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PROPOSED COMPREHENSIVE
LONG-TERM GENERAL PLAN
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>ter Plan Report Has Been,63f~ici211y `;
~r-;
Commission of Santa -Monica r'';
Holding 0~ i
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This 25th Day of November 1957.
SIGNED
CFW IRMAN
ATTEST ,,
,:' SE<RETARY
~ N¢reby, Certify l`hat This Master Plan Refort Has Been 0{fteially
Adopted by the City Council o~ Santa Monica; California Ater'
the Holding of the 'Reyu~red Public Near+n9s on Ths
SIGNED
MAYoR
'~.., _ ATTEST. ~
T H E M A S 7 E R p i, fe N I S N O T
A Z O N I N G P I_ A N
The Master Plan is a 'sr~eral, long range op licy guide, de-
plcting the future relatior;sl:ip bat~reen
people and their needs for residential areas,
schools and parks., shopping areas, industrial
dts ricer, and all other- canonunity facilities.
Adopted by resolution, ttae Plan is subject to
periodic review to keep it abreast of chang-
ing conditions, for the Master Plan is dynamic,
Although "s•r1~at" and "v~,i~ere" ar°e g<snerally ce-
fined, the "when" is not established and
depends entirety on the growth of the Clty,
its sense of values and its financial resources.
The Zoning Plan is a specific statement of contemporary
regulations governing private land use and t1e-
velopiz~+nt. :It is established by ordinance as a
law.
Over the years the Zoning Plan should reflect
more and more closely the policies in the .Master
Plan; idea'Ily they should eventually be the same.
Meanwhile, the Zoning Plan is like a staging
technique. Changes in the Zoning Plan should be
guided by the Master plan, occurrfng only as the
need for such change is firmly established by re-
search.
C I T Y O F S A @d T A M O N I C A 1 9 5 7
C 1 TY COtl41C 1 L
Mr. Russel K. Mart, Playor
Mr. 4lallman B. Mills, Mayor Pro Tem, Liaison member of the
Planning Con~rutssion
Mrs. Alys M. Drobnick
Mr. Ralph 5. Frantz
Rev. Fred M. Judson
Mr. Rex M. F11 ntar
Mr. William G® Thornburg
CITY PLANNING COMMISSION
Mr. Oavid L. Spaulding, Chairman,
Dean Wesley L. Orr, Chairman Pro Tem
Mr. T. D. Allen
Mr. Narry E. Mudson
Dr. Gearge Mu rd
Dr. James 9. Lindsey
Mr. K. N. Robertson
CITY MANAGER
Mr. R. M. Dorton, Pianagar
Mr. G. C. Dundy, Assistant Manager
CITY ATTOR@PEY
Mr. Robert G. Cockles, City Attorney
Mr. Robert D. Ogle, Assistant City Attorney.
CITY E@IGIP•IEER
Mr. Maurice M. King, City EneJlns;er
Mr. Dartlett L. Kennedy, Assistant City Engineer
CITY PLA@iNIMG OEPARTMEFIT
Mr. Leslie S. Storrs, Planning Director
Miss Marguerite @~c@-anus, Planning Associate
Mr. 13. W. Icing, Zoning Investigator
Mr. Franz L. 41a;nbaugh, i 1 lustrator
Allss Daisebeli Zieska, Secretary to Director
it
S I M O N E I S N E R
AND ASSOCIATES
CI7Y ANL` REGIONAL PLANNING CONSUL7ANY5
SUBDIVISION DESIGN • COMMUNITY REDEVELOPMENT
SITE PLANNING • CIVIC DESIGN • ARCHITECTURE
ROOM 206 • 2171 COLORADO BOULEV A"RD • LOS ANGELES 47 • CA IIPORNIA • CLEVELAND 7-4060
April 20, 1957
To the Mayor,
City Council,
Planning Commission, and
People of Santa Monica;
We are pleased to transmit herewith the Report on the proposed
Master Plan for the City of Santa Monica.
The research material required for the preparation of the Master
Plan has been presented in a series of four reports issued over
the past seven months. Reference is made to these reports for
valuable background in understanding the proposals for land use
and standards in the Mast~.r Plan.
Throughout the period of development of the Plan, the Planning
Commission and City officials v+ere full partners in the work.
