SR-820518-8B-~
PL:JL:nh:mmm Santa Monica, California ~~~•
Council Meeting: May 18, 1982 la-- [~
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TO: .. Mayor and City Council
FROM: City Staff.
SUBJECT: Proposed Development:Agreement, 2701 Ocean Park Blvd.
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Introduction
This report transmits a proposed development agreement for a
mixed use building at 2701 Ocean--Park Boulevard together with a
Planning commission recommdenation for disapproval.
Background
The applicant, 2701 Ocean Park Corporation, propose to enter into
a development agreement for construction of a 3 story, 115,170
square feet mixed commercial/residential building on a 169' by
X85' C2 property currently developed with 7 commerical tennis \
courts operating as Tennis Village of Santa Monica. The
Structure will include approximately 101,000 square feet 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 by the Staff at
$9,655,227.
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Under the terms of the proposed arrangement the a??plicant agrees
to:
1. Maintain rents on the 18 u-nits at rates affordable to
persons of very low, low and moderate income for 40
years with actual rent not to exceed 25 of a tenants
monthly income.
2. Provide 4,000 square feet of indoor space to be operated
as a day care center either privately or by the City
with the stipulation that instead of providing 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 $20,000 to the City for every 1,000 square
feet of child care area not provided.
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 $2,000 can be increased by up to 8~ per year.
4. Provide at least 30$ of the total floor area in
neighborhood serving commerical and 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.
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Project Changes
In the interim since the Planning Commission meeting the
developer has also met with neig7}borhood groups and made the
following changes:
1. Building height has been dropped to 34 feet in the rear
of the project and 37 feet in the front.
2. Corridors to the apartments have been opened to increase
light nd air to the units.
3. Vented skylights have been added to each residential
unit for better lights and ventilation.
4. Landscaping has been added to each. floor in back, and
increased in the rear yard.
5. Security personnel will make exterior patrols.
6. The current wall between the Project property and
Village Park (to the north of the site) will be
increased to approximately 6 feet, and further
restrictive landscaping will be provided on the south
side of the wall.
7. A laundry for the residential units will be provided.
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8. The landscaping and design have been modified to permit
direct access to the neighborhood commercial uses from
Ocean Park Boulevard.
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9. Parking has been reduced from 403 spaces to 388 spaces
but still exceeds the legal requirement by 24 spaces.
10. 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.
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
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moderate income dwellings, considers and mitigates potential
detrimental effects on adjacent properties and satisfies the
requirement of Section 9812 in that it is:
(a) Consistent with the objectives, policies, general land
uses and programs specified in the general plan and any
applicable specific plan.
(b) Compatible with the uses quthorized in the district in
which the real property is located.
(c) in conformity with the public necessity, public
convenience, general welfare, and good land use
practices.
(d} Will not 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.
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
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not previously considered back to the Planning Commission for
further Public Hearing and recommendation.
Recommendation
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Inasmuch as the proposed development is reasonably consistent
with the provisions of Resolution 6385 it is respectfully
recommended that the development agreement be approved and
introduced for 1st reading 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 project developer agree to offer not less than
$16,751 square feet of the project for community use
space. In the event that 35$ of such space is leased
Yor community use space at the time of the issuance of
certificate of occupancy, the project developer will
have an additional 9 months to complete leasing of the
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remainder of such community use space. In the event
that-any commercial space is still not leased at the end
of such nine month period, the project owner may-offer
such space for any use ~ermitted by the current C-2
zoning for not more than five (5) years. 125,9 In the
event the project owner is unable to lease 35~ of the
space allocated for community use space at the time of
the issuance of the Certificate of Occupancy, the
remaining area shall be offered for lease for an
additional one (1) year period, at the end of which such
space may be offered for any use permitted by the C-2
zoning for not more than five (5) years.
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.
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8. Three underground serviced street lights be installed in
accordance with the specifications and requirements of
the General Services Department.
9. Water and sewer connection fees be paid in accordance
with the requirements of the General Services
Department.
Prepared by: John H. Alschuler
City Manager
Mark Tigan
Director of Community and Economic Development
Stan Scholl
Director of General Services
James Lunsford
Director of Planning and Zoning
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