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Council NJtg.: May 18, 1982
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T0: The Mayor and City Council
FROM: City Staff
Santa Monica, California
SUBJECT: Proposed Development Agreement, 2701 Ocean Park Blvd.
Introduction
~1~0' 1 8 1982
This report transmits a proposed development agreement for a mixed
use building at 2701 Ocean Park Boulevard together with a Planning
Commission recommendation for disapproval.
Background
The applicants, 27.01 Ocean Park Corporation, propose to enter into
a development agreement for construction of a 3 story, 120,000 sg.ft.
mixed commercial/residential building on a 169' by 385' C2 property
currently developed with 7 conu-nercial tennis courts operating as
Tennis Village of Santa Monica. The structure will include
approximately 102,000 sq.ft. of commercial/office space, three
levels of subterranean parking and 18 units of low and moderate
income housing on the third floor rear. Total cost of the structure
is estimated at $9,655,227.
Under the terms of the proposed arrangement the applicant agrees to:
1. Maintain rents on the 18 units at rates affordable to
persons of very low, low and moderate income for 40 years
with actual rent not to exceed 25°s of a tenants monthly
income.
2. Provide 4,000 sq.ft. of indoor space to be operated as a
day care center either privately or by the City with the
stipulation that instead of the day care area, the applicant
can remodel and renovate the Fire Station in Clover Park as
a center or, alternately, pay a fee of $2.0,000 to the City
for every 1,000 sq.ft. of child care area not provided.
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MAY 1 8 1982
Mayor and City Council -2- May 18, 1982
3. Purchase and distribute $2,000 worth of municipal bus
tokens free to employees in the building for a period of
40 years with the provision that if the fares increase
the $2,000 can be increased up to 8o per year.
4. Provide at least 30o of the total floor area in community
oriented or residential uses.
5. No access to the rear of the building is allowed except
for trash or fire.
In exchange the City agrees to approve appropriate permits and
process a tentative tract map for condominium purposes.
Project Changes.
In the interim since the Planning Commission meeting the developer
has also met with neighborhood groups and made the following changes:
1. Corridors to the apartments have been opened to increase
light and air to the units.
2. Vented skylights have been added to the unit for better
lights and ventilation.
3. Landscaping has been added to each floor in back.
4. Security personnel will make exterior patrols.
5. A laundry for the residential units will be provided.
6. The landscaping and design have been modified to permit
direct access to .the neighborhood commercial uses from
Ocean Park Boulevard.
7. Parking has been .reduced from 4D3 spaces to 388 spaces
but still exceeds the legal requirement by 24 spaces.
8. Residential tenants will be provided free parking spaces.
Code Requirements.
The current zoning permits two stories and 30' in height and does
not permit housing but the Interim Guidelines adopted by Resolution
6385 propose to change the height limit to 3 stories and 35' if the
second or third story is residential.
Mayor and City Council -3- May 18, 1982
Planning Commission Action
Following Public Rearing on April 19, 1982 the Planning Commission
recommended disapproval of the proposed agreement. Voting on the
motion for disapproval was 4 ayes, 2 nays and 1 abstention.
Analysis
Review of the proposed development indicates that it is essentially
consistent with the provisions of Resolution 6385 and meets the
intent of the Resolution by providing 18 low and moderate income
dwellings, considers and mitigates potential detrimental effects
on adjacent properties and satisfies. the requirement of Section
9812 in that it is:
(a) Is consistent with the objectives, policies, general
land uses and programs specified in the general plan
and any applicable specific plan.
(b) Is compatible with the uses authorized in the district
in which-the real property is located
(c) Is in conformity with the public necessity, public
convenience, general welfare, and good land use practices.
(d) Will not be detrimental to the health, .safety and
general welfare.
(e) Will not adversely affect the orderly development of
property.
(f) Will have a positive fiscal impact on the city.
Mayor and City Council -4- May 18, 1982
Alternatives.
Under the provisions of Section 9814 of Ordinance 1245(CCS) the
City Council may accept, modify or disapprove the proposed
development agreement. It may, but need not, refer the matters
not_previously._considered back.. to the Planning_Commission for.....
further Public Hearing and recommendation.
Recommendation.
Inasmuch as the proposed development is reasonably consistent with
the provisions of Resolution 6385 it is respectfully recommended
that the development agreement be approved on the following terms
and conditions:
1. All interim changes agreed to including skylights, open
corridors, exterior patrols, landscaping, laundry facilities
and access be added to the agreement.