Comments and views were soliciY,ed and accepted from many public
and private groups in the community in order that the final prG-
posals submitted might truly represent the desires and objectives
of the. people of Santa Monica.
It is hoped that this report will help Santa Monicans understand
the Plan, stimulate city-wide discussion and comment on the pro-
posals, and obtain participation and support in the public hear-
ings to be held by the Planning Commission and City Cuuncil in
the near future,
Our association with the forward-looking people of Santa Monica
in this work has beeh a pleasant and challenging experience,
All the members of our staff, especially Mr. Arthur M. Shatz,
principal planner, wish to express thanks to the many persons
and to the City Departments and other local agencies who
assisted in this work, We appreciate the opportunity. to serve
as your plamTing consultants.
R ctfuily,
tSimon Eisner
for
51M4M EI51dER AMD ASSOCIATES
S I M O N E I S N E R • A l P• P L A N N I N G C O N S U L T A N T • A R C H 1 Y E C 7
1 1.'t
i
T A B L E O F C O N T E N T S
i
Letter of TransmPttal
Table of Contents
List of Plates and Charts
i. P L A N N I N G F O R S ANT A M O N I C A 1
Planning for Santa Monlea 1
Santa Monica in the Metropolitan Area 6
Summary of Master Plan Proposals 8
Review and Adoption of the Master Plan 11
Effectuating the Plan i2
II. E L E M E N T S O F T H E M A'S 'T E R P L A N 14
LAND USE: RESIDENTIAL AREAS 14
LAND USE: COMMERCIAL AR€AS 20
Central Business District 21 '
Commercial-Nrafesstonal Districts 29
Community Commercial Center 29
Neighborhood Shopping Centers 30
Hotel District 33
Highway Commercial Districts 34
r
LAND USE: INDUSTRIAL ARRAS 38
RECREATION AND CONSERVATION 42
PUBLIC FACILITIES ts9
Schools 49
Libraries 54
Clvie Center 55
Police Facilities 56
F1 re .Stations 57
STREETS APID NIGHWAYS, TRANSPORTATION AND TRANSIT 58
111. U R B A N R E N E W A L A N D- R E D E V E L O P M E N T
66
iv
L I S T O F C FI A R 7 5
Chart Fl; Summary of Land Use Prol?orals l0a
Chart 1: Population at Ultimate Haiding Cal?acity 16
Chart 2: Standards far Neighborhood and Community
. Recreation Facilities 48
Chart 3: Schools -- Population, Proposals,
Standards 53
L I S T O F P LATE S
Master Plan Map following page 7
Plate A: Central Business
District Study following page 28
Plate B; Parking Study following page 39
APPENDIXES
Appendix A: Method Used for Estimating
Neighborhood Ca'mnerciat Needs at
Ultimate Develolxment 74
Appendix B: Pico Boulevard Study 75
Footnotes 8d
P L A N N I N G F O R 5 ANT A M O N I C A
WHAT IS A MASTER PLAN7
The Master Plan is a guide to the future growth. of the City --
a representation of the City's faith in its own futrere and a
statement of whale that future can be, Only through orderly,
directed, planned development can the City achieve-and main-
tain. the pleasant and. healthy environment it seeks to perpe-
tuate.
California's policy toward planning is expressed in the State
Conservation and Planning Aett, which directs each community
to prepare and adopt a:
"COMPREHENSIVE" relating and balancing all types of land
use and ali necessary public facilities
within the City and immediate environs.
i'LONO-TERM" . looking forward to the ultimate develop-
meat of the City. Thus the need for
schools, shopping facilities, parks,
circulation-and transportation are deter-
mBned and set forth. Tfie Plan is not
Intended to be governed by the rep sent
flnanciaL abilities of the community;
rather, it presents. reasonable proposals
which over the years can become tangible
elements in the City.
"GENERAL" . . establishing general boundaries and loca-
b ons for uses of land and facilities,
together with principles for land develop-
went.
"PLAN" . the embodiment -- on .maps and )n a written
report -- cif the ideas and obJectives of
the community for its unified development,
The Municipal Code of the City of Santa Monica defines the pur-
pose of the Master Plaa this way;
"The plan. shall be made with the general purpose of guiding
and accomplishing a coordinated, adJusted, and harmonious
developnatnt of the municipality which, in accordance with
existing and futura needs, will best promote public health,
safety, morals, convc?rriance., Isrosperity, or the yenwral
welfare, as well as efficiency and economy in the process
of development." (Section ~'-r12.)
