SR-061907-8ACity Council Meeting: June 19, 2007
Agenda Item: ~~ 1
To: Mayor and City Council
From: Eileen Fogarty, Director of Pianning and Community Development
Subject: City Council Endorsement of Neighborhood Conseruation and
Placemaking Principles for the Land Use and Circulation Elements
Recommended Action
Staff recommends that the City Council endorse the Neighborhood Conservation and
Placemaking Principles as a component of the Land Use and Circulation Elements.
Executive Summary
In November 2006, when the City Council endorsed the LUCE Goals, the Planning and
Community Development Department recommended a new approach for advancing the
Land Use and Circulation Elements (LUCE) project. This approach utilizes a"building
blocks" methodology that builds the plan from the bottom up. Each "building block" will
contribute to a plan that respects the City's neighborhoods, offers creative
transportation alternatives, provides new services and focuses on assuring benefits to
the citizens of Santa Monica, all while preserving the existing neighborhood character.
Central to the process is an extensive community participation program. The
Department has recently completed three neighborhood workshops and a community-
wide meeting addressing neighborhood conservation and "Placemaking." The
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neighborhood workshop series was an unqualified success with over 220 participants
who conceptualized opportunities for neighborhood benefits with new "Places" at
strategic locations along Wilshire, Pico and Lincoln Boulevards. More than 100
community members participated in the final community meeting and expressed very
positive support for all 55 Principles.
This report and its attachments outline the Principles which respect the existing housing
stock, encourage quality, landscaped streetscapes to improve aesthetics and minimize
the impact of the automobile, assure that buildings are well designed and compatible in
size and scale with the neighborhood, and recognize the need for appropriate
transitions in scale and height to assure compatibility with the neighborhood. Of equal
importance is the need for quality pedestrian connections, shuttle transit and creative
solutions to parking concerns. The Placemaking workshops centered on ensuring that
future change will enhance and create community benefit rather than produce negative
impacts. Community benefits could range from a projecYs provision of open space to a
mix of desired uses and activities or options for shared parking.
During the course of the workshops, the community was asked to identify short-term
programs or actions that would support the LUCE planning goals, but could be
implemented prior to completion of the LUCE. Development of a Design Principles
Manual for use in discretionary project review and the Department's proposed
implementation of four neighborhood enhancement projects are discussed in the report.
The Planning Commission and the Architectural Review Board have both unanimously
2
recommended that the City Council endorse the Principles. There is no direct budget or
financiaf impact associated with proceeding with the recommended action.
Discussion
Backqround
Progress toward development of the Land Use and Circulation Elements has
accelerated over the last six months, since the Council's endorsement of project goals
in November 2006. This advancement has been based on the DepartmenYs new
"Building Block" approach.
The Buildinq Block Concept
The Building Block planning approach engages the community on a broad range of
planning, urban design and transportation principles, actively exploring the opportunities
and challenges facing the City. From these hands-on exercises, Principles are
expressed to guide the development of broad policies and more defined plans for the
City's future. Building Block topics included:
. Neighborhood Conservation
. Placemaking/Boulevard Vision
• Future of Industrial Lands
• Transportation and Parking
Strategies
. Economics and Housing
Affordability and Diversity
The new approach resonated weli with the community as it provides the opportunity to
participate in the forming of a plan rather than just reacting to other's proposals.
3
Neiqhborhood Character and Conservation
Placemaking begins with neighborhoods as the essential foundations of the City. Key
elements that define a neighborhood in its broadest sense include:
• Residential Areas;
. Commercial & Mixed-Use Areas;
• Churches, Schools and Community Centers;
. Pedestrian Amenities and Open SpacelParks;
. Community Transit;
. Connectivity between Users & Places.
Neighborhood conservation involves preserving the scale and character of existing
housing, enhancing street landscaping and promoting walkability, whereby the
pedestrian is given parity with the automobile. Additionally, new buildings should
transition in size and scale towards adjacent residential structures. Good architectural
design with quality materials should be assured. Parking options should be considered
to meet the neighborhood's needs. Connectivity between residential neighborhoods and
nearby boulevards is essential and should be enhanced through a range of
transportation and circulation options, such as community transit, safe bike paths and
continuous pedestrian connections.
