SR-11-C (6)
. a:.
.
-
fftJtJ ~ tJog
11- <=..
.-9 \985
C/ED:EDU:EF:AP:mb
CouncIl MeetIng July 9, 1985
Santa MonIca, CalIfornIa
TO;
Mayor and CIty CouncIl
FROM:
CIty Staff
SUBJECT: AIrport ReSIdual Land Development OptIons
INTRODUCTION
A maJ or component of the Al rport Res Idual Land work progranl IS
the IdentIfIcatIon of development optIons for reVIew by CIty
CounCIl prIor to the draftlng of a formal Request for Proposal.
ThIS report summarIzes two general development scenarios prepared
by CIty staff and the consulting team of the Arroyo Group, James
Felt Realty SerVlces and PlannIng Research Corporatlon.
The pur-
pose of the report IS to provIde an early opportunIty for CouncIl
to reVIew and comment on the development optIons as presented in
thIS report and In the accoolpany 1 ng slIde presenta t lon.
BACKGROUND
In a staff report presented to CIty CouncIl on February 19, 1985,
CI ty Counc 11 approved the ResIdual Land work program, and au-
thorlzed staff to proceed wIth the drafting of a Request for Pro-
posal to prIvate developers for the eventual dISposItIon and
development of the AIrport Resldual Land.
The maJor components
/~-c
JUL - 9 1985
- 1 -
,
-
.
of the work program Include the need to draft a Request for Pro-
posal (RFP), SOlIcit publIC reVIew and CouncIl approval to Issue
an RFP, and fInally, to evaluate and select a development pro-
posal for the AIrport ResIdual Land.
DurIng the past four months CIty Staff have been workIng wIth a
team of consultants to examl ne the developnlent parameters atten-
dant to the sIte. The purpose of thIS exerCIse was to Identify
constraInts and/or opportunItIes for use of the parcel. MaJor
consIderatIons Included:
o a traffIc analysIs, to deternllne the maXImum allowable
square footage WhICh may be bUIlt WI thIn antIcipated
traffIc constraInts;
o a land use analysIs, to establIsh general development
standards IncludIng the bUIldIng envelope, lot coverage
for bUIldIngs, parkIng, landscapIng, access roads and so
forth;
o an economIC analysIS, to determIne the economIC vlabllI-
ty and the revenue and employment
varIOUS development scenarIOS.
implIcations of
Together thIS InformatIon, along wIth lImItatIons imposed by the
CIty'S agreement WIth the Federal AVIatIon AdmInIstratIon, create
the framework for two generIc scenar IOS for development of the
resIdual land. These two scenarIOS have been developed as proto-
types for informatIonal purposes only, and are not posIted as
recommendatIons at thIs tllne; rather, they have been desIgned to
provIde InformatIon to CouncIl as to the Impact varIOUS plannIng
assumptIons may have on the SIte. Each defIne a dIfferent future
- 2 -
-
.
for the A1rport Res1dual Land.
The follow1ng dIScuss10n h1gh-
Ilghts the des1gn and economIC features of each scenario. Tables
A and B summarIze theIr land use characterIstIcs.
A. Development of an "IndustrIal Park".
ThIS scenarIO provIdes for the development of an IndustrIal park
on the AIrport ResIdual Land.
The park would contaIn approXI-
mately 731,750 square feet of leaseable space, of WhICh 75 per-
cent would be dedIcated to lIght IndustrIal and research &
development uses.
The remaInIng port1on would be dedIcated to
support offIce use (See Table A).
The Industr1al Park Scenario IS characterIzed by fourteen I-story
IndustrIal bU1ld1ngs consurnlng approx1mately 28 percent of the
sIte. An addItIonal 8 percent of the slte 1S dedIcated to seven
2-story research & development bU1ldlngs and related retaIl uses.
SInce structured or subterranean park1ng 1S not economIcally com-
patIble w1th an IndustrIal park developnlent, It has been assunled
that surface parkIng would be prOVIded Wh1Ch would cover 34 per-
cent of the SIte.
To enhance the aesthetIC qualItIes of the development, an aggres-
SIve landscapIng plan would be undertaken and spread over 20 per-
cent of the SIte.
Landscap1ng would be used on the SIte's north-
ern boundary to buffer the development from the aIrport nOIse and
on the southern boundary to mInImIze the development's VIsual
Impact on the adJacent res1dentIal area.
