec~
3b
use of appropriate commercially zaned parcels...," respectively.
2. The proposed Development Agreemen~ amendment is compatible with
the uses authorized in the district in whach the real property is
1oca~ed, in tha~ the sub~eCt property is a 12.7-acre site which is
currently governed nat by Zaning Qrdinance standards, but by the
prov~sions of a Development Agreement which was executed on
December 16, 1987, and which pri~arily allowed office uses and a
hotel a~ the site. Furthermare, the proposed amendrnents to said
Develapment Agreement will allow the es~ablishment o~ residential,
supermarket, and neighboxhaod commercial (with the construction of
at least 100 un~ts) at the site, in addition to the general office
uses aZready permitted there, and none of these uses are
incampatzble
3. The proposed Deve~opment Agreement amendment is in conformity with
the publ~c necess~ty, public convenience, general welfare, and
good land use practices, in that it wi11 allow the development of
xesidentza~, neighbarnood com~erc~al, and superma~ke~ uses at the
site, instead af a~lowing primarily general offic~ uses, which is
consistent with Genera~ Plan and other policies which encourage
the developrnent of residential, neighborhood commercial and
supermarket uses because these uses pravide housing and services
which are needed in the community.
4. The proposed Development Agreement amendment will not be
detrimental to the health, safety and genexal welfare, in that it
will allaw new uses which are campatible with the permitted uses
at the site and which are not zn conflict with the permitted uses
in the general vicinity, and that EIR-identified mitigation
measures will be adopted to reduce most environmental impacts
~elow th~ level of significance.
5. The proposed Development Agreement amendment will not adversely
aftect the orderly development of the property, in that ~he
amendment will prohibit hotel use and a11ow a wider range of mixed
uses at the property than is currently allowed, including
residential and neighborhood retai~ uses which are compatible with
such uses as genera~ office, restaurant, medical office, affice-
related retail, and medical office, which are explicitly permitted
under the existing Development Agreement. ~urthermore, no
significant change is propased to the development standards (i.e.,
height, setback, lot coverage, maximum floor area} es~ablished by
~he existing Development Agreemen~.
6. The proposed D~velopment Agreement amendment will have a positive
fiscal zmpact on the City, in that the completed pro~ect will be
subject to all standard fees and taxes, including but not limited
to property tax, bus~ness license tax, utility tax, and ta other
fees included in the Agreement which will genera~e substan~ial
revenues for the City. If ~he parks impacts of the project are
not sufticiently mitigated through provision of park space or
through t~e payment of an in-lieu fee, the project may have a
nEgat~ve fiscal impact on the City
31
DEVELOPMENT AGREEMENT AMENDMENI CONDITIONS (DA 93-005}
1. Paragraph 9 of the DA amendment shall be revised to read as
follows:
In addi~ion ta the foregoing, then the Planning Cammission, or the
City Cauncil on appeal, shall be required ta make the following
additional findings in connection with any such application: the
placement of each use on the ADP Property is compatible with, and
relates harmoniously to, all other uses on the ADP Property, the
privacy of all residents in any Multifamily Residential Housing
shall be appropriately protected by the praposed design through
screening and buffering of the different uses, the design of each
building on the ADP PraperCy is pedestrian-oriented and relates
harmoniously to the surrounding sidewalks and streets, the design
of setback and open-space areas visible from the public sidewalks
and streets features design elements which enhance and encourag~
visual connection with ~he public streetscape, and the ADP Property
provides appropriate internal pedestrian circulation between
related buildings on the ADP Property.
2. Paragraph 21 of the DA amendment shall be revised to require a
parks fee of $1,400 per un~t.
3. The following language shal~ replace Paragraph 28 of the
~evelopment Agreement amendment:
Prior to issuance of any demol~tion permit with respect ta
developmenC on the ADP property, ADP shal3 file a demolition
rnaterials recyCling plan for apprflval by the Department of
Environmental and Public Warks Managemen~ which seeks to maxim~ze
the reuse/recycling of existing build~ng materials.
Pr~or to issuance of any building permits with respect to
developmen~ on the ADP property, a construction materials plan
sha~l be filed tor the approva~ of the Department af Environmental
and Public Works Management which seeks to maximize the
reuse/recycling of construction waste, and ta maximize the use of
recycled and environmentally superior bui~ding materials.
ZONING ADMINISTRATOR DETERMINATION FINDINGS
1 Section 9~g}i af the Development Agreemen~ states that permitted
uses shall include general affice and "any similar us~ ar any
o~her uses that the Zoning Administrator deems acceptable for the
zane except that theater use shall not be permitted." This
language clearly provides that the Zoning Adrninistrator may
approve general office, any similar use, or any other use deemed
acceptable for the zonE established by the Development Agreement
Although the Development Agreement provides that the determination
of o~her acceptable uses may be rnade by the Zoning Administrator,
at ~he ~ime of applica~ian for the Determination, the Zoning
Administrator elected to have th~ decision made by the Ci~y
Cauncil after recommendation from the Planning Commission.
2. The ~ane Diagram, which is attached as Exhibit B af the existing
32
Develapment Agreement, establishes four zones, as follows: the
20th Stree~ Zone, the Colorado Avenue Znne, the Olympic Bou~euard
Zone, and the Hatel ~one. Each zone establishes a rnaximum
building height and number af stories, but daes not include any
provisions as to us~. The City Council finds that it is
appropriate to "deem acceptable" a supermarket accupying a portion
of the Ho~.el and Olympic Boulevard Zones, as praposed and
canditioned, given that a supermarket is consis~ent with maximum
building he~ght and number of stories designated for these zones
The Council further finds that a supermarket use will have no
adverse impact on the other uses permitted at the site in that
there are no identified operational or safety hazards created by
allowing a superrnarket on a site with office, restaurant, office-
related re~ail, medical office, and/or h~alth club us~s.
3. The Council finds that the proposed 50,000 square foot supermarket
use is consistent with Policy 1.7.5 af the LUCE, which states that
the City shall "'encourage the development of full-service
supermarke~s ~n areas not currently served," and policy 1.7.7,
which fur~her states that the City shall '"enc~urage the
development of groceriES within a five-to-ten-minute walk~ng
distance of areas not currently served." The Pico Neighborhaad,
which extends to the northern (Colorado Avenue) boundary af the
sub~ect property, is identified an page 29 of the LUCE as being
inadequately served by any major supermarket.
DEVELOPMENT REVIEW PERMIT FINDINGS {DR 94-006)r ZA PLAN
1. The placement of each praposed building on the Real Property and
the location of the prapased uses within each such build~ng are
campatible with, and relate harmaniously t~, surraunding sites and
neighborhoods, in that the surrounding office and industrial uses
wlll in no way be negatively impacted by the praposed supermarketr
and that, by providing a service which is identified as needed in
the G~neral Plan, the supermarket will be a pasi~ive enhancement
for the residential neighborhoods to the north and south of the
project In addition, the potentially s~,gnificant traffic ~.mpact
for the PM peak period at the intersect~on of 20th Street and
Wilshire Boulevard has been found ta be adequately mitigated by
signalization improvements and the restriping of the northbound
Wilshire approach as requ~red ~n the ex~sting Development
Agreement.
The Access Points and a.n~ernal czx-culatzon p~an are adequate to
accommoda~e an~icipated automobile and pedestrian traffic for eaeh
proposed building, in that the plan has been cax~efully reviewed by
the l~arking and Traffic Engineer and has been found to be in
adequate.
The Buil.ding Height of each proposed building does not exceed that
perrr~itted by Sectzon 9~b), in that the pxoposed bu2lding would be
25'6'~ and one story in he~.ght, and located wi.thin the Hotel Zone
and Olympic Baulevard Zone shown in Exhibit B of the existing
Development Agreement, which permits a maximum height of 84' and
six star~es in height if th~ use is not a ho~el.
33
4. The setback requirements of Sectaon 9(d) are complied with for
each proposed building and the placement of each proposed buzlding
is campatible with, and relates harman~ously ~o, th~ open space
required by Section 13(b), in that over 30,000 square feet of
landscaped area is pro~ided within an area visible fram the public
righ~ of way at the corner of Olympic and Cloverfield Baulevards,
and that the parking area is treated in a ped~strian-oriented
manner with the in.clusian of trellis-cavered walkways cannecting
the sidewalk and bus shelter to the market.
5. Each praposed building will comply with the Building Volume
Envelope westrictions of Section 9Se), in that the proposed
structure conforms ta said requiremen~s with the exception af a
tower element at the sautheast corner, which is conditioned to be
redesigned into conformance prior to submission of the project to
the Architectural Review Board.
6 The number of parking spaces required by Section 9{f) and Exhibi~
C are b~ing provided, in that, 83 spaces are required and 208
spaees are provided, of whzch 20~ are cor~pact in size.
7 The aggregate FASF for each use on the Real Property in all
build~ngs previously approved under this Section 9{ly, and then
being proposed, a.s in compliance with Section 9(g}, and (z? with
respect to the last building to be submitted for review, the
provisions of Sections 9(a) and 9(c? will be cort~p~ied with
fallowing completion of such building, in ~hat the proposed
structure will bring the total square footage at the site tQ
228,166 square feet and the total lat coverage to 30°s of the
parcel area ~includin.g all buildings which will r~main. at ~he
site) .
CONDITIONS TO DR 94-006 tZA PLAN}
I Prior to submission ta Architectural Review Soard, the tow~r
elernent shall be redesigned to conform with Building Volume
Envelope requirements
2 Prior to submissian to the Architectural Review Soard, the
applicant shall redesign the market roof ta ~nclude added
articulation such as skylight, clerestory or ather building
elernents wh~.ch wauld add visual interest to the roof.
3. P~ior to submissian ta the Architectural Review Board the tap ot
the loading space at the western edge of the rriarket sha~l zncl~r~e
a trellis or roof to screen the loadzng area.
4. In its r~v~ew, the Arch~.tectural Review Board sha~1 ensure the use
af high quality landscaping and building materials.
5. The proposed landscaping and concourse to the nor~h of the rnarket
site shall be installed pra.ar to issuance of a Certificate of
Occupancy for the market pro~ect.
6. Seating, to be reviewed by the Architectural Review Board, shall
be prflvided ~.n the Iandscaped areas and the bus shelter and
34
ab_li~y to ~eet any estabiished goal may depend upon za~tors
au~s,de ~ne control of ~roperty ~wn~r. Therefore, Prope~~~-
~wner shal~ not be zn aefault hereunde~ for faalu~e to a~r.~~ve
ar:y goal sa lang as Prope: ty 4wner ~s, ir. goad fa? th,
a~~er~p~i:~g ta comply with the a~proved program. Nath~ng ir.
tr~s Agre~ment shall exempt any tenan~, hotel apera~ar or o~ne:
er~ployer in the Project from comply~ng with any reasonabie
_ra:fic system management ordxnance so lang as sue'r: ard~.nance
is ur.iformly applicable to all simiZar uses througnouL a rea-
sona~ly d~~ined geagraphical area of the City w:~icr ~airiy and
ecsitab~y treats all uses on the Pra~e~t in compa:-~so;~ }a ot:~er
com.merciai uses, A"trafffc system management ordinance" sha~~
be an ord~nance whicY: adopts measures intended to ~-educe ~he
number af ve~icl~ trips at neak traf~ic hours through ~he
encou~agemen* af ride-sharing, var~ pools, use of p~b~~c ;.rans-
portarior., sh~t~ie servi~es, and other similar means but sha~l
not include any ordinance impasing fees Q: assessmen~s, oY
r~~andating specific work, in arder to make phys~cal ~m.provements
to ~he City's circulation system. Nothir~g in th~.s Sec~~o~ ~l
shai~ limi~ the pbl~gat~on of Property Owner under
5ec~ion ~7(e) belaw.
12. M~t~qa~~an Fee.
(a) Hausir.q and ?arks ~ee. For each b:~ilc~ng y
peimit issued for the Pro~ect, Property Owner wi~l pay ~o the
Clty a nousing anri parks mitigatian fee in an amou~t computed
bv a~:cinc (a) 52.25 multzpiied by the f1S'St 15,000 square feet
GT ;7e:. reF1~3Dle f100T' area lltllized ~or medical OT' CQIiIlRET'Cidl
of~~ce snace, plus (b? $5.OD mult~.plied by the amount oF net
re~~anie ~loor area for such office space above 15.~00 [except
~:a~ the fee camputed at the race a~ $2.25 per sauare foot
snal~ apply on~y ~o the firs~ 1~,000 square fea* or medicai or
cor3r,~ercia3 offi~e space in tne Pro~ec~). Any unpazd or
un~red~te~ da:~ar a~nounts shall be ad~usted from the date af
tr:~ execution of this Agreeme;t~ to the tirne of pavment by 4he
:ntervening cha~ges in the Cansamer Pr:ce Index for ail con-
sune:- ~roduc~s for the Los Ang~?es/Lonc Beach Me~ra~ol.tan
~.rea. The amount aF the mitigatian tee due far any ~u~ldinc of
~ne droiec~ shal? be based upon tne ar~ou:~t o~ net re;~r.abie
~1p0?" area in~luded within ~he ar~proved building ~ermi*_ io: tne
~~:~ld~*~g, On t~e date of execut:on of }his Aareer~enr., Property
Cwner shall pa_v $2,200,000 Lo the City cor:s~itu~~nc an z::i~~al,
advance payment of the m~tiga*~an ~ee due nereunae= w'rsicn sha13
const:tute iull payment of t~e m~t~gation fee due an t~e ~irs*
~?48,250 square feet of net ~entanie ~}~oor area Tor use as me~.-
cal ar ~ornmerc=al off ice snace. Upon the issuan~e of eac:^.
~Lilcing per~it, Property Owner snall be credited witn payment
ox *he mitigation fee, inc~uding the ad~ustments ~ar tne
incr~ase in the Cons~mer Price Ir.dex, that would be ~ue on ~Y:e
- 25 -
~~ 122
and located within the Olympic/Claverfield Zone shown in Exh~bit
B af the propased amendmen~, which permits a maximum height of 56'
if a market is deve~oped at that location.
4. The setback requirements of Section 9(d) are complied with for
each proposed ~uzlding and the placement af each praposed bu~ld~ng
is compatible with and relates harmonious~y to, the apen space
required by Sectian i3(b), as revised in the DA amendmEnts
currently pending approval by the Council, in that, over 30,000
square ~ee~ of landscaped area is provided within an area visible
fram the public right of way at the corner af Dlympic and
Cloverfield Boulevards, that the parking area is treated in a
pedestrian-oriented manner w~th the inclusian of trell~s-covered
walkways cannecting the sidewalk and bus shelter to the market,
and that the ~equ~xements of Exhibit D of Arbaretum Development
Agreement Amendrnent 3 are satisfied in the desagn.
5. Each proposed building will camp~y with the Building Volume
Envelope restrictions of Section 9~e}, in that the proposed
structuxe contains on~y one por~zon which is of sutficzent height
~o be sub~ect to ~he Building Volume Envelope requirements, and
thzs tower element is specifically exempt from such requirements
pursuant ta the amended Development Agreement.
5. The number af parking spaces required by Section 9(f} and Exhibit
C are being provided, in that, as amended, Section 9(f) requires
tha~ standard code requirements for retail uses be appli~d ~o ~he
site, which results in a minimum requirement of 173 vehicular
parking spaces, one electrical stub for electric vehicles, and 8
bicycle parking spaces, which shall be met with the 208 vehicular
parking spaces shawn an the plans and the electrical outlet and 8
b~cycle parking spaces required pursuant to a Condition of this
report.
7. The aggregate ~ASF for each use on the Rea1 Property in all
bu~ldings previously approved under this Sect~on 9(1?, and then
being pzoposed, is in compliance with Section 9(g}, and {z) w~~h
respec~ to the last building to be submitted for review, the
prov~sions af Sections 9(a) and 9(c) will be complaed with
following completion of such building, in that the proposed
structure will bring the total square footage at the site to
228,156 square feet and the total lot coverage to 300 of the
parcel area (including all buildings which will remain at the
site) .
8. The placement of each use on the ADP property is compatible wzth,
and relates harmaniously to, all other uses on the ADP property,
~n that a pedestrian circulatian system has been established
linking the narthern edge of the market site with the remainder of
the Arbaretum si~.e.
9 The privacy of all residents in any Multifamily Residentia~
Housing shall be appropriately protected by ~he propased design
through scxeening and buffering of the d~ffer~nt -uses, in that no
multifamily hausing is proposed at this time.
36
1fl. The desigr of each building on the property is pedestrian-oriented
and relates harmoniously to the surrounding sidewalks and streets
in that the proposed superrnarket is connected to the public
sidewalk with two trellzs-covered pedestrian walkways; one of
these walkways also connects to a bus shelter required ta be
lacated on Olympic Boulevard
11. The design of setback and apen-space areas visible fram the public
sidewalks and streets features design elements which enhance and
encourage visual connection with the public streetscape, in that
a s~gni~icant water element is prov~ded at the corner of Olympic
and Cloverfield, and signif~cant landscaping is provided
throughout the area, including within the surface parking area,
within the 20` required setback, and to th~ north af the market
site.
12. The design provides appropriate internal pedestrian-oriented
des~gn features and appropxiate pedestrian cireula~~an between
related buildings on the property, in that a landscaped pedestrian
path has been incorporated connecting the ~azke~ use with future
uses elsewhere on the property
CONDITIONS TO DR 94-006 (AMENDMENT PLAN)
1. Prior to issuance of a building permit far ~he pro~ect, the
applicant shall demonstrate that a minimum of eight secure bicycle
parking spaces are pravided on-site, within close proximity to the
entrance af the structure. Additionally, the applicant shall
modify plans to indicate the location of the required electrical
au~let ~or the purposes of r~charging electric vehicles.
2. Prior to submission to Architectural Rev~ew Board, the tower
element shall be reduced in height to 56' trom the currently
proposed 56'6°, thereby bringing it into confarmance with the 56'
maximum height established for a supermarket zn the
Olympic/Cloverfield Zon~ pursuant to the DA amendments pending
approval by the City Council.
3. Prior to submission to the Architectural Review Board, the
applicant shall redesign ~he market roof to include added
artzculation such as skylight, clerestory or other building
elements which would add visual intexest to the roof.
4. Prior to submission to the Architectural Review Board the top of
the ~oading space at ~he w~stern edge of the rnarket sha~~ inc~ude
a trellis flr roof to screen the loading area.
5. In its review, the Architectural Review Board shall ensure the use
of high quality landscaping and building materials.
6. The proposed landscaping and concourse ta the north of the market
site shall be ~ns~al~ed priflr to zssuance of a CertificaCe of
Occupancy for the market pro~ect
7. Seating, to be reviewed by the Architectural Review Board, shall
be provid~d ~n the landscaped ar~as and the bus shelter and
37
pedestrian access these areas shall be carefu~ly rev3ewed.
8. Prior to submission of the supermarket design for review by the
Architectural Review Board, the applicant shall revise the
landscaping plans such that at least half of the landscaping at
the northern and half of the landscaping at the eastern perimeter
of the surface parking Io~ shall be at the same level as and shall
extend to the edge of the surface parking lot. On the northern
edge of the surface parking ~ot, any landscaping which is not at
the same leve~ as the surface parking lot shall be permitted to
slap~ down to the lower pa~king level. On the eastern edge of the
surface parking lot, all landscaping must be at the same level as
the surface parking lo~, with the excep~ion of any landscaping at
the bottom of lightwells which are no mare than 7' in depth
between the edge of the surface parking lot and the eastern edge
of the lightwell. The Archit~ctural Review Board shall carefully
review the design of the pedestrian walkways around the perimeter
of ~he project, particularly in relatianship to the belaw-grade
landscaped slope along Cloverfield.
The Architectural Review Board shall carefully review the design
of the pedestrian walkways around the perimeter of the project,
particularly in relationship to the below-grade landscaped slope
along Cloverfield.
10. Prior to issuance of a building permit, the applicant shall
closely review the surface parking lat circula~ion plan with the
Parking and Traffic Engineer to determine if further impravements
to the plan are appropriate.
Prepared by: Suzanne Frick, Director
D. Kenyon Webster, Planning Manager
Drummond Buckley, Associate Planner
Plann~ng and Community Development Department
38
Attachments:
A. Exp~anation of Arboretum Development Agreement Amendments
B. Arboretum Development Agreement Second Amendment (With Redlining
Ind~cating All Changes Made Since November 9, 1994 Planning
Commission Hearing)
C. Original Arbaretum Development Agreement and First Amendment
D. Plann~ng Comrnission Staff Rep~rts {Without Attachments}
E. Planning Commission Statement of Official Ac~ion Denying "ZA
Plan" for Supe~rnarket
F. Appeal Forms
G. Correspandence
H General Plan and Development Agreement Conformance Checklists
tor "2A Plan" and "Amendment Plan"
I. Natice of Public Hearing and Radius Map
J. Resolution Cer~ifying Final EIR
K Resolution Making Findings and Statement of Ove~riding
Consideratians Relating to Arbaretum Development Agreement
Amendment
L Resolu~ion Makzng Findings Re~at~d to Zonzng Administrator
Determinatlon
M Ordinance Approv~ng Arboretum Deveiopment Agreement Amendment
No. 2
N Photographs of Site and Surrounding Properties
O Plot Plan, Floor Plan and E~evations
P. Final EIR
DB/k
f \plan\share\cauncil\strpt\arbocc2
v5
39
A~'ACHME~T~' A
EXPLANATxON OF ARBORETUM DEVELOPMENT AGREEMENT AMENDMENTS
Charigee to Section i of ~A (Definitions) of DA, p. 7-8 of
amendment:
- Definition of Arboretum Development Partners is added.
- "Designated Area," which is an area where neighborhood
re~ail and residentia~ us~s would not be allowed, is
defined. The area is shown on the revised Zone Diagram
attached as Exhibit B of the amendment.
- "Genera3. Market/Grocery" is def~ned.
- "Multifamily Residential Hausing" is defined and an
exc~usion to the standard Home ~CCUpation Permit requirement
is provided (applica}~Ie only if commercial space within a
resident~al unit is counted toward the tota~ commercial
space allowed at the site).
- "Neighborhood Cammercial Uses" is defined.
- ~~ Spec ia~ty Foad Stare ~~ is def ined .
Changes to Sectian 9(b) (Zarie Diagram; Bui].d~ng Heights) of DA, p.
S-9 of amendment:
- The existing Zone Diagram is amended ta include more zones
and restrictions, a requirement that if a market is
canstructec3 in ~he Olympic/Cloverfield Zone the maxirnum
building height shal~ be 56' ra~her than 84', and references
ta a 96' height far a hotel have been omitted.
Changes to Section 9(c) (Maxisieum Site Caver~.ge} of DA, p.10 af
amendment:
- A reference to the hotel's lot caverage calculation has been
amitted.
Changes to Sectian 9(e} (Building Volume Env~lope) o~ DA, p. 10
of amendment:
- In this section, which includes excluszons to the Building
Volume Envelape requirements, an addit~on has been made to
exclude a tawer which is included as part of a supermark~t
design.
Changes ta Section 9(f}(i){parking?, p. 10-11 of amendment:
- The DA has been amended to establish parking standards for
supermarket, nesghbarhood commercial and residential uses,
and a pracess has been establzshed to create a shared-use
1
~~~
parkzng formuZa for these uses in ~he fut~re.
Changes to Section 9(g}(i)(IIses) of DA, p. 11-12 of amendment:
- The hotel use is omitted and supermarket, res~dential and
neighborhood commercial uses are added to the DA; ~he
overall limitation an total floor area is re~ained.
Changes to Seation 9(g)(iii} (Alcohal Sales) of DA, p. 12-13 af
amendment:
- A refexence to alcohal sal~s within a hotel has been
replaced with "Restrictions on Specific Developmen~°,
including a prohibition on neighborhood retail, supermarket
or residential uses within thE "Designated Area" noted
above; a r~striction within the western half of the Colorado
Avenue Zon~, as shown. on the Zone Diagram, stipulating tha~
no residential, neighbQrhoad cornmercial or supermarket uses
shall be allowed unti~ November 18, 1996; a stipulation that
Colorado-fronting buildings shali nat contain rESidentia~.
uses within the ground fJ.oor portion of the buildings
ad~acent ta Colorada Avenue. These changes are the result
of a settlement between the applicant and Santa Manica
Number Seven, the owner of the Sony Music Campus.
Changes ta Section 9(f)(ii) (Claverfield Acceas) af DA, p. 14 of
amendment:
- A prohibition on Cloverfield aecess has been revised to
a1.1ow access on Cloverfield with restrictions.
Changes to Section 9(~) (Review af Specific Buildings) of DA, p.
14-15 of amendment:
- Addi~ional findings are established if a R~view of Specific
Bui~dings includ~s a resident~al, neighborhood Commercial
and/or supermarket component. These findings re~ate to thE
relationship between the specific building being reviewed,
the entire prajec~ site, the public right-ot-way, and the
surrounding properties.
- A requirement is established that, if a superrnarket is
approved ~or the site, the next application made under the
Review of Specit~c Buildings sectian must include a plan
showzng the uses and Iandscaping in~ended for the remainder
of the Arboretum Development Partners property.
Changes tfl Section 12(a) (Housing aad Parks Fee} of DA, p. 15-16
of ameridment :
- The sect~on on ~he Housing and Parks fee, which appl~ed to
general and medical affice uses, is revised to explicitly
2
41
exclude res~dential and retail uses.
Addition af Sectio~ ~2(c}(Affordab~e Housing) and ~2{d)(Credits
Against Houaing and Parks ~ee and Affardable Housing Fee) ta DA,
p. 15 -17 o f amendnnent :
- Inclusionary housing standards are established for the site
if the developer elec~ts to build multa.family housing.
- Language is added allowing ~he money from a$2.2 mallion
Hausing and Park~ Fee advance payment, which was made by the
previous proper~y owner, to be applied toward the required
Afforda}ale Hous~ng Fee if multifamily housing is developed
prior to the application of this payrnent toward the Housing
and Parks Fee obligation (i.e., prior to construction of
gEneral or medical office toward which the advance payment
will apply)
Deletion vf Section 13(a)(Certain Required Impravements--Hotel)
of DA, p. I7 of amendment.
- A requ~rement that a 250-room hotel be constructed (if
financially feasible) is deleted from the DA
Chariges to Section 13(b)(Certain Required Improvements--Open
Space) of DA, p. 17 of amendment:
- The open space provision for the carner of Olyrr~pic and
Cloverfield Boul.evards is amended to allow surface parking
at this corner if ~he landscaping standards provided in
Exhibit D are met. In addition, a statement has laeen added
regarding the completian of the landscaping requirem~nt at
Colorado Avenue and Twentieth Street.
Changes to 5ection 13(c)(Certain Required Impravements~-Art) af
DA, p. 17-18 of amendment:
- This sec~ian, which establishes an on-site art r~quirement,
has been amended to establish a time period within which the
praperty owner, in con~unction with the Santa Manica Arts
Cammiss3an, must re-initiate the art purchasing and
selection process.
Changes ~o Section 14 (Subdivision Approval) af DA, p. 18 af
amendment:
- This section, which establishes ~hat subdivision tract maps
may be filed by the praperty awner, has been amended to
clarify that it also applies to residential uses.
Changes to Section 17(c} {$ffects of Agreement on Land iTae
3
~• 4Z
Regula~ions--Architectural Review Board), p. 18-19 of amendment:
- This section, which establishes thE parameters of
Architectural Review Board review, has been amended to state
that the ARB, and the Planning Commission on appeal, may not
requi~e physical changes which adversely affect the
operation of a supe~market at the site.
Changes to Section ~5(e)(Energy Conservation--Other Energy
Considerations}of DA, p.18 of amendment:
- The faurth sentence of this section, which requires wa~~r-
saving flush valves on toi~ets, has been amended ta require
low-flow toilet fixtures.
Chaages ta Sectiori 19 (Amendment of Agreement} of DA, p. 19 of
amendmenti:
- This secti~n has been amended to exclude certain future
amendments from appraval by the owner of Lat 7, and
otherwise ta require the app~'oval of the owner of Lot 7
Changes to Sectian 15 of Exhibit D(Requiremen~s af the General
Services [AKA Environmental and Publ.ic UTorks Management]
Department} af DA, p. 19-20 of amendxnent:
- Introductory clause notes that the requirements in exhibit D
are under the jurisdiction of the Department of
Environmental and Public Works Management and the Planning
and Community Development Department
- Thzs section, which relates ta sewage treatment at the site,
has been amended ta permit, but not require the construction
of an on-site treatment facility zf the applicant pays the
generally applicable sewer connection fee plus $.25 per
square foot of general office use constructed. The
amendment alsa establishes that the applicant may utilize
the existing on-site treatment facility at the Sony Music
Campus if the applicant pays a sewer connec~ion fee equal to
10°s of fi.he generally applicable connection fee. Non-affice
uses would be charged the generally applicable sewer
connection fees.
Additions to Exhibit D(Requ~.rements of the General Services {AKA
Environmental and Public Works Management] Department) of DA, p.
20-23 of amendmeat:
- Paragraphs 16 and 17 establish the traftic mitigation
measures required pursuant to the Environmental Impact
Report.
- Paragraph 18 establishes addition.al energy canservatian
4
~" Q ~
requirements, per ~he EIR.
- Paragraph 19 requires compliance with the City Noise and
Construction Haurs ordinanCes, and r~qu~res a construction
mitigation plan.
- Paragraph 2a estab~ishes develapment standards which will
minimize ~ight and glare, per the EIR.
- Paragraph 21 establishes a parks fee of $40a per residential
unit which is constructed on-site.
- Paragraph 22 requires compliance with the Sprinkler
Ordinance.
- Paragraph 23 requires that the applicant make attempts not
to block streets during construction, and that access to the
site be maintained for the Fire Depar~ment during
construc~ion.
- Paragraph 2~ requires that the applicant work w~th the Santa
Monsca Palice Department to anCOrporate teatures which wil~
help minimize the potential for crime at the site.
- Paragraph 25 requires compliance with water conservation
ordinances, including xeriscape requirements, unl~ss the
wa~er being utiliz~d is reclaimed from the site.
- Paragraph 26 requ2res that the pr~perty owner take measures
to encourage recycling by residents and/or workers at the
site.
- Paragraph 27 requires ~hat the property owner demonstrate ta
the Department af Environmental and Public Works Management
that the proposed struc~ures will result in a 10% energy
efficiency increase above Che requ~rements of Title 24 of
the Ca~ifarnia Building Code.
- Paragraph 28 requires a demolition recycling plan, a plan
for recycling of construction waste and a plan for the use
of recycled materials in construct~on.
Sectian 22 {SaZe and Consumption of Alcoholic Beverages) of
amendment, p. 23-24:
- Establishes that the applicant may apply for a Condi~ional
Use Permit to allow alcohol sales in at least three
restaurants, and that a CUP is not required for off-site
sa~e of alcoholic beverages at a supermarket.
Section 23 (Definitions) af amendment, p.24:
S
~. ,. 4 ~
- Clarifies that if a term is not def~ned in the amendment, or
in the original DA, that the definitian in the City's Zoning
Ordinance shall prevail.
Section 24 (Status of Development Agreement3 of amendu~ent, p. 24-
25:
- Establishes that, if there is an inconsistency between the
ariginal DA and the amendment, that the pravision in the
amendrnent shall prevail.
Section 25 {Effects of Amendment on Land Use Regulation) of
amendment, p. 25:
- Establishes that, except as otherwise provided in the
arnendmenC, and exc~pt for technical codes, the development
standards in effect at the tirne of the original execution of
the DA (1987~ shall apply. In addition, references Exhibit
F, 'rCertain Development Standards," which deta~ls such
stan.dards as minimum recycling ~acilities, minimum
residen~ial open space requirements, fence hezghts, minimum
children's play ar~as, senior group housing standards,
mechanical screening standards, allowable pr~jec~ians into
required setbacks, solar energy design standards, sign
standards, allowable outdoor uses, etc
Secti.an 26 {Recording of SecQnd Amendment) Qf amendment, p. 25:
- Requires that the amendment be recorded in ~.he Official
Records of the Caunty of Los Angeles.
Seoti.on 27 {Severability and Invalidity of Particular Provisions~
of amendment, p. 26:
- Provides that if one provision ot the amendment is faund ta
be invalid, the remaining provisions shall continue to be
valid.
Exhibit A-1 and A-2 of a~nendment:
- Legal descrip~.ions of ADP property and ~he property owned by
Santa Mon~.ca Number Seven Associates.
Exhibit B of amendment:
- Revised Zone Diagram.
Exhibit C of ameridment:
- Chapter 9 28 (Inclusionary Housing Program) of the Santa
Monica Municipal Code.
6
•• 45
Exhibit D of amendatent:
- Landscaping standards for Olymp~c/Cloverfield Gateway if
supermarket is constructed
Exhibit E af a~nendment:
- ProcedurES are establ~shed for review by the awner of Lot '7
if the owner of the ADP property applies for any further
amendments
Exhibit F af amendment:
- Establishes certain development standards as noted above in
the description of Sectifln 24 of amendment
f:plan~share\pc\strpt\arbaatt
7
• 4~
ATTACHME~ITT B
~
RECORDING REQUESTED BY
AND WH~N RECORDED MAIL T0:
Pillsbury Madisan & Sutra
725 South Figueroa Street
Suite 1200
Los Angeles, California 9~017
Attn: Thdmas R. Larmare, Esq.
AM1~~lI}I+iENT NUI~IBER TWO
TO DEVELOFMSNT AGREEMENT
This Amendment Number Two to Development Aqreement
("Second Amendment") is entered into as of this day of
("Effective Date"}, by and between THE CITY OF
SANTA M~NICA, a municipal corporation organized and existing
pursuant to the laws of the State of Cal~fornia and the Charter
of the City of Santa Monica (thE "City"), and ARB~RETUM
DEVELQPMENT PARTNERS, L.P., a Caiifornia Limited Par~nership
("AD~"), with reference to the following facts:
A. ADP is the owner of that certain real property
.~ocated in the City of Santa Monica, State af Ca~ifornia, which
is mare particularly described in Exhibit "A--1" to this Second
Amendment (the "ADP Property"}.
B. Santa Monica Num}aer Seven Associates, L.P., a
Delaware Limited Partnership ("S.M. No. 7"}, is the awner of that
certain parce~ of real property ac~jacent to th~ ADP Property
which is more particularly described in Exhibit "A-2" to this
S~cond Amendment ("Lot 7"). (The ADP Property and Lot 7 are
hereinaftex~ collectiv~Iy raferred to as the "Real Property.")
C. The City and a pr~or owner of the Real Praperty,
SoPac Properties, Tnc., a De~aware carparation ~"SoPac"}, ent~red
into a Development Agreement dated as of December 16, 1987 (the
"Original ~evelopment Agreement"), relating to the Real Property,
pursuan~ to California Governrnent Code Section 65864, et seq.,
and Santa Monica Munici.pal Code Sect~on 9800, et seq. (now
Chapter 9.48}. The Original Development Agreement was recorded on
Dacember Z7, 1987, in the Off~czal Records of the County of
Las Angeies as Instrument Numbex 87-1996737. (AIi capitalized
terms not defined herein shall have the meanings given those
terms in the Original Development Agreement.)
D. P~rsuant to the t~rms and canditions af the
~riginal Develapment Agreement, the City approved a plan fo~
developmen~ of the Real Property (the "Project") of up to an
aggregate of 1,0~0,49Q square feet of Floor Area (°Maximum
2069067D O1/04/95--redlined from il/9 P/C
N~ 4 7
Project Floor Area") which zncluded the follawing perm~tted uses
{co~lectively the "Original Permitted Uses"}:
(1) A hotel of not more ~han 270,000 square feet;
(2} Restaurants, including fast food out~ets, of
not mare than 25,000 square feet;
(3) Retail, to serve employees of and vis~tors to
business o~ the Real Property, of not more
than 10,000 square feet;
(4} Health club of not mor~ than 60.000 square
feet;
(5) Medical affice of na~ more than 35,000 square
faet;
(6) Banks and savings and loans of not more than
2Q,000 square feet; and
{7) General commercial office and any similar use
ar any other uses that the Zaning
Administrator deems acceptab~e for the zone
(except for theaters).