Placemakinq and Communitv Benefit
Good planning should focus less on just P1aCemakitlg: 'I'be inte,rc~tio,z of'
~ pdr~rc~z~~ag and people to create a pl~rce that
processing and more on creating places that is ideal in u~/~ich to pluy mor-k anci 1ive.
support the neighborhoods and add value to the community. To that end, the initial
4
Building Block component first examined and identified the characteristics of good
residential neighborhoods. The workshops then focused on assuring that as the City
evolves over time, new development respects the City's neighborhoods and brings with
it community benefits. This process was approached through the concept of
Placemaking, examining various sites at strategic locations (where there was adequate
parcel depth) along the boulevards adjacent to the residentiai neighborhoods and
identifying
the physical,
environmental
and social
elements that are inherent in a
quality "Place." Creating good
Places that add value to the
community involves
enhancements in both private
improvements and the public
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domain. A variety of desirable land uses and gathering places can be combined with
public improvements in infrastructure and transportation to improve access and
enhance mobility. Specific tools such as the strategic placement of parking, use of
landscaping, wider sidewalks and breaking up of blocks using paseos and plazas can
also be used to achieve the desired pedestrian environment.
The workshop attendees participated in hands on exercises to plan an appropriate
Place along a boulevard in their neighborhood. They examined how the new Place
could better serve the adjacent neighborhood, suggested uses and activities, potential
5
mixed-use concepts, concepts for open space and/or gathering places, appropriate
heights and massing and transitions to protect and preserve the residential
neighborhoods. Integral to all of the efforts was enhanced transit and better
connections from the neighborhoods. An important task was addressing ways to
develop appropriate levels of shared parking that was accessed from secondary streets
or alleys and located underground or hidden from view. Additionally, tools such as the
use of landscaping and wider more attractively landscaped sidewalks, were also
discussed along with options for community transit, safe bike paths and continuous
pedestrian connections.
Two of the areas chosen for workshops, Wilshire and Pico Boulevards, represent
streets that have commercial activities but lack significant community amenities, a
positive pedestrian environment and uses that cater directly to the pedestrian and the
neighborhood.
The third focus, the intersection of Lincoln and
Ocean Park Boulevards, is a challenging
location with considerably more regional traffic.
6
Lincoln MS (Wilshire) workshop; inset: PAL
Leadership Council
Virginia Avenue Park ~Pico) workshop; inset: Edison
Language Academy 4` graders
Olympic HS (Lincoln/Ocean Park) workshop;
inset: Olympic High School students
However, this location represents an area of
the City that has a strong need to incorporate
retail and services for the surrounding
residents and could potentially serve as a
bridge between the residential areas to the
east and west.
What We Heard:
The proposed Principles were reviewed at a community meeting on May 7, at which
time more than 100 participants were asked to indicate their support for 40 general
Principles and 15 Principles specific to one of the three boulevards. Attachment A lists
each of the Principles by category and shows the overwhelming support of participants
in the vote.
In addition, we heard the following from the community:
. There is opportunity and desire to create neighborhood centers within the City;
. Incentives should be given to local merchants and neighborhood serving uses;
. Active uses such as restaurants, cafes and outdoor dining wili attract people and
create desirable pedestrian activity;
• The landscaping and streetscape should be greener;
. There should be exciting and walkable pedestrian places. Wider sidewalks and
gathering spaces are desirable;
. There need to be appropriate transitions to neighborhoods and to adjacent
buildings in terms of use, height and mass.
At each of the workshops, the concept of allowing a building envelope similar to that
currently permissible for preferred affordable housing projects was discussed by the
participants. In general, many participants supported the concept of only considering
7
this building envelope at strategic points along the boulevards where Placemaking
Principles could be met. A project would need to provide specific Community Benefits
and the building configuration would transition appropriately to the neighborhood.
