SR-01-25-2005-8A
~A
JAN 2 5 2005
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Council Meeting: January 25, 2005 Santa Monica, California
TO:
City Council I Redevelopment Agency
FROM:
City I Agency Staff
SUBJECT:
Proposed Santa Monica Place Development Agreement, Relative
Timing of Consideration of the Civic Center Specific Plan, which
includes Santa Monica Place, Resolution of Intention to Consider
Amending the Civic Center Specific Plan Update and Land Use and
Circulation Element, Direction on Downtown Redevelopment Plan
Update
INTRODUCTION
This report recommends that the City CouncillRedevelopment Agency give direction
regarding a development agreement with the Macerich Company for redevelopment of
Santa Monica Place, give direction regarding the timing of consideration of adoption of
the Civic Center Specific Plan update which includes the Santa Monica Place site,
adopt a resolution of intention to consider the Civic Center Specific Plan update and
associated amendment of the Land Use and Circulation Element, and set a hearing to
consider amendment of the Downtown Redevelopment Plan.
BACKGROUND
In the late 1970s, the Santa Monica Redevelopment Agency entered into a Disposition
and Development Agreement for the creation of Santa Monica Place, an indoor mall
designed to rejuvenate Santa Monica's struggling downtown. The project was
subsequently challenged by referendum, approved by Santa Monica voters and opened
in 1980. In 1990, the mall underwent a complete remodel and in 1999 was acquired by
1
EA
JAN 2 5 Z005
the Macerich Company, an ownerloperator of shopping centers that is headquartered in
Santa Monica.
Multiple entities have ownership or long-tern leasehold interest in the Santa Monica
Place site. The parking structures are owned by the Redevelopment Agency, the
Macy's site is owned by a Cincinnati limited partnership under long-term lease to
Macy's, the Robinsons-May site is owned by Macerich under long-term lease to
Robinsons-May, and the remainder of the site is owned by Macerich. Like many other
indoor shopping malls developed in the 1970s and 1980s, Santa Monica Place has
struggled over the past few years to attract tenants and patrons. At present, the
General Plan establishes certain development parameters for the site, including a
height limit of 84 feet.
In 2001, the City embarked on a comprehensive update to the Civic Center Specific
Plan (CCSP). During initial preparation of the Specific Plan update, one of the critical
issues was how to create stronger links between the Civic Center area south of the
Santa Monica Freeway and the larger downtown community to the north. Santa Monica
Place was identified as a major barrier to enhancing this connection due to its multi-
block, interior-oriented configuration which discourages movement between the Sayside
and Civic Center Districts. During the same period, the Macerich Company approached
the City about its desire to reinvest in the enclosed shopping mall. As a result, on
November 13, 2001, the City Council authorized the inclusion of Santa Monica Place in
the draft update to the Civic Center Specific Plan. During the following months,
2
Macerich representatives, staff and consultants worked to prepare a reuse plan for
public consideration.
In June 2002, the City Council, Civic Center Working Group and Promenade Uses Task
Force met jointly to review the proposed redevelopment master plan for Santa Monica
Place. The plan included removal of part of the mall structure to reinstate Third Street
as a pedestrian connection between Broadway and Colorado, adaptive reuse of the
upper levels of the remaining portions of the mall structure for offices and restaurants,
and replacement of the two above-grade parking structures with underground parking,
street-level retail and restaurants, and upper-level residences. The plan included a
range of potential housing development options on the parking structure sites ranging
from 150 to 450 residences with associated height and massing scenarios. The plan
presumed that the separately controlled Macy's and Robinsons-May department store
sites would not be included in the redevelopment project.
The draft CCSP, released for public review in late 2002, provides policies for the
development of the Civic Center area, including Santa Monica Place (Attachment B).
The draft Plan provides for up to 350 residences on the Santa Monica Place parking
structure sites with a height limit (85 feet) that is similar to the Land Use Element
requirements (84 feet by site review).
In 2003, the City began preparation of an Environmental Impact Report (EIR) assessing
the draft CCSP. The draft EIR was released for public review in June 2004, comments
3
were addressed and the Final ElR was completed in October 2004 but is not yet
certified. In order to provide the most conservative and sensitive analysis, the EIR
examined the upper-limit program of 450 residences at Santa Monica Place,
replacement of the existing retail and restaurant program, and 85,000 square feet of
offices, and modeled shade and shadow impacts for heights of 56 feet, 85 feet and 160
feet on the Santa Monica Place site, similar to the three housing scenarios considered
by Council in June 2002. Attachment A summarizes the project history.