E. Prior to the execut~on of the Orig~nal Development
Agreement by the City, the City Council of the City of
Santa Monica {"City Council") (1) duly adopted Ordinance No. 1420
(CCS) on 4ctober 21, 1987, approving the Development Agree~ent,
(2} authorized the City Manager ~o execute the Development
Agreement on behalf af the City, and (3} certified the original
final Envi~anmenta~ Impact Report fox th~ Project.
F. The Original Development Agreement has been
amended, modified or clarified by the fo~lowing documents:
(~} Memorandum of C~arificat~on dated as of
D~cember 16, 1987, between the City and SoPac
("Firs~ Memarandum"}.
(2) Second Memorandum of Clarification dated as
of December 16, 1987, between th~ City, SoPac
and SoPac D~velopment Ca., a California
corporation ("Second Memorandum").
(3) Arnendment Number One to Development Agreement
dated as of December 28, 198$, between the
City and SoPac {"First Amendment"), which was
recorded on January 5, 1989, in the Officiai
Records of the Caun~y of Los Angeles as
Instrument Number 89-15234. {The Orig~.nal
Developm~nt Agreement, as clarified by the
First Memorandum and the Second Memorandum
2069067~ 41/04J95--redlined fra~ if/9 P/C ~ 2-
~a 4$
and as amended and modified by the First
Amendment, is hereinafter sometimes referred
to as the "Development Agreement".}
G. Pursuant to the terms and canditions of the
D~velnpm~nt Agreement, an office bui~ding consisting of 95,000
square feet of Floor Area has been deveZoped on Lot 7(the "Lot 7
BuiZding").
H. The City and ADP mutualiy believe that
(1) There is a significant public need and
benefit to expand the snpply of new
mu~tifamily-~esidential units in the City in
arder to meet current and projected demands
for housi.ng opportunities .in the City and to
enhance the City's jobsfhousing balance.
(2) Mu3tifamily-residential housing should be
added as a perm~tted use on the ADP Praper~y
and the development of such housing should be
encauraged within the overall square footage
parameters for the Project which were
established in the ~c~DeveZapmen~
Agreement.
I. The provisions af this Secand Amendment are
consistent wi.th the City's General Plan far several reasons,
including, withaut limitation, the fo~lowing:
(1} The Original Permitted Uses were consistent
w~th the General Plan at the time the
Original Develogm~nt Agreement was approved
by the C~.ty Caunci~ and rema.in so as of the
date of this Second Amendment.
(2) This Second Amendment would remove the hotel
as one ot the uses now permitted under the
Development Agreement, as amended. Although
not inconsistent w~th the Genera~ Plan,
hotels are not listed as one af the pr~ority
uses for th~ Special Office District.
(3) This Secand Am~ndm~nt would add a General
Market~Grocery as a p~rmitted use up to
50,000 FASF; that square foo~age wou~d not be
available for any other use. The Land Use
and Circulatian El~m~nt of the C~ty's General
Plan {the "LUCE") encourages the development
of new markets and grocery stores,
particularly in ~he eastern and southeastern
portion of the Ci~y. The LUCE recognizes
that the number of supermarkets in the City
has declined. {See pages 29 and 37 of the
20fi96670 ~1~OG/95--redLined frcA 11/9 PJC - 3--
~~ 4 9
LUCE.} Two poiicies in the LUCE speak
directly ta the need for new supermarkets:
Policy 1.7.5 provides that the City should
"[e]ncourage the development af full-service
supermarkets in areas not curren~ly served"
and Policy 1.7.7 encourages "the development
of groceries within a five- to ten-minute
walking distance of areas nat currently
5erved." One of the City's most important
planning policies has been to encourage the
development of a supermarket~grocery store
that would serve the Pico Neighborhood
because of ~he absence of any such stvre in
that area. Although the LUCE seeks ta
channel large-scale office development into
the Special affice District, that po~icy has
been successful~y achieved in large part and
the City does not interpret the LUCE as
precluding the development of ather amportant
uses in that Dis~rict. Far ~xample, under
"Major Land Use Proposals" an page 57, the
LUCE states that the City shou~d "[d]irect
the majority of future affice and retail
growth to the Downtown, the Specia~ Office
District, and Wilshire Boulevard." (Emphasis
added. )
(~) The Second Amendment would also permit
M~~tifamily Residential Housing in the
Project. The LUCE and consistent City
pianning policies encourage the deve~apment
of residential housing in all commercia~
zan~s. On page 78. ~he LUCE states that it
expands "th~ opportunity far residentia~
uses, by making housing an allowable use in
all commercial districts ..." Sec~ian 1.~0
of the LIICE states as an objective of the
General Plan that the Gity should "[e]xpand
the opportunity for residentiai land use
while protecting the scale and character of
existing neighborhoods." One important way
in which to expand residential us~s without
increas~ng the scale of neighborhoods
specificaliy zoned fvr residentia~ use is to
pex~mit housing in commercial zones.
Therefore, Policy ~.2.1 of the LUCE provides
that the City should "[e]ncaurage ~esidential
mixed use of appropriate com~-ercial.ly zaned
parcels" and Policy 1.10.2 states that the
City should "[a]Ilow residential use in a11
commercial districts, with intensity governed
by the app].icable FAR and height standards af
each district." The City has already
implemented this policy thraugh Section
20fi90670 41/04/95--redlined fram 11/9 P/C - 4-
M~ 50
9.04.08.24.Q40(e) which permits multifamily
dwelling units in th~ Special Office District
subject ta the approval of a Conditional IIse
Permi~. The City believes that the ~
i'~ •~~~~ ;. v r rboretnm consists o~ appropriate
cammercza~ly zoned parcels for residential
use because there are no commercial uses
permitted withi.n that distr3ct that are
incompatible with housing and because there
is an existing residential community located
nearby. Aiso, the Second Amendment, by
permitting multifamily residential housing
within the framework a~ the Develapment
Agreement's dens~ty and height limitations,
carries ou~ Policy 1.10.2.
(5} The Second Amendment would alsa permit a
limited amount of Neighborhood Commercial
uses in addit~on ~o th~ market. Th~s
permi~ted use is a].so cansistent with the
LIICE. One of the key findings of the LUCE is
the displacement of neighborhood-serving
commercia~ uses throughout the City,
including in the Pico Neighborhaod. {Se~
page 29.) Consequently, one of the LUCE's
major land use proposals is to "promote
additional neighbarhood commercia3 areas to
s~rve all residents." (Page 57} Objective
1.7 of the LUCE is to "jp]rotect and expand
uses that prov~de for the day-to-day shopping
and service needs af nearby residents. The
City shall e~courage the provision nf
n~ighborhood cammercial serv~ces within
walking distance of all neighborhoods."
(Page 93) Th~ ADP Property is within walking
distance of an existing ~esidenta.al community
east of 26th Street and, if multifamily
residential housing is construct~d on the ADP
Property, neighborhood-serving uses will be
approp~iate in order to serve that housing.
This Second .Amendrnent precludes the
development of these neighbarhood-se~ving
uses (other than the market) until a~ least
lU0 units of residential housing have been
huilt.
(6) The LUCE's goa~ ~o cause large-scale office
developments to be located in the Specia~
Office District has been achieved in Iarge
part through development and complet~on of
MGM Plaza, the Water Garden, Sony Music,
~1a~iona~ Medical Enterprises and other office
projects. Development of residential
housing, markets and other neighborhood-
20690670 O1/04/95--redlined fram ii/9 P/c - 5-
Mp 52
serving uses on the ADP Property, under the
limitations set for~h in this Second
Amendment, is consis~ent with the totality af
the LUCE and with various important Czty
planning policies.
J. For the reasans set forth above~ the City bel~eves
it ta be in the pubZic interest to (i) permit the deveZopment of
a gracery store and additional neighborhood commercial space on
the ADP Property, (ii} permit the development of multi-familp
residential housing on ~he ADP Property, (iii) permit the
replacement of squarE footage previously allocated to ~he hotel
~or mu~t~-family residential use (but for na other uses), and
{iv} permit development of the grocery store and any other uses
permitted by the Development Agreement, as amended hereby, all as
mare specif~cally provided herein.
K. ~n May 21, 1993, ADP filed with the City an
Application to Amend the Development Agreement ("Amendment
App~ication" ) .
L. ADP has paid all necessary costs and fees
associated with the City's processing af the Amendment
Applicatian and this Second Amendment.
M. A Draft Environmental Impact Report was prepared
by Environmental Sciences Associates, Inc. for the City with
respect to the amendments to the Development Agreement contained
in this Seeond Amendment and circulated for public commen~, all
~n compliance wi~h thE California Environmental Quality Act {the
"DEIR"). Comments on the DEIR were received fram ADP and its
representat~~es, members of the public and certain governmental
agencies and a final Envirvnmen~a~ Impact Report z+ras prepared
(the "Final ~IR") and rev~ewed by the Planning Commission and the
C~ty Caunc~l in connectian wxth their review o~ tha.s Second
Am~ndment.
N. The City has complied with all procedures required
by California Government Code Section 65864, et sec~.x and Santa
Monica Municipal Code Sectians 9.48.~10, et seq., regarding thE
procESSing of the Amendment Application and this Second
Amendment, including th~ fallowing:
(1) The Planning Commission held a duly noticed
public hearing on tha Ainendment Application,
this Second Amendment and the Final EIR on
October 19 , 19 9 4.:i~:i .;:. *;:~ ~:•.•~i~c. r•• , :~ ~ f. and
made its wri.tten recommenaation to the City
Council in accordance with Santa Monica
Municipal Code Sectian 9.48.130; and
(2) Pursuant to Section 9.48.150 of
Mona.ca Municipal Code, the City
a duly notic~d public hearing on
the Santa
Council held
the
20594670 D1~04~95-_redLined from 11/4 P/C - 6-
~~ 5 2
Amendment Appl~cation, this Second Amendment
and the ~'inal EIR on ..~~ ••i .~ ;• ':•, I•~'1'~. Upon
completion af ~he public hear~ng anct
consideratian of the recommendation of the
Planning Commission, the Citp Council adapted
an ordinance and related resolutions:
(2)(a} approving this Second Amendment;
(2)(b} finding that this Second Amendment
is consistent with the Genera~ Plan
for the City;
(2)(c) autharizing the City Manager t~o
execute this Secvnd Amendment; and
(2}(d) certifying ~he Final EIR.
NOW, THEREF~RE, in consideration of the covenants and
conditions hereinafter set forth, and far other good and valuable
canszderation, the receipt and suff~ciency of which are hereby
acknowledged, the parties hereto do hereby agree that the
Development Agre~ment shal.l be turther amended in the following
respects, such amendments to be applicable as of the Effective
Date;
1. Section 1 of Devela~ment Agreemen~. The
foilowing def~ned terms shall be added ta the l~st of defined
terms in Sectian ~ of the Develapment Agreement:
(a} "ADP" sha3.1 mean Arboretum Development
Partners, L.P., a California L~mited Partnership, and its
successors-in-znteres-t.
~ ' •+.~ :~r~~. . •;
.~I '!:i ! .. • ' i~ ~ ~: t~~ ~t'1
,•, ., ~ .. ,:~• • ~ i~ ^ . :~ ~
a.,. , ,•,,~'
s ~• ~ .i ~
• ~::~ ' x., i •
.+ i ri . ~: ~ t ~ ~: :• .
~~. .•I ~' '~^'~..~ I
'~.
(c) "General Market~Gracery" shall mean a
supermarket, market or groc~ry such as those supermarkets,
markets or groceries operat~d in the Southern Ca~iforn~a
region by operato~s such as Ralphs, Smiths, Vons, Alpha Beta
and the direct campetitors thereaf consisting of a minimum
size of 35,000 square feet.
(d) ~~Multifamily Residential Hausing" sha11
mean multaple family dwelling units, whether developed or
offered for ~ental or ownership~ including without
~imitation, apartments, condominiums, town hames and stock
coaperatives. A unit sha~l be considered as a residential
dwelling unit despite the fact ~hat the occupant of the unit
utilizes the unit for the purposa of such accupant's
employment as well as for a dw~lling una.t and th~ use of
such unit for su~h ~rrtploymen~ purposes is hereby
20fi9067Q O1/D4/95--redLined fro~ 11/9 PfC ~~] - ~~
w - ~J ~
specifically permitted without the occupant being required
to abtain a Home Occupation Permit under Part 9.~4.20.04 of
the Santa Monica Municipal Code or any successar ordinance;
provided, however, that if no Home Occupation Permit is
obtained by such occupant, al~ Floor Area in such unit
utilized ~or commezcial purposes shall be classified as
com~-ercial space hereunder and sha11 count against ~he tota~
commercial Floor Area permit~ed under ~his Agreament; only
that portion ot such unit actually utilized for living space
shall be classified as residential Floor Area. The amount
of Floor Area utilized as cammercial space in any
residen~ial unit far which no Ho~e Occupation Permit has
been issued by th~ City shall be included in any report
required by the City under Sectian 18 of the Development
Agreement.
{e) "Neighborhood Commercial Uses"' shal~ m~an
commercial uses that provide convenience goods and services
far which people generally do not comparison shop, that ar~
bought fairly frequently, and tha~ cater to the dai~y needs
of nearby residents, bu~ shall be limited to (il General
Market/Grocery, fii} drucx stores not to exceed .~,t:~.~• ;,~~u
:~~ • ~ : . I I ',~ ~; . . •3 .r '~ :1~: •: ^• , ' I~•.~ ~ . ~^
, .~ ~ii:..:'i ~. 'J .~ .:•:: 1 a.:- ~ a ! ~..~i a~ 1 " ~:' ::i 1. ~ a . . , ~ • ~ . ~ .!i
+ , ~. ~
. ~~F r.iti~ L: .ir .a tiaR.M ~ ~• r ~I- ~ tia ,S'~r• •i.. :' a.~~ t ^ ~i .~~ ..
4'. "*'~!~. ~ .:11 ~111 :.~1 ~:.!' : ~. ~: ~ "ri ~i~ . .~. ~~.~ . y ~: ~ :.w ....R1~ ~ . ~. • ~ '~
~• ; ' : 1:~ •' :~. ~ , anct { iii ) ~he tal.lowing ne~gnborhaocx-serv~.rig
~ses not exceeding 10,000 square feet af Floor Area for each
5uch use: Specialty Food Stores, hard~raxe stores, plant
nurseries, video rental stores, shoe repair shops, cleaners,
laundrornats, tailor~dressmakers, travel agen~s, photocopy
and tacsimile transmission stare~, electronic goods stores,
music retailers, spo~ting gaods retailers and repair shops
(other than automobile repair shops}.
(f) "Specialty Foad Stox~e" shail mean all stores
tahich sel~ food primarily ~or off-premises consumption,
except for Gen~ral Market~Grocery space and fa~t-food
outlets.
2. Section 9(b} of Development Ayreement. A~tached
to this Secand Amendment as Exhibit B is a n~w Zone L7iagram {the
"Revised Zone Diagram") replacing the Zone Diagram attached as
Exhibit B to the Original Develapment Agreement. A11 provisions
of Section 9(b) af the Develapment Agreement shall be deemed to
refer t0 the Revised Zone Diagran~, GliLG~JI. i.ain~ ~n j ~iic i~cvi~cil
"-~- ^'- ---'~- '--- r' ---~~---- ~L__ r _ .L. _~~
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20640670 O1/Ok/95--redlir.ed from 11/4 PfC
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3. Section 9~c) of DevelopmEn~ Agreement. Section
9(c) of the Development Agreement is hereby amended ta read in
fu1l as fo~lQws:
"{c) Maximum Site Coverage. The aggregata
square foatage of the at-grade footprints of all
buildings in the Project shall not exceed fifty percent
20690G70 O1/04/95--redL~ned frovc li/9 P/C --9 -
M~ 55
(50~) of the total square footage of the Real Property
{i.e., shall not exceed 2$1,214 square feet)."
~' ~5.: l: •~.~.. ti~~{' i , •' • ^ :.. i :: : C i~. ~ , ~~L. . . ~... J [ {' ~ ti ~ ~:~~'
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5. Section 9(f}(i) of Development Ac~reement. Section
9(f)(i) of the D~velopment Agreement is hereby amended to read in
full as follaws:
"(i) The required number of parking space~ to be
pravided in connection w~th the Project shali be d~termined
as foilows:
(x) Except as provided in (z) below, ADP
sha].]. provide the n~mber of parking spaces req~ired by
the City's generally applicable zoning ordinances in
effec~ on the date hereaf for all Neighborhaod
Commercia~ Uses {including General Market~Grocery) and
Mu~tifamily Residential HQUSing on the ADP Prop~rty;
(y) For all other permitted uses, the number
of parkinq spaces calculated under ~xhibit C ta the
Developmen~ Agreement shaZl be appli.cable (except as
provided in (z) below and except for the hatel use
which has been deleted from the list of pern~itted
uses}; and
(zj ADP shall be entitl~d to establish a new
shared-use parking farmula to include Neighborhood
Commerc~al Uses {including General Market~Grocery) and
Multifamily Residential Housing with the approval of
the Planning Commission or the City Council on appeal
so long as such new formula does not increase ~he
number o~ parking spaces which wQU].d be required to be
provid~d on Lot 7 . "
2069067D O1/04/95--redlined from 11/4 P/C - 1 ~^
~'~ 5 6
b. Section 9(g)(i} of Development Agreement.
{a} Maximum FASF Computations. Section 9(g)(i}
of the Develapment Ag~eement is hereby amend~d to read in
full as to~iaws:
"(i} The Real Property is hereby appro~ed far the
following uses:
Use FASF Not ~a Exceed
~ GeneraZ Market/Grocery 50,~00
= Neighbarhood Commercial Uses 70,000
other than General Market~Grocery
• Health C1ub 60,000
• Medieal Office 35~OOU
• Banks and savings and loans 20,000
• Restaurants (including fast 25,000
food but no~ including
cafeterias and dining raoms,
desig~ed to primarily ~e~ve
the employees of a single tenant
and not open to the general
public and not includ~ng General
Market~Grocery)
• General Cammercial Office (inc~uding 720,490 Iess the
cafe~erias and dining rooms FASF for uses oth~r
designed to primarily serve the than General MarkEt~
employees of a single tenant and Grocery and Mu~ti-
not open to th~ general public) Family Residential
and any similar use determined by
the Zoning Administrator ta be
no~ mare disturbing or disruptive
than any specifically permitted
use except that theatre use shall
nat be permitted
• Retail {oth~r than Neighborhood 10,000
Commercial} to serve primarily
emp~oyees of, or visitors to,
businesses ~ocated on the Real
Property
• Multi-Family Residential 990,490
Housing less the FASF
utilized for all
ather uses
20690fi7p O1/04/95--re3lined from 11/9 P/C -~ 1-
~ ~ ~ ~
(b) Permitted Uses:
{i} Ali of the uses identified in
Section (a) herein shail be deemed permitted uses
up to the maximum FASF designated in Sectian (a}
herein; provided, however, that (x} the City and
ADP acknow~edge that a commercial office building
cansisting of 95,004 ~ASF has been developed an
Lat 7 and, therefore, as of the date of this
Second Amendmen~, the remaining maximum permitted
FASF far General Coinmercial Office (and similar
uses determined by the Zoning Administratvr to be
not more disturbing or disruptive than any
specifically permitted use) is 625,~9Q Iess the
FASF for uses other than Multifamily Residential
Housing (but subject to the overall Iimitation af
1,040,490 FASF on the Real Property), and the
rEmaining maximum permitted FASF far Multifamily
Residential Housing is 895,49~ less the FASF
utilized for all other uses, {y} the City and ADP
agree that the 50,000 FASF allocated for General
Market~Gracery use cannat be used for any other
purpose, and (z} no Neighborhood Commercial Uses
other than General Market/Grocery shall be
permitted unless at least 100 units of Multi-
Family Residentia~ Housing have been develaped on
th~ Property.
(~ij Effective with this Second
Am~ndment a hotel sha11 na langer be a pe~mit~ed
use for the ADP Property and all references to the
hotel or hatel bu~lding contained in thE
Development Agreement shall be deleted.
{i~i} Except as specifica~ly provided in
the Development Agreement, as amended by this
Second Amendment, no conditional use permit or
other discretionary permits shall be required in
connectian with the use af th~ ADP Praperty or any
por~ion thereof ~or any of the permitted uses in
Sectian {a} her~in including, without limitation,
Multifamily Residential Housing, whether owner or
rental in nature.
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20b90670 Oi/04/95--redliced fram I1/9 P~C - 1 2-
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8. Section 9(i) of the Develo~ament Ac~reement.
Subsection (ii) of Section 9{i) of the Develapment
Agreement shail be amended to read in full as follows:
"(ii) On Cloverfield Bouievard there shall
be no more than one Access Point, which shall be fo~
20690670 O1/04/95--red~ined fro~ 11/9 P/C - 1 3- ~~
M ~
access exclusively to and from po~tions of the Project
utilized for Multifamily Residential Housing and
Neighborhood Commercial Uses, including General
Market~Grocery. Thi~ Access Point shall be right-turn
in and right-turn out only; ~ravided, however, that the
Access Point may also include ieft-turns into and out
of the Project with the approval of the City's Parking
and Tra~fie Engineer and on such conditions as such
Engineer may require."
9. Section 9(1) of the QeveloPment Agreement. The
fallowing sentence is hereby added to ~he end of Sec~ion
9{i}{viii) of the Development Agreement:
"In addition to the f~regoing, if the application
includes either Multifamily Residential Housing or
Neighborhood Commercial Use~ or if Multifamily
Residential Housincr or Neiqhborhood Commercial Use
, • . • , ' . ~ . . . Y • ' • ~ • ~ . , has already been
approvect tor tne AllY Yropexty, then the Planning
Commisszon, ar the City Council on appeal, shall be
required to make the ~o].~owing additianal f~ndings in
connection with any such application: ~he placement af
each use on the ADP Pro~ertv is comnatible with, and
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20690670 O1/04/95--redlined from 11/9 P~C
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1~. Section 12(a) of the Develapment Ac~reement.
Section 12(a} o~ ~he Dev~lapment Agreemen~ is hereby amended to
read in full as follows:
"12. Mitic~ation Fees.
(a} Housinc~ and Parks Fee. Property
Dwner shall pay to the C~ty a housing and parks
mitigation fee ("Housing and Parks Fee") in an
amount computed by adding (a) $2.25 multiplied by
the first I5,OQ0 squar~ feet of net rentable Floor
A~ea utilized for medical or cammercial affice
space, plus (b} $5.00 multiplied by the amount of
net rentable floor area for such office space
above 15,000 square feet (except tha~ the fee
compu~ed at the rate of $2.25 per square foot
shal.l apply onl.y to the first ~5,OQ0 square feet
af inedical or co~nmercial. office space ~n the
Project). Th~ amaunt of each portion af the
Housing and Parks Fee due pursuant to this
Sectian 12(a} shall be adjusted from ~he date of
the execution of this Agreement (December 1987) to
th~ manth immediately preceding the date of
payment based upon the intervening changes in the
Consumer Pr~ce Index for all consumer products for
the Los Angeles~Long Seach Metropolitan Ar~a. Th2
amount of the Housing and Parks Fee due for any
building of the Praject shall be based upon the
amount of net rentable Flaar Area of inedical or
commercial affice space included w~thin the
approved building permit far the build~ng. Upon
the issuance of each huild~ng permit, Proper~y
Owner shall prompt~y pay the Housing and Parks Fee
due thereon. Noth~ng in this Section 12 shall
require payment of a mitigatian €ee as a condition
for the issuance af a building pe~mit for the
restoration of anp building on the Real Property
pursuant to Section 9{g)(vi) hereaf. Housing and
Parks Fees pa~d under this Agreement shall be
allocated by the City in accordance with, and in
full satisfact.ion of, Ordinance Number 13b7 (CCS),
2Q690670 O1/04J9~--redliued fcam 11/9 P/C -~ rj -
M~ s~
as it may be amended from time to time, except
that ta the extent the fee payable hereunder is
allocated for park space, it shall be ~tilized
solely for the acquisition and development of land
for new parks or expansian of existing parks,
including expenses related thereto, and shall not
be used for capital improvements, maintenance or
other purposes. The Housing and Parks Fee sha21
not apply to any uses except medical and
commercial offices. All other uses sha11 be
exempt from the Housing and Parks Fee including,
without limitatian, Neighborhood Commercial Uses,
General Market~Grocery, Health Club, Banks and
Savings and Loans, Restaurants, and Multifamily
Residential Housing.
12. Sections 12(c} and 12(d) of Development
Agre~ment. The fallowing new Sections 12(c) and 12(d} ara hereby
added to the Development Agreement.
"{c} Affordable Housin~.
(i} The pravisions af Chapter 9.2$ of the Santa
Monica Municipal Code, as in effect on the date hereof,
a copy af which is attached hereto as ~xhibit C, shall
apply to the Project in the event ADP elects to develop
Multifamily Residential Housing; ~rovided, however,
that ADP shall be entitled to pay the in-lieu fee
calculated in accordance with Section 9.2$.070 (the
"Affordable Housing Fee°} in lieu of providing units
affordable to low-incame hausehoids irrespectiv~ of the
number of market rate units included in the Project and
ADP shall provide the reguired nurnb~r af units
affordable to moderate income hauseholds on site,
{ii) Notwithstanding the faregoing, ~f at th~ tima
ADP applies for a bui~ding permit for Multifamily
Residential Housing, the affordable hausing obl~gations
which are then applicable to projacts of s~milar si~e
have changed, ADP shall have the option to comply with
those changed obligatians or with the requirements of
Sectian 12(c)(i} above.
"(d) Credi~s Aqainst Housing and Parks Fee
and Affa~dabZe Ha~sin~ Fee.
Upon execution of the Development
Agreement, ADP's predecessor-an-interest paid to the
City the sum af $2,200,000. The Ci~y and ADP mutually
agree that this sum constitutes an initial advance
payment by ADP of the Housing and Parks Fee and
Affordable Housing Fee pursuant to Sections 12{a) and
12{c), respectively. Accordingly, in calculating the
amaunt of Housing and Parks Fee and~or Affordable
20690fi70 D1/04/95--redlined from 11/9 P/C - 1~-
M~ 62
Housing Fee ta be paid under Sections 12(a) and 12(c},
Property Owner shall be entitled to a dollar-for-dallar
cred~t in the amount of such advance payrnent."
13.
Section 13(a)
its entirety.
14.
hereby a
Section
of the D~
Section
Section
mended to
13(a~ of ~he
avelopment Ag:
13(b) of ~he
I3 (b) of the
read in ~ull
Development Agreement.
reement is hereby deleted in
Development Agreement.
Development Agreement is
as fo~lows:
"(bj Open Space. The areas
designated on the Zon~ Diagram as 'Colorado~
Twentieth Plaza', 'Colorado/Cloverfield
P1aza' and 'Olympic~Cloverfield Gateway'
shall be developed and used for public
viewshed purposes (the 'Op~n Space'). The
Open Space shail consist of an aggregate of
at least 40,Q00 square feet. The
Colorado~Claverfield Plaza shall have a
minimum of 3.000 square feet of Open Space.
The Olympic~C~averfield Gat~way shall contain
at least 25,000 square feet of Op~n Space.
If the Project includes a Genera~
Market~Grocery, such requirement shall be
satisfi~d by the development and landscaping
of the OlympicfC~overfie.~d Gateway i~
accordance with ~he standards set forth on
Exhibit p attached hereto, and ADP shal.~
cooperate with all surraunding property
owners to develop a unifarm landscape and
streetscape theme. The Olympic~Cloverfield
Gateway may, in th~ discretion af ADP,
include a par course for public use, The Open
Spac~ shall at all tzmes remain the property
of Property Owner and shall be maintained by
Property O~aner at ~ts sole cost and expense."
The parties hereby acknowledge and agree that the
Colorado~Twenti~th Plaza has been completed in accordance
with the Development Agreement and consists of 3,543.3
square feet.
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15. Section 14 of the Develo~ment Agreement. The City
a.nd ADP mutually acknow~edge and agree that the provis~Qns in
Sec~tion 14 of the Development Agreement regarding the City's
re~iew and approval of subdivisions and tract map applications
also app~y to any Multifamiiy Residential Housing units which are
developed as candominaums or which are converted to condominiums
pursuant to the Tenant Ownership Rights Charter Amendment
(Article XX of the City Chart~r} or any other subsequentiy
enacted ].aw authorizing conversion of rental uni.ts to
condominiums or other torms af ownership hausing.
17 . Sec~ion 15 ( e~ of the De~re~.apment At~reement . The
fourth sentence in Section 15(e} af the Development Agre~ment is
hereby mndified to read in its entirety as fo~lows: "All toilet
fixtures shall be "law-flow."
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20. Section 15 of Exhibit D to the DeveloPment
Agreement. Sectian 15 of Exhibit D to the Original Development
Agreement is hereby amended to delete all ot such Section except
for the first and last paragraphs, as they relate to the ADP
Property; such Section shall remain in full force and effect with
respect to Lot 7. In additian, AaP shall pay the City's
ganerally applicable s~wer connection fee ~or all new
construction an thE ADP Property, subject to the following:
2069067Q 0!/04/95--redlined from 11/9 P/C - ~ ~ - ~ ~ ~ ~
(a} to the extent wastewater from Floor Area of
such new construc~ion is treated at an on-site sewage
treatm~nt system and recirculated for use in
Iandscaping, decorative water features and~ar flushing
of toilets and urinals (in each case, whether an-site
or aff-sxte}, ADP shall pay a sewer connection fee of
ten pereent (10$) of the generally applicable sewer
connection fee for such Floor Area;
(b} to the extent wastewater trom Floor Area in
new canstruction of the ADP Pxoperty used far
Multifamily Residential Housing (wheth~r or not used
far commercial purposes), Neighborhood Commercial or
other uses ather than General Commercial Office is not
treated at an on-site sewage treatment system, ADP
shall pay the generally applicable sewer cannection fee
for such Floor Area; and
(c) ta the extent wastewater from Floar Area in
new construct~on an the ADP Property used for Genera~.
Commercial Office is not treated at an on-site sewage
tzeatmen~ system, ADP shali pay the g~nerally
appiicable sewer connectian fee for such Floor Area
plus twenty-five cents ($.25} per square fo~t of such
Floor Area.
21. New Paragraphs to be Added to Exhibit D. The
followincr new paraqraphs shall be added to ExhYbit D to the
~ . .i I I • • , .~ ~~~ .. ~ i~ • . . .
I•~ .~ :' ' { . • ••ti i ~.., ,. ~,i i .. , - . . . , .
. . ~... :' I . .~ ' ..': '~. i . ~ . • Y ' ~ ' ... . ~ .
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"16. Unless the ADP P~operty is developed in
accordance with either "Scheme B" or "Scheme C," as
described in the Final EIR relating to Amendment Number Two,
ar w~.th uses which fall entirely within those permitted
under the Development Agreement without r~gard to Amendment
Number Two, ADP sha~.l provide tunding in an amount not to
exceed $75,000 for the design and installation of updated
intersection signal equipment as part of the City's
centralized computer signal con~rol system for the
intersection of 20th Street and Broadway. This will include
a new signal controlier, new signal po].es~ mast arms, signal
heads and interconnect as determined appx~opriate by the
City's Traffic and Parking Engineer. Notwithstanding the
foregoing however, ADP shall, at any tim~ after the
Effective Da~e, be entitled to request preparatian af
additional environmental analyses, at ADP's expense, to
determine whether a proposed development scenario which
differs from a deve].opment scenario which was studied in the
Env~ronmentai Impact Reports prepared for the Project wau~d.
in fact, create a significant environmental impact on this
intersection when compared to the impact which would have
zo69a6~o 01/04/95--=edlined from 11/9 P/C - 2 O- M~ ~ s
been created by the uses permitted in the Development
Agreemen~ and identif~ed in the Final EIR relating to
Amendment Number Two as the "existing Developmen~
Agreement." If ADP makes such request and submits the
nacessary tunds to pay for such additional enviranFnental
ana~.yses, the City shall cause such add~tional enviror~mental
analyses to be prepared and circulat~d for public commen~ to
the extent reguixed under the California Environ.m~n~aJ.
Quality Act. ~f such additional environmental analyses ar~
prepared, they shall be presented to the Planning Cammission
for review and ApP sha~l be required to mi~igate those
signif~cant adverse environmental impacts, if any, which the
Planning Commission, or the City Council on appeal~ finds
are projected to result fram such propased deve~opment
scenario which wau~d not be projected to have resulted from
the "existing Develapment Agr~ement."
"17. ADP shall pay any additional cost wh~.ch might
be required in order to make permanent the temporary
westbound left turn lane at Centinela Avenue and Colorado
Stireet.
"18. Exterior walls and rodfs shall be fa.nished
with light-colored materials with high emissivity
characterist~cs ta reduce cooling ~aads. Interior walls
shal~ b~ finished with light-colored material.s, except where
dark coZors ar~ preferabZe for aesthetac effect, to ref~ect
more l~ght and thus increase lighting effic~ency. A
performance check of the installed space conditioning sha~l
be completed by the developer/installer prior to issuance of
a cert~ficate of occupancy to ensure that en~rgy-efficiency
measu.res incorporated into the project operate as designed.
Heat-reflective draperies o~ other coverings shall be
ins~alled on appropriate expasures. Bui.l.t-~n appli.ances,
refrigeratars and space-conditioning ~quipment shall exceed
the zninimum efficiency ievels mandated in the California
Code of R~gulations. ADP shall consult with the Southern
Californ~a Edison Company and the Sauthern California Gas
Company regarding any other f~asible ene~gy conservation
measures that could be incorporated inta the de~ign of the
Project.
"19. AbP shall comply with the app~icable
provisions of Noise Ordinance No. 1638 (CCS} of the Santa
M~nica Municipal Code and with the City of Santa Monica
Construct~.on Houxs Ordinance. ADP shail. enter inta a
construction mitigation plan Wi~~'1 the City ~.n accordance
with custamary City policies.
"20. To minimize excessive l~ght and glare,
building Qxteriors shal~ utilize low reflectance materials.
Mirrored glass and other highly reflective build~ng
materials shall not be utilized on the exterior of
buildings. AlI outdaor lighting other than identification
2064~570 O1/04/95--~edLined £rom 11/9 P/C --2 1-
M~- 67
signage shaZl be directed from the perimeter o~ the property
toward buildings and parking areas utilizing cut-off
fixtures to preven~ nigh~time il~uminatian to spilZ onto
adjacent properties and resident~al uses on-site. Exter~or
building courts and corridor illumina~ion shall be designed
ta minimize intrusive glare on adjacent land uses. Low
le~el security l~ghts shall be used along driveway
entrances. Plant materials, shade structures and other
architectural design features shall be used, where
apprapriate, to dec~ease reflect~vity of hardscape and light
and glare toward adjacent land uses.
"21. The project shall pay to the City $400 per
dwelling uni~ to be used far the acquisit~on, improvement,
and expansi~n of public parks, playground and~or recreation
facilities.
"22. The proposed pro~ect shall comp~y with
Ordinance 1506 (CCS), the Sprinkler Ordinance, to ensure
adequate fire prevention in non-residential structures.
"23. Attempts shall be made not to obstruct any of
the surraunding streets during the construction period. A~1
construction equ~pment and materia~s shalZ be kept an the
project site to avoid obstruction of traffic circulation,
especially during traffic peak hours. As required by the
Ci~y of Santa Mon~ca Fire Department, access for fire
equipment shall be maintained during construction.
"24. ADP shal~ wark with the Police and F~re
Departments of the City on building~complex design to assist
with emergency access to the site and on facility design in
terms of "target hardening" against crim~nal activity far
both residential and c~mmercial design. Entryways,
elevators, ~obbies and parking areas shall be wel~-
illuminated and designed with minimum dead space to
Eliminate areas of cancealment.