The breadth of this assignment is a challenge to the vision
and perseverance of the cona~ounity. It is an opportunity for
Santa Mohicans to daterrnina the quality of their own environ-
ment and of the city their children will inherit.
WHY PREPARE A MASTER PLAN1
The benefits to the community of 11coordinated, adjusted and
ire rnconious development" are almost too welt known to requ6re
elaboration. Tire efferts on individuals and specific land
use problems deserve a word, however. The Master Plan is a
statement of long-range objectives and thus provides a frame-
work for the solution of Ynur:ediat'e problems. Deeision-
making is simpler and sounder if a direction has been de-
fdned, a policy stated.
In a similar way the Master Plan cap aid the individual in
the wise development of his property by providing him with
a clear understanding of the community's long-range land
policy. It contributes to the stability of land values by
promoiing a healthy and balanced relationship o$ people,
land, and facilities.
fertile rnrore, the adoption of a Master Plan makes a commu-
nity eligBble for various federal and state financial
assistance programs, providing the assurance that projects
undertaken with public funds will not be piecemeal and
haphazard but will fit into a coordinated, long-term
development scheme and will, therefore, be a sound invest-
ment.
WHEN SHALL THE MASTER PLAN BE PREPARED9
Neither the State law nor the City Charter prescribes when
the Master Plan shall be prepared. 'The penalties for
delaying this guide to cormmunity development are not all
legal penalties. They are the: economic, social, and
aesthetic consequences of undirected growth, congestion,
improperly located and inadequate public facilities. It is
anti rely up to the C1ty and its leaders to recognize the
2
need fora Master Plan and determine when It shall be pre-
pared.
The Santa Monica City Council and Planning Commission have
recognized the need and have acted upon it by contracting
for additional planning services whose principal objective
is to assist the Planning Commission in preparing a Master
Plan.
ELEMENTS OF THE MASTER PLAN
The Master Plan is an integrated series of proposals for
the physical development of the Cdty of Santa Monica. The
Municipal Code specifies a number of elements "any, all, or
any combination" of which may be included in the P1'an.
The Master Plan contains the foll8wing elementsE
* "Land Use ... An inventory and classification of land types
and of existing land uses, and comprehensive plans for the
most desirable utilPzation of land,"
A COMPLETE LAND USE INVENTORY AND CLASSIFICATION MAS DEEN
MADE AND THE FINDINGS COMPILED, ANALYZED, AND PUBLISHED IN
1956 IN THE RESEARCH REPORT ENTITLED LAND USE INVENTORY..-
THE FOLLOWING MAJOR CATEGORIES OF LAND USES ARE DESIGNATED
ON THE MASTER PLANT
RESIDENTIAL - dow, medium, and high densitiesi
COMMERCIAL - central business district; neighborhood and
community commercial centers; highway commerce, commercial-
professional dtstriets,-hotel district, amusement-recre-
ation area, and related parking areas.
INDUSTRIAL - general manufacturing, railroad right-of-way,
and related parking areas.
* "Recreation ... Showing a comer®:hensive system of recre-
ation areas, including parks, beaches, playgrounds and
other recreation aP885, including when practicable, the loca-
tions and proposed development thereof."
3
k "Conservation .., For the conservation, development and
utilization of natural resources, including water, soils,
beaches, harbors etc."
THE RECREATION AND CONSERVATION ELEMENTS ARE COMBINED IN
THE MASTER PLAN, PROPOSALS FOR THE BEACHES ARE PRIMARILY
DIRECTED TOWARD CONSERVING THIS MAGNIFICENT NATURAL RE-
SOURCE, AND CONTINUING AND DEVELOPING ITS RECREATIONAL
FUNCTION,
THE MASTER PLAN PROPOSES A COMPRENENSiVE SYSTEM OF
NEIGH60RNOOD, COMMUNBTY, AND CITY-WIDE PARKS TO MEET THE
LEISURE NEEDS AND INTERESTS OF THE PEOPLE OF SANTA MONBCA.
EXISTING 'PARKS AND LOCATIONS OF THE PROPOSED FACILITIES
ARE BNDICATED.
"Streets and Highways ... Showing the general locations
and widths of a comprehensive system of maJor traffic
thoroughfares and other traffic ways and of streets ."