Concurrent with preparation of the EIR, Macerich representatives worked with staff to
develop a project proposal within the standards articulated in the draft CCSP.
Ultimately, Macerich proposed a project with building heights greater than what was
studied in the EIR or proposed in the Draft CCSP, which Macerich considered
necessary to maximize housing on the site, provide for more light, air and open space,
and make the project financially feasible.
SANTA MONICA PLACE PROPOSAL
In November, 2004, the Macerich Company submitted an application for a development
agreement to redevelop Santa Monica Place (see Attachment C). The proposed Santa
Monica Place redevelopment includes complete demolition of the existing structures,
including the parking structures, and replacement with a mixed-use project that
includes:
· Retail and restaurant program equivalent in size to the existing program (including
food court);
4
· 450 rental and for-sale mixed-income multifamily residences, organized in four
buildings, three of which would extend to 300 feet in height;
· 14 live-work residences;
· Approximately 70,000 square feet of offices; and
· All parking underground.
As part of the project, Macerich has identified a variety of public benefits, including:
· An extension of Third Street as an open-air, pedestrian promenade between
Broadway and Colorado, linking the Downtown and Civic Center districts;
· 45 units of affordable housing;
· A publicly accessible park on over two acres, elevated to provide ocean views;
· Landscaped "green roof' open space designed to reduce storm water runoff into
Santa Monica Bay;
· A community room;
· Publicly accessible restrooms; and
· Opportunities for increased sales, property and business license taxes.
The proposed project falls well within the 3.5 floor-area ratio maximum permitted by the
Land Use Element. However, the proposed project represents a departure from the
urban design approach that has governed development in Santa Monica since adoption
of the Land Use Element in 1984. These standards provide for lower-scale buildings
with heights of no more than 84 feet in the Downtown Core and floor-area ratios that
allow for maximization of the building volume within height, building envelope, and
upper-level stepback requirements. The proposed project represents an alternative
urban design approach whereby the majority of the site is covered by low-scale
5
buildings but contains focused elements that reach much greater heights. Macerich
indicates that such an approach is intended to enhance air and light within and adjacent
to the site, increase the amount of landscaped open space and reduce the perceived
bulk of the project as a whole, while resulting in a modification to the Santa Monica
skyline.
TIMING OF REVIEW
As proposed, the project is inconsistent with both the Draft CCSP and the current Land
Use Element because of proposed heights of the residential and office buildings. As a
development agreement must be consistent with the General Plan and any applicable
specific plans, the project would require plan amendments and environmental review
beyond what has been completed for the Draft Specific Plan. As a result, staff is
seeking direction from Council on the process for review and consideration of the
project relative to the timing of consideration of ElR certification and CCSP adoption.
There are several approaches that the Council could take, including:
. Proceed with negotiations on the DA and delay action on the EIR and CCSP update
until the general parameters of an acceptable Santa Monica Place redevelopment
proposal are established, and then prepare any necessary plan amendments and
additional environmental review. This approach is expected to delay consideration
of CCSP adoption by approximately six months. The primary risk of such an
approach is that it may impact the timing of the proposed Village housing and open
space, particularly if the City wishes to give the Village development team certainty
with respect to completion of environmental review.
. Indicate to the applicant that Council prefers not to enter into a Development
Agreement until completion of the comprehensive update to the Land Use Element.
This approach would ensure that should development intensities and the City's
commitment to creation of housing opportunity be modified through the Land Use
Element update process, the project could be reviewed in light of the changed
objectives. Such an approach could delay any consideration of redevelopment of
Santa Monica Place by at least two years while the update to the Land Use Element
6
is prepared. One risk of significant delay is that the mall may continue to lose its
position in the market and find it more difficult to attract lost customers, thus affecting
the success and vitality of the broader Downtown. Another risk of delay is that
Macerich could choose an alternative investment in an interior remodel of its
property that would not require extensive discretionary approvals and likely would
not contribute significant public benefits such as efficient and convenient
underground public parking, replacement of blank-wall streetscape with pedestrian-
oriented uses, new mixed-income housing resources to meet the City's housing
goals, a broadening of activity within the two single-use blocks, and reinstatement of
Third Street as a publicly accessible open space connecting Downtown with the
Civic Center.
