SR-6-N (40)
ftJ-A)
-lIC" 1 1
JI_l. .
i99:i
RMD:HSG:JM:PB:RB:SSCUSES\pc
Council Meeting
December 14, 1993
Santa Monica, California
TO: Mayor and City Council Members
FROM: City staff
SUBJECT: Recommendations regarding proposed Ground Floor Uses
for city-sponsored Mixed Use Development at 1423
Second Street (Second street Center)
INTRODUCTION
This report transmits information and recommendations regarding
the ground floor uses for the mixed use project being developed
by Community Corporation of Santa Monica on the clty-owned
surface parking lot 6 at 1423 Second Street. The report
recommends the approval of the proposed ground floor uses for the
project.
BACKGROUND
On April 261 19881 the city Council and Parking Authority
approved in concept the development of a mixed use housing/cinema
project on the city-owned parking lot at 1423 Second Street. On
January 30, 1990, in order to maxlmize the probability of
receiving tax credit financlng, the City Council and Parking
Authority made a determination that ground floor space be
dedicated to cultural and/or commercial use, and not theater use,
and increased the density of the project from 28 affordable
housing units to 44 affordable units.
On May 11, 1993, the Parklng Authority authorlzed the transfer of
Parking Authority lot 6 at 1423 Second Street to Community
Corporation of Santa Monica development of 44 SRO affordable
;"'i=r of ~
i... -.....- -_
1 (t (()
r~. -JJ
'-N
housing units on the property and receipt of a $300,000.00 lease
payment from Community Corporation.
DISCUSSION
The Second street Center Project has now been in construction
for five months and Community Corporation of Santa Monica is
ready to begin leasing the ground floor commercial space.
Previous City Council actions approved in concept the development
of a "Latino Community Cultural Center" on the ground floor of
the project and directed staff to return with a proposal for the
Cultural Center or alternative cultural or commercial use if
staff determined the Latino Community Cultural Center to be
infeasible to develop.
At the direction of the City Council, the city Manager appointed
a task force to study the inclusion of a Cultural Center within
the proposed project. The task force, City staff and community
Corporation met for 9 months to determine the feasibility of the
Cultural Center and to find a sponsoring group for the project.
No non-profit latino cultural group could be found with the
financial resources to sponsor the proposed Cultural Center and a
city subsidy in excess of $5000.00 per month would be required to
subsidize the proposed facility.
City Staff and Community Corporation determined that inclusion of
the Community Cultural space at the proposed project is not
financially feasible.
community Corporation is now proposing to lease the ground floor
space to a commercial tenant and intends to follow the C3-C
Downtown Overlay District and Bayside District Specific Plan
(Attachment A) zoning guidelines. However, even though the C3C
District permits the following uses, Community Corporation will
not lease to:
h) Cleaners
m) Electric distribution substations
aa) Restaurants
In addition to the above uses, uses identified in Section
9.04.08.20.030 Uses Subject to Performance Standards and section
9.04.08.040 Conditionally Permitted Uses, will not be permitted
in the project.
FINANCIAL/BUDGETARY IMPACTS
No financ1al or budgetary impacts are anticipated as a result of
the specific actions recommended in this report.
RECOMMENDATIONS
It is recommended that the City Council approve the proposed uses
for the ground floor commercial space for Community corporation
mixed use project located at 1423 Second Street.
Prepared by:
Jeff Mathieu, Director Resource Management
Paula Burrier, Housing and Redevelopment Manager
Robert Berry, Senior Development Analyst
ATTACHEMENT A
SECTION 5.
Part 9. 04 . OB .20 of the Santa Mon.Lca Municipa 1
Code .LS amended to read as follows:
Part 9.04.08.20 C3-C Downtown over~ay District
9.04.08.20.010. Purpose.
The C3-C District is intended to provide for a
concentration of compar~son retail and cultural uses
in addi ticn to complementary uses such as hotels,
off~ces, and housing. The development standards for
the C3-C D~str.1ct are ~ntended to perm~t a greater
amount of floor area per parcel in order to
encourage an ~ncrease ~n the m~x of act~vity in the
area wh~le prov~ding for development that maintains
a sense of human scale and pedestrian-oriented
character, cons~stent W'lth the goals, objectives,
and pol~c~e5 of the General Plan.
9.04.08.20.020. Permitted Uses.
The follow~n9 convenience goods and servl.ce
type uses shall be perm~tted .1n the C-3C District,
~f conducted W'1. thJ.n an enclosed bu~ldinc;, (except
,
where otberw l.se permi tted) :
(a) ~ Gallerl.es.
(b)
~l.st studios above the
f iFst
1;;- ~
floor.
- 66 -
. .
(c) Appl~ance repa~r shops.
(d) Baker~es.
(e)
ins-titutions.
(f)
(g)
(h)
(i)
{j}
(k)
(1)
em)
(n)
to}
(p)
floor and first
frontage.
Banks
and
and
loan
sav~n9s
Barber or beauty shops.
Business colleges.
Ch~ld day care centers.
Cleaners.
Congregate housing.
Cultural facilities.
Dance studios.
Domestic violence shelters.
~lectr~c d~str1bution substat~ons.
Exerc~se faCll~ties.
-'
Ceneral offices above the first
floor off ices not at the street
(q) General Retall.
(r) Health equipment rentals.
(s) Homeless shelters with less than
fifty-five (55) beds.
