SR-410-005 (2)
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ID-B
DEe 8 1981
PRC:GM:mh (12/2)
Council Meeting: 12/08/87
Santa Monica, California
TO: Mayor and City council
FROM: pier Restoration Corporation
SUBJECT: Recommendation to Approve the Santa Monica pier
Development Program and Adopt the Santa Monica pier
Design Guidelines
Introduction
This report transmits the pier Restoration Corporation IS (PRC)
Santa Monica pier Development Program and recommends that the
city Council approve the program and adopt the Santa Monica Pier
Design Guidelines. These documents are included as Attachment A
and Attachment B, respectively. The report also recommends that
Council direct City staff to develop a financing plan to
implement
Phase 1 of the program which requires an expenditure
of $7 million for platform strengthening and repairs, upgrading
of utilities and public amenities.
Additionally, the report
recommends that Council direct the city Attorney to amend the
Sign Ordinance to provide for the standards for signs in the
Santa Monica pier Design Guidelines to take precedence over
conflicting provisions in the sign ordinance in recognition of
the unique environment of the Santa Monica Pier.
Background
This development program is the result of more than six years of
pUblic planning and analysis for the pier's restoration. In
1981, the City Council appointed the pier Restoration and
Development Task Force which initiated a broad-based community
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discussion about the future of the Pier. The Task Force, in
cooperation with the state Coastal Conservancy, sponsored three
widely attended public workshops which resulted in a set of
guidelines for revitalizing the Pier. The Pier Guidelines were
adopted by the City council in september, 1982, and the
objectives of the Guidelines form the basis of the PRC's
development program.
In the wake of the severe winter storms of 1983, which destroyed
over 100,000 square feet of the Pier, the city was faced with
both the costly reconstruction of portions of the pier as well as
proceeding with the restoration plan as set forth in the Pier
Guidelines. In November, 1983, the City Council established the
pier Restoration Corporation, a non-prOfit pUblic benefit
corporation, to oversee the reconstruction and restoration of the
Pier. The Council appointed a Board of Directors with a broad
range of community and business interests to provide leadership
in directing the complex process.
In September, 1985, the City Council approved a Services
Agreement with the PRC which delineated the responsibilities of
the PRC and the City with respect to the management of the Pier.
In addition to the ongoing responsibilities of managing and
negotiating existing and future leases, and promoting the Pier,
the primary responsibility of the PRC has been the preparation of
a development plan for the Pier'S restoration which provides for
an economically viable formulation of the pier Guidelines. The
City retains the responsibility for Pier maintenance, security,
parking, and capital construction projects.
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Highlights of the Development Program
The following summary highlights the major elements of the PRe's
development program which is fully described in the attached
documents.
o The total development program includes approximately
150,000 square feet of commercial area which is an
increase of 87,500 square feet over the current 62,000
square feet of commercial area.
o The development will proceed in two phases: Phase 1
will total about 134,000 square feet and will be
implemented over the next three years. Phase 2 will
add another 16,000 square feet and will be initiated
after Phase 1 becomes operational and the City and PRC
determine how best to structure its implementation.
o A tenant mix, offering a diversity of products and
services to a broad range of incomes, ages, and
lifestyles, will include approximately 40% amusements
and entertainment uses, 40% restaurants and fast food
operations, and 20% retail businesses.
o Buildings designated for retention are the Carousel,
Billiard Building, Boathouse, Playland Arcade, and
Sinbad's. All other structures are designated for
demolition since they are in poor condition and are not
historically or architecturally significant.
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o The program provides an opportunity for existing
tenants to participate which will vary depending on
their operation, current location and lease terms.
o Design guidelines have been prepared to guide the
restoration process and to encourage creative solutions
which are interpretations of important elements of the
pier's history rather than strict reproductions of the
past.
o The full program total of $26.8 million will be
financed by a pUblic/private effort with the city's
costs for Phase 1 projected at $7 million and the
private investment projected at $13.6 million. The $7
million represents required costs for reconstruction
and repairing of the Pier platform, upgrading of
utilities and public amenities.
o The Phase 1 program will generate a total financial
benefit of approximately $1.3 million by FY'92-93, the
projected year of stabilization.