The 1nternal road net-
work would comprIse the remaInIng 10 percent of the SIte.
- 3 -
-
.
The Industrlal park, once completed and about 95 percent occu-
pled, would have an appralsed value of approxlmately $910,7610,101010.
Total development cost IS estlmated to be $44,10410,10100. Subtract-
Ing total development cost from the proJected appra1sed value,
Ylelds a value for the Alrport Resldual Land of $46,7210,01010. The
potentIal annual ground lease to the Clty would be $4,6710,10010,
assuming a ground lease amount equIvalent to 10 percent of the
land value.
Accordl ng to 1 ts square footage and standard em-
ployee denSIty rat10s for 1ndustrial parks, Scenar10 A IS expec-
ted to provIde Jobs for approxImately 1,980 employees.
B. Development of an "Offlce Park".
ThlS scenar10 IS characterIzed by a serIes of twelve 3-story gar-
den off1ce bulldlngs evenly distnbuted over the site.
The of-
flce park would cOnta1n approxImately 552,51010 square feet of
1easeable space all of whlch would be dedIcated to offlce use and
consume 13 percent of the slte (See Table B).
The lease rates
that are tYP1cal1y assoc1ated w1th garden offIce parks prohibIt
the buildlng of e1ther structured or subterranean park1ng; there-
fore, surface parking has been assumed.
The net effect would be
that 50 percent of the slte would be covered wlth surface park-
lng.
However, the parkIng would be 1nterspersed throughout the
developulent, thus avoldlng the "sea of asphalt" effect that 1S
slmllar to the Santa MonIca BUSlness Park. To further reduce the
lmpact of surface parklng and enhance the overall aesthetlc ap-
peal of the development, a correspondlng amount, 27 percent of
the slte, would be dedlcated to open space, and landscaplng. The
- 4 -
-
-
Internal road network would consIst of the remaIning H' percent
of the sIte.
ThIS development, once completed and about 95 percent occupIed
would have an appraIsed value of approxImately $120,780,000. To-
tal development cost IS estImated to be $61,770,000.
USIng the
saule appraIsal technIque as descrIbed above yields a value for
the Airport ReSIdual Land of $59,010,000.
The potentIal annual
ground lease to the CIty IS estImated to be $5,900,000. Accord-
Ing to Its square footage and standard employee densIty ratIOS
for suburban offIce parks, ScenarIO B IS expected to prOVIde jobs
for approXImately 2,420 employees.
NEXT STEPS
FollOWIng CounCIl reVIew and comment on the development scenarios
presented at thIS CounCIl meetIng, staff WIll draft an RFP
reflectIng general development standards for the site. The draft
RFP WIll be presented for reVIew to the AIrport and Planning COUI-
mIssIons, the Architecture ReVIew Board and the CIty CounCIl.
After receIVIng the commentary of these bodIes and any Interested
members of the publIC, staff WIll prepare a reVIsed RFP for Coun-
c i 1 approval.
Staff antICIpates returnIng to CounCIl wIth the
reVIsed RFP In October.
BUDGET/FINANCIAL ANALYSIS
Because no actIon by the CIty CounCIl IS reqUIred at thIS tIme,
there is no budget Impact assOCIated WIth thIS report.
RECOMMENDATION
The CIty CounCIl IS respectfully requested to reVIew and comment
- 5 -
-
-
on the materIal presented In thIS report and the accompanYIng
slIde presentatIon.
Staff wIll pursue the development of the
Request for Proposals, pursuant to the February 19, 1985 CIty
Council dIrectIve, Incorporating any commentary received. The
RFP wIll be brought before the CouncIl for approval prIor to ItS
antIcIpated release In October.
Prepared by: Peggy Curran, ActIng DIrector
Allen Perry, ProJect Manager
Department of Con~unIty and EconomIC Development
Attachments: Table A - IndustrIal Park
Table B - OffIce Park
rlopsr3
- 6 -
. - TABLE A
0 0 If)
l!) ...-t (\)
(\)1 N M ,." ....
~ ...
.+J [Jl
0 .0 <0 ...-t 0\ 0'1 <1\
M co M If) C C ....
...-t LJ"\ \0 M ... ... :l
~ ~ 0
M I"- ...-t .... .... .... ..c
.-t N <II <0 0'1
a. 0. Ul :l
0
(\) <=> ...