"Transpartation ... Showing a comprehensive transportation
system, Including locations or rights-of-way, terminals,
viaducts and grade separations.. Such plan also may include
port, harbor, aviation and related facilities.11
* "Transit ... Showing a proposed system of transit lines,
including rapid transit, street car, motor coach and trolley
coach lines and related facilities."
THE MASTER PLAN SHOWS A CIRCULATION SYSTEM OF FREEWAY ROUTES,
INTERCHANGES, AND GRADE SEPARATIONS; MAJOR AND SECONDARY
THOROUGHFARES, TRAFFIC COLLECTORS, ONE-WAY STREETS, AND
TRUCK ROUTES; A TRANSPORTATION TERMINAL, AIRPORT, HELIPORT,
AND RAILROAD RIGHT-OF-WAY.
"Public Bulidinys ... Showing locations and arrangement of
civic centers and ail other pwbitc buildings ."
PUDLIC FACILITIES IN THE MASTER PLAW INCLUDE: CIVIC CENTER,
POLICE AND FIRE. FACILITIES, LIBRARIES, AND SCHOOLS,
The responsibility for schools resides, of course, with the
Santa Monica Unified School District, vrhich 1s fully aware
of the urgency of int~yrating schools into the overall Plan.
All research and analysis on schools and the proposals em-
bodied in the Master Plan have been worked out with the
School District administration, it is sincerely hoped that
the thoughts and praposais in the Plaster Plan will aid the
School District in its planning for future needs,
THE PLANNING PRDGRAM IN SANTA MDNICA
A thorough understanding of the community today is basic to
the development of an effective Master Plan. A detaBled
research program was therefore .the first phase of the plan-
ning job in Santa Monica,
Research Reports. A complete inventory of existing land
use and public facilities was made, and surveys were taken
in the community to obtain data on its economic and social
characteristics. These research findings were published in
a series of reports:
Land Use'Inventory Report - a quantitative analysis of land
'use.
Trading Area Survey Report ~- an indication of the drawing
power of the City's commercial center..
Community Surveys Report.- characteristics and analysis of
the population, housing, employment, income, shopping habits,
commercial facilities and industrial development,
Public Facilities Report - inventory and analysis of exist-
ing police, fire, library, recreation and park, and school
facilities serving the CFty.
4dorkshop Meetings. The Planndng Commission, in the course
of developing the plan, has conducted weekly study sessions
during which findings, proposals and alternatives were dis-
cussed, weighed, and analyzed In arriving at conclusions.
and recommendations. All of these meetings were open to the
public. Meetings were also head with several C6ty Depart-
ments, the School District and various State agencies, so
that maximum coordination could be achieved in the Plan.
In order that the Plan might express the attitudes, desires,
and aspirations of the,peaple of ;Santa Monica, many groups
and citizens were contacted anti meetings held throughout the
planning period. This cooperative interest and action has
created a forward-looking plan for the City's futuro, a Plan
which the community can truly call its own.
In the immediate future, prior to the holding of public.
,hearings, additional meetings will be held with interested
groups who make their desires known to the Car~nission,
5
SANTA MONICA IN THE F9ETROPOLITAN
ARE A
Santa llonlca is very r,;uch a part of the Los Angeles metropoli-
tan area. Like other cities in the coastal plain, its past,
present, and future are tied to the develaFr..~snt of the greater
metropolitan region, In such a situatioa~, city limits are al-
most always "artificial" cl~:a~arcations, generally unrelated to
land use, .population characteristics, tog:~3graphy. :Tanta
Monica is t~/plcal in this respct -- only her northern bound-
ary along the canyon bluff is geographicalDy logical.
Residential development does not recognize city limits, The
northern residential arar~a blends into similar areas to the
east and north in Pacific Palisades. The Ocean Park area ex-
tends into 17eniee, displaying the same obsolescent character-
istics of mixed land uses, overcrowding, and poor quality
housing.
Cor^msrcial development daes not recognize city limits. Santa
Mionica's businesses serve up to aquarter-million people to
the north, east,. and south. On the other hand, Santa Mohi-
cans shop out-of-city for many of their Heads.