"25. ~he Project shall comply with the City's No
Water Waste Ord~nance (No. 1527) and Ordinance No. 1513, to
the ex~ent such ordinances are applicable ta projects af
comparable type and size. Effic~ent ~rrigation systems
shall be installed to minimize runoff and evaporation and
maximize the propartion of water availab~e for use by plant
materials in landscaped areas. Wat~r conserving iandscaping
utilizing drip irrigation and appropriate mulching to retain
sail moisture to the soil shall be used in all common areas
and encouraged elsewhere within the Project. If available
to the ADP Property, reclaimed water shall be utilized as a
source to irrigate Zarge landscaped areas. Drought-
tolerant, low water consuming plant varieties sha11 be used
on site to reduce irrigation water consumptian. None of the
foregoing shall be applicab~e to the extent that ADP
20690670 O1/04/9S--redlined #rom 11/9 P/C - 2 2-
M~ 6$
utiiizes the existing water treatment plant located on the
Property ta obtain water for irrigation.
"26. Tnformation shail be provided ~o residents
and employees of the pxoject on the ADP Praperty about the
recyc~ing services ~n the area. Buy back centers and
possible mar~ets for recyclables in the area shall be
ident~fied. Recycling glass, metal, paper~ cardhoard and
other materials to the maximum extent feasible shal~ be
suggested to residents and business. Adequate space sha11
be provided per current City specitications for on-site
trash and recyclable col~ection~separation.
, .
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22. Sale and Cansum~tion of Alcoholic Beverac~es.
{a) On-Sale in Restaurants. The City hereby
agrees that on-site sale and consumption of alcoholic
beveraqes shall be permitted in up to three restaurant~
located in the Project, except thase restaurants where
tak~-aut servic~ is primary. Separate condit~onal use
permits (CUPs) shall be required for a11 on-site sale and
cansumption o~ alcaholic beverages, such CUPs ta be issued
or denied pursuant to standards then being applied by the
Ci-ty wi~h xespect to on-site sale and consumption a~
20690b70 O1/04/95--redlined fxam il/9 P/C - 2 3-
Mi 69
alcoholic beverages genera~ly except that the City shall not
deny CUPs for up to three outl~ts on the Real Property on
the basis of the concentration of such ~utlets in the area
in which the Real Property ~s located. Nothing in this
Section 15(a) shall preclude Praperty Owner from applying
for conditional use p~rmits for additional outlets selling
a~coholic beverages for cansumption on site and such permit
applications shaiZ he consadered by the City under the
conditions qenerally applicable throughout the City at that
tim~, including those reiating to concentration.
(b) Off-Sa1E in General Market~Grocar~r Spac~.
The City hereby agrees tha~ a separate conditional use
permit (CUP} is not required for the off-sit~ sale and
consumption of a~cohaiic beverages in the General
Market/Grocery and ADP agrees that the aggregate amount of
linear shelf space devoted to a~coholic beverages wil~ not
exc~ed 950 fe~t~ and that fortified wine will not be sold
far o€f-site consumption. Nothing in this Section {b) shall
preclude Property Owner from applying for conditianal us~
permits for additional outlets se~ling alcoholic beverages
for consumption off site and such germit applications shall
be considered by th~ City under the conditians generally
applicable throughout the City at that t~me; however,
Prope~ty Owner sha11 not be permitted any of such peran~ts as
a mat~er af right.
(c} Alcoholic Bevera~es Defined. For purposes of
this Section, the ~erm "alcoholic bev~rages" shall include,
without limitation, beer, wine, malt beverages and distilled
spirits.
(d) Com~lzance with Other Gav~rnmental
Requirements. Nothing in this Section shall be deemed to
relieve Property Owner from complying with custamary
requirements imposed by the Police Department of the C~ty of
Santa Monica upon locatians where alcoholic beverages are
sold or consumed or from obtaining a license from, and
complying with the requirements of, the Califaznia
Department of Alcoholic Beverage Control ("ABC").
(e) Confircnation of Requir~d CitX Approvals.
Upon written request of ADP, C~ty sha11 confirm in wr~ting
With the Cali~oxnia D~partment of Alcoholic Bev~rage Control
("ABC"} that A~P has obtained alI local approvals necessary
for the saie and consumption af alcoholic beverages as
conte~plated in S~ction5 (a} -(c) herein and that City.
including the Santa Manica Po~ice Department, has no
objections to the ~ssuance of the nec~ssary ABC licenses for
the sale and consumption of alcoholic beverages as
contemplated in Sections (a} - {c} hexein.
2U690fi70 O1/04/45--redlined from 11~9 P/C - 2~-
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{f) Except as expressly provided in this Section,
any salE of alcaholic beverages in the Praject is
prohibited.
(g) Section 9{q)(iii} of the Develapment
Agreement is hereby deleted.
23. D~finitions. The capitalized terms that are used
in this Second Amendment ~hat are specifically defined in this
Second Amendment sha11 be defined as set forth in this Second
Amendment. Capitalized terms that are used but not defined in
this Sec~nd Amendmen~ shall be defined in the same manner as they
were defined in the Development Agreement. Terms us~d in this
Second Amendment which are not defined here~n or in the
Development Agreem~nt, but are defined in the City's Zoning Cade
on the date hereof shall have the meanings given those terms in
such varsion of the Zon~ng Code.
24. Sta~us of Developmen~ Agreement. ~xc~pt as
amended by this Second Amendrnent, the Dene~opment Agr~ement shall
remain ~n full force and effect in accordance with its terms and
conditions. Notwithstanding the foregoing, in the event of any
inconsistency between this Second Amendment and the Development
Agreement, the applicable provisians af thas Second Amendment
sha11 govern as to the ADP Property but the app~.icable provzsions
of the Development Aqreernen~ without regard to this Second
Amendment shall govern as to Lot 7.
25. Effects of Amendment on Lar~d Use Reg~la~ion,
Notwa.thstanding the provisions of Sectian 17(a) of the
Development Aqreement, and as to the ADP Property only, the
fallawing ru~es, regula'~ions and official polic~es ("governing
pravisaons") shall apply:
(a) For ail uses specifically permitted by the
Or~ginal Develflpment Agreement (not includa.ng General
Market/Grocery), the govern~ng provisions shall be those
rules, regulations and official policies governing perm~.tted
uses, density af development, design, improvement and
construction standards and specifications (except for
Technical Codes, as defined below} generally applicabl~ ta
the development of real property for such uses in the
Special ~ffice District, as defined .~n the LUCE, in force on
December 16, 19$7~ excep~ as amended by the Development
Agreement or this Amendment. Tn addition, the governing
provisians shall inc~ude those provisians set forth in
Exhibit ~~E but shall not inclt~de the provisions of Santa
Monica Municipal Code Chapter 7.16.
{b) F'ar Multifamily Residential Housing, General
Market~Grocery uses, and other Neighborhood Commercial Uses,
ADP shall not be required ta comply with the standards sat
forth in the C5 Special Office District pro~isions of the
zoning Ordinance, car the "Project Design and Develogment
20690670 O1/04j95--redLined fro~ li/9 P/C - 2 rj -
Standards" section of the Zoning Ordinance, but shall comply
with those standards set forth in the Development Agre~ment
and this Amendment, and with the provisions set forth in
Exhibit Except with respect to Technical Codes (as
detined elow), ADP shall comply with all other governing
provisions generally applicab~e ta the development of real
property for such uses (including, without li~itation, the
payment of fees) in effect on the date of this Second
Amendment except as spacificalZy amended by the Develapment
Agreement or this A~endment.
{c) Notwi~hstanding the above, all new
const~uction on the ADP Property shall be in compliance with
the provisians of Santa Monica Municipal Code ChaptErs 7.10
and 8.04 and any other construction-related ~echnical codes
adapted by the City and g~nerally applicable to similar
p~ajects developed in the City ("Technical Codes") wh~ch are
in effect at the time of issuance of the building permi~ for
such new construction.
25. Recordin~ of Second Amendment. The parties hereta
shall cause this Second Amendment to be recorded in the ~fficial
Records of the Gaunty of Los Angeles. The cost, if any, of
recording this Second Amendment shall be borne hy ADP.
27. Severability and Invalidity of Particular
Pravis~ons. If any term or provision of this Second Amendment or
the application ther~of to any person or czrcumstances shall, to
any extent, be inva~id o~ unenforceable, the remainder of this
Second Am~ndment, or the applieation of such term or provision to
persons or circumstances other than those ~o which it is held
invalid nr unenfarceable. shall not be affected thereby, and each
other term end provision of this Second Amendment shall be valid
and enforced to the fuliest extent permitted by law.
IN WITNESS WHEREOF, ~he parties hereta have duly ex~cuted
this Agreement as of the day and year first above written.
CITY OF SANTA M~NICA,
a municipal corparation
By:
ATTEST:
City Clerk
APPROVED AS TO FORM:
Marsha Jones Moutrie
City Attorney
John Jalili
Its City Manager
24690670 O1/04/95--redlined #rom 11/9 p~C -~~- ~ w wj ~
r
ARBOR~TUM DEVELQPMENT PARTNERS, LTD.
a California limited partne~ship
By: Arboretum Generai Partners,
Zts General Partner
By: TransAction Financial Corp.
a Calzfarnia Corporation,
Its General Partner
By:
Robert H. Bisno,
Chairman and CEO
By: Swire Prope~ties, Inc.
a California Corporation,
Its General Partner
By:
Stephen H. Swire, President
The forego~ng Amendment Number Two to Development Agreement
~s hereby consented ta by the undersigned.
Dated; , 1995
SANTA MONICA NUMBER SEVEN ASSOCIATES,
L.P., a Delawa~~ l~mi~ed partnership
By: Colorado Place Phas~ T~T, L.P., a
California limited partnership,
General Partner
By: Co~orado Place Phase III, Inc.,
a California corpoxation,
General Partner
By:
Name:
Its:
20690b70 O1/U4/9~--redli~ed fram 11~9 p~C - 2~- »~ ~~
EXHIBIT A-1
LEGAL DESCRIPTION ~F TH~ ADP PROPERTY
ParceZ A: Lots 1 through 6 of Tract No. 49694, in the City of
Santa Monica, as per rnap recorded in Book 1I75 Pages 37
to 40 inclusive of Maps in the Official Records of the
County nf Los Ang~les, State af California.
Parcel S: The Lessee's interest oniy in lease of the real
property below, dated March 12, 1979 be~ween Southern
Pacific Transportation Company as Lessor and Parker
Manufacturing Company as Lessee (Instrument No. 86-
1$4890}, held by SoPac Properties, Inc., (formerly
known as Anaheim Kills Development Corp.} tol~owing
Feb~uary 11, i9$6 assignment by Parker Manufacturing
Company to Anaheim Hills Development Corp. (Instrument
No. 86-184890).
That portion of ~he right-of-way, 100.0 feet wide of
the Southe~n Pacific Railroad Campany in the City of
Santa Manica, Caunty of Las Angeles, State of
California, as recorded in Book 40, Page 282 of de~ds
~n the Office of the County Record~r of said caunty,
d~5cribed as follvws:
Beginning at the in~ersection of the curved
northwesterly line of said right-of-way, 100.0 feet
wide with the curved northwesterly line of the land
described in Pareel 3 of the final ord~r of
Condemnation Na. 496651, filed JnZy 23, 1945 and
enter~d July 24, I945, in judgment Baak 1553, page 27,
Superior Court, records of said State; said las~
mentianed curve being concave southeasterly and hav~ng
a radius of 905.D0 feet; a radial line of sa~d curve to
said intersection bears narth 51 degrees, 34 minut~s,
36 second west thence southwes~erly and continuinq
along said curve 94.25 feet through a centra~ angle of
5 degrees, 58 minutes, 02 seconds ta a point in a
curved line being cancen~ric with and distant
southeasterly 40.00 feet measured radially from, said
northwesterly line af said right-of-way, 100.00 feet
wide; said iast described curve being concave
southeasterly and hav~ng a rad~us of 11,663.40 feet; a
radial line of said curve ta said point bears north 29
degrees, 38 minutes, 43 seconds west; thence
southwesterly 636.65 feet a~ang said concentric curve
through a central angl~ ot 3 degrees, 07 m~nutes, 39
seconds. to the northwesterly Iine of Twentieth Street,
7a.00 feet wide as shown on the Map of Tract Na. 9774
in said City and recorded in Book 140, Pages 64 and 65
af Maps, in the office of the County Recorder of said
20b90670 01/04/45--re3lined from !1/9 P/C
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county; ~hence along said last desc~ibed nartheasterly
line north 44 degrees, 45 minutes, 25 second west,
40.$8 feet ~o its intersection with said curved
northwesterly line of said right-of-way, 100.0 fe~t
wide; said last-mentioned curve being concave
southeasterly and having a radius of 11,703.4D €eet; a
radial line of said curve to said intersection bea~s
north 32 degre~s, 48 minutes, 53 secands west; thence
northeasterly 732.79 feet along said curve, through a
central angle of 3 degrees, 35 minutes, 15 seconds to
the point of beginning.
2Db90670 O1/04/95--redlined fram 11/4 P/C
M~ ~4
EXHIBIT A-2
LEGAL DESCRIPTION OF PROPERTY OWNED BY S.M. NO 7
Lot 7 of Tract No. 49694, in the City of Santa Monica, as
per map recorded in Book 1175 Pages 37 to 40 inclusive of
Maps in the Of~icial Records of the Caunty of Las Angeles,
S~ate of Cali~ornia.
20690b70 O1/04%95--redlined fram 11/9 P/C
rr ~~ ~ 5
c~
N
~AN ~ ~
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'--~~ _~y--.--.~_
3011TF1ERN PAGIFlC-
a~rr-o~ w~r ~
!
R
COLORAO~ AVENl1E ~~
-.~..,,.,_""..~,_Y .,..__ _ .,,,,...., ,~.___... __.,.,.,._,_-___._..~~....._'"_~ . ~~__~~ ..., .,.,__'____,_..... .-_ „_,_
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' _ _ ~" ~_ „ ... ~ ~..~r
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~/ IA50,-•- . ....,-:_. „_~~_.--•~ -_T_-=... - 8254'.~--~~-~~"~_ _ ~~1
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' COLURADO AVENLfE ZQNE COLORADO/CLOVERf•'IELD y
~ 1 OR MORP BU[LDEN45 o ZONE I
NO'PTO E7CCZED 70' N I OR fi ~Rll.DWGS I
7E'FH STREET ZON~ ~,~~ a ~ ~ c I rvor%crEO sa ~ ,.
~R MORE, DULLDINGS ~ I
4 F1.OORS Nnlo C '
'0? TO EXCFID ST
Nore w __ ~89 Z7 _ ~ ~
o ~ t
~ ~~~ I~~ W
y J
~ I~ „? 1LL~ f I~ f; +__~ t [[[ o'
a ~
~ N I O
36' i i i ~ I ...^~ ° 4 t~e~
OLYMP[C HOULEVARp ZflNE OLYMPICICLOVERFIELD ZOIVE - I I ~ u~i ~
i oR Ma~ Huri.niHCS ~ oe e~owe s~n.nwcs i~~ ~ ?
6 F1.OORS 6 FL(~RS ~.~ -- # ~ i
- riar zn Exc~u aa Nor ~+a axc~m ~ ~f J I U
~ -- -_ . H°'a ° W I
`~-. ' a ~ C ~~l ~ I ~
- ~"~ ~~ ~ ` ~L '°' ~ F ~ TTTTI-fTTi1 ~ _~~~
IyQT~'~- -_,,. -_ ~ ar~r ~
f i
~~ --`__._.~ ~~ - ~-
A "Des~gnated Area" ~~ ` ~ ~ . '~` ~ , ~. _~ I
COmID4rC1&t USGS ODI)/ ~_ . -~---y --~~ I
See 5ecuon 9(B? (lu) (x) of D/A) ~~- _-.-~ •~.._ '' __
~._` a..~ ~~~ i
~. ~._.___ _ _ _ . ~ o~Y~w~cB«x.~,-~ri- _.,~,.~ ~ ~
commerc~al usea oalY `- -,-~_ _ ~~=~ - - ~____ '' ~;
Until Novem6er i8,1995 -
(See Secqon 9(g} (w) (y) of D/A)
C
L'OIDIDCIG1Aj USG3 ~~)/
for Colorado Avenue
Grovnd F7oor 5trtet Froatage
{See Sect~on 9(~ (~u} (z) of D/A)
D A SupermarlcGt ~s plauned For
the Olymp~c/Clovertiefd Zone
ff a super~arlcet ~s cleveloped,
rhe maximuw he~ght for the
Zuae w-1.! be 56 fxt,
(.(11.C}f{A!)U/7WCNTIF„'i'I~ Pl,ALA
~_~ _L_ _ `=.- t.~1 +
-_ _, _- ~ I
_`' I
._ 1 . ~' .. ~~t
. ...i ~
~~
THE ARBORE-FLIM .
pEVELOPMENT AGRE~MENT
ZONE DIAGRAM EX~-IlB1T
r
~
EXHIBIT C
CHAPTER 9.28 OF THE SANTA MONICA MUNICIPAL CODE
SEE COPY ATTACH~D
20690670 O1/04/95--redlined fram ii/9 P/C
~ '~ ~ 7
.., i_~
greater detail_ {Prfor coue § 4~11A, added l~}~ Orci No
231CCS, adopted 1QrI0:~0)
9.24.140 New or revtsed eiements
In addition to those efernents previously set forth in
tlvs Chapter, the f~llowing new or revised elernents shafl
be mcluded in the general plan a land use elerrtent, a
c~rculation element, a housEng element, a conservation
elernent, an open space eiement, a se~srnic safety element,
a safery elernent, a no~se eEement, and a sceruc highway
ele~nent, m conformity with Staie requuements Such other
and f~rther eiements, ar amendtnents to the above elements
may be added or made from t~tne to time, to compIywi[h
State requirements {Pnor code § 94I I$, added by Ord
Na ?31CCS, adopted 10/10J50)
9.24 15U GeneraI purposes af the ptan.
In the preparatron of the master plan, the Commiss~on
shal! mal:e careful and cornprehens~ve surE~eys and s[ud~es
of the e~st~n; conduions and proi~ably future growth of
the nunicipa[itv and its en~7rons The p[an shalE be rnade
uyt4~ the gen~raS pur~ose of ~usdu~g and accom~lishing
a coo-~inated, ad~asted, and harmonious develapment of
t~e r~unsciwa~iry w~nich, in acce.dance u~tk~ er.isc:ng an::
fuh,~r~ aeeds, ~ti.ll best prorno~e gu'~]ic health. safe~v, rnora;~
convensence, p~os~~r:ry. o: the Cene:a[ wel~are, as weil
as e€~~nen~~ and economy Lz the nrocess of develop-nent
(Pr.or c~~e § G4i: _ adced ~v Qr~ ti~o 2"s1CCS, adagted
I Oi'10:`=i71 ~
9?+3 164 ado~tion of a master p~an.
Tiie Comm~~~an r:ia}~ ~: erare and adopt all or any pa.-[
of t;~e maste: p:an and r:Za'- recoramend ;uch plans to [he
Cin~ Counc~i f~~ ade~tion as oinc:al plans Be~ore recom-
mending to thz Ciry Cours~i] an~ s~~ch plan, ar any an~end-
rnent tt.ereto, t}:e Plannin~ Commiss~oa shall hold at least
one pu~~fi~ hea~:n„ r,otice of the t~me and placz of khi~h
shall ~e ~_~•~~ b}• ene publ,catie~ in a news~aper ot ~enera'
c+r~ ~~~aon -n ~h~ Cit}• anc c~~ <_~~h otrer a~eans as [ne
CorRr-i~:s~on raa~~ ceera necess~:: The adepuon of the
p~ar o: an}° ~a-t. amendm~nt, or audit:on, sha11 oe b~•
rese[ut~on ca„ied b~' the af[;rmatic~e votes of not less than
a ma~o::ry of al1 of tne members of the Cor:~r,~issian Thz
resolut~on shall refer expressly ta [he maps, de~cript~ve
matter and other matters intenried b~ t~e Camm~ssion
to forr.i the whole or part af ihe plan and the actton tak~:t
sha~! Le recoraed on the a~oa[ed plas- or part t~ereot ~v
the id~nt~h~ng s~~atUre of th~ secretan' af th~ Commission,
and a cop4 af the g',an nr part th~reof shall be cect~fted
to the Gc}• Ccunc,i
Uaon rece.~; eF a certif:ed ~o~~• of t~~ r~aster p~an,
or a~~~ ~art t~tzreof, or ar,:encrn~nt the:et~, as adop[ec
oy [he Plan~i~~ Cor:r~~ssion, [he Gty CDUncil shalt adopt
such pa~[s the~eof as reasanaol~~ r-ia}' be ap~lied to the
dea•ele~ment of [t~e Ciry for a reasonable penad of [~me
ens~ing Such parts shatl there~pon be e.naorsed anc
cernfed as o:ficial p!ans thus adopted for the territan~
cove:e~ and f:ereb~• are ::ec:arzd to be establisited to
conse^•e anc promete tLe puol-e h°al[h, safen~ and general
welFa-e 8eror~ acoot~n~ any s::ch alan or part thereof
_ „
or amendment thereto, the Grr Cour~c°1 saal€ nola at least
one publ~c hearing thereon, notice of the time and place
of which shall be publEShed at least once ~n a newspaper
of generai circulauon ~n the Ciry at [east ten da}^s before
ihe day of such hearuig No change fn or addition to the
master plan or any part thereof, or amendment thereto,
as adopted by the Plannzng Camm~ss~on, shall bc made
by the City Council m adoptmg the same as aa o~ciai
plan until the said pcoposed change or addition shall have
been referred to the Plarinmg Cornm~ss~on far a report
thereon and an attested copy of such report shafl have
been filed with the City Counc~l FaiIure of the Pianning
Commission so to report wzthin forry days, or such longer
penod as may be designated by the City Counc~l, after
such reference, sha11 be deemed to be appro~al of the
proposed change or addiuon (Pnor code ~ 9~li, added
by Ord No 231CCS, adopted 10J10i50}
Chapter 4?8
i~CLUSIOi~~.Rl' HO~5I~G PROGR~tii
Secttnn5
9.25.010 Ftndtngs and purpose
4.28 4«0 Definiuons.
9.28 U30 ~,pphcab~l~ty.
9 28 [~40 ~raject det~elop~nent requirements.
9 28 O~Q 4n-sUe and in-iieu fee options
9.28 UGO 4n-site ~nclusionarp unEt
detelopment requ~rements
9.2~5 Gi0 In-lieu fees far incius~onan•
housing.
9 28 084 Fee ~~aj~ers.
9.?8 090 Density bonus ancf other
incenfirec
9 28 :~~ Pnc~ng requ~rements tor
~nclusioaa~~ units
9 2S 110 E[ig~bil~tr require~ner.t~
9 2& ~?0 Reiation to units required b~` ren[
control board
9 28 130 Deed restnctions
9 28 la0 availab-lity of goternment
subs~dies.
9.28154 ~nfarcement
9.28 160 Relat~on to unifs or fees required
p~rsuant to future oedu-anees
tmplementing program lU of [he
C-it's Haus~ng ~[emenf
a 2$ 1?Q ~nnuaE repart
9 2S Oll; F'indings and purpose
T7e `.tv Council ~~7ds and deciares
(aj The CEtv of 5z:~[a t~lon,ca has a~es~cnsi~~'.ic~~ .o
add:ess .hz needs oI its res~dents and :esi~ents in the
reg:on, trom all soc=al and eco,,omic grou~s, ior dec~nt,
affordabi? houstng. ~}h~le a~ th~ same t~rne main~ain~n~
an ;;co;~om~callv so~rc and heal.h~• environme~c
(o) T~ e Hous~n~ Ei~m~nt ot tf~e Gene~a] Piar• of the
Gr: o: S::nta ti•1on~ca adcFted o~ Jan:~ar~~ ~~ 19~3 pro~~c-
N '• ~ O
9 ~ 010
ed for an mclnsEOnary housu~g prograni to adciress ihe need
for decent and affordable hoas~ng in Program I2
{cj The C~ty Counc~l properly considere~ and adopted
the components of an uzclusionary housin~ program which
~vould ~mplement the goals of Program 12 at its meet~ng
on March 10, 1987
(d) On 7une 2$, 1988, the Gty Co~N rev~sed Proezam
12, adophng Ord3nance Number 1448 (CCSj to ~mpSement
those rev~sions
(e} On May 1, 199~, the Qty Counc~l adopted Ordi-
nance Nnmber 1519 (CCS) oa an x~tenm bas~s, find~ng
that the vast ma~onty of new houszng uruts being con-
structed ir- the Citv of Santa Moruca were not affardable
ta persons of lov~~, moderate, or middle income, that the
current uiclus;onary requuements placed on new housing
develogment were inadequate to atlow~ the City of Santa
I~'Ioncca to pro~~de suffic~ent nwnbers of new hausu~g umts
to persans of loa•, mocerate, or rniddle tncorne, tha~ the
current per square foot ui-lieu fee was u~adequate ro a!kow
the C~ty of 5anta '~1oni~a to ?rot+ide the number Cf unEt~
which ~~ould be oro~7ced if tne inclusionary require-~ents
on n~w housin~ czveiopment were met by pro~~~on of
an-s:te ho;.is~ng uruts, µnd tra: it was necessary to ~mend
the mclusionan' pro~ar.t on ~n intenm b~;~s to allo~~ c~m-
Qleaon oi siud:es to dece~n:n~ tt-e mc~t a~pr~pnate er-site
and in-li~u fee requ~rer.~~nt
(f} On tiovemozr 6, 19a:1, the 4ote:s of the GR• af
Santa hloruca ap~CQv2~ Proposft~on R. addmg Se~t~on
6+0 to the Cit~• Cna:-te~ to reac~ as follows
T'ne Ci~ C,e~ncJ bv t~:dinance shali at a~; •,nes
requLe ~7at not i~cs thar~ thirri per~:.n[ (3fl c? c' al[
m1~t~Tamily-residen[~al housing new1;~ construc~ed in
the Citti~ en an annual ba.is ~s qermznen[Ey affo:~2ile
to ar,d oc~:p~ed b`~ lo•~~ an~ m~czrate ~s_eme
househcids Fc-pu:~ocesa'titis5ec.~cn,"law=r~v~r*ie
ho~~~t-~o.d" :~eans a hc~seholc w_,;, an inco-rz ~o'
ei:,~edin° CL~T'~ pC~~,nt ;c;~~ ) o~ t~e L.os ,~ ~_?'es
Cour[y meCiar i~lcome. ~c~usteG i;~~ i~m3ly s~.e, as
p~s^"s€shed fro~ tyF-se to ttne by t7e Unitec ~t~'es
Departmznt e: Hau~ing and Urba~ Developme ~' and
'moderate ~ncome househeid" m~ans z f~ausehola w~th
an ~ncome not exceed~n; one hundred ~zrcent (1~~~~~~o)
of the Los Angeles County~ med~an incorne, ad~~~ted
by famti[v syae, as ~LbSEShe~ from tim~ to t~me b•: the
Ur,ued States Depa:;men[ o€ Housin; and lirbar De-
4~eloprlent At ;east fift; p~rcent (~0 c? of the ~~~,~•ly
constructed un.rs reqLired ta be permar.en[fy affar~ab~e
by this Secticn s; a~l be affordable to ~nd occu~~ed b~.~
Snw• ,ncvm~ hcLS~holds
(~j On Dzce;n~er 29, 147~U, the C~r~~ e`Santa ~;~r~ca
p;.~6l~sheG no~.ce chat on lanua-~~ 8, 1991, thz City C~~~ncil
.vo;.~ld consicer ~ssues telat: ,_ [o the i.~.plzmen[at:~~~ of
Propos~tton R ~n~~u~~ng~.~hetrer the th~rt}° ~ercent req:~i~e-
ment of Prop~sit~on R could be met ar-stte or ofT ste,
whether an in-I~eu [ee .~~ould be vermiEted, and wnethe:
ttle thirn~percent -pau~reme-~• had to be -ne; on a p-o;ec[
by prc~act ~as~s Tz~s noticP al,o ~rc~~ceo that a' •'~e
IanLarr~ ~, :9g] *-~ee~~n~. tye ; •n~ CoLrc~l ;t~,.i1d cor~~•~zr
d~rectmg staff to Qrepare an ord-nance to unpfemenE
Proposrtion ft.
~h) City Staff prepared a staff raport for the 3anuary
8, 1991, City CaunciE meetmg ~dent~nng the issues that
f~ad to be addressed as part of the implementation of
Propos~t~on R, snggesting a process for obtaimng pubhc
mgut, present~ng G~ty Staff's msaiurion of ~ssues ra-sed
by ~rogostttion R's unplementatfon, and recommending
that staff be duected to prepare ar~ orduiance unplementing
Propositfon R
(~} At its January 8, 1991 mee[mg, the City Council
directed staff to prepare an ardtnance ~mplement~ng
Proposit~on R an~ to return the ordmance to the City
Council on February 26, 1991..
(~) The Santa Montca Planning Commission, as well
as ather groups in the communiry, beEieved the schedule
for tl~e retvm of the ordmance did nat provide opportuni-
t,es for adeqe~ate review of vanous alternative strateg~es
+o; implem~nting Praposihon R
(k) At ~ts meet~ng an ~'ebruar~~ 19, i99f, the C~n~
C.ounc~l derded to reeorssider whether an ard~n~nce shfluld
~e prepared, and schtduled #or its next regu[ar t*~eetin~
a genera] d°scuss~on of Emplement~ng strateg~es
{1) On ~4arcE~ 5, 1991, the C~h~ Council d~rected the
[.~ry Attomev to ~tepare an ordsnance protut~iting the filin¢
ef appl~cauons for market-rate residential hous~ng until
s~ch t~me a~ the C~ty Council adapted an ordLnance irn~te-
^Zenting Praaos~t~an i~ exceptmg from the proh~bitton any
pro~ect in •W~~ECh thim percent of the un~ts corscructed
~n-sEte are a; ailaole ta low and macerate snc~me ~ersers
~ prov~ded ior ~n Proposition R
(r7} Or ti4arch 26, 1991, ~rd~nance '~I~mbe- 1~~~
rCCS) was ~dopted unaos~nE restnctiens on new mule~a~ru~
: olsEng to ensure compl~ance w~~th P-onos~t~on 12 Th;~
~rdinance. M~zs due to eX~,ra o:~ Septesnb~: 26. 1991
(n) ~n ~ or.] ~, 199;, ~,he P1ar~.n:n, Cc•mrr~.ss~on re~1°=w~A~
~~ outluie 4e.e:ooed bv stzif on the~~azs and in~e ~-:at~o~
'~7at woa~c ~e presen+ed ~s part of the anal}•s:s on tne
a'ternatrv~ ~r~lementat~on strate2ies
(a) Qr~ ~e^,tem~er 10. 1991, the Cit~y Co~n~~l aLopte:~
Ordinance ~umber 15~9 (CCS) extendmg the rest. ~ctio~s
c:n new m~~lrfa~nily ho~s.ng to easure ~oma[iance with
P-oposit~or, R, pend~ng tt;e issuance of a staff repo:t on
a rroposed implementation strateg}: under Pro~ositior
~, to ai~aw• pabVic rev-e~ and comr:lent on E~ne staft repo;t,
~r.d to aflo~, qme forpublic hear~ngs before the Plar,nin~
Comm~ssior and Cuv Co~nc~l This o-cirtan~e was due
ic: exp~re on January 1~J, 1992
(~) On September l0, 1491, a reaor~ was ~ssLed '~~• C~t~~
;~aff on the Proposed irralernentat~on StrateC; Under
P~opos~t~er. ~,~' ~ncarpo~a,ed mto ~ Sumnary Repo-t an:
; ~chnicai R~rort ar~ Propos~t~on R
{q) On Oc:ober 16 and October ~5, 1991. the °la~n~nv
~ommiss~or• conducted a pubiic 13eanng on tf~e ~r~posed
a-nplementa~an strate~~, an4 formulated a recomr-~ercanor•
•c the Ciry Council The Plann~ng Commiss~an req~~sted
a n~•o or tf~ree month extension oF the ex~s,in~ mo.a:oriur_
~rd~nanc~ c~n muftifam~iv rec~GenC~l de~~elapmert tc al~a+~~
~~ turther w~~bl~c rev~z~,,~ an~ P[~ ~lfl"1~ Cor:~m•ss;c~~ con_•d
~~at;on
~~r 79
9 2B O10
{r j Q n November 1.9,1991 [he Gty Ca~snc~ condueted
a public heanng on thz staff proposal, and requested that
sEa£f exam~ne additional modeIs and pronde addihonal
mformation to the City Councif.
(s) On November 2b,1991, the City Council adopted
Ordinanc~ Number 1609 (CCS} to ensure that the City
of Santa Mouica wouId comply with Proposition R wh~e
furtf~er studying approaches for song-tezm implementation
of the measure. The ordinance was due to expire on April
14, 1992
(t) On December 3, 1991, thc City CounciI dzrected
the Ciry Attorney to prepare an ordFnance implementing
Proposrtion R wtuch ut~tized an approach requuing the
prov~sion of on-site u~cIusionary units m certazu circum-
stances, and allowing the payrnent of an in-licn fee in ather
c~rcumstances, as set forth below.'Ihe followu-g ordu~arxce
~s necessary to enable the City to meet the requirements
of Proposition R
(u~ Ac.~ord~ng to the 1930 Census, 42 8~'0 of ali Santa
~iomca res~dents are of low or maderate mcome. Approxi-
riately eigf~t thousand five hnndred residents live belaw
the poverty line
(~~) '1'Eie homeless popula~on in the 5anta Moneca area
is esEunated to be between three thousand and five tE~ou-
sand persons
(w) Appra~mately twelYe thousand five hundzed stxry-
five ~ow~er income house~olds are pa}~ng more than oae-
th~d of ch~u incc~me fer hous~ng Over three-quarters of
these are renters ~Vhea the cost of housuig exceeds thirty
percenG ~t k?ecomes a burden, reducing the monev available
fo; other necessary expenses
{aj A~proximately two tho~1sand four hundred house-
holds in t}:e Cir~ live u7 housing that Es overcrowded
{v) T'ne average sales pnce of a two-bedroom,
s.ngle-fam:lr.- hou5e in 1994 r~as five hu~dred twen~+-five
[hausand th.ee tt~.~ndre~..' fifR~ da][ars and a two-bedroom
condormruum averagec tfiree hundred fifiti-one thousand
o:~e hun~ed ~~~t do~i~rs Thz tugh cost of for-sale housuig
_r,dicates ihac the.e are r:o opportun~ties for lower-~ncome
or mode:ate-tncazne households to own hoates in Santa
'~4omca w-~,hout assistance
(z) ~~er twenty percEnt oi Santa I~4oruca's hous~hotds
are headep by senior c.tuens Approximately sixty-five
percent of the sen-nr c~t~en households ase renters In
19$0, sen~or families represerited twenty percent of the
famtlies wztE~ ~ncomES belaw the poverry leve~ and s~xteen
pereent a#' the single-person househo~ds livtng in poverry
in the CEtt~
(aa) The.e is essentially~ no vacant res~denua~ land ~n
Santa Nlonica New construct.on must occur on re~vcled
~arce]s or on marpinal comenerc~al o; ~ndustr~al land ~'v'hen
parcels afe *~c,cled wh~~h pre~~~ousl_v contained affordable
hous~ng, there is often a net lass in the tota! numbe; af
affardat~le f~ousin~ uruts pro~nded, e~en w~th an u~cEusionary
hous~ng requirement
(bb) There ~s ~nadequate federaE and sta[e support
for prograr:is to assist the C~n~ in meeting its affordab~e
housing needs tPnor cade § 9~12(7, amended by Ord No
1519CCS, adopted ~;'I~40, Or~ I~~o 161~CCS § 1, adopted
'~3`9')
SY^
9.2S.Q2Q Defin~tions.
The followuig words or phrases as used in tfus Chapter
shaEl have the folfowing meanings:
Developed Use. A use of iand which includes either
resident~al or commercial structures.