A range of transportation enhancements was aiso discussed, with a broad consensus
that multiple transportation modes should be embraced to enhance mobility. The
emphasis was on improving the pedestrian environment to encourage a more walkable
community. In addition, a safe network of bicycle routes and related bicycle facilities is
needed. With regard to transit, it was generally agreed that the focus should be on
moving people, and improved transit is the most appropriate means to move more
people. Small shuttle buses to link the neighborhoods to the boulevards should be
considered, such as the City's new "Mini Blue" service. Parking districts and other
shared parking options should be explored, including those that reflect the
neighborhood's desire to find ways to utilize existing commercial parking lots for
residential parking at night. The approach of utilizing a parking district to facilitate
implementation of shared parking and the ability to control the parking policy in the
future was thought to be desirable. There was broad support for shielding on-site
parking from view by either placing the parking underground or behind street-front
pedestrian friendly uses. In order to facilitate vehicle movement, traffic signals should be
synchronized city-wide.
8
Previous Council Actions
The Placemaking workshop series followed earlier Council endorsement of the project
goals in November 2006.
Planninq Commission Action
The Planning Commission was presented with the outcome and analysis of the
community workshop series on June 6, 2007. The Commission supported the
neighborhood conservation Principles and the concept of Placemaking with the
recommendation that there shouid be an emphasis on creating places that promote
sociability. Other Commissioner comments suggested that the other Principles be
adjusted to reflect the importance of open space, and specifically encouraging
opportunities to create pocket parks. Additionaliy, they recommended language to
reflect the need to abate noise or odor impacts within a project, consideration of impacts
to views, maintaining the "fabric" of the neighborhood, and encouraging workforce
housing. The Commission recommended that the Council endorse the Principles with
some revisions, which are reflected in Attachment A. The Commission also endorsed
the concept of developing a Design Principles Manual utilizing the Principles endorsed
by the Council and putting the Manual into effect to guide applicants while development
of the I.UCE advances. The Manual would document the community's expectations and
design intent, serving as a valuable tool to developers and designers as well as the
general public, while providing consistency in the development review between
Department staff, the ARB and the Planning Commission.
9
The Commission concurred with a public comment regarding the importance of
performing an in-depth economic analysis for any proposed future scenario.
Architectural Review Board
The Architectural Review Board reviewed the Principles at their meeting of June 4,
2007. The ARB unanimously supported the Principies as well as the Design Principles
manual. The ARB added the concept of "sociability" to the conversation, meaning
actively pursuing the creation of "people places" through City projects, and not relying
entirely on private enterprise to create these important components. The Planning
Commission has included this concept in its recommendation to Council.
Landmarks Commission
Staff will present the outcome of the workshop series to the Landmarks Commission at
its July 9 meeting.
Short Term Actions
During the course of the workshop, the community was asked to identify short-term
programs or actions that would support the LUCE planning goals, but by their nature
would not require the adoption of the LUCE plan. The Department would be pleased to
share this list with the Council to determine if there are specific programs for which the
Council would recommend action prior to the completion of the Plan.
10
Next Steps
Incorporating the Principles
Based on the broad community support, it is recommended that the Principles be
endorsed so that they may be incorporated into the LUCE and adapted appropriately to
respond to the needs of residential, commercial and mixed-use districts. Additionally,
given this strong support and community desire to obtain public benefits and improve
the quality of projects under consideration prior to adoption of the LUCE, staff will be
developing a strategy to apply the Principles to discretionary projects, consistent with
existing law. Elements of that strategy may include:
. Development of a manual that illustrates the Principles and recommends that
applicants incorporate the principles into the projects in order to ensure that they
are meeting the City's expectation and thereby facilitate the design review
process;
• Revising the findings in the Architectural Review Board Ordinance to require
compliance with Principles developed out of the LUCE process and endorsed by
Council.
The Next Building Blocks
Similar to the successful Placemaking workshops, staff will be developing the other
major components of the LUCE with extensive community involvement. Each of these
components will be consistent in centralizing the goal of developing land use and
transportation plans that respect the character of the City's neighborhoods.
11
Exploring a future vision for the city's industrial lands is the ne~ topic to be undertaken,
and community involvement on this issue is anticipated to begin in July and continue
into the fall. These industrial lands workshops will consider some critical issues for the
city's future, including:
• Preservation of industrial uses
• Exposition light rail
• Opportunities for housing and other land uses
• Street grid layout and parcel size
• Street congestion
• Open space, landscaping and streetscape improvements
In the Placemaking workshops, the approach to boulevards focused on their transition
to adjacent neighborhoods and providing desirable neighborhood amenities, services
and gathering places at strategic locations. Likewise, the Industrial Lands workshops
will consider opportunities for neighborhood conservation by examining how this area
might be able to incorporate a diverse range of housing to meet the City's future needs,
thus relieving pressure on existing neighborhoods.