Bnclrastrial_ dgvAlc~p~rben_t_ does not recognize city limps. Santa
Monica~s industrial corridar is the western terminus of a belt
extending along the Pmeifie Electric right•of-way from 5epu1-
veda Boulevard. The ssature of the industry is very much a
part of the overall Los Angeles industrial picture. Furthrr~•
more, part of the-Santa Monica Airport actually Is In the City
of Las Angeles.
Traffic does not recogniz® cl'ty limits. Freeways and highways
weld together the elites in the metropolitan area. And U.5.
101 north-south brings nation-wide and statra-wide traffic to
and through the City. Santa Plesnica is Haw a terminus for the
strong regional east-west traffic movement. As the area
north of the City develops, however,. north-south movements
w611 increase, making Santa Monica even more of a crossroads.
Pe, or~le do not recognize city limits. They Dross them to shop
and to work, and especlaliy for recreation.
From all over the metropolitan region people come to enjoy
Santa Monica~s beaches, a matchless part of the continuous
Bay beach strip. The attraction of this prime recreation-
al resource wiDl be enhanced with the develolament of the
Marina to the south. The beaches, together with a temper-
ate, smog-free climate, make Santa Monica a renowned
resort city.
The Master Plan recognizes all these interrelationships and
is based on the concept of Santa Monica in the metropolitan
area. The decisions represented In the Plan derive not only
from detailed studies of the City Itself but also from
general knawledge, studies, and projections about the Los
Angeles region,
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S U M M A R Y O F M A S T E R P L A N P R O P O S A L S
Residentiai Areas
Five residential densities are proposed:
families per Approx. Percent of Total
Density Met Resid. Acre Acres Residential Acres
Low Up to 9 1061 48.4%
Medium t0 L•o 30 53~ 24.4
Medium l0 to 30 with
special property
reyuiations 34 1.6
Wigh 31 to 50 512 23.3
lid gh Over 50 50 2.3
Based on these densities, the population of Santa Monica at ulti-
mate development could be approximately 109,000.
Commerc_ia1 Areas
The Plan proposes several comnserciat districts, each serving its
special function.
Central Business District: the greatest concentration of stores
and offices, serving a trading area population of a
quarter-million.
Commorcial-Professional Districts for offices with similar toca-
tional requiremee~ts, not dependent upon walk-in
trade . . . one na,rthwast of the central business
district, one near the General Telephone offices
and St. John's Mospltial.
Community Commercial Centers specialized services fora group of
neighborhoods . . . at Wilshire and 14th,
Neighborhood Shopping Centers a group of stores anchored by a
food outlet, serving the daily needs of fasrsilles
within a mile or less.
Ho tai Districts a etroupinq of hotels . along Ocean Avenue.
8
Highveay Commercial Districts: commercial uses dependent open
and serving highway patronage, The Ptan proposes
alternative uses for hlghsvay frontage land and in-
cludes exploratory case studies into the problem.
The Plan also shows the commercial amusement area on the beach
at Ocean Park, as approved by the Cdty Council, and proposes
that It be buffered from surrounding residential areas by a
broad tand5caped belt.
Industrial Areas
The Master Plan provides a large and unified area for future
industrial. needs In the City. Standards era suggested to encour-
age and direct the type of development deemed desirable and to
assure compatibility with other industries and with abutting non-
industrial uses, The Plan proposes that this area ba kept free
of non-industrial uses.
Recreation and Beaches
7o provide fun, relaxation, diversion, a change of environment
from busy city life, the roan proposes a comprehensive system of
recreation facilities for all ages and all neighborhoods,
21 neighborhood rf:creatPon centers 12 in
conJunctlon with el~tmentary schools and 9 separate
facilities.
2 con.munity parks of approximately 20 acres . . .
adJointng the Junior high schools.
1 city-wide park of at least 30 acres, centrally
located, unifying the Clty physically.
The beaches era a regional recreation resource enJoyed by every-
one in the Los Angeles area, and the Master Plan proposes their
continued and improved use for this purpose, For Santa Fionicans
they are a welcome supplement, but by no means a substitute for
the City's basso recreation services.
Schools
Based on astHmates of school population at ultimate development,
the MastpC Pia~t proposes:
12 elementary school sites of approrlmataly 10
acres each , , , 6 existing sites expanded and b
new ones,
9
2 existing Junior high schools expanded to
approxirrrately 35 acres each,
Santa Monica Ntyh School , expanded to 40
to 60 acres.