I}we~ling Unit Dne or mare rooms, designer3, oocupied,
or intended for oocupancy as separate li~nng quarteis, with
fulf eaokuig, sieeping, and bathroom fac-1rtie5 far tha
exclusNe use of a smgle househald. Dwelling unit shall
alsa u~clude single raom occuQancy uni~
HUD. The Uruted States Department of Housing and
Urban Development or its succassor.
Inclnsionary Uni~ A ren#al or ownerslup dwelIing unit
as required by th~s Chapter wI~ch ~s affordable by a house-
hold with law or moderate income.
Income EZigibitity. The gross aruiual hausehold uscame
cpr~sideru~g housei~oid size as-d number of dependents,
~ncame of alI wage earners, elder9y or d~sabled fam~Iy
members, and all otner sources of ho~sehold mcome
In-Lieu Fee. A fee paid to the Cit~~ by a deveioper
s~b~ect to tlus Chapter in [ieu of prov~dmg the requiretE
inclusiona.ry un~ts
Nlarket Ftate Uni~. A d`,~e:l~r~g un:t as to tiv~uch the renial
rate or saEes p~ce u nat restrcted by this Chapter
,'~1a~amum AIIoR•able Ren~ A raoathly ~ousing charge
wh~clt does nut exceed t:;li-~; perc~nt of the L.as Angeles
Counry low mcorrke (~r ~he cas~ of a low ~ncome unic} or
a~ed~an tnc~me (:r, the case oG a racderate ~ncomc umt),
adjwted fo~ houseaold s:z~, ~s ~ublu~ed ~er.-~ ~me to time
~v tF~e Ur,~~ed States De~ar~;r,e~: of Hou:u~_ and Urban
Deve[o~rcza~ I7vs charte srail represen[ fi:ll co=-sidera;;on
for housanx servic:.s a::c a:~er:ties as pro~°,ded to r.tarket
rate ~~ellu1~ un!t~ m t~:e ~-o~~.rc, ~net~er o; not ocrupants
of market rate d~~etling L~:ts pzy separate cna:ges for s~ch
serviees an4 ame:ut~es Ho:L:.~~ sen~c,~s an~i c~mmon atea
amemues mcludz. bL[ Fre r.oz iimited to, tE~e folEow,ng
~arlnng, usz aEcnrnr~an :a~i:t:es ~,cludin~ r~ools or Etealtf~
spas, and ~:::lit~es ~: the r;'e~ec: s m3s~e:-mete;~d I~To:r~,th-
standtn~ the foreeo~ng, 1:!iirY c~a:~es for ::s~ of na[urai
;as anc ele~tnc~ry, ta t~z ~xten: ~~divid~al;}` rnetered for
each Lnu .r, tf~e g:a~ec-. :: a~ !~e passzd th~o:.a~h or billec
duect~y to the occi:pants o~ ~.~~~us~onar~~ unis in the pro~ect
~n addinon to ma~amum a~lo~•able rents co~lected f~r those
-nclustonary us~tits
~~l~iodera~e" and "La++~'' Income Levels. ~etermined
penod~cally by tl~~e C~ty b~ed on th~ Uniced States De-
partment of Housing zn~: li:oan DevelaNmen[ (HliD)
estimate of ined~an incor.le in tt~e Las ~.n~eles-Long Beach
Pnmary Metropolitan Stai~s.i;.~l h.rea The two rna~or
incorne categor~es are ' -roderate income" {Sixly-onz
percent to c~ne hundrec F~ercent of the a;ea rled€an) and
'!ow ~ncorne" (six:~~ p~rcent o: ]zss or the area me~'~anl
Fusther ad~;~stmenc shall tie ma~e ~y hausenatd size as
establishwd by the C~n- ~:z Planr~uig Departm°nt shall
make a~•a~la'vle a E~st ot" moder?te anc low ~ncom~ ~e~~els
as ad~usted, which list shull 5e updated penodicafly by the
City and Fi[ed w~th tE~e t.~n~ C:err
hlultifamEif• D~sinct ~,v zanin~ dutnct ~r, w~tch r;~ult~-
fam~IG dwefiing un~[s are a per~•;te:. use
M ~+
~0
~'Q]e~. A res:denaal develflpment or land subd~vision
proposaE for which Ci~}~ perm~ts and approvals are so;:ght
(Pnor code § 9421, amended by Orc~. No. I519CCS, adopi-
ed 5/119Q; prd No 161SCCS § 1, adopted 3I3/92)
9.28.430 Applicabitsty.
(a) Ar~ Fnclusionary requ~rement shail apply to aEI
pro~ects for which a development applicat~on was deemed
complete afzer February 11,1992, uivot~ng new construc-
t-on of twn or more res~dent~al market rate dwclljng un~ts
or candamuuum or cooperat~r•e conversion of twa or more
dwelhng units, or mvolvuig new construcuon of a s~ngle-
family home when ~t ~s replac~ng more than one dwelling
ur~t u~ a mulhfam~ly distnct_ An ~nc~usionary unit requue-
ment shall not, however, appEy to tenant part~c~pating
caRVers~ons governed by the grovisions of the Tenant
Ovanetship Rights Chartez Amendment, Article XX of
the Santa Monica Ciry Cf~arter
(b) A pro~ect not sub~ect to th~s Chapter pursuant to
subdiv~sion (a) of this Sect~o*~ shall be sub~ect ta the
nro«sions of this Chapte: as they existed on the date the
applicaiion for the pro~ect was deerr~ed cea~plete, except
t[~at w~th resaect to any pra~e~t :or w~hic~ ~n appliczt~on
has been fiieci but not appro~~ed at the tune tlus Ch~~~e:
becames e~ectl~e, the a~aliant can elect to ha~~e .~e
pra~nsons of ttus Cha~ter appl}~ to the pro~ect (Pno: code
§ 9YU2, amended by~ Ord Itio 1~~2CGS, adopted 7; 2~+.'94,
Ord ?~so 1b1~CCS § l, adoptec 3?3r92i
9 28 0~0 ProJect developraent requ~rements
{a} Th:s Chaptzr req;.i~res that nat :ess than thm~
percent of the totai numbe: of new dwell~*~g un~[s t~ oe
constructed in anr• ~rosect de<<z[oQed ~~ a~ apgl~ca~:t at
oae 1~cat:on, desi~n~d for aer ~,anenE oc,ci:r~ncy, eYCl~d,ne
am~ densit~~ bonu~ ~~nits to wiu~~, an appiicant is ent~:!ed
un~er Ga:e~.r.~ent C.~~~ 5ecn~r 5591~, s~lf be affe.d=ble
to householc~ oi l~~w-ina^-ze e--~oderate-~ncorne i?~or
code ~ 9~~~, ane ,~ed 'cy O~c '_Vo 151~CCS, aca~~-e~
~~1:9u, Ord ~c I61~CCS § 1. a: opted ~`±;92)
9?8 0=0 On-s~te and ir--lieu fee opt~ons
(a) The requErer,-«nts oi Sec[,on 9 28 0:0 shaEl be ~ttet
by pro~:dmg on-s~te incl~s~ana:3r units raeet:ng the reaa~re-
r.ients o~Sect~an 9 2~ 06~ ~s~ es:'s-er o~ che foSlow~ng ci:c.sm-
stances
(1) The pro~~ct ~s an a s;t~ ior wh~ch na Catego:; C
removal permit was ;ssued ~ncr to Fe~ruary 1$,19~i~ (o;
w~as issued after Februa:y 38, 1992, but appl~ed for p:~or
to Febr~aary 18. I49?), and w•'~=ch the developed use on
Februarti~ 1S, 1992, was multifamily hous~ng and at ':ast
one dwelfing un:t ~vas renteo at ~e4•els afforcable to he~se-
holds of moderate mcome le~•els or ~f ~~acan: an F'ehruz-~~
1~, 1G92, when last -e~t~d
(2) The project invo'~~es th~ con~truct,on of tu•er~~ e:
more mar~:e[ rate dwel6tng u~~,;, excluding any d2nstitv
bonus units to whtch an appl:cant ~s entitled under Gov-
ernmz: t Code 5e~tian b;91 `
{b) The reaui:e-rents of Szction 9 2E C~4J shal] be ~zt
euher ~y pro~~id~ng on-site inc~~~s;onarv an•~[s meetm~ the
req~i~ements of Se~[~an 9 2S C~S~~ or ~v sa[isf~'~ng €h~ ~~-
4 '8 62Q
qw,rements of 9 28 Q70, ~€both of the foltounng circumstanc-
es appIy:
{1) The pro~ect ~s not on a site as descnbed ui subdi-
r~sion (a){1) of ihts Sect~on
(2} The pro~ect mvolves the cor-strvction af less than
twenty mazket rate dweil~ng uruts, exclud~ng any densiry
bonus unsts to which an applicant is entitled under Gov-
ernment Code Secbon 65915
{c) Wheneverinclusionaryunitsaregrondedon-sit~,
such units must compEy vnth the requiremenis of Sect~on
9.28A60.
(d) Whenever the pavment of an in-lieu fee ~s altowed
by th~s Chapter, such payment must camply vv~th the
requuements of 5ection 9 28.Q70
{e) At the t-me of filing an app[icat~on with the City's
PEanrung Department for permLSSFOn to de~elop multifarru~y
market rate dwetling umts, the deveioper sf~al4 specify tF-e
nariber, type, Iocat~on, size and c~nstru~tion schedu3e of
aIl dweIlFng un~ts proposed ta be der•e~oped and sha11
indECate wh~ch of the dweiling units, Ef any, are ~ntended
to satisfy the ~nclusionary housing requiremeats of this
Cha~ter
(~ Once the developer of a p:o~~ct has elected to sa.~sfy
the requ~rer,~ents of t~tis Chapter through the ~ro.~~s»n
of inclus~ona-y usuts on-s.te, ar [~rnugh the payznent of
an ~n-[te~ fee. tuch optior~ :s determ~nauve for the l.ie of
the prolect {Pn~r code § 9424. amer.ded by Orc No
3519CCS, acc~ted ~11r9D, Ord I~o ;615C~S § 1, adoNted
.i;'3;'~ 2)
4~$ 060 ~n-site ~ndusionarv unii
de~~elopment requirements
(a) In deterntlntn~ the num~er ~f tnc[usianary u~~u
requ~red when an-sFt~ uniis are p-ov:ded. arv dec~rtal
fracnon o€0 ~ o: Enore s:~aG be reUndz~ u? to [he r;earest
•~hc1e numb~r
[b} Incli:s~ona;~~ unus shaJi, wh~~eF•e- reasorably ~ ~s~-
ble, ~e ever~l;~ distnbuted throu~Fo~t the pro~ect T}-e
appltcan[ m~~.~ _enuce either the s~ze a: :nteno~ ame~~t;zs
of [he anclusic~an~ units zs ~ong as there are no~ s~gr-if~an~
idenufiable difierences betu~een ~ndus,c~nar~~ ana market
rate dwe9iing un~ts ~~s~ble from the extenor of the dw~ell~ng
un~ts and the size and desi~n oi the dwell~ng unt[s are
~easonably cansistent wsth the r.sarket rate un-ts sn the
pra~e~t, pr~~lced that all dwel[ing ~mts conform to the
requ~rements of the appE~ca~le Suild,ng an~ Housing Coces
Inclusionary units prav~ded shall have at leasc the same
number of bedroems as the average dwelling unit ~n .he
~;o~ect and ~f the floor area of the mclus~onar~~ units is
nct th~ same as the floor a,ea of the r~ar~et ra[e dw•eiling
units at the p;e~eet, each of the mrf::sionan: units ~ha€I
sacis~~ the ic~lewing rnun~m~m tc~al ~oor area, depe~d~ne
~po~ the nu-i~er of b~c,ec;-is ~-ov~de~
4 Sedroom s+~i! Squara ~'eet
1 Bedreasn 6,~~~ Square Feet
2 Becreoms ~;0 5c~are Feet
3 $ed-oorns IC~~Q 5.,::a~e Fee;
4 Bed~ooms l~r~+~ ;~~.:~rz ~ezc
_ ~ w r.
8~
9 ~..q Q6fl
(cj AlI ~nclnsian3cy units uz a pra}~t as a phase of
a pro~ect shali be canstructed concurrentiy v~zth the con-
struction of market rate dwelhng unzts in the pro~ect or
phase of that project.
(d} On-site uzcIusia~ary uruts must be rental units ~n
renta] projects In ownership prolects, mclasionary units
may be eit~er rental units or ownership units. Owners[~~p
usuts shafl cnmply with tequirements conceming sales price,
monthIy pa}~nent, lunited eqarty, and resale restnctions
escabl~shed by resolutron Qf the City Counctl to ensure
that subsequent purchasers are aLso income~val~fied hottse-
holds
(e) If onty vna inc[usionary un~t ~s requued, such un~t
must be afforda6le to law income households. The secoRd
inclusionary un~t pro~ided may be affordabie to moderate
i~tame l~ouseholds, and altematmg thereafter.
(~ Vdnenever ~nclusianary umts are requtired by this
Chapter, the rec;wrement may be sat~sfied at the develope~s
d~scret~on by pro~d~ng one ~iundred percent of the units
in the pro)ect afiordable to moderate mcorrfe households.
pro~ded tE~at alf such unit~ meet the requi~ements oi
suhsections (b) and (d} oI th~s Sect~on, and SecEions
9~ I00, 9 2~ 110 and 9 2~ 130 (Pnor co~e § 94? ~, ad~ec
by Ord No 1~ +SCCS, ado~ted 6/28J88, amendec~ by Ord
'_~fo 1b15C[~.S § 1, adopted 3;3r`921
9.28 Oi0 Tn-lxeu fees for incIusionary
housiag.
(a) ~,'henever this Chapter a[lows the pay-ment o; aa
in-l~eu fee, the required inclusionsry unit nur:l~e- shall
be determuied as folEows 'iumber o€ units ~n tne pro~ec~
{exeludinQ density bonus umts) x 30~c = reqwre~
inclus~onan~ urut munber Tne fi~t inc]us~onan~ Lrut re-
quired sl~all ~e affordable to iow income househalds, an~
the second to rnoderate income ~ouse~~lds Addititinal
mcltsianarv uruts shall alternate between low and moderate
~ncome un:ts .~ny fractEOn of a un~t requ~red sha][ r~o~
be :.ons:darea e~ther a low o: moderate income un~i
r~n in-lteu fee ma}~ be paid only for low' ~n:,o ;le un,i~
requ4ed, and an~~ fract~on of 4 umt requ~ ed Alt moderate
income units required shall be provided on-sitz The [e~
sha11 be d~termined as foliows
(1) For any low income un~t, the in-Iieu fee pa}'rnent
requtred shali equa! the snclusfonary unz[ base pr:ce, as
esta'~fished in subdrvis~on {c) of th~s sect~on
(2) For an_r' fract~on of a unit required, the in-]~eu {ze
shall equal the inclusionarv unit base pnce Umes the
fract~on o[ a unii required
(b} The follaw~ng chart ~[lus~ates the in-lieu f~ paya~le,
the number oF on-site inclus~onary un~ts req~ired, anc
wheLher such i.nits must be affordabSe ta lov.~ or rnoderate
~ncor7e ~e~~els, using, for ~~;UStrative purposes on[y, ar
~nciLSionar~~ un~t base Qnce ~f stxty [ho:tsand dollars
.~~ ~~~
irlQ, Elnits Built Vfoderate Fec
Excluding Densify Inciusionary Units
~onus Oa S~te
2 0 5 36,0~0
3 0 54,b00
~# 0 72,000
5 ~ 90,Ofl0
6 0 108,0{}0
~ I 66,000
8 1 84,000
4 1 102,~~1
10 1 1 ZQ,Q00
(c) For gurposes of ttus Sectton, the u~clus~onary un~t
base pnce shall be establ~shed and ad~usted frorn time to
t~me b} resolurion of the Cits~ Coa~csl based upos~ the east
to the Ciry af subsid~nng the cans~uction of a new res~den-
t~al urut
(d) F~fty perceni af any fee required pursuant Eo th~s
Sechon shall be pa~d pr~or to tf~e issuanLe of a bs~Ed~ng
pernit for the pro~ect The rema:r~ing fif~r~ pe*cen[ shal[
be patd in full ~efore a cert~fcate of occupan~ is ~ssaec
for any unit m the hou;:ng p-o~ect
(e} -;ny fee requ~red by~ ih~s Secuon shal: b~ secLred
bv ex4~:t;an of an ~~rzvocabte ~~ttez of c~ed~t yn €a~~o: of
the City or ather sec~nty ac~,eotable to the Ciry for the
tor~ ar::csnt of the oblieaGon The letter c: cre~.~ or othe:
accea:ah'-e securitysha3l ~e ce~n~e:ed Eo [he Qrr p^or to
the ~~~a1ce of a build:ng per.r~i: [or the hc~_smg devz;op-
men: The letter of ~rec=t o: oL".er secs~tv szai? ~~ ;;,'easec
and -etu:ned [o ttte de~'eio~er ~.-~-meC~a[e]y ~ac- pay~ent
in ful~ of che ui-lteu fee
(i~ ~:7~ payrnent made p::rsu2n[ to [ft~s SeCnon shall
be ceposted in a Rese:ve ~ccaunt ~e23sat: from the
Gene.2l Fund co be used onl~.• f~r deF•e[opnent of low°
~r.come rous~ng
i~) If ar. in-i~eu tea ~s oa~~ 4:~rs~ant to «••s Secu~:~,
such pa.-~ent shali nat be cor.s•dere~: ~;ovis~or, or
incl~;onan• umts fc. ~ura~ses o[ d~te~~~1•r.e wh~~~ie~
the ho:a~ng developr~ent qua:•ti~s t"or a dens;ry oo~us
pu: •aan[ to Govemrnznt Co~e Sect~on 65~:~ {Pnor c..~de
§ 9N26, added by Ord tio 1448CCS, aGOpted b.~28:88.
amended by 4rd I~In 1fi15CCS § 1, adepced ~~3;92)
4 28 080 Fee w~aivers
The Corsdomtn~urt and Coopz:anve Tax ~escn~e~ ~n
Sectio~ 6"6 O10 of the Santa h4~r.ica ?~1ur,~c;pal Code and
the Par'; an~ Recreatian FzciLcies Tax es:abl~shed :n
Cha~ter 6 80 of Article 6 of the Santa ~~fon~ca lfunic~pal
Cec° s'na'f be w~aived fc~ r~cu~*.ed i~~lus~ans^: an~ tor
low ar:: modera[e tncome dwei~inQ ~:n,ts de~•elo;~c by the
C:n~ ~~ its ~es~gnee us~ng in-lies [~e iund~ Ho4~eF•er, an}•
~e.~elope~ µ°ho eEects to par an ~n-lieu [ee shall not be
el~g~ble fe~ anv fee wa~Fer Lnder thss Secror, !P~ior code
§ 9427, zr~ended by O~c ho I~19CCS, adoptec~ Si1r90,
O~d '~0 1615CC5 § 1, acopted 3~~92)
A'+ 8 ~
9.28.494) Density bonus and oiher
inCenhti•es
Pro~ects whtch meet applE:.able requirernents o~ 5cate
law as a result of inc[uslonary units are ent~tled to denscty
bonuses or ather ~centi~es m accordance vnth Ehe p: ovi•
sions of such 3aw. (~nor code § 9428, amended b}° Qrd
No 1519CCS, adapted 5/1190, Ord. No 1615CCS §~,
adopted 313i92}
9.~.100 Yncing requ~rements for
inclusionary units.
The Ciry Council shal[, by resolut,on, on an annual bas~s,
set ma~amum allow~able rents arad nta~umum allov~+able pur-
chase pr~ces for mclusEOaary uruts, ad~usted by the nur~ber
of bedrooms Such ma~amum allowable rents and ma~:mi:m
al[owabie purchase prices shatl be set a[ rates such ~hat
qualified occupants for low uicome uruts ~ay no mare chan
ihirty pe~cer~t of the grvss snont~:ly house~ old mcome far
households earning s~crv percent of the raed~an irco-ne
Qual~fied 4ccupants for moderate incamz units shall -~av
no more than tEurty percer~t of :h~ gross ho~.sehold ~r•~.~rne
for hauseho[ds earning the rnzd~an ince~re (Pr~o~ c~ae
§ 4Y29, amended b} Ord ~c 1 ~ I9CCS. adovtec :~:~0.
Ord ho 1b1~CCS § 1, ado~~ed 3i3r92j
9 28.110 El~g~b~lit~° requ~rements
(2} O~ly iow-:nwme and r:ioeerate-~-~s.^,me hous:'ol:s
s~al~ ~e ei:~~ie to c~c~`up5' or ow~ and o,^.r::p~.' :nclus~::~~~ :
un~ts The C:[y sha'1 deveio~ a[ist oT ~~~~rze-qt:•=i'~~~
hous~ha[ds wh~ch e«•es pnont~' ta gersens •who ha~~e ,°A~
e4~cted pt.usua.7[ to ~.e E1L's A~,. Grnern.-nzr.[ i,oc~e S~.-t~~n
fOCx~, aersons res•~iag ~n San:a '~ion~ca. 3nd ~~rs~r.s
wor~r~a m Santa S~lonica De~°e~ogers sf al1 t~e rec~~~°~u
to select hovstiho.~~.-,. fram [hz Ci~•-adr~~a~sterec I~~ ~`
~RCame-aua~used hoa~~holc:s Tne C:n• snaf ceveieo aw ~~.~-
.strati~•e ~utde[ir.es f,^,r the [enar- and p•.~-~h?se: se`~:'~~;
p*oces;, wh~c7 sha'~ -~c::ire, at a m~mn~m, that c,~,~-r;
FCTi.c:]I 4i t~'~ 1Ri.1'~stonarY G;~"5 'R 3 ~-i;~~CI ~~ ~e~=~C
and o:x~-uo~ed uzti:ir ~LK~' Cr1~'S ~ f'aS:laRC~ `J: :he c~T':i~~[°
of cc.cupan~~ for tne ~:o~ect, o~ sold anc cc~uo~ed w~th~r
or~e h~:ndred rh•en~: da}'s oi ~ss•:~ance of [7~ cert~~ :,ate o;
ocei;pan~• tor [he pro~zct, and that ar.}~ vacan~ie~ ~r,
mcl:isionarv units slnali be teased and o:,ci!-~~ed wi[h~r ~'~~~-Z•
~ays of vacancy, or so~d and occupied u~~~th:n or~e t~un:.-e;
hvent~~ davs of vacanc}.
(b) `I~e follow~r,~ indiv~duzls. bv v~rn:e ~i the~r ~c~~~ ~or,
or relation'sni~. arz i~eligible tc occup~• an inc~usr~~~a~~
~:n,t
(ij All empio}~ees and offic.a;s oI t~e City ot ~a ,~a
h~fon:ca o; ~;s agencies. authe--~ies, or ca-nm~ssior•~ •~ ~;
ha~~~, o}~ the aLtho^t}• ot` the~- po53t~~r, ~elicy-r-~~~ ~~~
authon7~ or cnf]uenc~ afiectirg Citp~ ho~~s~n~ oro~-~-i~
[21 The immeciate reiat.~es, empl,;.ees, o: e.-; ~-
persens ga~n~nR sign~t:can[ ecanom~c bereti: from a c~-~~•
b~siness assoc~ation w,th pub,ic emQloyPPS QC QT~SIiA~~
(3) The ~mmediate ,elatives cf the applicant or e::rer,
incEuding spouse, chi;U:en, paren[s, grandparents, b:otrz~.
s~~ter, Father-;n-lau~, ~ocher-~n-la~4~, son-3n-la~.~, da;:gh•e•- ~-
la~=~, a~nt, uncle, n•°ce, nenhe«~. ~isce:-ir3-la~.. and bre~^,e--
in-l~~t~ (P-ia~ cac° ~~~;~ a~a~~ ~,~• Qrc \•~ 1~~~:.~r~
9 28 ~~ r~
adopted b;z8i88, amer.d~c by Ord tio I615CCS § 1,
adapted 3i3; 92)
9.28.120 Relation to unifs required bt' rent
tontrol board.
Low-xncome and moderate-income c~vs=ellrng uruu deve~!-
ooed as part of a market rate pro~ecc, pursuant to replaee-
ment requi~ernents of the Santa h'~onica Rent Cantrol
Board, shall count towards the satisfaction of this Chapter
~f they otherwtise meet applicable requirements for this
Chapter ~ncluding, but not lunited to, the uicome eti@biliry
requuements of the CteaQter, deed restncUori requirements,
and pncmg requueircents New uic~usEOnac~~ units requued
by the Rent Controi Board whfch meet the standards of
this Chapter shall count towards the sat~sfactEOn of tf~~s
Chapter (Pnor code § 9~+31, added by Ord No 14-~8CCS,
adopted 6/28/88, amended t~y Ord No 1615CCS § 1,
adopted 3f3192)
9.28.I30 Deed restnctians
Pnor to ~ssuance a. ~~uilding cerri~t tor a pro~ect
sunJect to ~:~e requ~rernerts sec fart" » th.s Chapter, ,he
a~plicant shail subrs~;t deed ;es.~sc~~~ns c; othe~ le~al
:ns':urnents ~etr,ng forth t~e abl~Qzt~o-~ of the a~p:~canc
ur,cer th~s Chapt~r fo: C,n` re~~lew a-~c zparo~•al ~~c.".
res:nctions sF~al bz effe:.t~ve f~r the Llznme af [he g~o;ect
(Pnor code § 4432, a~dee bv Ord ~'~ 14~SCCS, a::opcec
6~~5=83, Ymen~ed `o~ Or~ ~a 161~CCS ~ 1, a4•~~te;
., ?~9~)
9 28 140 A~•ailabil~tr' of ~ocernment
subs~dies.
It is the ~rt~nt oE th~s Chapte* tt~at t~¢ :eq~ir~~e-~ts
~o: the incl4sionarv u~i[s sha[l not czpe;~~ u~or~ the a~a~%-
abilit~• of Fe::e~wl or Stzte Fous~ng ~u~s~~~es Th~; Secr~r
c~es not, hoa.•e~.e-, e:eclac~ ti~e as~ ~~t ~uc~ -~-og~~-~s e~
su`~std€es {Pr.:.-:,odz § _ . a::~e~ _ ~ O~c "~c 151'>~~
adaated;ilt~+:. ame-~aecbr Or~ ~o :~~i`~i.C_S `':.....~.~'-
e` ...'±~92)
9 ~5 1.{0 Enforcement
h'o build~r~ pe:m~t o' ccc:~~anc~~ percri[ shall be •~ued.
nor am develapment aFpro~~al ~ranted, [or a~roaecc w~;r;.'~
+s not exempt and does not mee; the requ~remen~ of th~~
C7aoter All ~nci~s:onan~ units sha]I be rented or o~4~;~d
i~ ac;.ordancz w~th this Cha~ter (Pr.or ~ode S 9434, apded
~v Ord ~o ialSCCS ~~ :. acoo[ed v 3~9~)
9 ~S I60 Relation To unttc or fees requ~red
pursuant to future ordtnance=
impEementino prngram IO of the
Cit}'s Housing Element
Low-incorre or mo~e:tte-income d~.t~eili~Q un~cs ~cn-
s.ructed [o mee: the ;equuements of t'~~s Chapte;, o~ ~-~-l~eu
fzes pa~d co me:.t th~ ;e ;~sremencs ot t~is G"apte:, shal!
be cred~ted ia«~a~d :equiremenis For on-si[e replaczment
vn~ts or fees req~~~red p~rsuant to arv erCinance i~~lz-
r*iennng P:eeram 10 of t`;e C~t~~s E-lousine Eler:ent fPnor
codti ~ 94=5, added ~ y~ C~,d tio ]61~CCS § 1. a~oo[e~
±~ 3: 42)
- Nr
83
~XU~uTm n
LANDSCAPING STANDARDS FOR OLYMPIC~CLOVERF~ELD GATEWAY
IF GENERAL MARKET~GROCERY DEVELOPED
If the ADP Property is developed to include a
General/Market Grocery in the area ad}acent ta the inters~ction
of Cloverfield Boulevard and Olympic Boulevard, the requar~ments
for the "Olympic~Clovertield Gateway" open space shall be
satisfied by landscaping meeting ~he following standards:
1. There shall be a landscaped area at least 20-
feet wide provided and maintained between the edge of the
public rights-of-way fox Cloverfield Saulevard and Olympic
Boulevard and the edge of the parking facilities dev~lop~d
to serve the General Mark~t~Grocery, except for those a~eas
cantaining driveways or ather access. (Ta the extent that
right-turn pockets are required by the City Parking and
Traffic Engin~er, the width o~ such strip may be less than
20 feet adjacent to such pockets.} Such landscaping shall
be in accordance w~th the p~ovisions vf Santa Monica
Municipal Code Sections 9.04.10.04.100 and 9.Q4.10.04.110
and in compliance with the requirements of the Architectural
Review Board.
2, At the interior edge of such 20-foot wide
strip, a formed natural concrete wall shall be provided and
maintained on top o~ such surface, which wal~ will have a
height of not less than 3 feet ahovE av~rage grade. (Such
wall shall comply with the requirements set forth in Sectian
9.a4.10.04.08U{a) of the Santa Manica Mun~cipal Cade.)
'1 1 _ _1 ~ 1 _ 1 1 _ ~ 1_ _ 1 1 L _ _. l _ _ _l _ ~
J. ti 1C.111UA4Q~14GU 41C~.11.~ Al1Q~.~ LC 111V1LL11C11
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3. A minimum af ~~~-~$~ of the total exteriar of
such surface paved area that accamodates vehicular traffic
including the surface garking lot, accessways and drivewavs
f includincr ramns to such surface park~ncx ~ot . ~~.t~ . i ~• ~.. E' si ~•.
. ~ . I: .~ i~ ~ ~lE: ~ is:.a:...'e i'~ :. ~ !ai ~~J :i::.~. ~41 :~'.~: :i1J' ! ~7..11'~ i ..f~ ~ :II
;~~ .~ .•:. ~•~ }, loarling areas ~ service areas and parking stalls
sna.~1 be aevoted to landscaped islands, peninsulas or
medians distributed througho~t the paved area.
~: . . I '~: ,.~" .. r , :~ e~ ' ~ ~~ r ''... I:~ 7~1 L" ~~.'~
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20690670 O1/64/95--redlined fxom 11/9 P/C
~~ 84
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6. A minirnucn of one tree for each 1,200 square
feet of paved area that accomoda~es vehicular traffic shall
be provided and maintained with th~ type of tree to be
selected taking i.nta account the fact that the surface of
such parking lat is aver another l~ve~ of parking.
7. Lighting sha~l be provided and maintained in
accordance with Section 9.04.10.02.270 of the Santa Monica
Municipai Code.
20690570 O1/D4/95--r2dlined frc~ 11/9 P~C
~''' 85
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20690670 O1/04/95--YedLined from 11/4 P/C
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20690670 O1FQ4/9S--redLined frcn li/9 P/C ~~+ Q~
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EXHIBIT ~
CERTAIN DEVELOPMENT STANDARDS
The following development standards shall be app~icable
ta dev~lopment an the ADP Property:
1. Multifamil~ Residential. The fa~lowing standards
shall apply to any multifamily residential housing which may be
developed on the ADP Property:
(a) Usable Common O~en Space: Multifamily
residential pro3ects sha~l include a minimum of ane hundred
square feet per unit of usable cammon open space, accessible
and available to all pro~ect residents far ou~door
activities. Courtyards~ entry areas for two or more units,
lawns and pia~ spaces which are nhvsically seDarated from
i . • ~ ,~ ~ . ;:~.,:! . . . . ~ . i.. :~ I~ i ~ • .1 I~il~ ~:~. .i. ,
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. . i
activa ~ecreation spaces sucn as sw~mmzng poo.~s ana sports
courts, shall count towa~d fulfillment of this r~quirem~nt.
The rear yard may count taward fulfillment of the common
open space requirement, pravided it is usab~e and
accessibl~. 5ide yards and port~ons of driveways whach are
decorated or interspersed with lawn or other acceptable
groundcover may meet a portion of the requ~rement, subject
to arch~tectura]. rev~ew. Th~: minimum d~mens~.on of at least
ane area of cammon apen spac~ shall be ten feet in any
direction. Any practical combi.nation of lawn, paving,
decking, concrete or other servieeabie dust free material
shall be used to surface common open space areas, with a
slope of not mare than five percent. A minimum of thi.rty
percent of the common open space area shall include lawn or
ather acceptable groundcover.
Required open space may not include public ar
private streets, driveways, or utility easements where the
ground surface cannot be used apprapriately for open space
ar front yards.
Requi~ed comman open space may be reduced by one
square foot far each additianal square faat of private open
space added beyond the required private open space.
{b) Chil.drens' Play Areas: If at least 100 units
af Multifamily Residentia~ Housing are develQped, the usable
comman open space required under Section 1(a) abave shall
include a ch~ldrens' play area, the size of which shall be
subject to ~he approval of the Planning Commission.
(c) Ref~se ~tarac~e and Locat~on: Residential
units shall be provided wzth ref~se and recyciing stQrage
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containers separa~e from ~h05E used by any non-residentia~
uses on the Property. The containers shall be clearly
marked as being for residen~ia~ use only and the~r use by
any non-r~sidentiai use shall be prohibited.
{d) Private D~en Spac~: All Multifamily
Residential Hausing buildings shall prov~de at least 50
square feet per unit Qf usahle private open space. Private
open space shall include a deck, yard, pat~o or combinat~an
~herevf which is adjacent to, accessible from. and at the
same or approxi.mate elevation as one or more primary space5.
The minimum dimension of a~ least ane such private apen
space shall be no less than seven feet in any dimension.
Private open space shall be screened from cammon open space,
driveways and adjacent properties by a substantially opaque
wall or fence a minimum af three feet six inches and a
maximum of six fee~ in height, except in the frant yard
setback area. Required private open space may be reduced by
one square foot for each additianal square foat of common
open space added but in no case leaving Iess than fifty feet
of required private space. A11 second floor units shall
have a balcony ar deck of fifty square feet or mare, with a
minimum d~mension of no less than seven feet in any
dimension, which is adjacent to, accessibl~ fram, and at the
sam~ or approximate elevation as one or more primary spaces
of the unit to be served. Roof decks do not meet this
requirement. The railing o~ the balcony or deck shall be
substantially opaque ta protect the privacy af occupants.
First floor priva~e open space may project inta the entire
width af the side yard, and ten feet into the req~ired depth
of the rear yard. Private open space may project six feet
in~o the required front yard as long as its width does not
exceed th~rty g~rcent of the building wzdth at the front of
the building.
(e} Senior Grou~ Housing: In ~he event senior
group housing is developed on the ADP Property, the
fallowing development standards shall b~ applicable:
(i} Laundry Facilities. The dev~lopment
shall provide laundry facilities or services adequate
far ~he residents.
(ii~ Common Facilities. The develapment may
provid~ one o~ more of the following specific common
faciiities £or the exclusive use of the senior citizen
residents:
(1) Central cooking and dining room.
(2} Beauty salon and barber shop.
(3) Small pharmacy.
{4} Recreation room.
{5) Library.
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(iii3 Securit~. Parking and outdoor
fac~lities shall be designed ta provide security for
residents, guests and employees.
{~v) Minimum Aqe. Res~dential occupancy
shali be Iimited to single persans .' w•~•~~~ixty
years of aqe or older, or to coup~es in~wh~Ch one
person is .. x.~~- •-- :--- •--~ years of age or older .
(f) Transitional and Conyrec~ate Housing:
Transitional and canqregate housing sha3.1 no~ be perm~tted
on the Property.
2. Other ^ses. The following standards shall be
applied to all uses on the ADP Property:
(a} Fence, wall, hedc~e, flagpol~: Fenees, walls
or opaque hedges shall nat exceed forty-two inches in height
when located in the required setback area un~ess appraved by
the Plann.ing Commission. Fence, wall or hedge height shall
be measured from the existing grade. In a11 cases, the
fence, wall or hedge height shall be measur2d in a conti.~uum
at each point a~ong the fence, wall ar hedg~. Nothing in
this Section 2(a) shall restrict the use of plant materials,
arbors, trellises or other landscaping in the required
setback area so long {1) as any hedges in excess of forty-
twa inches high are not opaque, and (2) no fence, wall.
hedge, tree, planting or other obstruction obscures or
blocks the visibili.ty of drivers of automab~les entering or
exiting any driveway, parking lot or other vehicle accessway
or constitutes an unreasonable and unnecessary hazard to
persons lawfully using an adjacent sidewalk, street ar other
right-of-way.