. Consider the CCSP update and a development agreement for Santa Monica Place
on parallel paths. Any necessary plan amendments or supplemental environmental
review could be considered in concert with the development agreement. As
Macerich has indicated its desire to host a series of community workshops to solicit
public comments on the project, as well as work with the Planning Commission and
City Council, staff recommends this parallel-path approach in order to ensure
appropriate consideration of the Santa Monica Place redevelopment and avoid delay
to the Village housing and open space. The process of shaping the project,
conducting independent economic analysis and negotiating a development
agreement could be completed in approximately six months.
NEGOTIATING PARAMETERS
If the Council directs staff to proceed with an economic analysis of the proposal and
alternatives and to commence negotiations, staff is seeking guidance from Council on
the focus of negotiation and community benefits. Potential guidelines could include:
· Ensure a broad range of housing types
· Maximize public parking
· Maximize public-oriented open space
· Design at a human scale with strong pedestrian-orientation and sidewalk-oriented
activity
· Minimize heights generally and demonstrate clear advantages of increased heights,
if recommended
· Ensure extensive sustainable design and construction
7
· Ensure integration with broader transit, parking and circulation strategies
· Ensure a project that is economically sustainable for the applicant and the City.
Santa Monica Place is governed by an existing Disposition and Development
Agreement. At a later date, the Redevelopment Agency will be requested to give
direction to staff on the terms of an amended and restated Disposition and Development
Agreement with Macerich to address the redevelopment of the site, including the
provision of parking.
REVIEW PROCESS
If Council favors analysis and negotiation of a development agreement, staff is seeking
direction on the review process and, given the complexity of the proposed project,
recommends a modified approach. The Municipal Code requires the Planning
Commission to formally review a proposed Development Agreement and make a
recommendation prior to Council consideration of approval. Applicants are typically
encouraged to host a public meeting prior to Planning Commission or Council review.
In this case, Macerich has proposed to hold multiple public meetings to review the
project. Staff would be negotiating with the assistance of experts in redevelopment,
housing and project economics. Because of the scope of this project, negotiations
would take approximately six months. Instead of presenting a proposed project to the
Planning Commission and Council at the conclusion of negotiations, staff recommends
an interim meeting with the Planning Commission and Council within three months of
the start of negotiations. This "check-in" will allow the public, Planning Commission and
8
City Council the opportunity to review the project's general parameters and economics,
discuss alternatives and trade-offs, and review progress in light of the Council's initial
direction. After the check-in, staff and the applicant will finalize the development
agreement and associated documents for formal review. Attachment D provides a
proposed timeline of this approach.
PLANNING COMMISSION RECOMMENDATION
At its December 15, 2004 and January 5, 2005 meetings, the Planning Commission
considered the Santa Monica Place proposal, including the timing of the proposal. The
Planning Commission recommended that Council direct staff to delay initiation of
Development Agreement negotiations until adoption of the updated Land Use and
Circulation Elements and Civic Center Specific Plan. However, if the Council chooses
to move forward with negotiations, the Planning Commission recommended that the
project be required to conform to existing General Plan limitations of six stories and 84
feet.
RESOLUTION OF INTENTION
If Council supports moving forward with the adoption process for the Civic Center
Specific Plan, a resolution of intention to officially begin the process is required. The
resolution of intention identifies the comprehensive update to the CCSP as well as a
discrete amendment of the Land Use and Circulation Element to reflect that
development standards for the blocks that make up the Santa Monica Place site will be
9
established by the Civic Center Specific Plan, rather than by the Third Street Mall and
Downtown Core Specific Plan, as originally identified in the 1984 land Use Element.
The Municipal Code prescribes a 90-day period for the Planning Commission to make a
formal recommendation on the Specific Plan, unless a different period is established by
the City Council. Staff recommends that the Council adopt the attached resolution
which establishes a 150-day period in order to provide sufficient time for the Civic
Center Working Group and the Planning Commission to meet and consider their
recommendations on the CCSP priorto consideration by the Council. Council may also
wish to ask the Planning Commission to identify a member to participate on the Civic
Center Working Group. The six-member Civic Center Working Group originally
included a member of the Planning Commission. When that member resigned from the
Working Group, the Planning Commission chose not to designate an alternate member
and the City Council authorized the Arts Commission to appoint a member at that time.