Public .Facilities
Tha Civic Center is a symbol of the City and its peoples It
must not only function well but must be dynamic and attractive,
The Master Plan recognizes the great iocattonal assets of the
present Civic Center and proposes- broadening the area to pro-
vide for future location of other public offices and these prl-
vats firms which would be approps•late in the Civic Center area,
A precise plan shauld be prepared to assure the functional
integration arid architeetural harmony~of this focal point of
the community,
Libraries , The Master Ptan proposes a new main library at
the present location but on an expanded site, Three permanent
branch libraries are also proposed.
Fire Stations , , '"Phe Master Plan proposes retaining three
stations, ral®cating one, and replacing one with a new facBi-
`t ty.
Police The Master Plan proposes police facilities located
3n the Civic Center area, near the caurts® The development of
garage and maintenance facilities for police and other services
is suggested in the Transportation Terminal area,
Straats__and Highways, Tr~n~ortation and Transit
* Freeways, maJor and secondary thoroughfares, and traffic
colie:etor streets, An alBgnraent is propasc:d for the future
coastal freeway and for the extension of the UOynrpic Freeway to
connect with lt,
~ A one-way street system, to facilitate traffic movement into
and through the central business district.
* A truck route system, to carry heavy traffic efficiently to
its destination on streets desiynad and constructed for the pur-
pose, ,
* Dther modes of .transportation and related terminal facilities,
including parking areas, a consolidated Transportation Terminal
close to the heart of the City, public tran5lt and railroad, al r®
port and heliport,
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R E V I E W A N O A D O P T I O N O F T H E
M A S T E R P L A N
The Planning Canmission recanmends:
That the people of Santa Monica study the proposals of the
Master Plan to determine whether the Plan fully realizes the
potentialities of the City and reflects the aspirations of
the people.
That questions and suggestions be submitted In written form
to the Commission prYor to the dates set for the public hear-
ings. .
That questions and counter proposals be reviewed by the
Commission and answered in a series of articles in the local
newspapers; that work sessions be held with interested citi-
zen groups to discuss individual questions and issues.
That the Commission then hold at least two public hearings
as required by State Law and Municipal Code, and any addi-
tional hearings necessary.
That following the public hearings, the Commission resolve
any differences and adopt the plan by resolution.
That the Commission submit the Master Plan to the City Coun-
cil with a thoroughly documented analysis of the proposals,
and a review of the meetings and the required hearings.
That the City Council then hold the one p!ablic hearing
squired by State Law and Municipal Code and any additlonal
meetings or heartnas it may deem necessary, and then adopt
the Master Plan,
That the Council, as parf of its resolution of adoption, sot
forth a procedure whareby any future zone change recommended
by the Commission and approved by the Council shall be in
general conformity with the policies set forth in the Master.
Plan.
That the Council, further, Instruct the Commission to keep
the Pian up to date by sub,jecting it to periodic review.
~ ar ~r
E F F E C T U A T I i! G T H E P L A N
The success of a tang-range Flastar plan depends ultimately
upon broad public interest, understanding, and support.
A PUt3LIC 1NFORFIATION PROGRIU1 S4IDULD SE INITIATED .
employing all co~mnunications madia and using prominent
graphic displays and verbal presentation methods. Continu-
ing exhibits and talks will stimulate public interest and
mark the City's progress toward achievement of the Plan.
PERIODIC REVIEW OF THE MASTER PLAN which should be
provided for in the adoption resolution, then becomes a fine
oppartunity for public participation and expression, hc;lping
to keep the Plan dynamicr
THE_ LAND USE INVENTORY SHOULD BE 11AINTAINED The vast
amount of data now available is most valuable as the basis
for recording the nature of further development in the City.
The land use map is an indicator of the effectiveness of the
Zoning Plan and the Master Plan if it is up to date. The
Pianniny Conunission should be authorized to maintain it and
the Planning Department adequately staffed to accomplish the
work.
As soon as the Master Plan is adopted, a number of actions
can be taken which will bring to the community some of the
direct benefits intended when the City determined that tha
Plan was to be prepared;
AFiEND-THE ZONING MAP . to make possible the development
of those sections of the City where the Ptanndng Commission
and City Council believe that the time is rips for the
changes recommended in the Flaster Plan.
N+IEND THE ZONING ORDINANCE with additional zoning dis-
tricts, permitting ciaser regulation of land use arrd covering
spacial situations, such as transitions at zone boundaries.