(e) Exercise Facilities.
(u) Laundromats.
(v) Med~calt dental and optome~ist
cl~n~cs and laborator~es.
(V) Multl-fam~ly dwelling units.
(x)
Museums.
/"/ A
(y) Party equ~pment rentals.
- 67 -
Photocopy shOps.
Places of worsh~p.
Restauran'CS.
Sen~or group hous~ng.
Sen~or hous~n9.
Single family dwell~ng un~ts.
Single room occupancy hous~ng.
Small appl~ance stores.
Tailors
Theaters.
Trade Schools.
Transit~onal hous~ng.
Var~ety stores.
Accessory uses which are
the Zon~ng Adm~n~strator to be
customar~ly assoc~ated with, and
appropr~ate. ~nc~dental. and subord~nate to, the
pr~ncapal perm~ tted uses and wh~ch are consistent
and not more d~sturb~ng or d~srupt~ve than perm~tted
uses.
(z)
(aa)
(bb)
(cc)
(dd)
(ee)
eff)
(gg)
ebb)
(ii)
(JJ)
(kk)
(11)
(mm)
determ.l.ned by
necessary and
(nn) Other uses determ~ned by the
Zoning Administrator to be sl.milar to those listed
above and whl.ch are conSl.stent and not more
dl.sturbl.ng or disrupt~ve than perm.l.tted uses.
9.04. as. 20.030. Oses Subject to Performa.nce
Stan4a.rc1s Permit..
The followl.ng uses may De permitted in /~e
- 68 -
of a
CJ-C D1.strl.ct subJect. to the approval
Performance Standards Perm1.t:
(a) Automocl.le rental agencl.es.
(b) Sidewalk cafes.
9.04.08.20.040. Ccnditiona11y Permitted Uses.
The followl.nq uses may be permitted 1.n the
CJ-C Distrl.ct subject to the approval of a
Conditional Use Permit:
(a)
(b)
structures.
Auditoriums
Automobile park1.ng
lots
and
(c) Billiard parlors.
(d) Bow11ng alleys.
{e} cinemas.
(f) Clubs and lodges.
(g) Conventl.on and conference
fac1.11't.1es.
(h) nomeless shelters with fifty-five
(55) beds or more.
(1)
<j}
ex}
(1)
frontage.
em)
(n)
and dancing occurs.
Hotels and motels.
L1quor stores.
Nl.ghtclubs
Off1ces at the ground floor street
~
Open air farmers market.
Restaurants where entertainment
/...,. .
- 69 -
(0) Serv~ce s~a~~ons-
.
Skat:.l.ng r~nks.
(p)
(q)
Take-ou't.
and
fast
food
restaurants.
9.04.08.20.050. prohibited Oses.
(a)
Drive-~n
and
dr~ve-through
restaurants.
Cb) Rooftop park~n9 on parcels directly
abutting,
or
separated
by
an
alley
from
a
res~dential dis~r~c~.
(e)
Any
use
not
specJ.fically
authorized.
9.04.08.20.060.
Property
Development
-- Standards.
The prcpe~y development standards for the
CJ-C D.l.str~ct shall be four (4) stories, fifty-six
(56) feet and 2.5 FAR, except that floor area
devoted to residentJ.al uses shall be d.l.scounted by
fifty percent (50%).
For parcels bounded by 4th Court, Sth Court,
Colorado Avenue and W.l.lshire Boulevard, the maximum
he.l.ght shall be SJ.X (6) st:.or~es, seventy-six (76)
feet, and the FAR for commerc.l.al square footage
,
shall not exceed 2.5.
For such pro) ect~,. no more
than twenty percent (20%) of the second floor shall
be devoted to retail uses, and the fifth and s~~
floors shall be devot:.ed ent~rely to res1aen~ial
- 70 -
uses.
The top floor may conta2n a res~aurant
.
prov2ded the same amount of square footage occup~ed
by the restaurant 2S prov~ded 2n resident2al square
footage on the 2nd, Jrd. or 4th floors.
However, within the Third Street Mall Specif~c
Plan area, and with the exception of resJ.dent~al
uses, where the development standards of this Part
are inconsistent with the Third Street Mall Spec2fic
Plan, the standards contained in the Third Street
Mall Specific Plan shall govern.
There shall be no lim2tation on the number of
s't:.ories of any hotel, or structure contal.ning at
least one floor of resl.dentl.al uses, so long as the
he2ght does not exceed the maximum number of feet
perm2tted 2n this Section.
9.04.08.20.070.
spec1al Prcjec~ Design and
Dev.lopmen~ S~aDdards.
(a) Ground floor street frontage of
each structure shall be pedestr:Lan oriented and be
desl.gned to accommodate pedestrian or2ented uses to
a minl.mum depth of f1fty (50) feet trom the front of
the structure.
(b) A Development ReV1ew Permit is
.
requ~red for any new development of more than th~rty
thousand (30,OOO) square teet of floor area and for
any developmen~ w~th rooftop park~ng.
/"/ .
- 71 -
.
9.04.08.20.080. Architectural Review.
All new ccnstructJ.cn, new addJ. t~ons to
existJ.nq build~ngs, and any other exterJ.or
J.lllprovements that requl.re J.ssuance of a bUJ.ldJ.ng
permit shall be subJect to archJ.tectural revJ.ew
pursuant to the prov~sions of Chap~er 9.32 of thJ.s
Article.