Parking and Circulation
In keeping with a central objective of the pier Guidelines to
remove parking from the pier, the development program
contemplates accomplishing this in two phases. During Phase 1,
approximately 125 spaces will remain on the Pier; interim
off-site parking will be provided with approximately 200 surface
spaces on the Deauville site as well as additional spaces
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provided through reconfiguration of the 710-space beach lot north
of the pier.
City staff is moving forward with planning for a parking
structure which would provide the required parking for the full
development program. The economic feasibility and land use
issues related to the site, south of the Pier, which was
recommended in the 1985 Pier Parking and Traffic Circulation
study, are currently under study. A plan for the parking
structure is expected to be presented by ci ty staff to the
Council later this year. Upon completion of the 550 to 650 space
parking structure, the remainder of cars may be removed from the
Pier, at which time Phase 2 development might proceed.
Pier Reconstruction
The reconstruction of the storm-damaged portions of the pier will
proceed concurrently with the commercial development. The
reconstruction of portions of Newcomb pier (termed the Pleasure
Pier in the PRC report) is now underway; 45,000 square feet at
the southwest corner of the pier will be rebuilt by the Summer of
1988. The design of the reconstruction of the west end of the
Municipal Pier is expected to be completed by Spring 1988 with
construction planned to begin after the summer season. The 400
lineal foot extension is expected to be completed by Summer 1989.
The City'S share of the Newcomb reconstruction costs have already
been appropriated; the $1.4 million city share of the Municipal
pier reconstruction is included in the $7 million Phase 1 cost.
The reconstruction of the breakwater is planned for Phase 2 and
will proceed once funding has been secured.
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Review Process
The PRC I S Development Program and Design Guidelines have been
thoroughly reviewed by city staff. city staff has been involved
particularly in developing the costs and scope of work which will
be the city's responsibility. The Landmarks commission approved
the Design Guidelines on November 12, 1987. The Design
Guidelines were certified by both the Architectural Review Board
(November 4, 1987) and the Planning Commission (November 16,
1987) . PRC and city staff have met informally with Coastal
Commission staff who have found the plan to be consistent with
the Local Coastal Plan.
Timeline and Next steps
Upon City Council approval of the development program, the PRC
will issue Request for proposals (RFP) for the development of
Phase 1. The areas include the following:
a. A 4, OOO-square foot portion of the Billiard Building
for an entertainment or retail operation.
b. The 6,400-square foot building known as Sinbad's for an
entertainment and eating establishment.
c. A Central Plaza Area containing 40,000 square feet of
newly constructed restaurants, fast food operations,
retail and entertainment uses.
d. A Fun Zone area containing 40,000 square feet of
amusement games, rides and other ancillary uses.
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e. A 4,OOO-square foot area in Carousel Park for retail or
restaurant use.
A detailed timeline is included in the development report. Phase
1 is projected to be completed by May, 1991.
According to the terms of the services Agreement by and between
the city and the PRC, the PRC is authorized to prepare and
negotiate all leases as set forth in an approved development
plan. The final leases are submitted to the city Manager for
approval and execution.
Budget/Fiscal Impact
city staff will return to Council concurrent with the Mid-year
Budget Review with a financing plan for full implementation of
Phase 1.
Recommended Action
pier Restoration corporation respectfully recommends that the
city Council:
1. Approve the Santa Monica pier Development Program and adopt
the santa Monica pier Design Guidelines.
2. Direct City staff to develop a financing plan to implement
Phase 1 of the development program and return to Council for
approval concurrent with the Mid-year Budget Review.
3. Direct the city Attorney to prepare an ordinance amending the
Sign Ordinance portion of the Zoning Code to provide for the
standards for signs in the adopted santa Monica pier Design
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Guidelines to take precedence over conflicting provisions in
the Sign Ordinance in recognition of the unique environment
of the Santa Monica Pier.
Prepared by: Gail Harkens, Executive Director, PRe
Susan MUllin, Leasing Manager, PRe
Attachments: "An santa Monica pier Development Program
liB" santa Monica pier Design Guidelines
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