This would obviate the use of the variance in all but thase
instances where unusual hardships related to the land itself
are observed.
APPOINT A REDEVELOPMENT AGENCY to be charged wiL•h the
task of studying and preparing plans for the orderly renewal
of blighted urban areas.
INSTALL THE ONE-WAY STREET SYSTEM . at the earliest time,
to maize possible the dncreased trtraffic flow and safety that
the system provides.
12
MAKE THE STUDIES RECOh1t9EPlDED IN THE MASTER PLAN
Off-Street-Parking. Using the plan as a guide, the parking
Authority should be cncouragr:d to make precise plans for off-
street parkiny. The approach must he canprehensive, encanpass-
ing industrial, carunercial, and all other off-street parking
needs,
Central Business District. Using the Plan as a guide, the
merchants in the CBD should initiate the preparation of a
detailed plan for the development and revitalization of the
prime business area of the City, a plan which will realize its
full potential,
Industrial Areas. Using the Plan as a guide, the industria-
lists and the City should study In detail the opportunities
for more productive and economic use of industrial lands.
Highway Commercial Areas. Using t:he plan as a guide, owners
of .highway frontage and the City sshouid work jointly toward
more productive use of highway frontage land.
Civic Center. Using the plan as a guide, studies of space
needs of alt public agencies should~be undertaken, leading
to a precise plan of Civic Center devalop~nent.
Freeway Connectian and Beach Access. Using the plan as a
guide, studies shnuld be made of extending the Olympic Free-
way.to connect with the future caastai freeway. The related
problem of increasing access to beach recreational areas
should be studfed at the same time.
Buffer_inc~the Conunercial Amusement-Recreation Area. Using the
plan as a guide, studies of various ways of buffering should
be undertaken, in cooperation with the owners and architects
of the ansusernent area development.
13
L A N D U S E R E S 1 D E N T i A L A R E A S
The prime obJectives of the residential land use element are:
* a sound, healthful, and desirable living environment based
on space and occupancy standards that will promote stable
residential areas;
* design~tlon of appropriate areas to meet the demand for
diverse types of houslny, with properly related amenities and
facilities.
Total land bn residential use proposed in the Master Plan
represents a decrease of approximately 172 acres from exist-
ing residential land use. Much of this is in land set aside
for sorely needed public facilities to serve home neighbor-
hoads. Soma is proposed far future industrial use. However,
the population at ultimate development e~eflects intenslfica-
tton of residential land use proposed S~or several areas of the
City and a substantial increase to total population.
What is "residential density"1 "Density" is the measure of
the relationship of people to the land area upon which they
live. This ratio can be expressed in various ways; in this
report, population is expressed in fami6ies, and land area in
net residential acres (nand exclusively to residential use
. . streets and other non-residential uses have been
deducted). Those the number of families per net residential
sere is an index of the densit.y~of an area, and .this density
is one of the indications of the e~avlronment and living condi-
tions desired.
THE MASTER PLAN PROPOSES PIVOT: RESIDENTIAL DENSITBES .
providing a range of dwel11neO 4:ypes throughout the City.
Families per Net Typlcai
Dehalty Residential Acre Owpllin g_Type
Low up to 9 Single i~amiiy, primarily.
Medium 10-30 Single family, duplex, 3-4
family, limited garden apart-
ments.
Medium i0-30 Single family, duplex., 3-4
family, limited garden apart-
ments, wlth_speclal property
develop ment regulatlons,~
14
Families per Net Typical
Density Residential Acre pweliing Type
High 31-50 Garden apartnents, multl-
story apartments.
High Over 50 Garden apartments, multi-
. story apartments.
How were density decisions made? . The proposals for
residential densities in specific areas were based upon a
generalisation of land use and a special density study of
existing ,development - an examination of the most
intensively used blocks in each "R" zone. Stable, well-
maintainad residential areas were retained in their present
density. Where substantial parts of a residential district
have bean developed or converted to more intensive residen-
tial use, the general area Mras then proposed for medium or
high density,
The City's residential areas were divided into quadrants.,
for ease of presentation ~f population data and for facill-
ties planning purposes.