The remaining Building Block workshops will be held later this year and into early 2008.
It is anticipated that a draft LUCE document will be available for public review in late
Spring 2008. Environmental analysis and zoning ordinance revisions will follow.
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Aiternatives
As an alternative to the recommended action, the Council may suggest a different
approach to incorporating the Placemaking Principles into the LUCE effort and
implementing the Placemaking Principles during discretionary project review, or other
short term implementation strategies.
BudqeUFinancial Impact
There is no direct budget or financiai impact associated with proceeding with the
recommended action. The potential development of a Placemaking Principles manual
and incorporation of the Principies into the LUCE may be accomplished with existing
staff resources, funded contracts and proposed FY07/O8 budget enhancements.
Implementation of the neighborhood enhancements discussed is proposed in the FY-
07-08 budget.
Prepared by: Elizabeth Bar-EI, AIGP, Senior Planner
Approved: Forwarded to Council:
Development
Attachments
A. Placemaking Principles and Vote Results
B. Land Use and Circulation Element Project Goais
13
ATTACHMENT A:
Placemaking Principles and Vote Results
14
Page 7
i3 oa~
Residential development shoutd avoid front yards visuatly dominated by the
auto
o ao; _
A-10
Positive pedestrian connections should be provided to enhance walking
from the neighborhood to the retail services at the boulevards
aoes~
e>o~
652% B-1
Walkable mixed-use residentiaVretail "PLACES" with appropriate goods
and services to serve the residential nei~hborhoods should be tocated at
strategic locations along the boulevards
,s~~
~„~
B-2
Land Uses that support neighborhoods
B261b
Page 2
B-3
Activities that bring neighbors together
B-5
Facilities/activities for all ages should be integrated into the mixed-use
development to serve the total community and encourage participation
throughoutthe day
G1
Better designed buildings scated to the pedestrian £x with an enhanced
pedestrian environment should be assured
G2
Appropriately scaled sidewalks (generally wider) should be required to
encourage pedestrian activity
C-3
Enhanced connections from neighborhoods to boulevards should be
encouraged
]8.5]°4
Page 3
546%
] e9%
G4
More ft better bike lanes, and more bike racks/ storage areas should be
provided at destinations
G5
Active retail should be located on the ground floor of primary retail streets.
Office and services should be located on upper floors or side streets. Blank
walls should be avoided
]89A
e„e~
Impact of the automobile on the pedestrian shoutd be minimized through
streetscape improvements.
D-1
Buildings should be appropriatety scated, well designed and contribute to
the public benefit
f195%
D-2
]69%
Buildings should include residential and a mix of uses to create vitality,
reduce peak hour loads and encourage 17 hour/ day life and activity
,<.38~
190P%
,z ~~
D-3
Buildings should be designed for multiple functions, including public
facilities
D-4
tocal businesses should be protected and nurtured
Page 4
D-5
street facade of large sites assembled from multipte parcets should
rct the scate of typicat surrounding buildings or land parcels
E-1
nsportation strategies shoutd emphasize people over vehicles, provide
walking and bicycling citywide
13.5~%
E-2
High capacity transit should be an essential element of the transportation
system - community transit should link residential areas with commercial
areas
83 ]e%
E-3
zation of traffic signals should be compteted city-wide to
the movement of peopte and vehictes
i892%
=~o ~ E-4
Revisions to boulevards should give transit enhancements priority over the
automobile - transit can move significantty more people
,8.3a~
E-5
parking should be encouraged and maintained
a~,~
~a oo~
E-6
Off-Street parking should be underground or in above grade structures
shielded from view by active uses or integrated with the scate and
8250o materials of the primary building
Page 5
E-7
Parking districts should be considered to assure the sharing of parking -
regutations and pricing should used to align parking needs and resources
t351%
i6 Y2%
41%
]8 38%
8.33%
~.~~
5.41%
501%
09~9%
E-8
Encourage a mix of uses to create opportunities for sharing parking during
off-peak periods
E-9
In narrow/shaltow depth lot locations exptore the opportunity for
development of on-grade or structured, shared parking facilities through