If desired, the Council could authorize the Working Group to grow to seven members to
accommodate both the Arts Commissioner and a Planning Commissioner.
Because Santa Monica Place is located within the Downtown Redevelopment Project
Area, consistency between the CCSP and Downtown Redevelopment Plan (and any
future development) is necessary. As the draft CCSP proposes housing on the Santa
Monica Place site, a discrete amendment of the Redevelopment Plan would be needed
to include housing as a permissible use.
10
BUDGET I FINANCIAL IMPACT
Giving direction on these issues will not have an immediate budget impact. Local
revenues generated by Santa Monica Place have gradually declined commensurate
with sales activity at the mall. A successful repositioning of the property is expected to
have a long-term beneficial impact on the local economy and the City's revenues.
RECOMMENDATION
It is recommended that the City Council:
1. Direct staff regarding consideration of a development agreement with the Macerich
Company for redevelopment of Santa Monica Place;
2. Direct staff regarding relative timing of consideration of the Macerich proposal and
consideration of the adoption of the CCSP update which includes Santa Monica
Place;
3. If the City Council favors beginning economic analysis and negotiation of a
development agreement, identify the focus of the negotiations, proposed community
benefits, and process for consideration of the Development Agreement;
4. Adopt a resolution of intention to adopt an amended and restated Civic Center
Specific Plan and an amendment to the Land Use and Circulation Element, and
That the City Council I Redevelopment Agency:
5. Set a joint public hearing date for consideration of the proposed amendment to the
Downtown Redevelopment plan to coincide with consideration of adoption of the
Civic Center Specific Plan update and authorize staff to implement the public notice
requirements and to prepare and transmit the proposed Plan Amendment, the report
11
required by Section 33352 of the Community Redevelopment Law, and the
proposed Plan Amendment and related documents.
Prepared by:
Gordon Anderson, Assistant City Manager
Suzanne Frick, Director, Planning and Community Development
Andy Agle, Assistant Director, Planning and Community Development
Jeff Mathieu, Director, Resource Management
Miriam Mack, Economic Development Manager
Tina Rodriguez, Redevelopment Administrator
Attachments:
A. CCSP I Santa Monica Place History
B. Excerpt from Draft CCSP regarding Santa Monica Place
C. Santa Monica Place proposal
D. Proposed Timeline for Project Consideration
E. Resolution of Intention
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ATTACHMENT A
CIVIC CENTER SPECIFIC PLAN I SANTA MONICA PLACE HISTORY
1993: Original Civic Center Specific Plan adopted.
2000: Civic Center Specific Plan amended as part of RAND Development
Agreement.
January 2001: Civic Center Working Group formed to guide the process of
updating the Specific Plan.
March 2001 - October 2001: Civic Center Working Group holds a series of
public workshops to inform preparation of a Civic Center Plan.
November 2001: Council authorizes inclusion of Santa Monica Place as part of
the Civic Center Specific Plan update process.
November 2001 - December 2001: Planning Commission, Housing
Commission, Recreation and Parks Commission, Arts Commission, and
Landmarks Commission review the Working Group-recommended Plan and
make recommendations to the City Council.
January - April 2002: City Council reviews and conceptually approves of the
Civic Center Plan.
June 2002: City Council, Civic Center Working Group and Promenade Uses
Task Force hold a joint public meeting to review proposed Plan for Santa Monica
Place redevelopment.
November 2002: Public release of written Draft Specific Plan, which includes the
Santa Monica Place property.
January 2003: Civic Center Working Group hosts public scoping meeting for the
Specific Plan EIR, which includes analysis of the Santa Monica Place property.
April 2004: Additional EIR scoping meeting for amendments to the Downtown
Redevelopment Plan necessary to implement Specific Plan proposals for Santa
Monica Place.
June - July 2004: Civic Center Specific Plan Draft EIR released for public
review.
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ATTACHMENT B:
EXCERPT FROM DRAFT CCSP
REGARDING
SANTA MONICA PLACE
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,ATTACHMENT C:
SANTA MONICA PLACE PROPOSAL
(NOT AVAILABLE ELECTRONICALLY.
AVAILABLE FOR REVIEW
AT THE CITY CLERK'S OFFICE.)
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ATTACHMENT E:
RESOLUTION OF INTENTION
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