(b) Screening Mechanical Equipmen~: All
mechanical equipment that extends more than twelve inches
above the roof parapet shall be screened from ~iew.
Equipment shall be screened from a horizontal plane on all
sides wxth an ~mpact res~.stant wa~.l.
(c) Refuse and Rec~clinc~ Storage Areas:
(i) Each parcel containing a build~ng or
structure shall. provide and maintain ane or more refuse
containers and recycling containers on the prem~ses.
Th~ contai.ner~ shall be of sufficient capacity and
number to accommodate the r~fuse and recyclable
materials generated by the uses on the parcel, in
coinpliance with guidelines estab].ished by the
Department of General Serv~ces. All outdnor starage or
~e£use, recyclable materials and other items or
material intended to be discarded or collected shall be
screened fram public view. On parcels where refuse and
recyclable materials are bath stored and collected
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adjacent to public right-of-way, the refuse and
recyclable materials shall be screened from public view
on at least three sides by a solid opaque impact-
resistant wall not less than five ~eet o~ more than
eight feet in height, and ~n the fourth side by a solid
opaque impact-resistant gate not less than five fee~ or
more than eight feet in height, or of other s~ch
material ar design appraved by the Architectural Review
Baard. The gate shall be maintiained in warking order
and shall remain closed except during such times as
refuse, recyclable ma~eria~s and other such items are
being discarded, placed for colZection, or collected.
All refuse and recy~ab~e materials which are stared and
collected from the sam~ location out of doors sha11 be
stored not more than tien feet from the property Iine
which is closes~ to the refuse collection pa~nt.
(ii) All buildings on the ADP Property shall
include adequate, accessible and convenient areas for
collecting and load~ng refuse and recyclable materials
consistent with the d~sign standards of Section 2(d}
below.
(d} Design Standards for Refuse and Recycling
Rooms and Outdoor Enclosures:
A refuse and recycling room or outdoor enclasure shall
comply w~th all the requirements of the C5 Zone and shall conform
tv the following m~n~mum design standards:
(i} Non-Residentia~ Develo~ment.
(1) Non-res~dential building or buildings
with less than one thousand square fset in aggregate
floor area shall include a r~fuse and recycling room
fo~r ~eet in width, four feet in length, and six fe~t
in height o~ an equivalent space available in a
centralized area or an outdoor enciosur~ which shall
canform to the same dimensions.
{2) Non-residential building or buildangs
with an aggregate floor area between one thousand and
five thousand square feet shall include a refus~ and
racycling room fi~e feet in width, nine feet in length,
and eight feet in height or equivalent space available
in a centraiiaed area or an outdoar enclosure which
shall conform to the same dimensions.
(3} Non-residentiai building or buiidings
with an aggregate tloor area above five thousand square
feet but equal to or less than ten thousand square feet
shall include a refuse and recycling room nine feet,
six inches in width, thirteen feet, six inches in
length, and eight feet in height in a centraiized area
20694670 01~04/95--redlined from li/9 PfC R• Q~
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or an outdoar enclosure which shall conform ta the same
dimensions.
(4) Non-resid~ntial building or buildings
with an aggrega~~ tloor area above ten thousand squar~
feet but ~ess than ar equal to twen~y thousand squa~e
feet sha~1 include a two hundred forty~e~ght square
foot refuse and zecycling room or outdoor enclosure
with eight-foot-high wa~ls.
(5) Non-res~dential bui~ding or buildings
with an aggregate floor area ahov~ twenty thausand
square f~et but Iess than or equal to farty thousand
square feet shall include a four hnndred fifty square
foot retuse and xecycling room or outdoor enclosure
with eight-foot-high walls.
(ii) Residential Develo~ment.
(1) Multi-family residential develapments
cantaining less than fzve units shall include a refuse
and recycling room fanr feat ~n wid~h, s~x feet in
length, and six feet in height, or an autdoor enclosure
which shall conform to the same dimensions.
(2} Mu~ti-family residential dev~lopments
cantaining five to ten units shail include a refuse and
recycling room five feet in width, nine ~n length, and
eight feet in height, or an outdoor enciosure which
sha~l confo~m to the same dimensions except that it
sha~l no~ exceed six feet in height.
(3) Res~dential developments conta~ning
eleven uni~s ta twEnty units shall include a refuse and
recycling room one hundred ~wenty-nine square feet in
area with eight-foot-h~gh walls or an ou~door enclasure
of equal area with six-faot-high walls.
(4} Residential developments containing
twenty-ane units ta forty units shall include a re~use
and recycling raQm two hundred forty-eight sq~are feet
in area with eight-foat-high walls ar an outdoor
enclosure ar equal area with six-foot-high walls.
(iii} Mixed Use Develo~ment. Except as
required in subsection (vi) of this Section, mixed use
deveiopmen~s shal~ comp~y w~th the design standards for non-
res~dential developments in subsection (i} of this Section.
(iv] Large Residential, Non-Residential and
Mixed Use Deveio~men~. Any development, wh~ther
residential, non-xesident~al or mixed use with more than
farty re5idential units, or with more than forty thousand
square feet of floor area sha31 be rev~ewed by the Diractor
2069057Q O1/D4/95--redlined fron 11/9 P/C ~,~ ~ r~
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af General Services, who shall require the dasign and
placement af a refuse and recycling room or outdaor
enclasure cansistent with the purpose of this Section to
provide adequate and accessible areas for the storaga and
callection of refuse and recyclable ma~erials.
(e} Drainage: All drainage fram the ADP Property
must drain to the one or ~ore of the pubZic streets bounding
the ADP Property or dixectly into a p~blic storm d~ainage
sy~tem in a manner approved by the Department of General
Services. No surface drainage may be discharged onto
abutting properties.
(f) Pro~ections: Any item permitted by the
City`s Zoning Code, as it may exist from time to time, to
project into any required yard shall b~ permitted to project
~nt~ the required setbacks set farth in Section 9(d) of the
Development Agreement and the required "Building Volume
Envelope" standards of Sectian 9(e) o~ the D~velopment
Agreement. All such projections sha11 be ignored in
determining compliance with Section 9(c} of the Development
Agreement. As of the date of this Second Amendment, those
permitted projections are set forth in Section
9.04.10.Q1.180 af the Municipal Code.
{g) Solar Energy Design 5~andards: This Section
is intended to incorporate, to the extent ~easib3~, passive
heating and cooling oppartunities inta the design or
modifications of residential developments. This Section ~s
further designed to assure that solar energy systems in
residen~ia~, commercial, and industrial area conform in
appearance to th~ surrounding neighborhood. Th~ following
standards shall apply to the design o~ a11 solar energy
systems:
{a} Roof-mounted solar collectors sha~l be
placed in the loca~~on least visib~e fram a publ~c
right-af-way w~thout reducing the ope~ating efficiency
of the collectars. Wall-mounted and ground-mounted
solar collectors shall be screened fram public vi~w.
(b} When feasible, collectors shall be integrated
inta the design of the building. Structural suppor~
for the callectors shall be screened in a manner tha~
is campat~ble with the design of the building.
(c) Appur~enant equ~pment, particular~y plumbing
and related fixtiures, shall be installed xn an attic or
basement, where feas~ble.
(d} Large accessory fixtures which must be
exposed (e.q., storage tanks) shalZ be screened where
possible thraugh archit~ctural features that harmonize
with other design elements of the struct~re.
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(e} Storage tanks shall not be located in a~y
required front or side yards nor shall they be visible
fram any public right-of-way.
(f) Exterior sur~aces shall have a matte finish
and sha11 be color-coordinated to harmonize with roof
materials ar othe~ dominant colors of the structure.
(g} Any pool or spa facilities shall b~ provided
with a solar cover or solar water heating system.
(h} Mi~c~llaneous ^esi9n Requirements:
(i} Every use shall be so operated that any
significant, direct glare incidental to the operation
o~ the use shall not be visible beyond the boundaries
of the ADP Property.
(ii) Al1 signs on the premises shall comply with
the prov~sions of Chapter 9.52 of th~ City's Municipal
Cade.
(iii) All cammercial uses shall be so operated as
no~ ta produce humidity, heat, or cold which is readi~y
detectable by persons without instruments an adjacent
parcels or r~ghts-of-way.
{iv) All coanmercial uses shall be so operated
that no loudspeakers, bells, gongs, buzzers, or other
noise attentio~ or attracting devices ~xceed 45
decibels at any ane time beyflnd the boundaries of the
ADP Property.
(v) No sa~es, rentals, long-term storage, repair
work, dismantling~ oz servicing of any motor vehicle,
trailer, airplane, boat, loose rubbish, garbage, junk,
ar their receptacles, or building materials shall be
permitted an the ADP Property.
(v~) Building materials for use on the Property
may be stored an the Property during the time that a
valid building permit is in ~ffec~ for cons~ruction on
the Property.
(vii) Na commercial use sha11 cause a steady~state
earth-borne osciZlat~an wh~ch is continuous and
occurr~ng more frequently than 100 times per minu~e.
The ground vibration caused by moving vehicles, trains,
a~rcraft, or temporary construction or demolition is
exemp~ed fram these limits.
(viii) The fol~owing uses sha3~ be permi~ted
outside of an enclosed building on the Property:
20b9U670 O1/QG/95--redlined from 11/4 P/C W f 9~
(1} Patio tablES, chairs, umbre~las, and sim~lar
outdoor a~c~ssories used in cannection with a
restaurant.
(2} Vending machines, including ~eighing scales,
when accessory to a business conducted within a
building.
(3} Border materials, flower pots, trellises and
the like.
(~) Outdoar newsstands.
(ix} In any new restaurant on the ADP
Property, an air filtration and ventilation system
shall be provided.
(x) No pipeline shall be built, laid or
maintained on the ADP Property. For purposes of th~s
Section, "pipeline" includes all real estate, fixtures
and personal property awned, controlled, operated or
managed in connection with or to facilitate the
transmission, storage, distribution or delivery of
crude oil or other fluid substance through pipelines;
provided, hawever, that this Section does not app~y to:
(1) Any pipeline used for the delivery of water
or the removal of sewage;
(2) Any gipeline used for the delkvery of natural
gas.
(3) Any gipeline
Property and used
activity thereon.
located exclusive~y on the
in connection with any lawful
20690G70 O1/04/45--redlined from 11/9 P/C ''~` 9 5
A~'TAC~~NT C
CONTRACT hG. ~~3?(CCS)
RE~.ORJ I NC :'.~~UES :`ED $Y
AN7 ~v:iElr 'Z~C~RDED MAI~ TJ:
Ra~~~e ~ Monsma, Esq.
Southmar~ Pacific Corp.
2~a. L~~ke Avenue, 5uite 80Q
Pasadera, Californ~a 91101
DEVELOPMENT AGRE~,MENT
between
t
SOPAC PROP~RTIESr INC.
_ _ AND
THE CITY OF SANTA MONICA, CALIFORNiA
x
N~ 9~
COhTRA~T NG. 5~31(CCS)
RE,~O~JINC ~L~UE~TE1] BY
ATiL' W:--i~I~ 'ZECORD~D MAT_ L TO:
~o~~_e E Mansma, Esc.
South:~ar~c Pacif ic Carp.
2 No. L~.~ke Avenue, Su~te 800
?asadera, Caii€ornia 911a1
DEVELOPMENT AGREEMENT
between
~
SOPAC PROPERTIES, INC.
AND
THE CITY O~' SAIvTTA MONICA, CALIFORNiA
y
~1 ~ 9 7
DEVELOPM~~'T AGREEMENT
THIS DEVELQPMENT AGREEMENT, is entered anto as of the 16th
day of December, ~9$7, by and between SOPAC P~OPERTIESf INC., a
Delaware corporation ~"Property Owne:"), ana THE CITY OF SANTA
MONICA, a Charter City organized and existing under the laws af
the State ~f CaZifornia (the "C~.ty"}.
R~CITALS
T:~is Agreement is predicated upan the following ~acts:
i. Pursuan~ to the provisions af Sections 55864 et se~.
of the Cal~fornia Government Code, the City has adopted
5ec~zans 98D0 et seq. of its Munic~pal Code relating to aevei-
opment agre~ments between the City and persons having ~ega? or
ernzitable interests in real property for the deveiopmer~t of
such ~ronerty. {
2. Proper±y Owner has requested the City to enter into
tz=s Agreement relating to ce:taln real property located in the
_ City azd mor-e r~artlcularly described in Exhibit A atta~hed
hereto tthe "Real Property"). ~
3. ~n Octdber 27, 198', the Ci~y entered inta a Deve].op-
mer.t Ae~reemen4 w~ th Colarado Place Limited, a Ca].Afo~ nia ~im-
ited Partnersh~p ("CPL"}~ relatzng ta the develap~en4 of cer-
tain real property in the City r~f Santa Mon2ca commonly
re~e_.pd ta as °Colorado P3ace Pnases I and II." Such Deve~op-
men~ Agree~enL has been previous?y amended on thr~e occasions
{as anended, the "CPL peveiopment Agreemer~t"?.
4. ~,s a portion of the CPL Development Agreement, the
C:ty approved the cons~ruction of a hotel having an average
heigi~;. not to exceed 96 feet for Phase II of Colorado Place ta
face on Braadway between 25th Street and Cloverfield Boulevard.
This a~proval was given prior to the adoptia~ in 1984 by ~he
City a~ ~he revzsed ~and Use and C~rculat~on Elements o€ its
General P~art {as amended~ the "LUCE") ana, ~herefore, was con-
51C~~~ed by the C~ty to be a part of ~ne LUCE. A~ the request
of resi~ents of the resadent:aZ neagnbor~ood surround:na
Colorado Place Phases I and TI, Property Owner and tne C~ty
have a~reed t~at the Rea~ proper4y constitur.es a preferabie
lo~at,an for the hatel and, ~herefore, Proper~y Owner and tne
C~ty desare to provzde for th~s re~ocatlon as a part of thxS
Development Agreement in furtherance af the policies of the
LUCE. Accordingly SoPa~ Develapment Co., a C~lifornia corpora-
}ion {"SoPac Develapment"), an~ an affiliate of Property Owner,
Rw gg
as tne successor in ir:terest to CP~ as to the CP~ Devela~m,en~
Agre~ment as ~t affects Coloraco Pla~e Phase II, has re~uestec
=.~e C?±y ta ~urther amend the CP~ Development Agreement in
c~der, among otner things, to prov~de ior the rElocation of
sucn notel, a11 as set forth ir. Ar~endment No. 4 to Deve'_opme=~~
Agreemen~ o€ even date herewith ("Amendme~t No. 4°).
5. Proceedings have been undertaken in a~cordance wi~;
the Ci~y's ardinances, rules and regulat~ons relating 40 ~he
reques*s of Property Owner and SoFaL Development to app~ave
this De~e~apmen~ Agreernent and Ar[~endment No. 4. The Ci~y Co~n-
cil o~ tne City has found that the provis~ans af this Agree-
_ ment, when considered together with those of Amendment No. ~,
are cons~st~nt with the City's general plan. as se~ forth L^
the LUCE. On October 21, I987, the Ci*y Council of the C~~S~
adon~ed 4rdinance No. 1420(CCS) approvinp th2s Agreemen~, and
Ordznance No. 1419(CCS~ approving Amendment Na. 4.
NOW TH~REFOR~, ~he parties agree as follows:
t
I. Def:nit~ons. In this Agreement, the following terms
shal? have the follow~ng meanings:
~~) "Bu~~ding Height" shall mean the vertzcal d~s-
~an~e of a buiiding measured from the existing average na~ura~ ~
grade elevation of that portion of the Real Property covered by
*he building to the hagnest point of the roof, in determinanc
the Bui~ding He~ght af any building, anv ele~en~ of such bu~~d-
ang pe~~i~ted by C~ty zoning laws ;n e~fect at t~e time af suc:~
de~e~~~natton to exceed tne height limiL on bui~dings _n the
zone in whi~r the Reai Property is located shall not be
in~~uded.
(~) "Building Volume Envelope" shali be de~eYmined
as follows.
(i) Hatel. For the hotel bu~iding to be con-
structed on the Real Property, the Bu~?ding volu~e Enve~o~e
sha~'_ cansis~ o*_" the followinq setbacks from a theoret_cai ver-
t~cai piane rzszng from each Cu:~ Line:
- (x? 37 ta 45 fee~: 37 foot average se~Dack
(y) 46 to 56 feet: 46 foot average setback
- (z) 57 ieet and abave: 55 foot average set~ack
In addition, at least 5~% of that partio~
of the facade o~ the ha~el abo~e 35 feet shall have a miRimu~
setback of 48 feet from such theoretical vertical pla~e.
- 2 -
~ ~' 9 ~
(ii? Other Bu~ld,nqs. For bulld:~gs o~re~ tnar
*ne no~el, the Buildi~g Vo~ume Envelope shall co~sist o~ the
followin~ setbacks ~rom a theore~ical verti~al plane r.s~^c
~ro~ eacn Curb Line:
{x) 31 to 45 feet: 37 foot average se*back
(y) 46 to 55 feet: 46 faot ave~age setback; a~
least 50% af ~ne face to
have a 38 foo~ m~nimur set-
back
_ (z? 57 feet and above: 55 foot average se~-
ba~k; at ~eas~ 50% oF
the £ace ta have a
43 foat minimum setback
(c) "City" means the City of Santa Monica.
(d} "Floor Area" shall mean the total gross horizon-
tal areas of aII floors of a bu~lding, including usable base-
ments and cellars, below the radf and measured from the ~nte-
r~or face of ext~rior wa~ls, or a wall seoarating twa buiid~ngs
_ _ exciud~ ng:_ -
{i) Stairways and stairwells.
(ii} E~evators an elevator shafts.
(iii) Ramps to a subterranean ar sem~-
subterranean park~ng struc~ure or ramps
between floors or a par~C~ng s~ructure
providing the ramp does not accamodate
parking or storage above or below the ramp.
(av) Unenclosed decks~ baicanies, and platrorms
. whether or not covered by a roof so lonp as
they are not used far commercial or restau-
rant activity.
(v) Exterior courtyards, arcades, atria,
paseos, waikways, and carridors whether or
not coverec by a roof, ~ot used for com*ner-
c~al ar :-estaurant ac~ivitv.
{vi} The volume above anterior courtyards,
atria, paseos, walkways, and corridors
whether covered or not.
- 3 -
~
~~ ~ 0~
(vi~) Subterranean and semi-subter~anear. areas
used exclusively for park~ng.
{vi~i) At grade parkzng not coverec by a Au~ld~ng.
structure or rooF.
(ix} Laading docks covered by a roaf or canopy.
Floar area sha11 include those areas accupied by the
~o?~ow~n9:
tA) Restrooms, lounges. labbzes, kitcPens,
storage areas, and interior r~allways and
~ corr~dors.
(B) The flao~ area of interiar cour~yards,
atria, paseos, walkways, and car:Ldors
cvvered by a roof ar sky~ight.
-{~} At grade parking covered by a bui~dxng or
structure except far temparary parking.
{D) Above grade parking.
" Floor area devoted to at-grade parking coveaed by a '
building or structure or above grade parking shall be caunted
a± two ~hards of the aLtual area if:
(1} The floor dev~ted to parkina ~oes not exceed
10 zeet ~n height.
(2) There is a~ least ane level af subterranean ar
se~i-subterranean parking provzded on the aarcel.
(3) The a~-g:ade anc ~bove grade parking leue~s are
screened from v~ew.
(4} There ~s no parking on the ground flaor w~~han
40 to 50 feet of the front praperty line.
(5) The desigr, of the parking levels is compatible
k~i~n t~e des~g~ of the bu~ld~ng as determined by ihe Arc~ltec-
~ural Rev~ew ~oard.
Floor area devoted ~o ~~e raof ~flp park~na szail ~e
count~d a~ 50 percent of the actual area. If at any t~me prior
to eompletion nf t~e Pra~ect, the City enacts or amends an
ordinance defin~ng "floor area ratio" ar other substantially
s~milar term Ln a manner different from the derznition set
forth in this Sectian 1(d), Property Owner may, by written
_ 4 _
w "• 10 ~
not~ce to the Ci~y's Direc~or of P~ann~ng, elec~ to have su~~
^ew deFinition a~piy to the Pro~ect.
(e) "Floor Area Ratio". Tne Floor Area Qf a~~
builcings on the Real Property dlviaed by the area ot ~he Real
nroperty.
{f) "FAS~" shall m~an squa~e feet of Floor Area.
(g} "Open Space" shall have the mean~ng se~ Tbr~r ~n
Sec~ian 13(b? below.
_ th) "Project" means the ~mprovements, oper spac~ and
landscaping to be developed by Property Owner on the Real Prop-
er~y nursuant to the provisions of th~s Developmen4 Agreement.
(~? "Property Owner" means SoPac Properties, inc., Q
~elaware corporation, and its successors in interest.
(~~) "Real Praperty" means that certain real prape:ty
located in the City of Santa Monica, State of Ca~ifarnia, can-
sisting of 562,~27 square feet, more particularly described _n
~xzi~i~ A.
` (k? "Setback Base Line" shal_ mean the interiar ~
bounda~y of the sidewalk ad~oining a public vehacular ~ight-of-
wav (:ncludinc the r~ght-h~n~ turn lanes referred to in
paragraphs 3 and 7 of Exhibit D attached hereto) w~thout regard -
to a~y indentations resulting from (~) the right-turn pockets
rete~red to in paragraph $ of Exnibit ~ attached nereto,
(1~} d:op-off spaces, ~iii} the median in Cloverfie~d Boulevard
rezArred to in paragrao~ 4 of Exhibit D attached hereto, or
t~v) similar indentations.
~I) "Zone Diagram" means the Zone Diagram a~tached
hereto as Exnibit B, as zt may be ad~us~ed from time to tame in
accor~ance with this Agreement.
2. Exhzbits. The followina documen~s referrQd to i~
~his Agreeme~t are at~achEd and made a par= by this referer.ce:
Exnibiu
Des~anat~on Description
A Real Pr~perty
B Zqne Daagram
C Parking Requirements
D Requirements of the General Serv~ces
Department
- 5 -
M~ 1~ Z
3. I;,~eres~ of Proner~v Owne~. Proper~y Owner renre-
se~~s tha~ ~~ has lega~ and equitabie in~eres~s ~n the Rea~
~_oper}y. Par~els i through 5 are owned in fee by Proper~,7
Owner and Parcel 6~s ne~d under that certain Carnrnerc~ai Lease
dated March ~2, 3979 b~twee~ Soutnern Pac~fic Transportation
Co~pa~y and Property Owner, as suc~essor ir. inte~est to Parker
Manuracturing Company. Notwithstanding any ot~er nravzsi~ns af
thzs Agreement, unless Property Owner acquires t~e fee ~nte~est
=r~ ?a~ce'_ 6, this Agreernent shal~ not affecL suc^ fee interest
~o: snal~ the ~ee halder thereof be sub~ec= to any of Prope:ty
Owne~'s obiig~txons hereunde:. C~ty nas adv~sed ?rdnertv ~wne~
~~a~ the property described in ParCel 6 may, a~ some future
~a~e, be ut~lized for a light-rail tra~s~t l~ne if the ~~~y
~aKes _he necessary s~eps to obtain the right ta so use
~ar4e'_ 6, which rights it does not naw have. if suc~ develop-
.~ent occuYs, Property Owner agrees (a? t~at the City shail no~
~~ responsible for the cos~ of additional insulation, if any,
necessary for aRy building on the Real Prope~~y as d r25u~t of
no,se aene_a~ed from a light-rail transit line, an~ (b) *o hold
the City, its of~icers, agerts, employees and other representa-
t~ves 'r+armless from liability for damage or claims for dam~age
alleged ~a have been sL~fered by any tenant or hotel operatar
or: ~:~e Rea~ Prop~rtv as a result of no~se qene:ated fro~ a
i~gr~-raa~- transit line. ~
4. Assianm~n~; Bindinq Eff~ct.
(a) Riah} tc Assian. This Agreemer,z shal'_ not be
sPve:anie fram Proper~y Owner`s ~nterest ~n the Real Property
anc ~ne Pro~e~t. Any transfer of any por~ion o~ the
~Aa'_ PYoperty or ~he ~ro3ect shall automatically operate to
~ra~s~er ~he beretits ana burdens of this ~greement waCh
~esne~t to saad portLORS. Property Owner ~~av ir~e1V seli,
~:a~s~er, excnange or atherwase dispose o~ ~ts in~erest in ~he
~aa'_ Pro~erty and the Pro~eet, or any portion thereof, wi~hout
the co^sent af the C~ty. ~roper~y Owner sha_l, however, give
not~ce to City o~ any tra~sfer h~reunder, d~sclosing therein
tne ?denL~ty of the transferee and sach ~~ansferee's aadress.
(b? Release Upon Transfer. Upon ~:~e sa~e, tra~sfer
~Y assignment af Property 4wner's rights anti interes~s to the
~ea~ ~roperty, a~ any ~ortion tnereo=, Prope~*y Owner snall be
~e~easec from its obligatiors under tnis Ac~eement witr respect
~~ *~e Real Propertv ana tne ~ro~ect, or por~ion thereof sa
~:a~,sferrec, aris2ng s~bsequent Lo the Efiec~ive date of stich
~ransfer :f (i} Prape~ty Owner has pravided notice of such
~rans~er ta Czty, {ii) t~e transferee execu*es and delivers to
C~ty a written agreemeRt zn whic~ the transferee express~y and
~~n~ond~±~onally assumes al~ of the obligat~ons af Proper~y
Cwner under thzs Agreemen4 w~th resnect to the Real Praperty
- ~ -
~
~~- io3
a~d the Pro~ect, ar portion tnereof so transferrec, and (I11?
C_tv car.sen~s to su~'r. release, w~.ich cons~nt sna~ ~~e no~
vnreasonab~y withheZd based ~pon the status of ~ampie~zon of
the Pro~ec~ and the abi?~.ty af the trans~eree to com~iy w~th
tnis Agreement. F~ilure to deliver a written assu:,tpt~on aaree-
men~ hereund~r shall not affect the transfer af the bene~i~s
anc burdens af this Agreement as praviaed in Sect:on 4(«)
above.
~. Relationshit~ of Parties. It ~s unders~aod tna= ~he
cantractual relationsnip created hereunder be~ween ~ne C~ty azd
Prape°ty Owner is such that Prooer~y Owner zs an indepe^den~
c~ntrac~or and is not ar. agent of ~he City. None oi the ~err~s
or provisions of this Agreement shall be deemed to ~reate a
partnership or joint venture between Property Owner and C~~y or
to prov~.de third party benef~ciary rignts to any person or
entita.
6. Time for Construction and Camr~le*ion of aro~ec~.
r
(a) B~4inni~o Excava*.ios~.. ~roperty Owr~er ag~ees ta
corli~nence exca~ation for the ~n~t~al buildxnc of ti:e Pro~ec*
wi_hin twE~ve (I2) months fol~awir~a the date hereof, provzded
tnat a11 necessary peYmits, anpravals and ~inanc~ng are
obta~~ed for such building. So long as Pragerty Cwner ~.s d~Ii- '
aen~l~ seeking sald nermits, approvals and financ~ng, its
~nabi'_ity ~o commence excavation withLn said periQd sha~l not
be a detault hereunder.
{b) Completlon of Pro~ect. Property Owner agrees to
dilice::tly prosecute to comp?e~ion the const:~ctior. of the
P~o~ec;, and to commer.ce excava~ian for tne final building of
=i-:e P~a~ec~ withan twe~ve (12) years after ~he Ca~e of ~xecu-
t~.or~ of ti~is Dev~lopme:~t Agr2emert~.
(c) Pro~ec~ Phasi~a. The parties acknowledge that
Proper}y Owner cannot at this time predict when, ar the order
in wY~~~ch, indivzciual bui~dzngs in the Pro~ect w~ll be
devEloped. Such decisions wath respec* to phasina of ~.he ?ro~-
ec~ wl~). aepend upon a number af circumstances no~. w~ti~in t~e
co:;tral o; Property Owner, ~nclud~ng, without ~im~tatiOn, mar-
ket orien~ation and demand for the use or uses within ~he ProJ-
e~t, t~e condit~on of ~apatal marKets anci ava~~aa~l~ty af
appropriate financing fnr ;he developmenL of tne Pro~ect (such
as constructlon or interim and ~ermanent ~oans~ and/or equ~ty
capital) and other szmilar fa~tors. Property ~wner shall
there~ore have the rxght ta develop the Pra~ect in phases ~n
su~h order and at such times as Property Owner deems apnropra-
ate within the exer~ise of ~ts sub~ective business analysis of
those factors determining, in Pr~perty Owne*_''s ~udgmen±, the
_ ~ _
Mr' ~d~
appropriate course o~ deve_opment of the Pro~e~~. Howeve:, ln
conr.ec4ian with ea~h nhase, Proper~y Owner shai~ (i~ compli~
~i~h ±he provisions a; Sec~ion 9t1) neiow, {ii? provide su~~l-
~~ent parking for the ant~cipated uses in such phase, as deter-
minec pursuant to Se~tion 9(~) below and Ex~ibi~ C here~a, ar.c
(i~i) complete that por~ion of the improvements sgecifiec ~n
Exh;Uit D hereto as may be appropriate ror such phase, as ma~
be reasonably determ~ned by the City's Department o~ Gene~ai
Services. in making SuCh determination, su~^ De~artmenL sha~=
consice~ (w) Property Owner`s and City's ob~ective to ~ornplete
sucn improvements in an economically effic~enz manne~, ix) ~;^.e
anticipated environmental impacts from eac'r. phase and the
ap~rcpriate mitiga~lon measures therefor, as se~ fart~ ~n ~:ne
C~ty's Final Environmental Impact Re~art far the Pro~ec~,
(y) the locaLion of tne Exhibit D imnraveme.^.t~ to be rec~irec
fo: eacn phase relative to tna~ phase and to the location oi
future nnases and sdher Exnibit D improvement~ to ~e ~ade, and
(z) Proper~y Owner's schedule for commencement o~ cons~_uct~on
of the remain~ng phases of the pro~ect and the schedule for
co~pie~~on of ot~er Zmprovement~ around the Rea~ Property to be
made by the C~ty ar by ad~acent praperty awne:s.
{d) Demol~tion and Excavat~on Permits. Dur.ng t~e
_ term or ~Y~is Agreemer.t, Property Owner shall be en~it~ed *o
ob~ain o~e ar more demalit~or, permirs or excav~t:an per~~ts =or y
~ne Prv~ec~ without the necessity fo~ applying io: or ieceiv~ng
ar~y bu~ld~ng permit to replace the structure to be demoi~shed;
proviaed, however, that Property Owner shall b~ in compi:ance
with Sectzon 9123 of the Santa Monaca Mu~icipal Code anc shail
cc~~ly with any proper~y ma~ntenance plan promulgated
thereundpr.
(e? CeY~if~cates of Occu~ancy. ~rompt=y after com-
ple=ior of any partior, oi tne Pro~ect in compl~ance with ~ne
~erms o~ S~ct=ons 9 and 12 of tnis Agreeme~~ and al? app~icable
~u~~d~ng and safety regulations, the City shall nrflvide Prap-
erty Owner w~th a Certificate af Occupancy ~n~retar.
(f) Procedure far ~u~ure Apnrovals. If a~ ar,y tirne
~Tsri~g ~ne term of ;.h~s Agreemer~t, a:~ act o~ Proper~y Owner
relating ta the Pro~ec~ requires an administrative approval,
variance, conditional use permit or other C_ty approval, other
~han ar~ ad~ustment cov~rec 5y Sect~on 9(b? beiow, aYpT72-~~y
Owner sna'i apply to City in accordance aith the applicabie
nra~~dures then specified t:~erefor and the p~ocedure ther gen-
era~~y ~n effect for such administ:ative approval, var~ance,
conci~~ional use permit or otner City approva~ sha~? i~e fo1-
iowe~. The procedures for amendmen~ of deve~opment aareemen~s
s~all nat be applicable uniess a speci£ic amerciment ~.a this
A~= eeme;~t is requested by Praoerty Owner or urtiess ~ne
- $ -
~'' 10 5
admi~zsLratxve approval, variance, conditzonal use permit or
o~he~ ~~~y appraval sauaht by Proper~y Owner is incons~stent
with th~s Agreement.
7, Ho~d Harmless.
(a) Property Owner agrees to and shall ~old ~he
Ciiy, its affic~rs, agents, employees and other represer.*atives
harmless from liability far damage ar claims for da~age far
~ersana~ ~n~ury, including death an~ ciaims for property dam-
age, which may arise from the direc~ ar indirect o~erat~ans o~
Property Owner or those of its contractor, subcontractor,
agent, employee or ather person act~nc on i~s behalf whic,~
reiate to the Pro~eti*. Property Owner agrees to and shall
defend the C~ty and its officers, agents, employees and re~re-
sen~a~i~es from actians for damaaes describsd above caused or
a_leged ta have been cause~ by reason of Property Owne:'s
ac~~vities in cannection with the Pro~ect.
(b? This hold harmless agreemen~ applies to all ~am-
ages and cla~ms for damages stiftered or alieged to have been
s~a-:ered 'ny reason of the operations referred to in this sec-
~ion, regardless Qf whetner o~ no~ t~e C~ty nrepared, supplied,
_ - or approvee plans or specifications or both for ~he Pra~ect.
8, i~suranee. Prope:ty Owner sha11, commenczng na later
taa;~ the commencement of excavat~o~ for ~he init?al builc.ng of
t~e P:o~ect and continuing Lar the remainana term of th~s
AareQment, maintain, or cause to be maxntazned, public liabil-
i~y insurance an amounts reasonably calculated by Praperty
Owner ta be suffiLient f:om time 4o time as wor~ on ~he PYo~ect
con~_n~es. Such insurance shall extend to the City, its eiec-
~~ve anc appoirt~ve boards, comriissions, o~iicers, agents,
e~nlovees and representatives and Property 4wner and eaeh eon-
~rac~or anu subcontractor performxng work on the pro~ec~.
Pronerty Owner snall furnish to the City prior to tne commence-
ment af excavation for the initial buiid~ng ot the Pro~ect sat-
is~actory evidence that such insurance is in force. The insur-
ance sha31 provide coverage for claams and damaae a~ising out
o~ the o~era~ians referred to ~n Sec~ior~ 7 oi tnis Acreeme^~.
9. 5pecific Restrictions on Develo~me^~ anc Use of *he
Re~l ~roperty, The following sneci±ic res~r~ct~ons shal_ gov-
err• ~ne de~elopment and ~se of Lne Real Praperty:
ta~ Flaor Area. The Floor Ar2a Ratio sha~'_• no~
ex4eed i.85 t"i.e,, the agaregate FASF inay be up to, but not in
e~cess af, I,040.490).
~ 9 -
~~ ~Os
y
fb) Zone Diaaram; Bu~ldina Heiqnts.
(i) The Zone D~agra~ at~achec as ~xn~bir ~ des-
~gnates Faur zones on the Rea~ Proper~y w~~rin wh~cn
~uildin~s mav be Iocated {suD~ect to all atheY requi:e-
ments of this Agreemen~) and sets forth, :or eacr zone,
maximuEn Bu~ldzng Heights for ~he bu_laing or bu~lafngs to
be co~structed in that zone. Eac~ zone may ~ontain ane or
mare bu~ldir.g(s?. Any bu~ldang constructed in two oY ~ore
zones s~~al~ be deemed tv be Ln comp~iance witr~ tne maximur~
Bu~iding Heiaht limitatians of ~his AgrEement i~ tne
Bu~lding Heig~t oi that por~LOn of sucr~ building situated
in aRy zone does not exc~ed the Buiid,ng Height permx~ted
in that zone.
