SR-810825-10B®`
Santa Monica, California, August 25, 1981
T0: Mayor and City Council
FROM: City Staff
AU6 2 ~ 1981
SUBJECT: Recommendations of Citizens Task Force on Development
in Commercial and Industrial Zones on Parameters for
Development of Main Street.
Introduction
This report forwards to the City Council the recommendations of
the Citizens Task Force on Development in Commercial and Indus-
trial Zones regarding parameters for development of Main Street.
Background
On June 23, 1981, the City Council directed that three subcommit-
tees be formed within the Citizens Task Force on Development in
Commercial and Industrial Zones to work with the owners and devel-
opers of three project areas in order to establish appropriate
parameters for development. The full Task Force was requested to
recommend to the City Council a land use and development plan for
each site at its first regular meeting after August 1. Recommen-
dations for two of the project sites were forwarded to the City
Council for its August 11 meeting.
At its July 30, 1981 meeting, the Task Force, by unanimous vote
of all members present, decided that the complexity of issues in
the Main Street area required that the Task Force postpone its
recommendations so that the area could be given further study.
At its August 13, 1981 meeting, the Main Street Subcommittee
presented the amendments to the Main Street Master Plan which
had been agreed to by the representatives of the Ocean Park
a
AUG 2 5.1981
Mayo r and City Council -2- August 25, 1981
Community Organization and the Main Street Association. Several
merchants and residents
at the public meeting.
ward the major portion
Main Street Master Plan
tinue discussion of the
deliberations.
of the Main Street area were present
The Citizens Task Force agreed to for-
~f the OPCO/MSA Agreement to Amend the
to the Council at this time, and to con-
remaining items during Phase 2 of its
RECOMMENDATIONS OF THE CITIZENS TASK FORCE
On the basis of the foregoing discussion, the Citizens Task
Force on Development in Commercial and Industrial Zones adopted
the following recommendations for parameters for development
on Main Street at its August 13, 1981 meeting.
NEW ZONING PROVISIONS
I. Requirement of pedestrian orientation
A. On parcels having a depth in excess of 80 feet,
pedestrian orientation along Main Street frontage
shall be mandated. Pedestrian orientation shall be
achieved via a combination of frontage lease space
and pedestrian facilities, though driveways and
frontage parking .shall be permitted where associated
parking lots adjoin lease space (not beneath) and do
not exceed 40g of Mais Street frontage.
B. On parcels having a depth of 80 feet or less, new
construction shall be exempt from the pedestrian
oriented requirement unless such a parcel has street
frontage exceeding 100 feet or has surface area
exceeding 7,000 square feet, in which case new con-
struction shall be pedestrian oriented with a minimum
of 30% of street frontage improved with commercial
space.
Mayor and City Council -3- August 25, 1981
II. Occupancy by Community Oriented Uses
A. In all new construction a minimum of 30% of commercial
floor area but in no case less than 20% of net usable
floor area shall be occupied by community oriented
uses (goods or services; shops or office space), except
as exempted below.
B. Parcels having 75 feet of
less, or having less than
area shall be exempt from
occupancy requirement.
Main Street frontage or
5,000 square feet of surface
the community oriented
III. Artists' studio, craft shops, and/or artisan-type manufac-
turing --.separately or in conjunction with associated.
artist's residential usage -- shall be permitted in the
CM District with a Conditional Use Permit.
IV. Development Fee / Development Credit System Fee Structure
Fee structure to be based on a development credit system
in which an array of socially beneficial development attri-
butes are identified and weighted to reflect their respective
levels of attractiveness within the community. Under this
system,. some 10 attributes have been weighted for a possi-
ble total of 48 credits. New development would be assessed
the maximum city-wide development fee, according to the
following. schedule, and reduced by 5% for each development
credit to a maximum of 20 credits, or 100% of the fee.
NET USABLE
FLOOR AREA
(SQ. FT.)