'<l' (\) U 0 ..c
~ u <0 0 ....
<0 .....
l!) 0 l!) 0'1 0'1 ..... .... ...-t Q.I
r- LJ"\ r- r- r- .... :l '- 0..
r-\ rl '<l' M 0 :l Ul III <II
(/) <!J u
~I l!) ...-t 00 0'1 '<l' U III
r- 0 I"- \0 <0 '0
...-t ...-t M >< a. C
>< u Ul <0
U C ...-t
C Q.I 0
III [/) [/) [/) Q.I .... rrl
~ <!J (!) llJ (!) .... U '<l' C
... U C) U C) U ... <II
<II <0 III <0 f1l .,.,j .....
0.. ~~ 0.. 0.. 0.. a. ..... .... ....
Ul Ul (fl III ..... <!J 0'1 Q)
.u rtl ,.,j Q.I C .....
C ..... -" 0 0 0 0 dP ... .....
Q) .... .... 00 od' \0 00 dP 0 ~ ::I
51 ::I III 0'1 "" 00 l!) 0'1 .... .a
0.. (/)0.. -t 0'1 I1l
0 0.. ....
...-t ...-t"" Q.I
<V ~I!) .u
:> WI!) ~Ll'l Q) Q.I
U
<V <C c . CIJ . <0 51
Cl <v...:I ... ... C)
~II ....
...-tCl 0 0 0 0 C II .... .... .+J
<./l .Q~ 0 0 I!) !J"l III Q.I Q)
'.:.: :l
Ul <'j Ll'l 0 N l"- N':': Ul 0..
..c Ul Ul <II No<C "":.:t:
u o III ClJI I!) N '<l' -t <!Jr... Ulr... Ul -'<:
.... .... W .... \0 l1"l ...-t ,." E: W .-t
I1l Cl...:lo<C '<1' N t- O '0 III
Q) 0 . O~ :>. :l :;l:
Ul 0<V U ...-t GJ
<V oU Ou C U '0
c:: ~ ~Ill ~~~ Q) C ,.,j
'- <C r-a. ... ... Ul
...-t ..... (fl NUl U
III L? 0 0 0 0 '- ~'- ... CIJ
... 0 0 0 0 W""; .+J . ..... C) 0'1
.... !Jl .... 0 0 0 0 O...-t..... ..... f1l C
.u III 0 III '0. .+J (l) . Q.I 0.. ....
Ul o 0 CIJ 0 0 I!) L.O ~ 00 0:>00 Ul :>
:l .......-t.... 0'1 CO ...-t 00 0'Il!) .... W dP rtl
'0 Cl.....o<C "" N I"- o.....-tLfl L.O C 0..
C ...-t .+IN;:;i 0'1 CIJ
H ....M 0.. 00
dP dP III C 0 Q)
.u dP dP Lfl \0 dP Q.I .+J CIJ ~.u ...., '0
..c N 0 0 o III E 0'1 <II <0 U ::l
0'1 Lfl M N '<l' ...-t 0 C ,.,j ...-t
,.,j ID .u 0 . o ... <C ...-t C)
...:I o ~..... ...-t'O.... r... .a c
CO N -U <D . (\)...-t Cl :l ...
'<1' t- O CO 0 0 ON Ul :> ... Ul a.
.... CIJ ::I
0 -t .-t ...-t '<1' 0'1 0.. 0 O.Q-=> <!J
N ...-t ,.., ~O 0 CIJ -U
...-t"';O <./l"';0 ....<J) .... ...
rtl..... ~ r... ~ . U ~~ ~Ul
...-t ...L?...-t ..cL?...-t Ul ru ~~
...-t C!! .... '- C) '- 0.. Ill.....
III u .wOUl .... 0 Ul ...-t Oul ~IO
<C Q) ... ru '- ~Ig ~ ~Ig ~ ... 0 '- [/) 0
...-t ~I .... ,.., 0. ><>< <110 . '0 ~I~
ro'l .a ... ...., N ...-t C)(/) <II ru '0 ~<II Ul ~<O .w ~.... Cdi'
...:I ~ ~I Ul Cl ... ... :;l: :;l: ...:I C L.O 0.. <J) 0 0. Q)L.O . III 0 iO .
