SR-400-009 (8)
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MAR 2 8 1989
LfOb -OOD;
C/ED: SF:
Council Meeting:
March 28, 1989
Santa Monica, California
TO:
Mayor and City Council
city staff
FROM:
SUBJECT:
Recommendation to Authorize the City Manager to
Negotiate and Execute Contract with cotton/Beland
Associates to Provide Planning Services in conjunction
with the City Redistricting Project, and Preparation
of an EIR.
INTRODUCTION
This report requests that the city Council authorize the city
Manager to negotiate and execute a contract with Cotton/Beland
Associates (CBA) to assist with the Citywide redistricting
project and EIR.
BACKGROUND
On September 8, 1988 a new Zoning Ordinance went into effect for
the City of santa Monica. As part of the adoption process, the
City Council established interim zoning districts until such time
as new zoning districts and boundaries are in effect. The Zoning
Ordinance established nine new zoning districts and altered the
boundaries of at least two existing zoning districts. Overall,
there are approximately 1,500 parcels requiring new zoning
designations.
As identified in Exhibit A, the following districts are new
zoning designations within the City:
o RVC Residential-Visitor Commercial
o BCD Broadway Commercial District
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District
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o C3-C Downtown Overlay District
o C5 Special Office Commercial District
o C6 Boulevard Commercial District
o CC Civic Center District
o PL Public Lands Overlay District
o N Neighborhood Commercial Overlay District
o R-MH Residential Mobile Home District
In addition to the above, some areas of the City will require
modifications to existing zoning. The major areas to be changed
include the following:
o San Vicente Blvd. between Ocean Court and Seventh
Street, R4 and R3 changed to R2
o The area bounded by the Promenade, Pico Boulevard,
Seaside Terrace and parcels fronting on Ocean Avenue,
changed from R4 to R3.
o Parcels within the Ml District currently zoned M2 will
be changed to MI.
o pico BOUlevard between 31st street and the eastern
city limits changed from C4 to C2
o Broadway between 20th street and 23rd street, changed
from C4 and CA to a mixture of CP and R3
since September when the interim zoning took effect, several
issues have been raised concerning the proposed n~w zoning
districts and boundaries. Concern has been expressed about
preserving existing manufacturing uses in the C5 Special Office
District. As part of the redistricting project, staff will
carefully examine the new zoning boundaries to ensure that
manufacturing uses on large parcels retain the Ml zoning
designation.
In addition, Council directed staff to examine the possibility of
downzoning from RJ and R4 to R2, the area north of Wilshire
Boulevard between Ocean Avenue and Fourteenth Street. staff does
not recommend undertaking a downzoning study similar to that
occurring in Ocean Park.
Rather, if the Council wishes to
consider downzoning the north of Wilshire area, staff recommends
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including this request as part of the analysis being conducted
for the redistricting project. This course is recommended in that
a comprehensive study would take approximately two years to
complete. By including the study as part of the redistricting
project, a co~prehensive evaluation could occur within a shorter
period of time.
This approach will also allow Council to
consider this downzoning request in the context of citywide
residential zoning policy. council may also wish to direct staff
to schedule a hearing before the Planning Commission to obtain
input from residents and property owners regarding the proposed
downzoning.
At this time staff has not analyzed the impact of downzoning the
area north of Wilshire. Issues such as the City's jObs/housing
balance, adopting zoning districts whereby existing hotels become
non-conforming uses, and residual impacts to other existi'~
mUlti-family residential districts, still need to be studied.
The entire Citywide redistricting program will take approximately
24 months.
On December 16, 1988, staff issued an RFP to fourteen consulting
firms with experience in preparing zoning plans. The RFP stated
the scope of work should include:
o In conjunction with City staff identify areas and
parcels to be re-zonedi
o Define geographic boundaries of the new zoning
districts and existing zoning districts;
o Review general plan map and interim districting map to
identify where inconsistencies occur;
o Refine public participation strategy and phasing of
redistricting study and the public hearing process;
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o Establish scope of environmental review:
o Conduct public workshops on proposed redistricting
plan;
o Prepare draft plan and maps identifying new zoning
districts;
o Participate in public hearing process;
Three firms were interviewed for the project.
Staff found
Cotton/Beland Associates' proposal most responsive and concluded
that they were best suited to provide planning services on the
redistricting project. In particular, their proposal displayed
an awareness of the history of community participation in Santa
Monica,
familiarity
with
the
existing
and
new
zoning
designations, and the unique ability to graphically depict
existing land uses since Cotton/Beland Associates is preparing
the Land Use Survey for the City of Santa Monica.
It is anticipated that the project will take up to 24 months to
complete and will result in new maps identifying each zoning
designation which, together with the Zoning Ordinance, will aid
planning staff in providing consistent and accurate zoning
information. If desired by Council, and if in fact the City does
evaluate the north of wilshire area, the consultant could begin
the work on that area first and be completed within 9-12 months.
BUDGET/FINANCIAL IMPACT
The Fiscal Year 1988-89 budget includes a $65,000 allocation for
this project in the City Planning Division budget account
01-200-266-000-506. Cotton/Beland Associates will perform the
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work within the budget allocation. However, should the Council
direct staff to include the area north of Wilshire Boulevard, an
additional $25,000 will need to be allocated.
RECOMMENDATION
Staff recommends that the City Council authorize the City Manager
to negotiate and execute a contract with Cotton/Beland Associates
to provide planning services and the preparation of an ErR in the
amount of $65,000.
Prepared by: Paul Berlant, Director of Planning
Suzanne Frick, principal Planner
w/rzl
03/23/89
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