{~i) The City herehy specifically appraves for
the Pro~ect, as shown on ~he ~one Diagram, (x) a natel
having an aggrega~e FASF nat to exceed 270,000 and ha~ing
na~ more wna~ twa wings, each wing with a BLilc~nq Heigr~
not to exce~d ninety-six {96) fee±, and (y) additiona'_
bu~Id~~gs w~th Bullding Heign~s ~ot to exceed e~g~ty-four
(84? feet, seventy (70) fee*, and fifty-seven (57} feet,
as appl~ca~le.
(iii~ No building ather than the hotel may na~e a y
Build~ng Heignt in excess of eighty-~our {84) feet.
(iv} The Zane Diagra~~ does not shaw the laca~ior.
o~ a~ro~~sed health clu~ anticinated to be buzlt be~ow
grade. Sucr a healLh club, nat to exceed 60,000 FASF, may
be located at any po~nt beyow grade at the discre~ion o~
Property Owner sub~e~t to applicable building coae and
fire safety restric4ions. P~ope~ty Owner may elect ~o
place the healt~ club above grade in its sole discretion.
(c) Maximum Sate Covera~e. The aggregate square
footage of tn~ at-grade foo±~r~nts of al~ buildings in the
Pro,e~~ shall ~ot exceed 5p perce~t o~ ~he tota~ square iootaqe
o~ the Rea1 Property (i.e., shall not exceed 281,214 sqaare
feet). For purposes o~ tnis Sect~on 9(c}, (i) t~e "at-~rade
footn~i~~t" of the hotel shal~ be de~ined ~y the perpend~cuaa:
pro~ec~ion to the grounC of alI portio~s of the hate~ wni~n are
less ~han 36 feet ^iah and (ii? the "a*-grade footpr?nt" ot any
o~~er buiiding shal~ be defzned by the ~erpendicular pro~ection
to the ground of ail portions o~ sach builaing.
(d) Minim~m Setbacks. A1~ buiidings in the Pro~ect
shall be set ba4k at least twenty {205 feet from *he Setback
Base Line. No side-yard or rear-yard se4~acks shall be
:equ~red other than thase required by app?icable fire sa~ety
- 10 -
M~ ~~~
codes. N~ sidewalk shaZl be requirec to ex~eed 8 ~~et in
wid~: .
(e) Buildinq Vol~me Envelone. Na building shall
pro~ec~ beyond the Building Volurne Envelope ex~e~~ that tnis
restr~c~zon shal~ nat apply to (i~ any bualding otner ~har~ :.he
hotel with a Huilding Height ov~r 57 feet wh~ch is set bacic a~
~east 4Q feet from the C~zrb Line along ~.ts entire frar.tage, o:
{ii) any buiiding with a Bu~lding He~ght not ove: ~? fee~ ~rhic:-
is se: back at least 37 feet from the Curb Line along its
e:~~~re irontaQe.
~~) ParKina.
(i) The required number of parking spaces ta be
pravided in connec~ion wzth the Pro~ec~ shal? be deter-
mined in accardance wi*h Exhibit C attached hereto ar.a
~ncorporated herein.
(ia) The relevant portion of the pro~ect parfc.na
garage and interna3. c~rculataon pian shalZ be reviewed ar~d
ap~ravec by the Caty Traffzc Engineer ~rior to Proper~y
O~ner's submission of said p].an to the Planning Co~r.m~ssion
under ~ec~ian 9(1) below.
(iii) The C~ty specifically agrees that (x? parK-
:nq bay depths of s~xty [60) feet shall be sufficien}
wi~th for 9C1-degree doubie ~ay narking, as previously
approved by the City for Co~orado Place P~ases I ane II,
a:~d (y) up to for~y percen~, (40%) of the required spaces
may be sized for compac~ cars.
(g) Uses.
(i? The Real Property is hereby anproved for
=:~e following uses:
- I'_ -
~
~~ ~~~
Use
. Hotel Building
{no iewe: 4han 250 rooms
with p~sb~~c meet~ng space,
resta~ran~s and anciilary
retaily
. Restaurants, incl~d~ng fast
food outlets (other tnan
note'_ restaurants and
restauran~s, such as
cafeteY~as and din~ng
roflms, designed to
pYzmarily serve the
employees of a single
tenant and not open to
the genera~ publicl
FASF Not to Exceed
. Re~ail {o~her than retail
s~acE locatea in t~e hatel?
t~ serve pr~marily employees
of, or V15ItOr5 to b~s~nESSes
la~ated on the Property, ar
guests of the hotel
. Heal ~Y: Cl~ab
. MedicaZ Q_`Fice
. Ba-tks and savings and iaans
. Ge:,eral Comme:~czal ~ffice
(inc.lud~ng res~aurar.ts, such
as cafe~erias and dining rooms
deszgnea to primaril~ s~rve
the emn~oyees of a single
~.enant and not open to the
general punlic) and any
si;rilar use o~ any other uses
t:~at the Zonina Adminzstrator
deer~s acce~tabie for ±~e
zone exceDt that ~neatre
use sna].1 not be permi~tea
270,000
25,D00
10,00Q
S~,OOQ
35 , QO(}
2G,000
The maximum FASF permitted
for the Pro~ect less 270,OOQ
and less the FASF uti~ized
for ather uses.
(il? Property Jwner shall be entitied to deter-
mine the actual mix of uses on the Real Proper4y fram t~.me
to time sub~ect ortly to ;.he :-estrictions set iortn ~n this
Agreement. In the e~en~ less ~han 35,OOC~ floar area
- 12 -
~
~`• ~09
s~uare fept wi~'_ be ~eased for medica~ uses, the pa~k~ng
recu<<ements snall be aa~usted accord~Rg tQ the me~hac se~
for~n in Sec~ion 9(f) a~d Exhibi~ C sa long as the P:op-
erty Owner grves wri~te^ notice to t~e City o~ the tota~
~~oor area square footage to be leased for medica~ oFfice
use pr~or to the issuance of the last build~ng permit
lssued in connection with t~is Agreement. T~e tota; floor
area square footage~ not to exceed 35,000 usable square
feet, se~ forth in suc~ w:itten notice shall thereafter
cons~i*_ute the maximum usable square faotage permii~ec
under this Ag:eement far med~cal affice use z~ t~e ?ro,-
e~t. Upon the exe~utian of each lease or space ra~ medz-
cal offzce use, Property Owner agrees to aavise City in
wr:ti~g of (i) the tota~ floor area sqtiare footage leased
~ar medical offi~e use ~n such lease and (ii) tne agqre-
gate floor area square foatage, including such new~y
leased snace, of the Real Pr~perty ~nder lease for medica?
of~ice ~se.
(ii~) The City hereby anproves the issuance of
conditiona3 use permits for "on-sa~e" liquor licenses for
~he hQr21, including a11 lou~ges and restaurants ~nere:n.
Conci~ional use p~rm~~s shall be appl~ed far under norma?
_ C~ty ~~ocedures for any other "an-sale" lacenses des:reC
i~ the Pro~ect. No "off-sale" I1C~~525 5n3i1 ~e permitted ~
wi~hout a canditiona~ use permit.
{iv) No bui~ding shall be constructe~ ~n
?arcel n. Parcei 6 may be used for landscaped buffer anG
~imited publfc recreataonal uses such as a par cou:se.
m~e C~ty specif_cally finds that such uses are permzss~ble
within Se~~ion 9121 (M-2 Zone) of the Santa Monica Munici-
~al Code in effe~t an the date af this Agreement.
{v} Nothing in this Agreement shall prevent
PropeY4y Owner from utii~z~ng any buildinas existinq or~
the date hereof lo~ate~ on tne Real Property ~or any use
permi}~ed under this Development Agreement or in the C~ or
M1 zo~es undeY zonFnp iaws in effect at th~ t~me o~ such
use, in~~udi~g prav~s~ons appiicable to na^-confor~~~g
uses .
(vi} Praner~y Owner agrees to make at leas~
::~,~OC FASF of space ir~ tn~ ex~s~Yng buiidinas on cne Real
?rooerty available from the date ~f execution of th?s
Agreemert untal SeptemDer 1, I988 withaut the ~ay~ent o~
ren~ ather than a~ro rata share af utility costs, prop-
er~.y taxes and ma~ntenanc~ ex~enses ~o non-~ro£~t commu-
nity serv~ce organizatior~s qual~fied for tax-exempt status
unaer Section 5~1(c}{3) of the internal Revenue Code
- ?3 -
~~ ~~0
selectec by Pronerty Owner anc approved by ~re C_ty MaT-
ager, which approval shai? no~ be unreasonabl}~ wi~hheld.
?~ the Cxty htanager has r~ot dzsapp:oved o~ an oraanizatia;~
~:~h:n five ~ays, appraval sha~~ be deemed to ~ave been
aiven. Pronerty Owner acrees to canst:uct basic part_-
tion;ng of such space but each ser~ice organ~zation
u~ilizing su~h space shall be respansible for all other
tenant costs, includ~ng such te~ephane and ~stility instal-
ia~~or~ as may be reau~red far its particular use o~ t~e
s~ace.
(vii) P~operty Owner agrees ta offer the use of
_ tne Reai Property, both before and after comnietior~ o~ ~~e
Projec~, far ave~flow parking for Santa Mon~ca Coi~ege
(the "College"? in conaunc*ion with any shuttle sys~em
that may be implemented by the College or the City. Any
such arrangement must {A) be discusse~ wz~n agpropriate
community graups, (B) not inter~ere in anv way with Pron-
er~y Owner's or ats tenants' use o~ ~he Rea'_ Praperty o~
any port~on~the~eof, including constructior o= the PYa~-
ect, tC) be Lerminable by Property Owner upan 9~ days
orior written natice ta the City and ~he Colleae,
(D) require payment to Property Owner of a reasona5~e fee
adequa~e to cove~ all direc* and indirect costs of mahine
sucn space available, (L? require the obtainina of ;nsur- ~
ance in scone and amaunt sat~sfactory to Pr~perty Owner
anc in~iude an indemnity acceptab~e to Prope=ty Owner, ar,d
(F) be otherw,se satis~actory to Praperty Owne= in a~~
resnects.
(n) Ad~ustment Procedure. If Property Owner desires
4o i<<crease ~he Building Heiah~ in any z~ne above that allowed
by Se~tior•. 9(b) abave, de~rease the setbac~ zn arti~ zone
req~a=re~ hy Section ~(d) above, aecrease the set~acKS for any
iioor L~ a~y bu~ld~ng reauirec by the Building Volume Enve~ope
prov=szons of Se~tlon 9(e} above, ~n~rease ~he FASF for any use
permi~ted by Section 9(g}~ or expand the size o~ any zone, the
toi~ow~ng p.o~edures sha~l be app~ica~~e:
(i? Unon the a~vra~al of ~~e Zon~nc Admin±s~ra-
tor, PYoper~y Owner shal~ be ent,tled ta (xi decrease the
se~bac~s requlred by the Bulldzng Volume ~r,ve~ape restric-
~ions _`or any portion af any building above 30 feE~ (s6
feet for the hotel} by ar amount ~p ~0 5~, anc
(y'J increase thp FASF o~ any use permitte~ by
Se~t.an Q~g){i) belaw by up to 3% (sub,ec~ to the general
l:mita~zon in 5ection 9(a) above concerning the maximum
F'_oor Area Ratia of the Proaect).
- 14 -
N~ ~11
(~~} Gp~n ~he approvai of tne Planr:~n~ Ca~~is-
sion, and sub~ec~ to the genera? lim~~ation on Fioar Area
~atia in Sec~~on 9(a) above, PropeYty Owner ~ay decrease
the se~backs requir~d by the Hu~Iding Voiume ~nvelo~e
res~rict~ans far any portion of any bua~ding above 3~ fee~
(36 feet for the ho~el} or increa~e the FASF of any use
~ermLtted by Section 9(g)(i), by amounts exceed~ng the
amaunts sei forth in Sectaon 9(n)(~3 above o: aecrease the
setbaek in any zone required by Sect,on 9(d? above, exnazd
any zo~e, or increase the Bu~lding Hezah~ of any bu~lc~ng
in any zone, except that none aF theseJprocedures sna?'_
permit an ~ncre~se in the Bu~ldi~g Heian~ of tn~ ho*e?
above ninety-s~x (96) f~et or the Bui~ding He~gnt of ar,~~
other build,ng a~ove eighty-fou~ (84) fee~ w,thou~ a^
a~endment to this Developmen~ Agreeme~~.
fiii? Property Owner shall file a~ a~p'icati~r, on
a form appraved by the Zaning Administrator w~ich shall
reauire Property Owner to (x) state the speci~ic ad~ust-
ment being requested, (y) attach a revzsed Zone Diagram ar
B~ilding Volume Enve~ope descrantion ~ndicating t~e
rev_uested changes from the Zone Diaaram or t~~ Bui;ding
volume Enveiope ~hen in effect hereunder, and (z} inciude
_ flther-raater,a?s :e?evant to the a~~ustrnent bezng recuested
nut nat ~n excess of those descY~bed ~n Se~tian 9(1) of ~
~h~s Agreemer~t.
(iv) The fee for any such app?icat~an shail be
eaual ta the fee then estabZished bv ordinar~ce for devel-
opment agreement arnendments. i
(v) A public hearing on ~he application shall
be sc~ed~a~ed for th~ earlaest reasonaD?e regula~ly sched-
uled meeting of the Zon~ng Ad~~inistrator or ~lanning Com-
~,ssi~n, as app~icab~e, after the applicatior, is comp~ete
and the fee has been paic. Not=ce o~ the public hearing
shall be given prior to the date thereof in accardance
aith the City's general grocedures in effect at Lhe t~rne
~or notice of public ~earings an Site Rev~ew applica~ions
an~ ~he public hearing shall be conduL*ec ~n accordance
wit:~ the then applicabie ~rocedura~ ru~es a~ the body
holding the mee~~ng.
(vi) Following ~he pubii~ hearine, the Zoninc
Administrator, Plannina Cornmission (o~ appeal or athe:-
wise), or City Caunc~i (on appeal}, as app~~cable, shall
approve or conditionally approve the application if it
finds that the adjustmen~ or ad~ustments applied fo~ will
~ot, when comparec to the Zane Diagram, Su~iding Voiume
Envelope or ~ASF of permitted uses, as anpl~cable, ~n
- 15 -
~ +~ 112
ef~ect prior ~o t~e ad~ustment, adversely a*{e~t the co~-
patibilaty of the Pro~e~t to the surroundinc neighborncod,
(viil A s~atement of off~cial actaon snall be
~ss~~ed by the Zonina Administrator, Plannin~ Comriissior, oY
City Council, as applicable, promnt~y iollow.ng its dec~-
szan stating (x} its fi~dings as describea bv
5ection 9~h)(vi) above, (y) the decisaon ~o approve, con-
d~tianally apprave or deny the applicatzo~., ana (z} the
reasons for such conclusion. A capy of sucr stateTen~
shal~ be mai~ed to al~ pa:ties to tne procEed:n~ a~ the
addresses provided by such parties to Lhe Zon,nc nd~« nis-
trator.
{viii) Any decision of the Zaning Adminis~rato~
may be appealed in writ~ng to the Plann~ng Comm:ss~ar: an~
any dec~sian of the Plann~ng Commission, whether in~t:a~ly
or an appeai from the Zoning Admin~strator, may be
appealec ~n writing to the City Councal, in eac:~ case 5y
any person ~ursuant to the fo~lowing procedures:
(w} Appeals shall be addresse~ to ~he
appellate body an a form prescribed ~y ~he Zoning
A4~lnistratar and *ne appellant shall state the sne-
" cifzc reasons for the basis of the appeal. A~ a~aeal -
shal~ be filed within ~~ consecutive caienca: days
following tne date of the actian from wnicr ~he
apneal is being taken. Filings shall be made wita
the City Pla~ning Division in the case or an appea;
from a Zonzng Administrator action and with ~o~h the
City Planning Division and the City Cl~r~ in Lr~e case
of an appeai fram a Planning Commiss~on action.
(x) Appea~s shall be accompa~ied by
the filing fee then establisned by the Ci*y ~or
appea~s from Site Re~iew appli~ations purs~an~ *o the
City's Zoning Code except that no member of the ?lan-
ning Commission or Ci~y Counczl shall be requirec to
pay a f ee .
(y) Publie not~ce o~ ar, appea~ hea~-
zng s~all conform #.o the manne: in whicz notF4e o~
the ari~inal hearing was g~ven.
(z) Hearangs on appeals snall be ~e?C
at the earliest reasonab~e reguiarly scr~edt;lec :neet-
ing of the Planning Comrn~ssion or City Council, as
applicable, an~. shall be canducted i:~ accordar.ce w~~h
the then appl~cable procedural rules of ~he body
hold~.ng the meeting.
- 16 -
~+~ 113
{i? Access. Points of ve~~cular ingress anc e~ress
~o anc ~rom ~he II1teI'lOr of the Pro~ec~ ("Access ~tiin*s"i may
be lo~ate~ at any poants on ;.ne Real Propercy, sub~e~~ ~o tne
IG11Q;~'ing restrictions:
(i) On Co~orado Avenue (x} there shai~ be no
more than five Ac~ess Points, three for gener~I automobile
access and two for service deliveries, (y) no Access Point
shal~. be claser than 2~0 feet to Cloverfiel~ Sou~evard
(250 fe~t if left turns from westboun~ Colorado ~rafr"~c
are to be perm?tted into sucn Access Point?~ or ~loser
than 200 feet tn 20th Street, and (z) all A~~ess ?oir.~s
sha11 be a4 least 165 feet apart, center line to ce~ter
line.
(~i) There shall be na Access Pornts or. Cio-
verfield Boulevard but there may be a drop-off zane for
the hotel located on Clover€ield Boulevara su~~ect to the
req;:irements of paragra~h 4 of Exnibi± D a~;.achec hereto.
Such drop-o~f st~al~. not constitute the pr~mary access for
the hotel.
(i.zi) On Olympic Baulevard (x) t~ere sna~± ~e no
_ mo~e -t~an three Access POlII~S~ two for general automobile
access and one for se:v~ce, (y) no Access Poin~ s:~ail be
CI~S2i" than 2Q0 feet to Cloverfie~d Bou~evarc, and (z) a~l
A~cess Poin~s sha?? be at least 10~ feet aoa:~. The Ci~v
asserts that it "owns" :.he access righLs along Olymn~c
Boulevara by reason of the Grant Deed fram Associated
Telephor~e Company, Ltd.~ a California corpo:at~on, ta thE
S;.ate of Caiiforn~a, Divasion of H~ghways, executed
De~ember 21, 1943 and recorded an ~7anuary 18, ~94~ in Book
2C5~8 at Page 152, Offacial Records. Prop~rty owner con-
tests that ~he City now awns any access rights along ~lym-
~_c E~ulevard by reason of t~ese or any other documents.
If Pronerty Owner de~ires access to the Real Property zrom
Olympzc Houlavard and ~f, and only to the extent, suc~:
access rights are owned by tne C~ty, PropeYcy Owner shall
acquire such rights from th~ City at a price equai ~o the
fa~r market va?ue. The fair market valu~ thereaf s~all ~e
de~er~ined by appraisal by an ~ndependent MAi appraiseT
select~d by the C~iy through appropriate competitian pro-
cess so long as sucn apnraiser is satisfac~ory to P:-o~erty
Ow:~er. The cost of such appra_sa? s3ta11 be horne eqaali~
by the parties.
(iv} On 24th Streer, there shal'_• be nfl general
au~ornabile Access Points but there r~ay be one Access Point
for services only which sha11 be right-turr. ~n ana ri~ht-
~`,.UL'Cl ou~ only.
- ~7 -
~
~~ ~14
(v} No service deliver~es will be allowed
be~waen the hours or 4:00 p.m. to b:00 n.m. or~ any da~
ather than a Sa4urday~ Sunday or holiday.
(~? Ge~era± Services RequiremQnt. Proaerty Owner
shali co~~ly with the requirements of the City's Deoar~men~ o;
General Ser~i~es whic~ requirements are set fo:th on Exhzb~~ D
attacned hereto. Priar ~o the date on whic~, construct;an of
*_he Pra~e~t is to be campieted pursuan~ to the terms o~ the
Agreer~en~, Praperty Owner snall not be sub~ect ~o a~y addi-
t~onai requiremen~s of such Department other ~ha~ those uni-
`p:miy apalicable to all developments, suc~; ~s side-waik ren~a'
anc u~~lity hoak-un fees. Nathinq in this Agreemen~ shail
~ecui_e the City to :ssue a building permit for any bu~id~r,g ar,
the Real P~operty durino any va~id bvilding moratorium result-
Lng fra~~ ~he lack of ca~acity to handle addit~a~al sewage.
Proae~ty Ow~er's time to 4amplete the Pra~ect under Sec4~on 6
snal~ be exYended by the per~ad of de~ay as a result of any
s~~h mora~arium. Ir, planning f~r the need for additiona'_ sew-
age treatment capaci4y, the Ci4y shail take into account tne
add~tior,al developmen~ covered by th~s Agreement. An_v ac~icn
by th~ C:ty under this Section 9(~} s~al~ take :nto account any
on-s~te sewage treatment fac_lity which may be 3ncluded ir: tne
P~o~e~~ bv.Property Owner. Nothin~ ir~ this Sec~LOn 9(~) shall
:ecui-e Property OwnEr to acquiesce to any morato~ium or irnpa~r ;
any rignts PropeYty Owner may have as a result ~hereof.
(k) Ot~er Miti~a~~on Measures, in addition to tn~
recuiremen~s of Sectian 9(~) above, Pro~erty Owne~ shail c~mply
wit,: *he ~ollowing nit~gatian measures:
(~) Hycrocarbar Contam~nation. Contam:~ated
sail on ~a~ce'_ ? sha~l be removed and d~s~osed of in
a~cordance w~th all apn~icabie laws, ordanances a~~ regu-
la~~o.7s of City and the State af Ca?~forn~a pr~ar to ~ssu-
anc~ af a bu~ld~ng nermit far any buiiding to be built on
Darcel 1.
{ii) A~r Qual?tv b~r~na Cons~ruction, ~quipment
e~c~nes will be ke~t i~ proper tune tic Yeduce exnaus~
emissions. Sucn equipm~nt sha~l nat be aperated durinp
fi~st or second stage smoa alerts, ~roperty Owner sna~l
use reasflnable and typicai wate~1nC ~ecnn~ques to reduce
rugi~~ve dust dur~ng construction.
(~~~) No~se. As a Aar~ of buildin~ ~lan-c~eck
procedures, Property Owner shall demoRStrate that hotel
roa~s are sufficientiy insulated ta provide any reasonanly
necessary noise protectian from street traffic and from
cons*ruct~or. activit;es.
- 1$ -
~~ I15
(~v~ Se~*a~ity Serv:ces. Pro~erty Cwne: sr.al~
onerate, cont~a~t io:, ar atnerwise pravide private se4u-
rity services ~or tne Pro~ect, includinc the na~~~nc
ga: a~e .
(v? wa=er Carservatao^.
(x) Automatic sprinkle_s shall be se:. ~a
wa~er 1a~dscaning dur~ng evening and early m~orning noLrs
only ta reduce excessive water require~nen~s due to wa~e~
1055 by evaparation.
ty~ Property owner sha?1 be permi~~ed ~o
~.ncoroorate water features into the Pro~eit so lor,c as
Pronerty Owner demonstra~es to ~he satzsfaction o~ tne
General Serv~ces Department ~hat the wate~ ~oss fram ar.ti~
sucz feature as nat excessive.
(vi) ~mr~ac±s or. Traffic Durina Cons~ruL~.an. To
the ex~ent ~easib?e, Praperty Owner shail maintain a
staqing area on the Real Proper~y for use by constr~ctian
veh~.cles and will design traffic patterns for corstruct~an
ve~^.i~les, both on-and-off-sit~, in a*der ta r~inim:ze t:~e
imnact_o~ cons~rucczon ac~i~ities on aa,ace~± streets.
Proper~y Owne: wil~ coope: a'te wit'r. the City` s Depa:~*rrent y
of General 5ervices in arder ~a deve3ap other mu~ually
accep~.able means ~or miniriizing impact.
(v~.~.) Chald Care Contribu±;.on. Foilowing 4:~e
exe~u~ion of this Agreemen~, a~ommittee shall be for~ed
cons~sting af one represen~ative ~~ P?'OTJ2I'~V Dwner
seiec~ed by Property Owner, two nei.ghborhoa~ representa-
tives, ane ea~h choser~ ~y Mid-Cztv Ne~ghbors and Pico
ir'e~ghbornood Association, and ~wo~C~ty representatives,
one P3ch chosen by the C~ty's Child Care Task Force and ~
the C3ty Manager (thQ "Chi~d Care Cammit~ee";. Proper~y
Owner agrees to spend Two Hundred rlfty Thousand Dollars
(S2~O,Q~O) for 4h~lc care benefzts pr~.mar~iy ta:geted Tor
~h~ benefit of the residents af ~i~e Pico Ne~qhbarhood
Association and the M~c-Ci~v NeiQ:~bors in accordance w~th
a Alan to be deveio~ed bv the Child Care Cornmittee {t'r:e
"~ian"). Suc'r. Plan may contain recruirements fo: acquisi-
tior ancilor con5t~:ict:~n of faCi'_z~ies, ~unding o~ p~o-
gra:~s, direct subsidy af users or prav~aers, ar a ~ambina-
~.~on of ~h~ foregoinc in any reasanabie way, and the
timing o~ all fur~di~g, excep~ that no facilit~es or pro-
grams may be requirec or, the Reai Property. The p:~mary
e:nphasis of such plan shall be to make child care serv~ces
af~ordable to the targeted users. The P~an snall requ~re
Southmark to allocate no less tr~an fiifty Thausand Dailars
_ }g _
M~ ~~~
~$50,000} per year unt~l the fund is exhausted. I~ 4re
event that the Ch~ld Care Comr-~~ttee fails to de~elop ~
P'_an within vne vear o~ the date o~ the exe~u~~on oL t~as
Aq:eement~ Soutzmark shall, ~n :ts sole discret~an arc
ludament, allocate no~ less than rif~~ ':housanc ~oi?a_s
($5~,000) fram th~ fund for child care purposes. A~1
funds must be allocated xn accortiance with Lre Plan withi;,
five (5) years af the date of the execution af tn.s Aaree-
ment. UntLl exnended in accordance with the Plan, ai?
funds wi~l be he~~ by Property Owner.
(1) Rev~ew of S~ecific Hu:ld~nQS.
(i) As af the da~e o~ t~is Agreemen4, Prope~tv
Owner has not designe~ any ox the buildings wh~ch w:ll
u~~imately cons*ztute the Pro~e~t due to Pro~e~~y Owner's
cies i re to responc to rnarke 4 f or;.es ov~r ~he term w~ ~h ~ r;
wn~ch the Pro~e^t may be constructed. For tnis reason,
C3tv ar~d Pr~per~y Owner nave es~ablisi~~ed cer*.ai:~ deve~o~-
~ent restr~~.tlons, set forth in t}:~s Agreemen~, to wn~c^
the Pro7ect must adhere. H~wever, C~ty desires that Prop-
er~y Owner submit to the Planning Co~~5510T: fo~ review
cer~ain l~mite~ desigr. informat~an described ~ra
ela~,zses (11} and (iii) belaw for eacri bui~ding pr~or to,
and as a conditian for, the ~ssuan~e of any ~uilcane ~~r- ~
m~t far that building. Upan th~ execu~ion of ti~FS Agree-
~en~, Property CwneY has obta~ned a vested right to pro-
ceed with t~e Pro~ect as cescribed ir~, anc iimitec by, the
~;ovzsi~~s of this Agreemen~.. Therefare, ~he review• to n~
canducted by the Planning Cammission is to be limi*_ed in
i*s scone ~o the matters desLribed below and ;s not =or
the purpose of allowing the C~ty to alter a~y prov,sior~ of
th=s Agreement.
(~i) Property Owner shall subm~t an appl~cation
to the City Planr,ing Departmen~ far review o=_' the parti~L-
lar buzldzng on a form approved by the Zan~nc Admir-~stra-
tor wh~.ch anpl~catior: shali se~ ~orth (v) the Huil~~na
:-ie=ant oz SL:h bu~ld~ng, (w? fo~ the las~ i~uildzng sub-
mi;.4ed for apraroval (A) t~e aqg:ecaLe FAS~' ror all buii~-
ings prev~ously approved under this 5ec~ior, 9(~) and the
building then being submzt~ed far review, a~~ (B) the
aagr~ga~e sauar~ footaae of the at-grade ~oa~pr~nts af a?~
bualc.ings prevxously apg~o~ed uncer this Se~*_•.on 9{~~ an~
~he building then being stabmitted ~or revie~w, (x) cal~ula-
tions shawing comnliance with ti~e Building Volume ~nve~opE
res~rictions for sucr bu_iding, (y? the FASF af each
anticipated use in such bu~ldino beinc subm_~~ed fa:
review and the aggregate FASr €or al? uses Ln al]. be~~ld-
ings previously approvec under this Sec~ion 9(1), and (z)
- 2a -
M~ ~ 17
the aggreaate num~er of parking spaces which wil? exLSt or.
tne Real Prop~rty fallow:nc the coTpietion o_` *_he bu~~c-
inas neina subm~~ted for reviek~.
(iii) Such applicatior~ shall be acco~par:ie~ ~~-
(x? a Zane Diagram modified to snaw (A) tne 1aca~ior~ an~
footprint af each bu~~d~ng previously app_avec u~de= this
Section 9{1) ana the building or buildings being su~mi~~ed
for rev~ew, (B) all Access Po~nts then exis~ing or ;dent~-
sied and [C) the internal c~r~ulation and parking pian,
anc (y) one or ~ore dimens~oned schematic drawings ~or
each typ~cal floor of eacn building then be~nq sub~i~~ed
for review, indicating the location an~ FAS~ :o: eacz aer-
eral type of use, as describe~ in Sec~aan 9(g)(1) above,
on eac~ flaor, and dimensiane~ schema*~c exte:ia: buzl~~nc
elevations indicating grace for each facade of each ssc~
building whicn faces any public right-af-way.
(iv) mne an~l~catian shall be deeme~ comnle~e
when a1Z materials ana in~ormation recuired bv clauses
{11} and (iai) above have been submitt~d alor.g with the
fee reauired by tlause {vi) be?aw. Propert4f Owner snal'_
no~ be required to submit building inter:or draw~nqs
(o~her_~han those des~ribe~ in clause {iii) abov~}, ~and-
scape pla^s, irrigatian p~ans, arc~iLect's renderings, i
mode~s, or other architectural detai;s in addition to
thase speci£ied in clauses (ii) an~ {ii~) abave and no
dec~szon of the Planning Commission may be withhe_d or
delayed due to the absence of any materia~s no~ reqLirea
to be submitted as a part o~ ~he appl~~a4fon as set forth
=n elauses {ii) an~ {~ai) abave. PropeYty Owner mav, ~aw-
ever, at its so~e option, submi~ sucn addit~onal mate:ials
as a pa:~ of t~e appi~cation as it may des~re.
(v? City agrees that in v~ew o= the develonme~t
parameters estab~isned in this AgreEment, the substantia?
env;ronmental stiud~es wh~ch have already beer performed on
t~e Dro~e~t. the formal anG ~nformal ~ubiic nearings wrich
have taken place, and the nature af the re~iew cantem-
n1a*ed by this Section 9(1?, n~ environmental impac~
repa~t, supp~ementa~ envirarmental impac± report or other
environmental wo:k shall ~e recuirec as a Lonmitior ~o the
appr~vai required hereunder unless tne C,ty re~sonably
conciudes that the ~ssues over w~ich ~he Planning Co~~~.s-
s~on is express~y given discret~on under ~his Sect~or~ 9(1?
~igh~ have a s~gnzf_cant impact on tne env~ranment.
(vi) The fee, ~ublic nearina procedures anG
apgeai procedUres for the review ~overed by this Sec~ion
9{1? shal~ be the same as then in efiec~ for a Si4e P1an
- 21 -
~'~ ! 18
Review PerTit unde~ the C~ty's Municipa_ Code, exce~* as
otherw~se snecifiec in this Section 9(1).
(vii~ The Plann~ng Car;unission sha13 ex~eci~~o~sly
ana in aood faith review each anplicat~or ~~naer this
Section 5{1} and, in any even~, shal'_ take act~on thereon
with~n saxty (6d) days €ol~owing the da~e upon whach ~he
applaeatfon is deemed ca~~plete. A fa~lure to do so s~a~l
result in the appli~ation bezna deemed approved by tre
~lannina Commission. Any appea~ tio the City Counc~i sr~a~~
be cansidered expedit~ously and in good fai~n ar.d, in any
event, sna11 be hearc ~y the Cx_y Co~~nCil at the ea:?iest
Drac~icable date.
(viii) The Planning Cammission, ar the C_ty Coun-
cil an appeal, shall approve tne applicatior~ wi~h o: wat~-
o~t cond:tians or modiiications if the following ii~dir.gs
can be made zn an af~irmative manner based upor al~ mate-
rials submitted as a part of the annlication: (s) t~e
placement ot each ~roposed buiiding on the Real Pro~e.tv
and the locat~an of the pronose~ uses with~n ea~h sucn ~
bu~lCing are co~pa~ible wa~h, and reia~e harmon~ously ta,
surrounding sites ar~~ ne~a~narnoods, (t) ~he ACCQ55 Poin~s
and in~ernal circulatior~ plan are aaequate ta accommoaa~e
anticipated automobi_e and pedestrian traffic Lor eac~ ~
p~aposed building, (u) the Buzlding Height of eacn pro-
posed building does not exceed that permitted ~y
Section 9(b?, (v} the se~back reQUire~ents of SectLO~ 9(~)
are coma~ied wath €or each propased bu~iding an~ the
placement of eacn proposed building is compatible wit~ and
rela~es harmoniously to, the onen space required bv
SeLtion 13(b), (w) each pr~posed bu~lding w~l~ camply w~th
the BuLldtng Volurne Envelope r~str~ctions of Sectzon ~fe),
(x) ~he number of park~ng spa~es required by SectFOn 9{f)
arc Evhibit C are be~ng provided, (y) the aagregate ~ASF
for ea~h ~ase on the Rea1 PYoperty in a?1 buildings prev~-
ously aqproved under th~s Sec~ion 9(1), and then being
p~oposeu, ~s in complaance wit~ Sec~ian 9(g), and (z? w~th
respect to the ~ast builcing ~o be subm~itted fa: review~,
*he prov_sions o= 5ec~ions 9(a? and 9fc) will ~e compl:ed
w,th foliowing comple~ion of sucn bu~lding.
(ix) No action of the P~ann~ne Commissior., or
th~ Ci~y Counci* on appeal, un~e: this Se~t~on 9(1) snall,
d~rec~~y or ~ndirectly, (x) impair tne rights of aroperty
Owner under this Agreemert with respect to the building or
buildings then submitted Lar review or any ex:s±~nq or
future aevelopment on the Real Praperty, (yf deny, condi-
tion or modify any approval applied for Lnder 4n~s
Section 9(1) either (A) by imposing any developmen~
- 22 -
M~ 1~9
restr~ction inca~s~ster.~ w.th those set farth in ih:s
Agreement, or {B) for azy reason not s~ecif~ec ir~ ~nis
Se~tifln 9(1}, or (z1 reauire nroperty Owner t~ b~iiG a
dif:erent number o~ bu~'dings Fn any zone tnan the nu~bpr
appi~ed for. Nothing ~n this Sect~an 9('_) .s ~.~tenaed to,
or shall be consLrued to, permit the P;anning Cammission,
or the Citp Council on appeal, to deny, cond~:ion or mod-
~~y any approval applied for under thas Sec~ion 9(i) ~i
~uch denia~, cond~tion or mod~fication woulc e~fect~vely
operate to nrevent Proper~y Ow~er fra~ developzng the Rea1
PrOp~rt~ to an aggregate FASF a~ 1,040,490 square ~ee~.
~x} Nothing an tnis 5ec~ion 9(i) sha~_ bp
apnlica~le to (x) any por+ion of the heal*h club sa long
as it is constru~ted belaw grade, or (y? the _ssua~c~ a~
any demolition or excavation permit.
mra~ninq.