FEE EQUAL TO
FOLLOWING PERCENTAGE
OF TOTAL PROJECT COST
0 - 2,000 1.5%
2,001 - 5,000 5.0%
5,001 - 10,000 6.0%
lo,ool - zo,ooo e.o%
20,001 - 40,.000 9.0%
40,001 - 50,000 10.0%
50,001 - 70,000 12.0%
Projects in excess of 70,000 sq. ft. net usable floor area
would be subject to the 12.0% fee plus site review/devel-
opment agreement.
Mayor and City Council -4- August 25, 1981
Development Credits
Credit Weight Attribute
1 Height, floor area reduction below
maximum (1 story or 25% floor area)
2 for 6 spaces
plus 1 for each
additional 3 spaces Provision of more parking than
to a maximum of 5 required.
credits
1 - 2* Special appurtenances (landscaping,
furniture, lighting, architectural
details, etc.)
1 - 7* 1 per each 10% over the required
30% community oriented occupancy
1 per each 10% to
total employment Santa Monica resident employees
to a maximum of 5
1 - 7* Pedestrian orientation beyond
required. 1 per each 10% over
30%.
2 Alternative energy
4 Mixed use: residential with com-
mercial (residential minimum of
30% of floor area)
10 Mixed Use: .residential affordable
to low and moderate income residents
(10 per each 20% o£ floor area)
1 - 5* Other social benefits: community
rooms, use of local suppliers,
retention of displaced businesses,
subsidized social service, subsi-
dized service rates for select groups,
etc.
48 Credits
* The person or-group who will decide how the various attributes
are weighted where this weighting is discretionary will be
determined by the Task Force in Phase 2 of its deliberations.
Mayor and. City Council -5- August 25, 1981
V. Unadopted elements of the Main Street Master Plan
A. Parking
1. Encouraging the efficient use of existing capacity.
2. Allowing 304 of the new parking capacity to be designed
for compact-size vehicles.
3. Implementation of a park-and-ride system.
4. Implementation of an in-lieu parking system where new:
development could transfer its parking obligation to
off-site locations where additional spaces would-be
developed.
5. Design and finance a parking structure on a designated site.
6. Encouraging alternative modes of access to the area.
B. Circulation
1. Developing bike parking facilities.
2. Periodically closing Main Street to vehicular traffic for
special public events,
C. Open Space
1. Development of a pocket park at Kinney Street.
2. Development of a town square at Ashland Avenue.
3. Improvement of the park at Pacific Street.
D. Architectural Review Board guidelines
1. Development and implementation of ARB guidelines.-
E. Landmarks Commission
1. Surveying Bain Street with the aim of preserving potential
landmark structures.
F. City-wide.
1. Permits for demolition of commercial structures to be based
on a discretionary hearing considering the replacement
structure, hazards, etc.
CThe above topic heading "Unadopted elements of the Main Street Master
Plan" appeared on the dacument approved_by the Citizens Task Force.
The specific subtopics A-F appeared on a preliminary draft of the
proposed. amendments to the Main Street Plan but did not appear on this
final approved document. Subtopics A-F have been reviewed by-the
Task Force but have not as yet been discussed or voted on individually
by the Task Force. C. J, Jones, Chairperson of the Task Force, has
stated t',^,at the Task Force's recommendation on these unadopted elements
will be clarified during the Phase 2 period.).
Mayor and City Council -b- August 25, 1981
YES: Bergstrom, Broughton, Gabree, Goldway, Jones, Newcombe,
Olivier, Weiss, Zeitlin
NO: None
ABSTAIN: Barnard
ABSENT: Blumthal, Kleffel, Mastroianni, Neville, Girard
Alternatives
The City Council may accept the recommendations of the Citizens
Task Force, alter them, or reject them.
Recommendation
It is respectfully recommended that the City Council accept
the recommendations of the Citizens Task Force on Development
in Commercial and Industrial Zones as the parameters within
which development is permitted on Main Street.
Prepared by: Patricia Reilly
Christopher Rudd