the use of a parking district
Enhanced pedestrian environment
Transit priority on Pico Boulevard
c.Transit/commuter educationat programs
a. Pedestrian and Transit improvements
Page 6
5 88%0
b. Improved bicycle parking and circulation
8529%
18$2%
5.41°6
c. Trip reduction programs
)SfiB%
909%
8 09°/e
a. Enhanced transit service
81,83%
29 03%
"~ b
22.SB%
2424%
3 03%
]2 ]3%
Limit direct access from boulevard
Shared parking
=a~,~ Development with parking in the front of buitdings (no longer atlowed)
as,e~
should be encouraged by the City to be converted to the urban pedestrian
format
,s,3~
Page 7
1818%
0 oosu
f6.6]%
B333%
50BYe
1116°h
~3,~
286%
ass,~
Consider preferred housing height for mixed use residential/ commercial
buildings located on appropriate sites if devetopment is found to meet
"placemaking" concepts, provides benefits to the community and ensures
sensitive transitions through adequate lot depth
Active mixed use
b. Transitions that
residential areas
massed awav from residentiaC
a. Preferred project height for Placemaking/appropriate transitions to
residential
b.Protection of existinQ residential streets, scates and transitions
a.lmproved mixed-use
Page 8
ATTACHMENT B:
Land Use and Circulation Element Project Goals
15
Effective Transportation System: For everyone to get where they need to go comfortably, and
where walking, bicycling and using transit replace as many auto trips as possible to reduce
congestion and maintain mobility as travel demand grows
Universal Safety: For pedestrians, cyclists, transit-riders and drivers to feel and be safe
regardless of their age or ability
Well Designed Spaces: For quality designed pedestrian-oriented public spaces so people can
travel quickly and comfortably, can enjoy the outdoors and interact with other people
Local and Regional Mobility: For people to be able to travei easily within Santa Monica and to
and from regional destinations in a way that preserves the quality of life in residential
neighborhoods.
Environmental Responsibility: For a transportation system that minimizes, and where
possible eliminates, pollution, energy consumption, greenhouse gas emissions and vehicle
congestion
Community Care: For a transportation system that Iinks conveniently-placed land uses and
amenities to enable people to be healthy, to pursue fitness, cultural, educational and
commercial opportunities and to participate in the community
Land Use Element Draft Goals
Balanced Growth: For a pattern of development that promotes diversity, inclusiveness and a
variety of transportation choices other than single-driver automobile use and which is
compatible with the surrounding community.
Enhance and Protect Resources: To protect and enhance the quality of our natural and
cultural resources for their scenic, economic, social and environmental values.
Connected and Protected Neighborhoods: For safe, secure, walkable and unique
neighborhoods that are connected with quality public spaces and amenities and are protected
from the encroachment of incompatible uses and activities
Community Design: For attractive, interesting and inviting places, spaces and activities that
enhance our quality of life.
Local Identity / Regional Context: To be a distinct local community that is regionally
connected and manages regional pressures in a way that provides maximum benefit to the local
community and to visitors.
Environmental Responsibility: For sustainable human activity that respects the environment
and protects it for future generations by reducing our ecological footprint.
Community Care: To be responsive to the diverse social, cultural, educational and creative
needs and interests of its residents, business community and visitors
16
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WRITER'S DIRECT DIAL
(310)451-2968
1250 SIXTH STREET, SUITE 300
SANTA MONICA, CALIFORNIA 90401-1602
TELEPHONE (310) 393-1007
FACSIMILE (310) 3923537
`~j A ~T N4~~ER~Y E+MMC^~~RESS
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i 9' 200)
June 19, 2007
VIA EMAIL & MESSENGER DELIVERY
Santa Monica City Council
1685 Main Street,
Santa Monica, CA 90401
Re: City of Santa Monica General Plan Update Process
Hearing Date: June 19, 2007
Agenda Item: 8-A
Our File No. 9009.10
Dear Councilmembers:
I am writing as Co-Chair of the Santa Monica Chamber of Commerce's Land Use
Committee to share with you some of our thoughts about the City's ongoing process to
update its General Plan.