10. Non-D~scrimination, Affirmative Actian and Job
~
(a) Property Owner shall not discrimarate agains~
any e~nioyee or app~iean~ fo~ emplayment on tne basis of race,
relLq,or, or creed, sex, mari~al sta~us, national origin, sexual
_ orienta~~an_ar pnysicai hand=ca~ an~ sha~l caLSe a s~m~lar pro-
vis~o^ ta be inserted in any contract €or work entered ~nto by ~
Praperty Owner relatina to t~e Pro~ect o~her than pu~chase
oraerc for standard commer~ial su~plies~ mate~~als or ather
~aods.
{b) Sub~ec~ to the prov~sions of Se~~ion 1Q(a)
above, Property Owner will deveiop and submi~ to ~ne City for
a~prova~ pr~ar ta the comme~cemen~ of construction ot the Pro~-
e~~v a suitable affirmative aetion program for the h~rinc of
labo~ and t~e obtaining af nate:ia~s during construct~on
rela~~ng ~~ employment, upgrading, demation or transLer,
recrs.~ment or recru~tment adver~ising, lay-off or term~na~ion,
ra~es of pay or other forms of compensation and seiection for
tra~r.:ng, includang appr~nt,~eship. Any such plan shaii recog-
n~ze ~he necess~ty of comn~~ance wit~ standar~ unior, ~iring
~rac=ices and shall not es~a~i~sh quotas of any ~ind.
(c} Prior to tne comp~etion of *he hotAl, Property
Cwner wlll designa~e a represen~a±~ve whose r~soon,s~b_~ity it
w~~~ ~e 4o ide~tify a~d taraet those areas sui~a~le for aff~r-
~ativ~ action and to develop and submit to thp Ci~y for
a~nrovai a program designat~d ~o effe~tive~y address prohlem
areas. Property Owner`s :ep~~5e~~~t1V~ w~ll, in cansultation
w~~n apprapriate neighbornood arganizatians, des~gr anc
act~vely promote amnong the tenants of the Fro~ect and the
notel operator ~ob traaning pragrams that address the needs of
4he neigrborhoods su_round~ng the Pro~ect.
- 23 -
M ~' ~ Z ~
(c} Prop~rty Owner will, in aIl solici~ations ~r
aavertise~ents for emp~oyees n~aced by ar or. behalf of P:oper~y
Ow~er, state thaL al_ qualifaed appl~cants will rece~ve ~onsi~-
e~ation for employmen~ witnout regard to race, religion or
~~eed, sex, marital s~atus, navional oriain, sexual orxentac_on
or physi~al hand~cap.
11. Traffac ana ~missian Abatement. Proper~y Owner w:~l
desianate a representatave whose responsibility ~t wili be to
~re~are and submit to tne City for apprava~ by the Cxty Manager
Ar,ar to ~ssvan~e of a t~mporary certificate of oc~unan~~~ for
~ne firs~ office hu~lding ~r the Pro~ect a progra~, des,gned to
ac~ively encourage and promote among the tenants of the P~o;e~~
an~ the hotel operator the following traffic and emiss~on
ana*e~enL measures:
(a} Staggered hours or "flex-time" amongst d~f~erent
tenants and/or within divisians ar depart~e~~s
o` larger tenants.
t
(b) Comp~iati~n and dZStrzbution of r~de-sha~e Zis~s
and c~m~uter scneduling of car-poo~s an~ var-
pools far a11 employees af a?1 tenants.
~ (c? Reduced parking rates for car-poa?s a~d van- ~
pools.
(d) Use of nu~l~c transit ~aci'ities, inc~uding
(il act~vely working with the San~a Manica
Municipa~ Hus Line ar its designee to ~mprove
service to and fro~ the FroJect, {Ei~ I~qt~-
ment~ng publzc cransit ~ncentives such as bus
to~ens for ernnloyees and (ii~) actively
coardina~ing with exis~ang campar~ies providing
van or bus servi~e to Los Angeles Internatianal
Airpor~ to incZ~ade the Pro~ect as a reguiar stop
_ a~ong the~r raute in Santa Mon~ca.
(e) Read~ly ~va~labl~ bi~y~le parking areas.
(f) S~ch other measar~s tha~ ~roger~y Owner aete~-
m~nes w~~l reduce traff~c ~mpac~ o~ the Pro~ec~.
Such program may con~ain a gaal of reduci~g veh~cle
tr~ns 40 ~ne Pro~ec~ by an amount deemed achievab~e by City and
PrO~~r~y Owner base~ upon all appropriate ~actars, inciuding
*~e amoun~ ~f affice deve~opment in the vicinity of t~e Pro~-
ec~, but nac to exceee ~Q%. Property Owner sha~I, ~n good
fa~r:, comnly ~ith the pragram and attempt ta achieve ~ne
esrabl~shed performance goa~. The City recogn:zes that the
- 24 -
M~ ~~~
ab_li~y to ~eet any estabiished goal may depend upon za~tors
au~s,de ~ne control of ~roperty ~wn~r. Therefore, Prope~~~-
~wner shal~ not be zn aefault hereunde~ for faalu~e to a~r.~~ve
ar:y goal sa lang as Prope: ty 4wner ~s, ir. goad fa? th,
a~~er~p~i:~g ta comply with the a~proved program. Nath~ng ir.
tr~s Agre~ment shall exempt any tenan~, hotel apera~ar or o~ne:
er~ployer in the Project from comply~ng with any reasonabie
_ra:fic system management ordxnance so lang as sue'r: ard~.nance
is ur.iformly applicable to all simiZar uses througnouL a rea-
sona~ly d~~ined geagraphical area of the City w:~icr ~airiy and
ecsitab~y treats all uses on the Pra~e~t in compa:-~so;~ }a ot:~er
com.merciai uses, A"trafffc system management ordinance" sha~~
be an ord~nance whicY: adopts measures intended to ~-educe ~he
number af ve~icl~ trips at neak traf~ic hours through ~he
encou~agemen* af ride-sharing, var~ pools, use of p~b~~c ;.rans-
portarior., sh~t~ie servi~es, and other similar means but sha~l
not include any ordinance impasing fees Q: assessmen~s, oY
r~~andating specific work, in arder to make phys~cal ~m.provements
to ~he City's circulation system. Nothir~g in th~.s Sec~~o~ ~l
shai~ limi~ the pbl~gat~on of Property Owner under
5ec~ion ~7(e) belaw.
12. M~t~qa~~an Fee.
(a) Hausir.q and ?arks ~ee. For each b:~ilc~ng y
peimit issued for the Pro~ect, Property Owner wi~l pay ~o the
Clty a nousing anri parks mitigatian fee in an amou~t computed
bv a~:cinc (a) 52.25 multzpiied by the f1S'St 15,000 square feet
GT ;7e:. reF1~3Dle f100T' area lltllized ~or medical OT' CQIiIlRET'Cidl
of~~ce snace, plus (b? $5.OD mult~.plied by the amount oF net
re~~anie ~loor area for such office space above 15.~00 [except
~:a~ the fee camputed at the race a~ $2.25 per sauare foot
snal~ apply on~y ~o the firs~ 1~,000 square fea* or medicai or
cor3r,~ercia3 offi~e space in tne Pro~ec~). Any unpazd or
un~red~te~ da:~ar a~nounts shall be ad~usted from the date af
tr:~ execution of this Agreeme;t~ to the tirne of pavment by 4he
:ntervening cha~ges in the Cansamer Pr:ce Index for ail con-
sune:- ~roduc~s for the Los Ang~?es/Lonc Beach Me~ra~ol.tan
~.rea. The amount aF the mitigatian tee due far any ~u~ldinc of
~ne droiec~ shal? be based upon tne ar~ou:~t o~ net re;~r.abie
~1p0?" area in~luded within ~he ar~proved building ~ermi*_ io: tne
~~:~ld~*~g, On t~e date of execut:on of }his Aareer~enr., Property
Cwner shall pa_v $2,200,000 Lo the City cor:s~itu~~nc an z::i~~al,
advance payment of the m~tiga*~an ~ee due nereunae= w'rsicn sha13
const:tute iull payment of t~e m~t~gation fee due an t~e ~irs*
~?48,250 square feet of net ~entanie ~}~oor area Tor use as me~.-
cal ar ~ornmerc=al off ice snace. Upon the issuan~e of eac:^.
~Lilcing per~it, Property Owner snall be credited witn payment
ox *he mitigation fee, inc~uding the ad~ustments ~ar tne
incr~ase in the Cons~mer Price Ir.dex, that would be ~ue on ~Y:e
- 25 -
~~ 122
ne~ rentanle floor area ior use as mec~cal o: ~a~:~ercia~ of~i~e
s~ace includea within such bu~~d~ng perm~*, wFe~ *he acgrega~e
t~~al o~ aia su~h cred~ts amounts to 448,25G scuare ~ee~ oi r.e~
°~~~tabie flaor area for medicai ar commerc~ai o~~ice use, P~o~-
~.r4~ Owner shall be en~itled to no more crecit h2reunder. Jpor
~he issuance af each bui~dir:a ner~~it, Prope~~y Owner s~a~~
promptly pay the unpaid or uncredited mi~igation fee due
~herean, with the unpaid or uncred~ted partion ~ncrease~ bv the
inc~ease i~ the Consumer Price Index as set iorth hereir.. ~ro-
vided, however, that no~hzng in this S~c~LOn 12 sha~~ reqLi~e
Da~ment of a mitigation fee as a condition aor the ~ss~ance o~
a building permit for 4he res~aration of any bL~Iding vr. the
R~a' ?ranerty pursuant ~a Se~~ian 9{q)(vi) hereo:. Fe~s pa~c
under ~his Development Agreamer.~ sha11 be alloca~ed by the Ci*y
in accordance wath, and ~n Lul~ sai_sfa~4io~ of, Ordinanc~ Num-
~er 1367 (CCS), as it may be amended ~rom ~ime to ~~m~, excep~
that to the extenL the fee payable hereundeY is allocaLed {or
parx space~ it shall be uti~ized solely for the acquisit_on and
deve'_opment of ~and for new parks or expansion o~ exis~~ng
parks, includinglexpenses related 4here~o, and sha'w ~ot b~
usea for capatal improvements, maintena~ce or other purposes.
(b) Traff~c I~proveme;,~ Fee. Property Owner
sha~l pay to the City a trai~ic improvement ~ee of 55,000,000
(vhe "Traff~c Improvement Fee"? to be used by the Caty soiely y
~o ass~st in f~nanc~ng (z? cos~s associa~ed with the impie-
mentat~on of a City-wide traffic systems ~anagement ordinance
intended to reduce tra~fic levels, ~nclucing a~ aggregate not
~o ex~eed a tatal of $500,000 for the salar~es of new C~ty
emnloyees who are exclusive~y involved i~ the iMplementation of
s~~c'r. orc~ nance, ( ii? the cost of pe: ~or~ing specif ic
~r~nrovments to the Ci:.y's circ~la~ior. sys~em in, around or
a~fe~t~r~g, the Spe~ia~ 0=~ice Di$trict, as defined in the LUC~,
or ~ne area covered by the Hosp~tal Area Sp~ci~ic Plan,
i:;~lud,~-g, wzthout limitacion, street widenings~ ~raffic signa~
ins~a~-ation or modern~za~.ion, and freeway ~amp ~anstruction,
expansion or improvement, and (1~1) the acqu~siion of lan~ ar
other real ar personal property ~elatec to eithe~ of ~.he f~re-
goinc. The Traf~ic Improvemer,~ Fee snail be placea in a sepa-
rate account in the C~ty's Ger:e~~i F~s;~d (~~ e"Tra~~ ic Improve-
r~ent n~Lount") and funds s'r~a~l be ex~endec =::ere~ror~ onl~ for
tne ~urpases set for~r. above. Tne Tra~f ~c ::~p_ove:~e~i Fee
s:~a'_~ ~e r~a~c in accardance with the ~oiiowinG sc:~e~u~e:
iA) $3,000,000 upan exe~utian ai tn_s Agree:~ent by ~.;~e C«y anc
P:ope=tv Owner; (a) $1,00C,00C upor. issuance oi ti~e buiid~ng
perml~ for the first bualdi~g in tne ~ro~ec-.; and
(C) Si,000,400 upon issuanc~ of ~he bu~.~d~ng permit ~or *~e
second build~ng Fn the Pro~ect. City sha:l, as par~ of L~s
annuai budget, prov~de a s~atement sett~ng fqrth (w) the ~ai-
ance in the Tratfic improvernent AccQUn~ a= the beginning of the
- 26 -
~~ ~23
fiscal year, (x} tne amount experided therefrom aur~nc ~ne f~s-
cal year and the purposes for w:=icn _~ was expended, (y) ~ne
~alan~e Fn the accaur~ a~ the enc of ~he L~scal year, and
(z) the purposes far which funds are anticipated to be expe^ded
durin~ the next fiscal year of City.
13. Certain Reffuired Improvements. Property Owner agrees
ta pravide the fol~owing improvements, faczlities and services:
(a) Hotel, Uniess PrQaerty Owne~ is unable to
secure cominerciallv reasonable f~nane_ng, Propertv Owner s~,al'
inc~ude ~n the Pra~ect a hotel of no* less than two hundre~ anc
~i~ty (250? gues~ roams.
(b) Open Snace. The areas des~gnated on t~e
Zone Diagram as "Colorado/Twentietn Plaza,"
"Ca~orado/Cloverfield plaza" and "Olv~pic/Cloverfielc Gateway"
sh~Il be develaped and used for public v~ewshed purposes (the
"Open 5pace"?. The Open Space shaJ.i carsist of ar, agereoa~~ at
least 40,00~ scxua:e feet w~th eacn area to have at least 3.aQ0
square fee:. and the area des~gr~ated as the "Olymp~c/Clove!-fieid
Gateway" on tne Zane Diagram snall be lands~aped ~n a
pedes~rian-or~ent~d rnanner and contain a~ leas* 25,D00 s~uare
fee~. ThE Q~ympi~/Claveri:eld Gateway shaL_ prcv~de a view ~nto
tne interior of the Real Proper~y, a portEOn of which may be y
uncerneatn ar: overhanc of the hotei which is at least 15 feet
above the grade ~evel~underneath t~e overhang. The ~lym-
p~c/Cloverf~el~ Ga*eway may i:~ciude a par course far pu~'_ic
use. The Qlympic/Cl.overfield Gateway and the
Colorado/Cloverfield Plaza sha~l be completed no late~ tha~:
9C days after ~ssuance o~ a Cer~~ficate of Occupancy for the
~"LOLQ1. Ti~e Colorado/T~entieth P~aza shall be completed no
later than 90 days af`.er issuar.ce ot a Certif scate oi ~~.c~apancy
~or the last building to be bu:1t in ±he Twentieth 5treet Zone,
as shawr: ~z ~he Zone Diagram. The Open Space shall at all times
remai,^. the property oa Proper~y Owne: and sha11 b~ mainta~ned
by Property Owner at its sale cos~ and expense.
(c) Ar*_. Pronerty Owner sha_i pledae at
least $250,000 to the San~.a Mon~ca Arts Foundation (the "Foun-
dation") for the acquisi*ian o~ arGwark to be placed ~n the
~~ab2~c areas af the P*o,ect, r^oliowing execu~ion of thzs
hC~~emer.t, a committee (the "Ar~ 5e?ectian Committee") w~'1 be
formed cons~sting of reraresentatives oi Property Owner~ the
Sar,ta Moni~a Arts Camm~ssio~ {the "Commassion"~ and the Founaa-
tzon. witnin one year fflilowing the date of ti~is Agree*nent,
the A~t Select~on Committee, witr. tne aonrovai of Proper~y
Qwner, w~l~ establ~.sh a plan consis~ing of genera:c au~delines
for the type, size, cos~ anC locaLion far varivus artwarks
around the Pro~ect. The Art Se}ectiar~ Comrnzt~ee shall
_ 27 _
!~ ~ 12 4
esta~l;sh proced~res for compet~t~ar among art~sts f~r pracu~-
tion ot Lhe desired pieces and un to $25,oac of Pronerty
Owne:'s nledge may be expended far admin~stra~ive curator~a~
and ~ro~otiona~ costs rela~ed to the c~mpez~tion. Far eacn
piecp, Praperty Owner shail be en~itled to selec* a group of
art~sts who wi:w submit propasaZs to make ~he ~inal co~pei:*ian
and tne Art Selec~~an Comm~ttee shail make the final se~ection
of ~~e art~st ta proauce the particular piece of arLwor~.
14. Subdiv~s~an A~praval. Upon execut~on o~ this Agree°
ment tne Real Property snai~ be sub~ec~ to the terms ot this
Agreement. This sha~l not ~mpair t~e right of Pro~e:ty Cwne.
to subdivide the Real Proper*y and the Pro]ect. mhe Czty
aqrees to p~omp~ly consider in good faith one or more trac~
maps and other ap~licat~ons necessary or appro~riate to a~com-
p~is;~ such subdivision ar relat~ng there~c. Any apnrova~ o~
~ucn an apnlicatian may inc;ude reasonable cand~~ions wnich are
~o more burdensome or extensive than those imposed on s~milar
reques*s from other applicants. Property Owne; snall ~e enti-
tled 4a post a bond or letter of cred~t as security for sat=s-
facL~on o~ any cand~t~on that may be sat~sfied b~ the payme~r
ot monev.
15. ~neray Canservat.o~. The Pro~ect will comply witn
all provis±ons af Calzxarnia Title 24 Energy Reg~lations, and y
wil? include as a minimum the fol~ow~ng features:
{a~ Enerqy Manaaement Svsten. Al1 air condi-
t~onzng and other me~hanica_ equ~pment and mQtars w~ll be
s~art~d and stopped ~rom the syste~ console and water and air
~emne~atures can be remotely reset. T~e foregoing, in con~unc-
~ion wLth remate sens=ng o~ out5ide ana insfde conditions, wil'
per~it system operatian refinements resulting in energy
o~tim,za~ion, and will prevenc u~necessary energy cQnsumption
dur~^e ~u~iness anc non-business hours. Thzs system will alsa
be ~ased ~o control the use o~ lighting.
{b) Air Corditioninc. An ecanomizer or "f:ee
coo?ina" cycie w~ll be used which w~11 enable the use o~
outdoo= air rathe: than mechaniGal~y refrigera*ed air whenever
outside temDerature ~erMits. V~riable vaiu.~e a~~ aistribution
sys~ems will a~low air supply quanti~~es to be redu~ec as ~ooi-
:ne loads decrease resulting in reduced fan ~ower cons~mption
a~~red~ced loads. Air supply to periodically unoccLpie~ areas,
sucn as conference rooms, can be minim~zed. Low pressLre air
d~str~b~tion systems will be utilized to minim~ze ~an harse-
oower. Cold plenum temperature at air condztioning units w~1?
be :eset automatieal~y to a higner temperature (when a~r ~ond~-
~~ans warrant) wxth resultant energy savings.
- 28 -
~ :+ 1 2 5
(c) Licntir~c. hlgh e~fi4~ency .iuorescen~
lamg/bai~ast sys~e~s w,ll minimize energy Lonsumntion. Maximum
prav~s~ons ioY local ~~gnt switching w~i~ be provaded ~o permi*
use of l~gh~:ng only when space ls oc~unied. Ph4~a cell can-
tra'_ of ~~ghting in areas where natural i'-lumina~ion coulc suF-
~~ce wil~ be provided. Exterior and certair~ opera~~ona~
iighting wiil be control~ec from the energy ma~age~ent system
~o optim~ze operat~on and minimize energy co~sumption. Wnere
dec~r or functian nictate the use af incandescen~ or tungsten
nalide Zigrt~ng, extensYVe contol equigment will be providec to
optim:ze operat~an and increase lamp life.
(d) Saiar Hea~ina. Solar nanels, roaf mounted,
~±i'_ provide domestic water heating except in the hote?.
(e) O~her Enerqv Considera*~ons. High ef~i-
ciency roof and wall insulation as we11 as heat absorbinc glass
will be utilized to reduce cooling and heating laaas. ~~1 air
sLpply ducts wi'1 ~e insulated to reduce energy Iasses ta non-
cond~tianed s~ac~s. Hot water plping and storage tanks wi~l be
T~lly ~nsuiated. Water-sav_ng f~ush valves w~ll be provided
~or to~let ~xxtures. SLn shading of windows will be incorpo-
ratec where annropr~a~e to further reduce a~r conditioning
reQU~remen~s.
(f) Ad~ustments far Substitute Technoiaqy.
(i) Property Owner s~all be entitled to
su~stitute other energy management rneasures ~n thE ~ro~ect
for thOSe descr~bed above upon submzssion of an appl~ca-
~ior to the City Builcina and Safety Dzvzsion
demonstrat,ng ta the Department's reasona~le satisfaction
_hat sa~d 5UD5t_tu~ion is at least as energy efficient as
*he ~easure ~t is propased ta replace.
(i~~ Pronerty Owner's apn!icatian snall
sta=e t~e speci±i~ substitution being praposed and a4tacn
sach plans, specificatians and suppart~ng matErials as may
~~ reasonab?y req~:red by t~e Ci~y Bu~lding and Sa~e~y
~ivis~on to demo~strate the appraprzateness o~ the subs~i-
~~~tion.
16. Accesszbil~ty. The Pro~ec~, including a~i open
spa~e, shaii be accessib~a to nandicappec persons.
ls. Effe~ts o~ Aqreem~n~ on Land Use Requlations.
(a) The rules, regulations and officia~ policies
~ppl,cable ta the d~velopmen~ and use of 4ne Rea~ Praperty
si~a,1 be thos~ ruies, regulations and officiai pa~icies
_ ~g _
~
+~~ 1Z6
gover^~ng permitLed uses, density of deve?onment, des~gn,
i~~rovemer.~ and ~onstYu~tion s~andards and spe~~~ications ce~-
erally applzcabie to ~he developmenL of real prcae:~y in t^p
Spe~ia'_ Otfice Dis~ric~, as de~~ned in LUCE~ ~n ~or~e at tze
~ime o~ the execut~on of ~nis Agreement, ex~e~} as ~od:_`~ec
nerein and except as provided in Exnib~t C w~lth respec~ to
nar~zng requirements. The City shall not, in subsequent
ac~io~s applicable to the Real Property, agply new r~l~s, regu-
lations and poiicies which contlict witn tnose rLles~ regu'_a-
~ians and policies applicable to the Real Propertv as set fart~
in th=s Agreernent.
(b} As applied to this Agreement and the Pro~e~~,
anv qrovisions of the Santa Monica Mun~cipal Code ar apper.aices
ther~to inconsis~ent with the prov~s~ons o~ ~his Ag~ee~er.~, to
~he ex~ent o~ suc~ incansistencies ar~d no Lurther, are herebv
re~ea~ed or madzfied to the exten*_ necessary to e~tect the Dro-
v~szons af this Agreement.
(c) P~operty Owner shall be required to obtain
Arch~tecturaZ Review Board approval far any build:ng
Lansti~uting a portion of the Pro~ect pYio~ to the ~ssuance of
any buildzng permit therefar, Architectural Review Board
review shal~ be limited to the sco~e of revzew ailowed in ~he
C_ty ~~nicinal Code and shall ~e sub~ec~ tv the deve?opme~~ ~
rights aranted to Property Owner under this Agreeme~t. Frop-
er±y Owner sha~l be entit?ed to obtain apnrova~ tor a~ ~n~~vid-
ual build_ng and its anci?lary lan~scaDing and signage witnout
t~e necess~ty for Property Owner ta submxt far Ci~y ar Archi-
te~~a=a1 Revlew Board r~v~ew plans far the re~ainde~ o= the
?rc ~ec~.
{d) The Ci*y and Property Owner acknowledge that the
~ravisions af this Section i7 an~ pf Se~tions 6{~~ and 20 are
~r_~ended to im~lement the intent of the parties ~na~ Proper~y
Owner have ~he richt to develop Lhe Pro]ect pursuan~ to spe~i-
fied and known criter~a and ruies and that ti~e City rece~ve the
bene~~ts wh~ch wzl? be ~onferred as a resul* oi suc~ develap-
menc w~thout ~.nterd~ctinc *_he right of the City to act ~n
accordance w.~.h its powers, ~u~ies and obliaa*ions.
(e? City shall not ~e entitleci ~o imnase any rr~~tiga-
=_or ittiaaS:.l?"25 or fees ~n _ieu *hereof for impac;.s cause~ by
develo~me;~~ af the Pro~ec~ other than as se~ farth Ln ir~s
Agreer~ent excent that Ci~y may impose upon ~he Rea~ Proper~y a
~e~ ~or traff~c improvemen~s so long as sucn fee _s C@~°rr~.inec
~ursuan~ to ar~ ordznance wn~ch (~) is adop~eu by C~ty _n a~cor-
dan~e with appl~cable State and City ].aws, {~i? crea~es a`._af-
fic assessmenz dis~r~ct of reasonable size but at ~eas4
~nclud~ng withir its boundaries, the area w~thLn the Special
- 30 -
a'• ~~7
Otf~ce ~isLrict, as deflned ir: t~Z~ LUC~, and the area w~LhAr:
tne Heso~tal Area SAecific P~~r:, as a~~:oved bv the C_~v's
Pla~~inc Cor~l:~~ission on Marc^ 9, 1~87,~ (~ii) imposes fees ar. a
fai: sr~are basis upon a11 aw:ters of cammercially--zonec real.
~r~perty in such d~stric~, and E~v? if a d~s4inctior is made
betwepr. "Qxisting" and "new" deveiopmen~, ihe Rea' Prope~~y
shall be canszdered as "ex~stang" dev~lopment. If such ar
ord~.nance is adopted and a f ee would be imposed t'r:ere~r,der
agains~ the Real Property, such ~ee shali be reauced bg (~? a
class~fication of all portiQns of the P~o~ecL as exis4inc
dPveZop~ent rather than new develonment arrespective or the
extent to which the Pro~ect ~as ac~uallv been constru~~ec Qr
bu:ldiRg permits or aiher en~itlemer~ts far conszruc~ior~ or use
have been apnlied for or isssec, and (y? the Traffic Improve-
ment Fee recruired tQ ne ~aid unaer Sec4ior, 12(b) above.
1~. Pe~iod~c Revaew of Com~liance w~th AQree~nent.
{a) Tne Ctty shall review ~his Agreemen~ at _eas~
once durinc ever~ ?2-month period from the date this Agreement
zs executec.
(b) During each periodic re~iew by t~e C~ty, Prop-
_ ertv Cwner-r~ay be requ?red to demonstra:.e gaoc~ faith comti~iance
~~~h the t~rms of tnis Agreement.
19. Amendment of Aoreement. This Ag:-eement may be
amende~ ir whole or in par~. on~y by ~utual consent of the par-
~ies and in the manner prav~ded for by law.
2~. Enforcemen~. Unless amended or cancelled as p~-ovided
hereir., this Agreement is enforceabie by any party to it nat-
w~ths~anding a ~hange in the applicable gen~ral nr spe~if~c
plar., zoning, subd~v~sia~ or bu~ld_ng reguiations adapted by
~he Cit~ rrhich alters or arnenas the ruies, regula~lOr1S vr
ng~IC1~5 govern~ng r~ermit~~~ uses o_` the Real Property, den-
sic~r, design, improvement ar-d constr~ct~on standa:ds and spec~-
`icaTaons. In any litigatior~ cancernang this Agreerrent nei~her
par~y ilPi'etQ shall asser~ as a c'a_~ or defense ~ne invaiidity
o~ ~hfs Agreeme:~t.
21 . Defaul* .
(a) PropeY=y Owne~ sha~l be ~n de~aul4 under this
Agreemer~ 4pon the hap~~ning of one or r~ore of *ne ~oElowing
events or condations:
(1} If a mater~al warran4y, representat_or, a~
statement made ar furnishec by Property Owne~ to the City
zs ~alse ar proves to nave been false in any mater~al
respect when ~~ was maae;
- 31 -
y
^~ 128
{i~) A finding and de~erminatian by the
C~ty Counci~ of ~ne Citv made foilawir,c a pe~ioe:~ review°
under Sec~:on 18 above that upor. the Dasis of substan~ial
evadence, Proper~y Owner ~as nat camni~ed ir. goo~ fa~~r
with a material req~sireme^4 of ~~is Agreemerr; oY
(iii} An express repudiatxon, refusal o~ renunci-
ation of this Agreement, if the same is in writing and
signed by the Prooe:ty Owner.
{b) The Ci~y sha?; be En defauir under trls Aaree-
~e^~ if iL shall (i} fa~l to comply in Qood faiLh w~th ~ne
requireme~tis hereof regarding the perm~~ted development s~ar-
dards and uses specifiec ~erein, or (ii} expressly repudiate,
retuse or renounce this Agreement in wr~z~nc.
{c~ Nan-perfor~ar.ce by Property Owner shal'_ be
excused wnen it is reasonably prevenLed or deiayed ~y reasar, of
ary ac~, event or condition reasonably beyond the con~:o'_ of
?rone~*y Owner fQr any of the following reasons:
{1) War, ins~rrection, civzi corunat,on, ~iot,
flood, severe weather, ea~thquake, fire, casualty, acts o~
publiL_enemy, ac~s o~ God, governmentai restr~ction, ~it~-
~ gatian [inc'uding, wi4hout limitat:on, litigatian con- y
tes~ing the ~al~dity, or seekxng the e~farcement or c~ar~-
fication of, this Agree~e~t wh~~her instituted by Property
OWREr~ the City a: any other pers~r: or ent~ty), ac~s or
failures to act a~ any aovernrnental age.^.4y ar entity;
~i:) Inabil~ty to sec~are necessary iabor, ma4e-
raals or tools, str~~es, iockou4s, o~her labo- disputes,
or de~ays o_` any con~ractor, subcontractor or S~DD~ler; or
(iia} Inab~litv to obtain and consum.mate neces-
sary financ~ng, or delavs of any lender or tn~rd party
relating thereto provided, howeve~, that ~ne tatal delay
Dased upon this clause ~111~ shall no, be excused bevond
an aggregate oz one year. Each ti~e Pronerty Qwner deter-
mines that it in~ends to rely on this ~~ause (~ii), i~
shail gave City ~~ra~te~ notlce o~ such int~^~ion sett~r,g
TOrth ~he date on whzc~ suc'r~ ~eriod of rew~ance beaan ana
t~e ~as~s for sucr reliance. ~Property Owner shallrg_ve
Ci~y written not~ce o~ th~ end af each per~od o~ sucn
relian~e. Property Owne~ may give such not~ce to C~ty a~
any time within two (2) years fro,« the date o~ commence-
ment of such period o` rei~ance and sha11 not be deemed to
~zave wazved its r~ght to rely upon this clause (ii,} by
any fai~ure to gave notice at any earlier t~m~.
_ ~2 _
M~ 129
22. Pro~enure U~an Defau?t.
(a) Upon the occ~rrence of a de=au~*_ by Prape:~~
Cwner, as described ir. Sect~ohs 2?(a)t~) or 21(a?(1~) above,
the City may give wri~ten notice to Prope:tv Owner spec~±v~ng
t~e nature af such defau~t, if the default re~ates ~o a~or-
~ion of the Reai Prape~ty trans~erred by Property Owne~ unde:
Se~_ian 4{a) abave ana Prdperty Owner has nat been re~eased
~rom liability under Sectian 4(b} abave, such written ~a~~ce
shall be given to both Property Owner and such ~rar.s~eree. If
such deFau~t has not been cured wathin nznet~= (90i ~avs o~ suc~
no~zce, an Even~ of De~au~t by Praperty Owne: sha'__ be deeme~
_ to nave occ~rred. The occurrence of a default by Proper~y
Owner unde: SECtion 21{a)(izi~ above shall, at ~he ele4~~o~ of
*he C~ty Council of the Ci~y, and upon written no~i`e to Pron-
eY~y Owner~ ~mr~ed~acely constitute an Even~ of De;ault by Prop-
erip Owner.
{b) Upon the occurrence o_` a de`aul~ by ~he C:ty, as
des~ribed zn 5ection 21(b)(i) anov~, Prapert~~ Owner may g~ve
wr~~ten natice to tne Caty sp~cifying the nature af sucn
default. If the City has no~ cured such de*ault w~thin nine~y
(90? days af such notzce~ an Ev~nL of DeFa~lt by ~he City shall
_ be deemed to have oc~urrea. The oc~urrence o~ a default bv the
y Ci~y under Sectio~ 21(b)(i~) above shal~, at the option o~~ ~
Pronerty Owner, and upon written notice to the Ci~y, immedw-
ately constatute an Event of Defau~t by the City.
(c) Upon an Even~ of Defaul~ by Property Owne:, ~he
City ~ay terminate Lhas Aareeme~t upan writ~e~ notice to Prop-
er~y Ow~er. If nartions o~ ~~e Real P:aner~y are held in s~pa-
Yate ownersh~p at tne ~ime suc~ Lvent of Deraul~ occurs and
such Event of Defa~l~ rela~es ta only one ai suc'.^. ~ortions,
Cz~y may terminate this Agree~ent as to suc~ par~~on and no
s~ac: termi~ation shall impair the contin~ving appl~cability of
~r~~s Aareement to the remainder of the Real Proper~y.
(d) Upon an Event of Defau?t by the City, Proper~y
C~ner may tprminate this Agreeme~t upon wr~tten no*zce to the
CitV.
{e) All rernedies at law ar in ~qui~y, ~nc?uciang spe-
c~Fi~ performan~e, whicn are not otherwise arov~ded far in ~his
hereeT~ent ar in the Ci~y's regulacions governir,g deveiapmen~
agreer~e:~~s~ are avaalable to the parties Lo pursue ~f an
~vent of Defau~t occurs nereunder; providec rowever, tnaL :~
*he C~~y or Property Owner elects to te:m2nate ~r.~s Agreement
pursuan4 to Sec`ian 22~c) above, such termirtation shall canst=_-
tu~e s~:ch party's sole and exciusive remedy.
- 33 -
~k 130
(f) IF this Agreemer~ is term~na_ed o~: accou^~ o~ ar
Even~ of Defaul~, s~c~ termz~a*~or~ sha~l nor 3f=E~~ a~Y ricn~
or du~y emanating ~rom City entitlements or app~ovaw~s w~~r
resoect to the pro~eci annroved cancurrentlv or su~seq~~e~t~y to
~~e approval of this Agreemen~, but the richts. dut~es ar.c
obligations of the parcies here~nder shall otherwise ~ease as
nf tne date of such ~eYmination. If C~ty .s the termina~~ng
~arty, then any and a11 bene~its, including maney receivEd by
tne City, shall be retainec ~y City; but if Property Ow~er is
the ter~inating party, ther Property Owner sha=~ be en~i~~ec to
all o± the bene~its arisinc out a~, or ent~tlements on accaunt
o~, any amounts pa~d, given or dedicated ta, or rece~~ec 5y,
_ City under tr~is Agreemen*. Notwithsta~dzng the forega~ng ~~o-
v~s~ons, na ~erminataon af this Agreement shail preve~~ P.o~-
~rty Owner fra~ co~ple~ing and accupying buiidings or otheY
:m~ravemezts author~aed pursuant 4o buildinc permits ~:ev~assly
approved by City ana under construction at the ~ime a~ te~~~na-
tian. As used herein, TMconstruction" shal~ mean work under a
bui~d~ng pe:mit, and "comDleting" shall mear. completion for
beneficial occupancy for Property Owner's use, or if a~or~aon
af t.~e ~rojeet ~s in±ended for use by a lessee ar tenant, }her
for su~n portion "completzng" sha~l mean co~ple~ion excent ~or
~~t~rlQr improvements, such as partit~ons, duct ar,d e~ec~r~cal
_ =unouts, fleor coverings, wa?1 cover~ngs, E~gntinq, furni~ure,
trade ~ixtures, ~inished cei~inqs, and other imprQV~~~ntS ~y~i- y
cally ~onstructed by or for ~enants of simalar burldings.
23. Attorneys' Fees and Costs. If legal actian by either
party ~s brought to enforce or interpYet thzs A~reement, or anv
prov~s~on hereai, the arevailing party is entit~ed ta reaso~-
ab~e attorneys' fees and court cos~s.