2. That construction be in substantial accordance with the
plans submitted and approved except as modified by the
Architectural Review Board.
3. That the height of the rear portion of the building be
reduced to 35' above average natural grade and that
parapets not exceed 42" above the roof level.
4. That the proposed agreement be amended to provide for the
provisions of 30% of the total floor area in residential
or community oriented commercial uses unitl such time as
the ordinances of the City grovide otherwise.
5. That there be no access to the alley from the project other
than pedestrian fire access as required and trash collection.
6. All utilities on Ocean Park Boulevard to be undergrounded
for the entire frontage of the development in accordance
with specifications approved by the General Services
Department.
7. A fire hydrant be installed in accordance with the
specifications and requirements of the General Services
Department.
Mayor and City Council -5-- May 18, 1982
8. Three underground serviced street lights be installed
in accordance with the specifications and requirements
of the General Services Department.
9. I^7ater and sewer connection fees be paid in accordance.
with the requirements of the General Services
Department.
Prepared by: John Alschuler
Mark Tigan
Stan Scholl
James Lunsford
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MAY 1 8 1982
City Council Meeting - -82 Santa Monica, California
ORDINANCE NUMBER
(City Council Series)
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF SANTA MONICA
APPROVING DEVELOPMENT AGREEMENT BETWEEN
2701 OCEAN PARK CORPORATION
AND THE CITY OF SANTA MONICA
THE CITY COUNCIL OF THE CITY OF SANTA MONICA DOES ORDAIN
AS FOLLOWS:
SECTION 1. The development agreement attached hereto
and incorporated by reference between 2701 Ocean Park
Corporation, a California corporation, and the City of Santa
Monica, a municipal corporation, is hereby approved.
SECTION 2. Each and every term and condition of the
development agreement approved in Section 1 of this ordinance
shall be and is made a part of the Santa Monica Municipal Code
and any appendices thereto. The City Council of the City of
Santa Monica finds that the public necessity, public convenience,
and general welfare require that any provision of the Santa
Monica Municipal Code or appendices thereto inconsistent with the
provisions of this development agreement, to the extent of such
inconsistencies and no further, is hereby repealed or modified to
that extent necessary to make fully effective the provisions of
this development agreement.
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MAY 1 8 1982
City Council Meeting - -g2
ORDINANCE NUMBER
Santa Monica, California
(City Council Series)
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF SANTA MONICA
APPROVING DEVELOPMENT AGREEMENT BETWEEN
2701 OCEAN PARK CORPORATION
AND THE CITY OF SANTA MONICA
THE CITY COUNCIL OF THE CITY OF SANTA MONICA DOES ORDAIN
AS FOLLOWS:
SECTION 1. The development agreement attached hereto
and incorporated by reference between 2701 Ocean Park
Corporation, a California corporation, and the City of Santa
Monica, a municipal corporation, is hereby approved.
SECTION 2. Each and every term and condition of the
development agreement approved in Section 1 of this ordinance
shall be and is made a part of the Santa Monica Municipal Code
and any appendices thereto. The City Council of the City of
Santa Monica finds that the public necessity, public convenience,
and general welfare require that any provision of the Santa
Monica Municipal Code or appendices thereto inconsistent with the
provisions of this development agreement, to the extent of such
inconsistencies and no further, is hereby repealed or modified to
that extent necessary to make fully effective the provisions of
this development agreement.
SECTTCN 3. Any provision of the Santa Monica Municipal
Code or appendices thereto inconsistent with the provisions of
this ordinance, to the extent of such inconsistencies and no
further, is hereby repealed or modified to that extent necessary
to give full force and effect to the provisions of this
ordinance.
SECTION 4. If any section, subsection, sentence,
clause, or phrase of this ordinance is for any reason held to be
invalid or unconstitutional by a decision of any court of com-
petent jurisdiction, such decision shall not render invalid the
remaining portions of the ordinance. The City Council hereby
declares that it would have passed this ordinance and each and
every section, subsection, sentence, clause, or phrase not
declared invalid or unconstitutional without regard to whether
any portion of the ordinance would be subsequently declared
invalid or unconstitutional.
SECTION 5. The Mayor shall sign and the City Clerk
shall attest to the passage of this ordinance. The City Clerk
shall cause the same to be published once in the official
newspaper within 15 days after its adoption.
become effective 30 days from its adoption.
APPROVED AS TO FORM:
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ROBERT M. MYERS
City Attorney
The ordinance shall