The Chamber supports the steps outlined in the Staff Report. The "bottoms up"
and "building block" approaches will, no doubt, assist in preparation of the City's new
General Plan.
We are concerned, however, that a key component of this process -- the
economic component -- may not be getting the attention (or funding) it deserves. The
City's new General Plan should reflect a long-range economic strategy that is informed
by solid economic data and analysis including information concerning regional market
trends.
As the Staff Report indicates, the Planning Commission supports "the importance
of performing an in-depth economic analysis..." as part of the General Plan process.
This letter asks the City Council to take another look at the City's scope of work and
budget for economic analysis in light of this letter and the Commission's general
support.
In emphasizing the importance of economics, the Chamber recognizes that the
City's long-range economic strategy should reflect the values and preferences of Santa
Monica residents; the City's General Plan should aim to improve the quality of life in
Santa Monica from the perspective of those who live here. The Chamber suggests,
however, that an economic strategy is vital to maintaining and improving the lives and
opportunities of Santa Monica residents. And a healthy local economy is essential to
JU~1 1 9 2~D7
HARDING LARMORE MULLEN
JAKLE KUTCHER & KOZAL, LLP
ATTORNEYS AT LAW
Santa Monica City Council
June 19, 2007
Page 2
the City's fiscal health and the many City services Santa Monicans have come to
expect.
Overall, the City's new General Plan should be informed by an economic strategy
that:
• Identifies the key uses that should be promoted;
• Establishes quantified goals for such uses;
• Identifies the area of the City where such uses are most appropriate; and
• Establishes the height, density and other City standards that will
accommodate and encourage the desired uses.
To develop such a strategy, the City needs a thorough economic analysis of the
various economic sectors/components that may be included in the City's economic
strategy. Such an economic analysis should address:
The City's performance under its current General Plan for each economic
sector/component under consideration. (Note: Much of this information is
included in the Opportunities and Challenges and Initial Outreach,
Assessment, and Emerging Themes reports, at least for some economic
sectors.)
The opportunities and constraints (both regulatory and market) affecting
such uses under the City's current General Pian and zoning regulations.
The regulatory changes that would be necessary to accommodate the
quantified objectives for each economic componenUsector. (This will
necessarily require a susceptibility to change analysis for various economic
sectors and geographic areas of the City given the absence of significant
vacant land in Santa Monica.)
Preliminarily, the Chamber suggests the City should focus its economic strategy
and analysis on the foilowing economic sectors:
1. Housin : The City has a serious imbalance of jobs and housing, which is a
significant source of traffic congestion and the shortage of workforce housing (i.e.,
housing for those who work in Santa Monica and would like to live here if housing were
available at an affordable price). The City needs to identify its goals and objectives for
HARDING LARMflRE MULLEN
JAKLE KUTCHER & K.OZAL, LZP
ATTORNEYS AT LAW
Santa Monica City Council
June 19, 2007
Page 3
housing (both the number and types of additional units), the target locations for such
housing, and the regulatory changes needed to facilitate such housing. This analysis
should include a"susceptibility to change" analysis for those geographic areas targeted
for additional housing, which the Chamber suggests should include certain boulevards
and the Olympic corridor.
2. Healthcare: Santa Monica's two hospitals and related healthcare providers
are crucial to the City's economy and quality of life. On November 1, 2006, UCLA Santa
Monica and Saint John's made a joint presentation to the Planning Commission
addressing the strategic challenges and opportunities facing healthcare providers in
Santa Monica. The City needs to build on this presentation by (a) establishing clear
goals and objectives for healthcare, and (b) developing land use regulations that will
facilitate achievement of these goals and objectives. This necessarily requires an
economic analysis that identifies the regulatory and market impediments that need to be
addressed to accomplish these goals.
3. Tourism: For the past twenty years, Santa Monica has achieved remarkable
success in promoting tourism as a key component of its local economy. This has
included a significant expansion of its hotel supply, expanded entertainment, arts and
recreational opportunities, public infrastructure improvements that make Santa Monica
attractive to visitors (and greatly benefit residents), and dramatically increased City
revenues to fund the wide array of services expected by local residents.