24. Natices. All notices reauired or provide~ for unde:
ta:s Agreemen~ shali be in writz~g ana delive~ed in person or
ser.~ by cE~tified ma~l, postage prepa~d. Notice sha11 be
deemed to have beer glven upon recezpt. Notices required ~o be
given to the City shall be a~dressea or de?ivere3 as toliows:
City Attorney
Citv of Sa~ta ~onica
~685 Mair S~ree*_
5an~a Monica, Cal~forz~a 90401
Notices requEred to be given to Prope~~y Owne: shal?
be addressed or delivered as ~a;lows:
SoPac Propert:es, ~nc.
2 Nor~h Lake Avenue, Sui~e 800
Pasadena, Cal~fornia 91}O1
Attentian: Pres:d~nt
- 34 -
~"~ 131
A par~y may ~hange the address by giv_nc no~ice ir~
w:~±~n~ to tr~e other party and thereaf~er notices sr~all be
addressed and trans~~tLed to the new address.
25. Rules o~ Construc*ior. ~nd ~~s~ellaneo~s Ter~s.
(a? The singular includes the plural; "shall" is
man~atory, "nay" ~s perm~s~ive.
(b) If a parL of this Agreement is held to ~e
inva~id, the remainde- of the Agreemert is not af~e~~ed.
2b. ~uration of Aqreement. This Agreement s~all expire
an ~anuary 1, 2042. Afte: expiration or ~uli satisfac~io~, *he
par~~es shai? execute an apprapr~ate certaficate o~ tpr~~inar~on
whic~ shail be recorded in the oiilcial records o_ Las Ange'~es
County.
~7. Recordinq. The parties here~o shall cause this
Aareemen~ and any subseauent amendment to be recorded an the
~a~icia? Reeords af the County ai Los Angeles,
28. Mprtaaaees. In the event the Cz4y rece~ves w„itten
no~~ce fro~ ~ny institu~ianai lender or pension 4rus~
(a "Martgagee") that it has obta~ned a deed of trust ar mor}- ~
gage on al~ ar any par~ion of the Real Praperty (a "Mortgage*`),
~Qgether w~th a copy thereaf, the C~ty agre~s as foliows:
(a) The City shall ma~?, ~irst-class, pastage pre-
~a,d, to eac~ Mortgaqee a copy of any not~ce (the "First
~o~ice") given to Property Owner ~nder 5ection 22(a) cancur-
re.,tly w3~h the giving of such notice to nroper~y Owne~. If
v~e derault specified in the First Notice is one desc:lbed in
either Sectzon 21{a)(i) or 5ection 21(a)(ii), anc ~f Praperty
Own~r fai?~ to c~re such default wlth.n the neriod ~ilowed in
Sec~ion 22{a~, the Citv shall gxve w:i~ten notice {the "Secand
No4rce") to each Mortgagee oz SUGh failure.
(b} The Cz~y shal~ not term:nate or cancel ~~=s
Agreement, irrespect~~e oi the pro~islons o~ Sec~LOr 22(c),
unless (i} the C~ty has given to each Mortgagee ~~e notiee or
not_ces req~~red by 5ec~~on 2$(a). (ii) no Mortga~~~ ~las,
w~th~n 30 days following ~ne givinq af th~ FlrSt tio~i~e [if the
deiaul~ snecl~ied therein is one described in Se~~LOn
21(a~(iii)S, or within 30 days foilowinp the giv~ng oz the
Second Notic~ (if the default speclfied in 4he F~rst Notice is
one describ~d ~n Section 21(a?{I) ar Sect~on 21ta)txi)?
(x) cured any defauit arisina solely from the fa~~ure ~o pay
amounts due and awing ta 4he City hereunder, and [yf Go~~enced
L'ne exercise of remedies available unaer the Mortgage or
- 35 -
^~ 13~
obtaLneo a deed-ir.-lieu the~eaf, and {111) no Mor~gagep, pu~-
chasA- a~ a£oreclosure sale nelc under the Mortcage, a: aur-
chaSEr ~rom Mortgaaee (a "Purc~aser") has, w~th~r~ 30 davs ~a~-
low~~c the obtainina a~ title to the Real Proper*~-, o, por~~on
thereo~ originally covered by ~he Mortgage (bu~ ~r. no even~
late~ tnan 90 days following ~he giving af the Firs~ No~~ce (~~
~he de~ault sAecified therezn zs one descrzbed ~n
SECLiO~ 2I(a)(i~~), ar within 90 days faFlowing ~~e a:v~ne o~
tne Second No~ice (if the defau~~ spec~~ied an the F~~s~ ~Tot~ce
~s one described under Section 2(a){ii~?) (x) cured all
defaui~s wh~c:, are, by thez:- nature, curable within such
per:oo., and (y) commenced, in aood fait~, to cure a'_' etke~
der"aul~s whicY~, by ~heir na~ure are not curable w_tn~n s~:~.h
perioo., and diliaen}ly praceeded to cLre all such defaL~ts
witn~r a reasonable time. ~ d.efault under Sectaon 21(a~(?~i)
sha?1 na deemed cure~ by ~he giving of a written aqr~em~.^.~ by
an~= su~:. Mortgagee ar Purchaser to contLnue to be baund by tne
terms cf this Agreement.
(c? T~e C~.ty shall accept the performance or a~y
suc^ Mor~gagee or Pur~naser as .f such perforr~ance were ren-
d~red ~y Prqper~y Owne~-, Eacr Mortgagee and each such Pur-
C17~S??' sr.ail have yhe right, bu~ n~t the obiigation, ta ~eme~y
anv de~a:~l~~. of ?roper~y Owner w~th~n the time specified
herei;~. No Mort~agee or Purchaser shall have any ~iab » ity ~
~ndeY thzs Aaree~ne:~~ exce~t fQr acts or events whYCh occ~~r
wl:_1e such Ma:~gagee or Purenase~ holds title to the
Rea1 Property or portion thereof.
{d) Ti~e pro~isLans of this 5ection 28 are solely far
~^A ^ene;~t of Mor~gagees and Purchasers and shaii no~ ~tneY-
w_se ~m~a~r ar-y rights of tr-e City against the Property Owne:.
(e) No defauit ar Event of Default hereunde~ i~y
p~a~~r~y Oaner snall defeat, ~~npair or render invalid the lien
o~ any deed of trus~ made in good faith and for value as to ~he
ProJec~ or any partion thereof.
(f) Tne City, by resol~:tian of the City Counc~l, may
~od,*"r o~ aau to Lhe pra~is~ons of this Sec~ian 2~ at ~ne
reques~ of any ~r~s~ituc.iona'~ ~Ender ar T.]Eri5101: t:us~ provid~ng
f~na^cinc so long as suc~ re~uested madificarions o: a~di4i~ns
~erta,^ an~v to the =ignts o` a Mortgagee hereur,der anc are no:.
orhe: x ise ~nconsis~ent wath the terms o~ t ~is Aa: eemer.;..
29. Sunerseaure bv Subseffuent Laws. If ar:y aaency
othe~ tt~an ti~e City passes any law or requ~a~io7 ("Law") after
the da~e of this Agreement which preven~s or p:eciudes comDli-
ance wi~:: one or more provisions of th~s Agreement, tnen ~.he
p~rt~es sha11 meet and 4onfer in goad fa~~.h to determine ~he
- 36 -
~a 133
feas~~ll:~y of mad~fy~ng or suspend_nc one or more pravis:ons
o~ this Agreement ta camnl~-~~1~~ sucn new Law basec on ~~e
e~€ec~ sucr madiiica~ion ar s~spens.OP would have or ~he pur-
aoses anG ~ntent af th~s Agreement. In aac:~~on, Pr~per~y
Owne~ snall have the righ~ to ~ha?lenge the new Law prevent.ng
compl~ance with tne terms ot th~s Agreement, and, an the event
such cha?lenge is successfu?, th~s Agreemere shall re~cin
unmodified and in fulZ force and effec~.
3~. 8stoppel Cer~~~icate. Either part~~ may, at any
~ime, and from time to tLme, deiiver written notice to tne
other pa~Cy reques~ing such party to certzfy in wri~~~ng that,
to tne knowledge of the cer~i~ving party, (1) this Agreemer.t is
i:, Ful~ ~orce and ef~ec~ and a binding obligation of ~he par-
ties, (ii} this Agreement has not been a~enaed or mod~fied
e~theM orally or ir. writing, or, if so amended, aden~~fvxn~ ~he
a~endmen~s, anc (iii) the reauesting party is not in deLault in
the periorman~e af its ~bliga~ions under ~his Agreement, or if
:r~ de~aul~, to descrLbe therein ~~e nature anc amou~t of any
such defaults. ~ party receiv~ng a:equest hereunQer snall
execute and return such certificate witnin ten ~30) days ±cl-
low~ng ~he rece~pt thereoF. The Planning D,rec*or of Citv
shall ~ave the r~gnt to execute any certira~ate ~ecuested by
Proper~y Qwner heYeunder. City acknowledges tha~ a cer~i~zcate
hereu~der may be re~~ed upon by transferees, Mortgagees o_
other pa~t~es.
IN WITNESS WHER~DF this Agreement has bee~ execu*ed by the
par~ies as of the day and year fzrst abflve written.
Approved as to form: CITY OE' SP.NTA MONICA
~ ~- ~ ~
c~ty ~.tta:-n~y
- 37 -
~v : ~ ~..~.~~.
Atte
SOPAC PRQP;RmIES, INC.
By:
ItS:~ S C
i
~r ~3~
LEGAL DESCRIPTIONS
PAFwEL 1:
THAT PO~TION O~ L4T2, ~F TRRCT 9774, IN THE CITY OF SANTA M~NICA,
COU~TY OF LOS A~GELES, 5TATE OF C~LIFORNIA~ AS PER MAP RECQRpED IN BGOK
I40 PAG~5 54 THROUGH 66 INCLUSIVE DF MAPS, IN THE DFFICE OF TH~ COUhfiY
RECQRDER OF SAId COUNTY, DESCRIgED AS FOLLOWS:
HEGINNYNG AT THE MOST NORTHERLY CORNER OF SAID LOT: THENCE SOUTH 44 D£-
GAEES Q6 MINUTES 00 SECON~S £AST ALONG THE NdRT~EASTERLY LINE 0~ S~I~
LOT, A DISTAhCE OF 545.b7 FEETi MORE OR LESS TO A P4INT; THENCE 50~T~ 9
DEGR££S 54 MZNUTES 09 SECONDS WEST Z3.5I FEET, TO THE BEGINNiNG 4f fi
CURVE, CONCAV£ SOUTHERLY HAVING A RAQIUS OF 11.778.48 FEET; THE~L~
SQUTHWEST~RLX ALOhG SAiD CURVE, THROUGH A C£~TRAL ANGLE OF 0 DEGRE~S 33
MZhUTES 17 SECQNDS, AN ARC DiSTANCE OF 114.02 FEET TD TH~ BEGINtvING OF
A COMPQUNQ CU~VE CONCAVE SOUTHERL~ HRVZN~ A RADIUS QF 8D5.00 FEsrn;
THE~CE SOUTHERLY ALONG TH~ LAST MENTIONED CURVE, AN ARC DiSTANCE 0~
293,80 FEET; T~ENCE NORTH 44 DEGR£ES 45 MINUTES 25 S£COh~S W~ST 483,58
FEE~ TO THE N~RTH[~ESTERLY LINE OF SAIfl LQT: TH~NCE NORTHEASTERLY AL~~v
$AID NORTHh~STERLY LINE 41?.40 F£ET TD THE POI~T 4F HEGINNI~'G.
EXCEPT THEREFROM, THAT PORTI~~ dF SAID LOT 2~ DESCRIBED AS FOLLOkS:
HEGINNZkG AT TH£ NORTHERLY CDRNER DF SAID LOT= THENCE SOUT~ 44 DEGR~£S
06 MIh~T~S 00 5ECONDS EAST, ALONG T~E NpRTHEASTERLY LItiE QF SAID LOT, A
DISTAN~E aF 545.67 FEET; MORE OR LESS, TO A P~INT DTSTANT TH~RE~h' 2a
FEET NORT~WESTERLY FROM THE PRODUCED h~RT~WESTERLY LINE OF 4LYMFIC
BOJLEVARD, ~10 FEED WIDE; THENCE SOUTH 9 DEGREES 54 MINUTES 09 SECON~S
WEST 23.~1 FEET TO A PDIhT ON SAID NORTHkESTERLX LNE DISTANT T~E~EON ~Q
FEET SDUTHWEST£RLY FROM THE PRODUCED SAID NORTHEASTERLY LIh~, SnID
NORT~WESTERLY LINE BEING A CURVE CONCAVE SOUTHERLY HAVING A RI,DIU~ OF
11,77$.48 FEET; THENCE SOUT~~ESTERLY ALONG SAID NORTHWESTERLY LI~E,
THROUGK A C£NTRAL A~GLE ~F ~ DEGREES 4fi MINUT~S 33 SECQ~~S, AN ARC
DI5TAhC£ Dr 22.44 FEET TO TH£ BEGI~NING QF A TANGENT CURVE COhCAV£
WESTE~LY HAVING A RADIUS OF 24.70 FEET; THENCE NQRTHERLY ALONG TH£ LAST
M~NTIONED CURVE AN ARC DISTAh'CE OF 4b.5Q FEET TO A POINT OF TANGE~CY ON
A LINE PARALLEL WITH AND ~ISTANT 8 FEET SOUTH~'£STERLY. M,EASURED AT
RIGHT ANGLES, FROM SAID NORTHEASTERLY LINE; THENCE NORT~WESTERLX ALONG
SAID FARALLEL LINE A DISTANCE QF 5~9.Ifl F£ET TO THE BEGIN~ING OF A
TAhG£~T CURVE CONCAVE SOUTHERLY HAVING A RADTUS OF 1D FEET, TH~ti~E
WESTERLY ALONG THE LAST MENTIONED CURVE AN ARC DYSTANCE OF 15.71 FE~T,
MORE OR LESS, TO A POINT IN THE NORTHWESTERLY LINE OF SAID LOT, DISTANT
T~EREQN 18 F£ET SO~THWESTERLY FROM SAID NORTHERLY COR4ER; TN~hCE
NORTHEASTERLY ALONG SAID NORTHWESTERLY LINE OF SAID LOT TD THE PQI~.T D~
BEGINNING.
EXHIHIT A
Page 1 af 4
y
~'~ ~ 3 5
PARCEL 2:
BEGINI3ING AT THE M~ST WEST~RLY CORNER OF LOT 7 OF TRACT 9774, AS pER
MAP RECORbEp I~i BOOK 14Q PAGES 64 TO 66 INCLUSIVE OF MT-PS, Ii~ TriE
OFFICE ~F THE COUNTY RECORD£R OF SAID CDUNTYa THENCE NORTfi 45 D£Gr~E~S
14 MINUTES 35 S£CONDS EAST, ALONG THE NORTHWESTERLY LIi3£ OF SAID LOT 2,
BEING ALS4 T~iE SOUTHEASTERLY LItiE OF CdLORADO AVEi~JE ( 80 FEET f~'IDE) , A
DISTANCE ~F 600.00 FEET TO A POIN~~ TH~h1CE SOTITH 44 D£GREES 4S MIh[ITES
Z5 SECONDS EAST 483.68 FEET TO ~1 POI~T IN TFi£ NOF,TKWESTERLY LINE OF
TFiAT CERTAIN TRIANGULARLY SHAPED PARCEL OF LAND DESCRIBED AS PARCEL 3
Ih THE FINAL ORDER OF CONbEMNATI~N N0. 495551, FILED JULY 23, 1945 AND
ENTEREa Jt3LY 24, 1945 IN JUDGEMENT BOOK 1553 FAGE 27 ~ SUPERIOR C0~]Rr,
RECORDS ~F STATE OF CALIF4RNIA; LAST MENTI4NED P4INT $£ING QN A CURVE,
CONCAVE SOUTHEASTERLY HAVING A R.ADIUS QF 9a5.OD FEET; TfiEN^E
SQUT~iWESTERLY ALONG SAID NORTHWESTERLY LINE OF PA~tCEL 3(CHORD DF SAID
CC3RVE BEARS SOUTH 41 DEGREES 20 MxNUTES 05 SECOhDS WEST 91.94 FEET} AN
ARC DISTANCE OF 91.96 FEET TO A POINT IN THE NORT1~wESTERLY LINE ~F TiiE
SOUTfiERN PACIFIC RAILROAD COMPAhY'S RIGHT OF WAY (10~ FEET WIDE?, AS
RECORDED IN 800K 40 PAGE 282 ~F DEEDS, IN THE OFFICE OF THE CDUNTY
R~CORDER OF SAID COUNTY~ Tf3ENCE SOUTHVv'ESTERLY ALOhtG SAID NORTii4r'EST£RLY
LINE OF THE RIGHT OF WAY (100 FEET WIDE) BEING ON A Ct]RVE CDI~CAVE
50UTHEASTERLYr HAV~NG A RADTUS OF 12,703.40 FEET {C~30Ra OF SAID CtJRVE
S£ARS SOUTH 59 DEGRE£S 29 MINUTES 21 SECQNpS WEST 524.40 FEET), AN ARC
DISTANCE OF 524.45 FEET, MORE OR LESS, TO TKE SOUTHERLY CDRNER OF SAID
LOT 2l THENCE i~ORTH 44 DEGREES 45 MINUT£S 25 SECONDS WEST, ALO~]G
"SOUT~iWESTERLY LIN£ OF SAZD LOT 2, A DISTF~hCE OF 364.9Q FEET TO THE
POINT OF BEGINivING. "
EXEiIBIT A
2 of 4
. ~'~ 13 6
pARCEL 3:
THE NORT'rik'ESTERLY 175 FEET QF LOT 1 Itv SLOCK "A" OF THE TILDEE~ TRACT,
IN THE CITY ~F 5ANTA MONICA, CO[FhTY OF L05 ANG£LES, STAT£ OF CALIFORNIn
AS PER MAP RECQRDED IN BO~K 2, PAGE 93 OF M.APS, IN TH£ OFFICE OF T"r:~
C~L'HTY RECORDER DF SAID C~UNTX.
EXCEPT THE N~RTHEASTERLY 52 FEET THERE~F.
EXC£PT THEREFROM;
TEiE SaUT1iw'ESTERLY EIGHT ($? FEET QF THE NORTHWESTERLY 175 FEET OF LOT
1, BLOCK R, OF T~LAEN TRACT, ~N THE CITY OF SANTA MONICA, CfliJNTY OF LOS
ANGEi,£S, STATE OF CALIFORNIA, AS PER MAP RECORDED TN BOOK 2, PAGE 93 ~~'
MAPS IN THE QFFICE OF TH~ RECOR~ER OF SAID COUNTY AND ~'HAT PORTI~N GF
SAII] LOT 1 BEGZNNING AT A POINT IN THE N~RTHk'ESTERLY LINE dF SAID LOT
B£ING DISTANT 33 FEET NORTHEASTERLY, ALONG SAID NORTHctiESTERLY LII~E,
FROM THE MDST WESTERLY COR~ER OF SAID LOT: THENCE SOUTHhiEST£RLY ALQt`G
SAID NDRTHWESTERLY LINE 5 F£ET: T3i£NCE 50UTHEASTERLY PARALLEL WITH T;~E
SOUTHWrSTERLY LINE OF SAID LOT A DISTA~ICE OF 5 F~ET; TKENCE IN A DIRECT
LIEr'E TO THE POIN'I~ OF BEGZNNING, CONTA~NING Z400.D0 SQUARE FEET. AS
CO~y~EMN£D TO THE CITY OF SANTA M~NICA IN JEIDG£M£NT FILEp MAX 19, 1463
IN CASE ~10. WEC-6553, SUPERIOR COURT.
" PFiRCEL 4 : ~ ~
LDT 1 IN BLOCK A OF THE TILDEi3 TRACT, IN TEiE CZTY OF SA~~1TA M~NICA,
COUt~TY OF LDS ANGELES, STATE OF CALIFOR2vIA, AS PER MAP RECOR~ED IN BOaK
2 PAG~ 93 OF MAPS, It3 THE OFFiCE OF Ti~E COUNTY RECORDER OF SAID COUNTX.
EXCEPT THE NORTHWEST 175 FEET THER£OF.
ALSD EXLEPT THE 50t3THWES~'ERLY 8~EET THEREOF.
At: EAS~*;ENT, WITH ~IG~3T OF ENTRY, FDR THE
MA~~v'TAIhING PU$LIC UTILITY SERVICES, aVER THE
THE NORTH±~£STERLY 175 FEET OF LOT 1 Iir' BLOCK A
T~iE CITY ~F SANTA MONICA, IN THE COUNTY OF
CALIFORh~IA, AS PER MAP RECORDEA IN BOOK 2 P
OFFIGE OF THE COUNTY RECQRDER OF SAxD CaUNTY.
PARCEL 5:
PURPQSE OF LAYING AND
NORTriEASTERLY 8 F££T QF
OF THE TILDEN TRACT, Ih
LDS ANG£L£S. STATE OF
RGE 93 OF MAPS, Ih THE
THE NORTHEASTERLY 52 FEET OF THE NORTHWESTERLY 175 FEET OF LOT 1 IN
BLOCK "A" QF THE TILDEi~ TRACT, Ih THE CITY OF SANTA MaNICA, C4Ui~TY QF
LQ5 AfIGELES, STATE OF CALZFORNIA, AS P£R MA~ RECORDED IN BODK 2 PAGE 93
QF MAPS, xN THE QFFICE OF THE COUNTY R£COR~ER OF SAID COUNTY.
E7{HIBIT A
3 of 4
M~ ~ ~~
pARCEL 5:
TNE LESSEE'S INTEREST ONLY IN LEASE OF THE R£AL PRdPERTY BELO~, D~TED
MARCH 12, 1979 BETWEEN SDUTHERN PACIFIC TRANSPORTATIQN CDMPAt~Y AS
L~SSOR AND PARRER MANUFACTURING COMPANY AS LESSEE (3N5TRUMEi~T Ir'0.
$5-1$4690)~ IiELD HY S4PAC PROPERTIES~ INC.~ {FQRMERLY KNOWN AS ANAH~IM
HILLS DEVEL~PMENT COAP.} F4LLOWING FEBRUARY II, 19$6 ASS~GNME~IT BY
PARKER MA~UFACTURING COMPANY T~ ANAHEIM HILLS DEVELOPMENT CORP,
(INSTRUMENT N0, 86-284890).
THAT PORTION QF THE RIGHT-OF-WAY, 100.D0 FEET kIDE OF THE SOUTfiER:~
PACIFIC RAILROAfl COMPANY IN THE CITY ~F 5ANTA MONICA, COUNTY DF LQS
AIr'GELES, STATE OF CALIFDRNIA, AS RECORDED Ih BOOi{ 4d PAGE 282 OF DE£DS
IN Z'HE QFF~CE QF THE C~UNTY RECORDER pF SAID COUNTY. DESCRIBE~ AS
FOLLD4r'S :
BEGItr'NING AT TF3E IHTERSEC'~ION OF T~3E C[3RVED HORTHWESTERLY LIN~ OF 5AI^
RIGHT-QF-WAY, 100.fl0 FEET WIDE WITH TH£ C[3RVED NORTHWESTERLY LINE OF
~'HE LAND D£SCRIBED IN PARCEL 3 QF THE FINAL ORDER OF CONDEMNRTIOh' NQ.
496b53, FILED JULY 23. 2945 AND EN:'ERED JULY 2~, 1945r II~ ~TUD{'jfiM~FrjZ'
$OOK 1553 PAG£ 2~7, SUPERI4R COURT~ RECDRDS OF SAID STATE; SAID LAST
MENTIO[vED CURVE BEING CONCAVE SOUTHEASTERLY AND HAVING A RADIUS OF
905.00 FEET; A RADIAL LINE QF SAID CURVE TQ SA~D INTERSECTION BEARS
N4RTH 51 D£GREES 34 lHIt~UTES 3b S£CONaS WEST TH~NCE SOUTHW£ST£RLY AtvD
CONTIhUIi~G ALONG SAID CURV£ 94.25 FEET THROUGH A CEhTRAL ANGLE OF 5
DEGR£ES 58 MINUTES 02 SECOND3 TO A POINT IN A CURVED LINE BE~NG '
CD~CEhTRIC WITH ANQ DISTANT SOUTHEASTERLY 40.QD FEET MEASURED RADiALLY
FROM, SAID NORTHWE5TERLY LINE OF SAID RIGHT-OF-WAY, 100.Q0 FEET irIDE;
5AiQ LAST DESCRIBED CfJRVE BEING C0~ICAVE SOUTHEASTERLY AND HAVING A
RADIUS OF 1~,5~3.40 FEET~ A RADiAL LINE OF SAiD Ct3RVE TO SAID POINT
BEAr~S h~RTH 29 D~GREES 3B MINUT£S 43 SECOhDS WEST; THENCE 50UTH~+£STERLY
536.65 FEET ALONG SAxD CONCENTRIC CURV~ THROUGH A CENTRAL ANGL~ OF 3
DEGR£ES 07 MINUTES 39 SECONDS, 'i'0 THE i~ORTHEASTERLY LINE OF TWENTIETH
STR~ET, 7~.00 FEET WIDE AS SfiOWN ON Tf3E MAP ~F TRACT N0. 9?74 IN SAID
CI~Y At~D R~CORDED IN 80QK 140 PAGES $4 AND 65 OF MAPS, IN THE OFFICE OF
THE COUi~TY REGOR~ER pF SAID CDUNTY; TH£I~CE ALONG SAID LAST DES~RI$ED
hORTHEASTERLY LINE NORTH 4Q DEGREES 45 MINUTES 25 SECONDS WEST, S0.8B
FEET TO ITS INTERSECTIOIv WITH SAID CU~tVED NORTHWESTERLY LIHE OF SAI~
RIGfiT-OF-WAY, 16a.00 FEET WIDE; SAID LAST MENTIONED CURVE EEING CONCAVE
SQUTHEASTERLY AND HAVING A RADiUS OF 11,703.4D ~'EETX A R.ADIAL LII~E pF
SAID CURVE TO SAID INTERSECTION BEARS NORTH 32 D£GREES 48 MINUTES 53
SECOIvDS k~STj THENCE NORTHEASTERLY 732.79 FEET ALONG SAID CURVE,
Ti~R~UGH A CENTRAL ANGLE pF 3 DBGREES 35 M~INUTES ~5 SECONDS TO THE PpINT
OF BEGINNING.
EXHIB~T A
4 of 4
M~' ~3$
~oFeworm~r~rt~TM~ `co~.aR~nactov~r~~ew
Rza Pux~
i
.__..~.~. .~...... .._...~ __.- - -------~-•---- C4LOAADQ AV[NUl. ., .._. _._ ~ _ _ ..`..._. ~. __ -._.~..-.. ' ..
- ~ ~ ~Mh~n uA "'1
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~ 1 COIORADO AVEHUE ~ i
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TWEHTIETH BTREET
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COLORAD4 PLAC~~PHAS~ I!I 1 ~
p~VE~OPMEN~ AGREEM~NT
'
ZONE DIAGRAM EXHIBIT B
...~... ,..~ ~
S IIE/E/1ENCE TQ DlYELO-Lt[NT A6REL~[N~
+, raoo~ ~~e~ ~xno ~~c~ ~i.-
M~~u~~~ .NO ~u~io~w~ ~Ot~tio.~ ~~cr ~t~l
~~tf C0.lnaa~ uwt NCT ~Itl
MIMIMHM ~LI~AC11{ ~fLi fI~I
~WLO~~p VOIVM! IMY~iO-~ ~Ltt ~1~Y
~~~ai~o e~ooi~ewee~~ aecr ~~n ~sw~~ •
~ •~IIY~Iff4V~S~ ~~C~ •~i~
w accua roi.i• ^wi +ul
~111~R~L ~l~~~<~~ ~l04~~flyY~\ ~IET ~11) tRM~M~ •
W
~
Ex~ibzt C
COI.ORADO PLACE
PHASE III
MIXED USE PARKiNG DEMAND
A. ParE~ina Requ~rement Calculations.
The actual number af parking spaces re~uirec fo~ the
actual mix of uses on the Real Propertiy st~all be the la~gest of
(1) parking demand at 10:00 A.M. weekdays, (2) parkxn~ demanc
at '_:00 P.M. weekdays, or (3? parking demand a* 7:00 P.M. week--
days, w~*h those demands be~r~g co~nnuted in accor~ance with tne
following formulae:
Park~ng dem~and at 10:00 A.M. weekdays = OB/300 + 0,6HR +
HD/3a0 + HM/I~3 + RC/12Q0 + 0.32C + HCl500 + Rl25~ +
FF/].875 + MO/278
Parking demand at 1:00 ~.M, we~kdays = O~/325 + 0.5HR +
' HD115~ + HMlI25 ~ r~C/~Q~ + a.6C + HC/267 + R/187 + y
FF/375 + MO/278
Parking demand at 7:oa P.M, weeKdays = OB/300~ + 1.OHR +
HD/150 + HM/~00 + RC/625 + 2.OC + HCJ80 + R/75 +
F~r3~~
where:
03 = Area of dffice Bu~~dings, Bank~ and Sav~ngs ~ Loans ~n
square feEt
'r.'P. = Number of Hotel Rooms
HD = Area of Hotel Dining Raoms, Restaurants, and Kit~hens
~r, square feet
i-iM = Area of Hotel Meeting Roorns in squarE fee~
RC = Area of Retail Commercial Use in square fee~
C= h'umber of Racque~. Ball Courts
:?C = Area of Health Club ~n sQUare feet
R=~rea of Restaurants ~n square feet (a~her than ~ast Faad Outl~ts)
FF =c.rea af Fast Food ~utle~s zn square feet
?~'~O = A1"2o~ o~ Medical Of f ices ir. square f eet
However, if the parking requxrements ~ar genera~.
of~ice and snedical oif~ce uses ~mpased by the City parsuant ta
the pronosed Zoning Cade ~urrently under review by the Ci~y
Councii requ~re more nark~nc~ than 1 space ner 344 sauare feet
~~ 1 ~0
ior general office and 1 space pe~ 250 sQUare fQet for mecic~~
o~zice, tne Zon.ng Code requ~rements shall be ut~~,zed so lanc
~s ±hes~ ao ne~ exceec 1 space ~e~ 250 square ~ee;. for ganerai
~<<~ce and ? space pe: 204 square fee~ €or medica_ af~~ce.
Once ~he Zaning Code currently under cons3dera~ion is adop~ec
by `ne City, the basic requirements far parKrng ia~ ge;~eral
o~fice use and med~~al ofr~ce use shall be es~ablisheC f~r pur-
poses of this Agreement and shai~ not be affected by lateY
changes Ln the Zoning Code ta such parking requirements. If
~he ~ro~ased Zor,~.ng Code is na* adopted by the ±~me Proner~~-
Owner applies fo: a builcino perm~~ to construct the under-
grounc pariting struc~ure~ the parking requiremer.~s for gene:a?
a~~ice use and r~edical ofLice Use shal~ be ~ space per
30~ sqtiare f~et and ~ space per 250 square feet, respecL~velv.
~ . Bac~tqround
The formulae set for*h above were develoned u~il~zir.g
the bas~c requirements se~ for~h Ln the fallawin~ tables a~~
ad~us~ing ~.hase ~equ~remen~s for the mzxed-use na~ure of ~he
?r~~ec~.
- 2 -
~+ •- 141
Mixed 'Jse Fnrn~lae:
1C A.bt. PEAK PER~QD (OrFICE ?EAK}
Basic
Use Requirement
Of~ice, Banks
ar~d Sav~ngs ~
Loans 1 space/300 FASF
Hotel Rooms ~ space/raom
Ho~el D~nina ~, space/75 FASF
Ha~el Meetana
J
Rooms I space/100 FASF
RQt.al~ 1~ space/300 FASF
Heal~h Club Z space/BQ FASF
2/~ourt
Restauran~ts 1 space/75 FASF
Fast Food
Outlets J. space/75 FAS~
Meci~.a~ Off~ce 1 space/2~0 FASF
- 3 -
°s o t
°s Arr~v~ng Pea~C Resu't~ng
by Auto Demar:c Ratio
100~ 1Q0% '/30L~
I00% 60% 0.6/room
50% 50% ]./300
~~0% 70% 1/1~3
50% SO°~ i/Z20d
SQ% 20% 1/500
$~ a 2~°~ ~. ,i2~COLIrt.
b0% 50% 1/250
200 2~°s 1/1875
9a°~ ~ao~ ~~z~B
w ~• 14 2
~
1 P.M. PEAK PERIOD (R~STAURANT, RETAiL PEAKi
% of
Basic % Arriving Peak ResL't<nc
Use Recuirement bv Auta De:-~anc Ra~~o
Cff~ce, Banks
and Savsngs &
Loans
Hote` Rooms
hot~? Dinirta
Hotel Meeting
Roams
~etai?
Health Club
1 spaee/300 FASF 100% 92% 1/326
1 space/raom ~00% 50~ G.5/roar
1 space/75 FASr 5~% 1000 ?/=5C
? spacel100 ~AS~
1 space/304 FASF
1 space/SO ~'ASF
2~COUr~
Restaurants 1 space/75 FASF
Fas ~ Food
Du~lets 1 space/75 FASF
Medical Office 1 snace/2~C FASF
- 4 -
1~0% Sd% 1!~ 25
50% 1000 1/6DC
60-°s 50°s 1/26 ~
60% 50% 0.6fcour~
40% ~00% I/18?
20°s 100% 1/375
9~% 100% 1/278
3
~'' ~.~3
7 P.M. PEAK PERiOD (RESTAURANm, HOTEL~ HEALTK CLUB PEAK)
% a~
Basic % Arriving PeaK Resul`inc
Use Requirement by Auto Deman~ Ra~~o
O~fice. Banks
anc Savings &
Loans 1 spacel30~ FASF
Hotel Rooms 1 space/room
Hotel Dininc~ ~ space175 FAS~
Hote; Meeting
Roo:ns 1 space/1Q0 FASF
r~etail 1 spacel300 FASF
~-:eaZth Club 1#space/80 FASF
2lcourt
Res:aurants 1 space/75 FASF
Fast r^ood ~
Out~ets 1 space/75 FASF
Me~ical Office 1 space/250 FASF
- ~ -
ICO% 10% 1/3000
1C0$ 100% 1/room
50% ~~0% 1/150
100$ 100°s ~/lOQ
80~ 6Q% 1l625
100% 100% 1f80
1QQ$ 100% 2/court
100% 100% i/7~
2Q°s 100% 1/375
0% Q% 0
s
r'' ~~~
C. Exa~nle.
One an~ll~a4~oT, o~ the formulae is shown ~n ~~e ral_
~ow~ng tabie. Tne breakdown o~ uses ~n the Fallowing exaTp~p
~s based upon tne square footages re=lected.
PARK I NG QEMr'~.ND
USE AR~~
10 ~..M. 1 P.M. ? P.M.
4ffi~e, Banks
anu 5avings &
Loans 640,500 FASF
?~otel Raoms 275 roo ms
Hatel Dining 20,000 FASF
HOi.e~ ME?tlJlg
Rooms ~ 5,000 ~'ASF
Re~a~~ ~~,000 ~ASr^
Hea?th Club
- Caurts 4 court s
~:pa}~th Club ~~,800 FASF
Rastaurants 1~,000 FASF
Fas~ Food
Ou~lets 10,000 FASF
Med~~a~ 4ffice 35,000 FASF
2,135 I,96~ 2~4
15~ 138 275
67 ~33 133
105 120 150
9 1? l~
1 2 ~
114 142 710
60 60 200
6 27 27
12b 12b 0
2,788 2,822 1,733
Tne requarea num~ez' of snaces under th~s exampie would~ there-
Farp, be 2,822. (Of caurse, ather variatxons o~ square foo~age
for ;.he muw~ipie uses wo~ld produ~e differe~t results.}
G' 5$: AGt~T 0 2 2 EXC
- 6 -
y
~' .~~~