SR-11-A (52)
LUTM:PB:DKW:DM
PCjCCTA9003
Council Mtg: January 8, 1991
11-.1}-
JAN g 1991
Santa Monica, California
TO: Mayor and city Council
FROM: City staff
SUBJECT: Recommendation to Adopt a Resolution to Add Policy
4.1.54 (a) to the Third street Mall Specific Plan
increasing allowable height from 56' (four stories) to
84' (six stories) when 5th and 6th Floors are used for
Housing.
INTRODUCTION
This report recommends that the City Council adopt a Resolution
to add Policy 4.1.54 (a) to the Third street Mall specific Plan
to permit buildings in the Third street Mall Anchor Use Overlay
Zones to be built to a height of 6 stories, 84' with an F.A.R. of
3.5, if the fifth and sixth floors are devoted exclusively to
residential uses, all inclusionary units are provided on site,
and residential parking as required by Subchapter 5E (SMMC) is
provided on site.
BACKGROUND
At the Planning Commission meeting of October 31, 1990, the Com-
mission approved Development Review 89-011 to penni t the con-
struction of a six story, 55,600 square foot mixed use project at
1343 Third street Promenade.
The proj ect would include 9, 500
square feet of ground floor retail space, 28,700 square feet of
office space on the second through fourth floors, and 14 residen-
tial units on the fifth and sixth floors.
The project site is
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located in Zone 1, Sub-Area A of the Third street Mall Specific
Plan. Current development standards would allow the project to
be built to a height of 56' (4 stories) with a floor area ratio
of 3.0. The height and F.A.R. of the proposed project is incon-
sistent with current development standards and approval of a
Specific Plan Amendment would be required in order for the proj-
ect to proceed.
In conjunction with the Development Review application for the
project, the Planning Commission considered specific Plan Amend-
ment 90-003 and recommended that the City council approve the
Amendment to allow the proposed project and to permit buildings
in the Third street Mall Specific Plan Overlay Zones to be built
to a height of six stories, 84' with an floor area ratio of 3.5.
The Commission approved the Development Review application con-
tingent on the approval of the Specific Plan Amendment by the
City Council. The Commission recommended approval of the
Spacific Plan Amendment as requested by the applicant to allow
the additional height and F.A.R. if the fifth and sixth floors
are devoted exclusively to residential uses and if at least 30
percent of the residential units are deed restricted as low in-
come units. The Commission also recommended that the specific
Plan Amendment require that all inclusionary housing units be
provided on site and that residential parking be provided as re-
quired by Subchapter 5E (SMMC).
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ANALYSIS
The Specific Plan Amendment as proposed by the applicant and
recommended by the Planning commission would read as follows:
4.1.54 (a) with approval of a site Plan Review, allow ad-
ditional height of up to 84' (six stories) and additional
floor area ratio of up to 3.5 provided that the fifth and
sixth floors are used exclusively for residential pur-
poses, all inclusionary units are provided on site and
residential parking as required by Subchapter 5E is pro-
vided on site.
The Specific Plan Amendment was requested in conjunction with a
specific development project located in Anchor Use Overlay Zone,
Sub-Area A, at 1343 Third Street Promenade. As proposed, the
amendment would effect all properties located in the Anchor Use
overlay Zone, Sub-Areas A, Band C. The majority of the parcels
in the Anchor Use Overlay Zone are currently permitted the added
height and F.A.R. if the project includes certain uses defined as
"anchor uses" or if the project provides all of the required
parking on site.
The proposed amendment would add another means of achieving the
added density, but in most cases would not result in a net in-
crease in the amount of potential development. The development
potential would be increased from 3.0 to 3.5 on 16 of the 61 lots
in the Anchor Use Overlay Zones. If each of the 16 parcels were
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developed to their full potential, this would result in an in-
crease of 60,000 square feet of floor area, all of which would be
devoted to residential uses. Due to the fact that the proposed
amendment would allow the increased height and F.A.R. with the
approval of a Site Plan Review, any project to take advantage of
the allowance would be subj ect to Planning Commission and en-
vironmental review.
The Specific Plan Amendment would be consistent with the objec-
tives and policies outlined in the Housing Element of the Third
Street Mall Specific Plan including the following:
- Encourage and create incentives for the development of
housing the the Third Street Mall area.
- Encourage innovative municipal and private sector pro-
grams to promote the financing and development of housing
in the Third street Mall for low and moderate income per-
sons and senior citizens.
- Designate suitable areas for the construction or conver-
sion of new housing units within the Third street Mall.
CONCLUSION
The proposed Specific Plan Amendment would increase the develop-
ment potential on 16 of the 61 lots in the Anchor Use Overlay
Zone. The amendment would result in an increase of 60,000 square
feet of potential residential development. The proposed Specific
Plan Amendment would create an incentive for the development of
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housing on the Third street Promenade, consistent with the poli-
cies contained in the Third street Mall Specific Plan.
BUDGET/FINANCIAL IMPACT
The recommendation presented in this report does not have any
budget or fiscal impact.
RECOMMENDATION
It is respectfully recommended that the Council adopt the at-
tached resolution adding Section 4.1.45 (a) to the Third street
Mall Specific Plan with the following findings:
1. The proposed amendment is consistent in principal with the
goals, objectives, policies, land uses and programs
specified in the General Plan in that Policy 1.3.5 of the
Land Use Element of the General Plan encourages residen-
tial uses in the Downtown area.
2. The public health, safety, and general welfare require the
adoption of the proposed amendment in that the amendment
would provide an incentive to attract housing to the Third
street Promenade area consistent with established policy
contained in the Third Street Mall Specific Plan, the
Housing Element and the Land Use Element of the General
Plan.
Prepared by: David Martin, Associate Planner
planning and Zoning Division
Paul Berlant, Director
Land Use and Transportation Management Department
Attachments: A. Specific Plan Amendment Resolution
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LUTM:PB:DM
PCjSPRES
Council Mtg: January 8, 1991
Santa Monica, California
(eCS)
RESOLUTION NO.
(City council series)
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF SANTA MONICA
ADDING SECTION 4.1.54 (a) TO THE
THIRD STREET MALL SPECIFIC PLAN
THE CITY COUNCIL OF THE CITY OF SANTA MONICA DOES RESOLVE AS
FOLLOWS:
SECTION 1. Section 4.1.54 (a) is added to the Third Street
Mall Specific Plan to read as follows:
4.1.54 (a) with approval of a site Plan Review, allow
additional height of up to 84' (six stories) and addi-
tional floor area ratio of up to 3.5 provided that the
fifth and sixth floors are used exclusively for residen-
tial purposes, all inclusionary units are provided on
site and residential parking as required by Subchapter
5E (SMMC) is provided on site.
SECTION 2. The city Clerk shall certify to the adoption of
this Resolution, and thenceforth and thereafter the same shall be
in full force and effect.
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APPROVED AS TO FORM:
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ROBERT M. MYERS
City Attorney
PC/SPRES
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