The City's economic strategy should include quantified objectives for its hotel
supply and other visitor-serving uses and amenities. It should also establish
appropriate locations and development standards for new or expanded hoteis.
4. Auto Dealers: Auto dealerships and related uses are a vital part of Santa
Monica's economy and generate substantial tax revenues for the City. Preserving and
enhancing Santa Monica's auto dealers should remain an important part of the City's
economic strategy. Fortunately, the City and Chamber have already analyzed the
difficulties faced by local auto dealers, resulting in enactment of the City's interim
ordinance for auto dealers (Ordinance No. 2186 (CCS)). The Chamber recommends
that the General Plan shouid incorporate the key provisions and overall approach of the
interim ordinance.
5. Entertainment, Hiqh-Tech And Information-Related Businesses: Santa
Monica has experienced fundamental changes in the nature of its business activities in
many geographic areas, with a shift to entertainment, high-tech and information-related
businesses. The City needs a careful economic analysis of these changes, including
HARDING LARMORE MULLEN
JAKLE KUTCHER & KOZAL, LLP
ATTORNEYS AT LAW
Santa Monica City Council
June 19, 2007
Page 4
projections for further changes in the coming decades. The General Plan should plan
for a 21st century economy and not attempt to preserve outmoded industrial uses (most
of which have been replaced in any event).
6. OfFice Space: Under its current General Plan, the City experienced much
more growth in office space than it had projected, primarily large floor plate office space
in the Olympic corridor (Colorado Center, MTV, Water Garden, etc.). Still, Santa
Monica is experiencing low office vacancy rates and dramatically rising office rents.
The Chamber suggests that the City should focus on facilitating and encouraging new
office space that meets the needs of smaller, resident-serving businesses as well as the
office space needs of local residents.
7. Small Retail/Service Businesses: Santa Monica has hundreds of small,
independent retail and service businesses on its boulevards and neighborhood-serving
commercial streets. The success of these businesses is vital to preserving and
enhancing the quality of Santa Monica's neighborhoods and residential life. The City
needs to analyze the difficuities faced by these businesses as part of a strategy to
facilitate and encourage them.
8. The Arts: The visual and perForming arts have expanded dramatically in
Santa Monica during the past 25 years. In addition to greatly enhancing the quality of
residential life, the arts are an important part of the local economy. The City needs to
establish clear objectives for the arts as part of its new General Plan and identify
regulatory policies designed to achieve them. To do this, the City needs to analyze the
economic aspects of the arts in Santa Monica; as with other key economic sectors,
General Plan policies concerning the arts need to be grounded in economic reality.
9. Education: Santa Monica benefits from its excellent community college and
public schools. In addition to their intrinsic benefit, our educational institutions are key
contributors to the success of our local economy. The City should, in conjunction with
Santa Monica College and the Santa Monica-Malibu Unified School District, identify
General Plan policies that will facilitate their continued success.
Above all, the Chamber encourages the City to ensure that the economic
strategy reflected in its General Plan is developed consciously and thoughtfuily, and that
this strategy is grounded in careful and thorough economic analysis. The City is not
likely to conduct a comprehensive review of its General Plan for at least another twenty
years. Thus, monies spent an economic analysis -- even if such monies greatly exceed
the funds currently budgeted for this purpose -- will constitute a prudent investment in
HARDING LARMORE MULLEN
JAKLE KUTCEIER & KOZAL, LLP
ATTORNEYS AT LAW
Santa Monica City Council
June 19, 2007
Page 5
the City's future. The Chamber urges the City to take another look at its budget for
preparation of its new General Plan in light of these comments.
Sincerely,
c~a~. r.~ ~
Christopher M. Harding
CMH:snk
cc: Santa Monica Planning Commission
P. Lamont Ewell
Eileen Fogarty
Amanda Schachter
Jonathan Lait
Maria Stewart
Marsha Jones Moutrie
Barry Rosenbaum
John Bohn
Tom Larmore
Jim Lynch
Samantha O'Neil
David Hibbert
9009/Cor/CityCou nci1.10003. CMH