::!:l ::I '1l ...-tC '"Q.Y <C '-<MUl a:; "" UI a:;...-t !Jl ...:IN :I:.-t
< U} <!J '0 .... .... .ow <II .... 8
E-< o 00 C <!J ::10.. o <0 0
0..::> H p::; c:: 0..0 a:: 0.. Eo< ...-t N M "" I!)
I - - TABLE B
0 ........ l!l
L1"l 0.,
j ~ ..... III
tl
ill 1JI
ex> :::::> .00 0'1 '0
.-l ..... eo i:: L1"l i::
~ N '" ...-( .-l III
.>i! M .-l
0'\ .-l 0 .....
...... N rtl +J
0. rtl '0
i::
III
<:I' Q) .....
~ U
III 00 .....
LO 0 0 LO ..... Q)
.-l LO .-l ..... ..... 0 .....
jl 0'\ 0'\ ..... U"f ::J 0 .....
Ul 0 ::I
eo '" -<') 0'\ .a
LO .-l N 0'\ ~
N ..; M ........ .....
>0 00 OJ
tl Q) .....
i:: U Q)
rJl rJl 1JI OJ III e
<ll Q) Q) .... 0. ..-(
U U U U 1JI .....
III III III ..-( <ll
~~ 0. 0., 0. ...., 0 0.
rJl III 1JI ....,
III ..-( Q) ~
.....~ 0 0 0 rJl
..... ..... 0 N N Q)
::I III '" ..; t- ~ {ll '0
Ula.. N N 0 C ::I
0'\ ..-( .-l
.><: 0
..... C
Q) jl ..... nl ..-(
0 0., OJ
0 +J U
.-It-'' 0 0 0 .-l0'\ Q) ...-( +J
.a- 0 0 0 ....,<:1' U 00 (IJ Q)
1JI rtJ I lD lD C> ........ ' ,'0 U
(J) [f) <11 ..... +J III
OIllQi N ex> .-\ ..... II \-I :l 0., ~
..... Q) ..... l!) N Jj ~c: :l 0 1JI .-l
t-"...:l<C l!) l!) Ul ..c: ('j
<J; 0'1 ~
l!)tt. ::l U III
0 ...-( "C
~I Lf) >0 \-I .-l ..-(
:::::> tl ..c: .a 1JI
(IJ C +J :l
0 0 0 co U OJ 0.,
0 0 C> .-l III .... "C 0'1
ID..... I 0 0 0 0. tl Q} C
1JI 0 III ,ID .... .., "" ....
OOOl :::::> 0 0 ID........ ..... ::I 0 ;>
...x: ..... .-l ..... l!) M co 0'1' ..... .a III
.... "tt.o<C '" ;.<:> i::4-t (1J .... ..... 0..
III .-l , ..... <II
Po "O(J) c/Il +J C 1JI
..... LO 1JI Qi
ill ~ ~ d!> ~ .-len 0'\ ..-( "C
U t- LO t- o ::I.-l "0 ::I
..... t- o 0 ..; .aM +J c/Il .....
..... j <11 {j) 0 tl
..... ~>o'" 0 N i::
0 '" ~ ..... rtl <:t: III <II .-l
.-l 0 CO 0 0 ....,.3 ' Ii., 0.. ..,
" 1JI >0..-(
0 N N <:I' 0'\ 0'00 0 .-lID Q)
M C'l ....,1.0 C Q) .....
21,"1~ """ (J) .......... ..-(
0.. r' ~.
c Clo ..; 00 0 eO
(J) '........ rtl.-l..c:: <11\1-<
0. OJ OJ ID .....0 , 0 tlXCl tlO
c:J 0 ........ U>Qi "'0 ell ..-( tI) 0 ::I 1JI
CJ ..;~ .-l N >0>0 ..-(.-tU III 0 0 ,..., '0.....0 'OrJP
.0 ...-( ill ...... tlM III III ..... l!l rtl .u , rtl .Q i:: 0....... .....Lf)
I:i:I .-l:E: U .... ..-( IJ) ~ 3 ...:l ..... ~o. Q)O 0.. :l rtl o.,..c:: <tl '
H ID .... rtl -to "C.>i! <C 0 Eo< [f) O::C'l (J) a.. ....:I<C+J ::I:rl
r:q CII l!l ..... ..... .Qnl III .... E-<
~ o 1JI """ (l) ::I 0. o III 0
O-l Po::! 0 0:; CloUl o:;p., E-< rl N M <:I' lD