Northeast, bounded by 14th, the: industrial corridor, the
north and east city limltsi
Northwest, bounded by 14th, the Industrial corridor and
central: business district, the Ocean, and the
north city limiti
Southeast, bounded by the Industrial corridor, east and south
city lhnits® and Llncoin Boutevardl
Southwesta bounded by Ctvlc Ganter, llncoln, the south city
limit, and the Oeaan.
Estimattnq population at ultlmatey_ho_i_d_1_ng capaci~:_ Mathnd.
i Residential and non-residential land use areas ware deter-
mined from the Land IJse Map,
2 Residential areas were separated into planning units,
delimited by physical factors such as principal thoroughfares,
non-residential uses, and such other factors as tend to define
a "neighborhood".
15
3 The present population, age distribution and household
size of each of these planning units were determined from
the 1956 survey.
4 This age structure and family size data was adapted to
proposed densities on the Master Plan and to assumptions
about .the nature of residential development and social
characteristics. High-low ranges were developed for family
size and age composition.
5 The revised data was applied to the calculated net resi-
dential acreage for each density in mach planning unit to
obtain preliminary population estimates.
6 School, park-recreation, and. other public facilities were
determined from the population estimates. Acreage was
deducted for them. and both population and facilities ware
recalculated until a proper relationship was achieved.
POPULATION AT ULT119ATE HOLDING CAPACITY CHART 1
pensity
(families per Net Res. Family Est. pop.
Quadrant net res. acre) Acres Size (range)- in quadrant
Northeast Low (5-8) 528 2.5-3.2
Medium (20) ibl 2,2-2.6
High (40) 64 2.2-2.4
25,000
Northwest Low (5-6) 207 2.9°3.2
Medium (2u) 60 2.6-2.7
Medium (20)
(Palisades Tract) 34 2.7
High (40) 224 2,2-2.4
29,000
Southeast -Low (7-8) 326 2.9-3.7
Medium (20) 315 2.7-3.3
High (40) 52 2.2-2.q
32,000
Soufihwest High (40) 172 2.2-2.9
High (50)
n#} 50
beJ i~e5
~DeLcTe`,'}j (.~cc1"ab7{ /V'o• 57-~ 23.,000
TOTAL CITY ~
)
D~~u' l"~-G[lY x/Jmy~ t7?~mt55sdw~
Low (5-8) I 1061
2.5-3.7
Medium (20) 570 2.2-3.3
High (40) 562 2.2-2,9
2193 109,000
16
PALISADES TRACT AREA_ Since its original subdivision, the
Palisades Tract has been one of Santa Monica's finest resi-
dential sections, ltd location close to palisades Park,
the ocean, and the canyon is a choice one. The pleasant
environment of wide, tree-lined streets and attraciivd homes
has not barn marred by the encroachment of incompatible uses.
The portion of the Tract east of 4th Street is almost fully
developed in single family homes and is designated for low
density residential use on the Master Plan, The Tract's
frontage on San YPcente, Ocean, and Montana has already been
zoned and developed in multiple residential uses and is so
indicated on the Plan. Thd westerly and a;ontroverslal sec-
tion has a number of single family homes but is highly un-
usual In one respects It contains many large. parcels of va-
cant land.
In a Clty dike Santa Monica, where vacant land is at a pre-
mium, the Future of an area like the Palisades Tract is of
great interact. There is almost unanimous local agreement
that its use should be residential; the issue: is -- how
lntensivel
The existing development Bs a pressure toward single-family
use. Tha location, large parcels, and cost of land consti-
tute a pressure toward multiple use, There Bs a demand for
multiple residential development offering 'family-type
environment without the comm4tments of ownership.
THE MASTER PLAN PROPOSES A WORKAI3LE COMPROMISE . aimed
at 1nvlting high quality multiple residential development on
this valuable property, at the, same time preserving than
existing fine low density restde:ntlal atmosphere,
THE UNIQUE COND1TlONS OF .THE pALISAOES TRACT MAKE SINGLE-
FAMILY HOMES`AND FAMILY GARDEN APARTMENTS GOOD NE9OHBORS IG
ADEQUATE STANDARDS ARE ADOPTED AND FBRMLY ADMINISTERED,
recaxmsaends standards to guide the development of a high type
of multip a residential use' at the same time affording
protection to the existing low density residential develop-
ment. Some of the standards which might be enacted as anew
district in the zonPng ordinance aces
Uses permltteds resldential only. A11 multiples resideential
uses must be of new construction; no conversions of existing
buildings to more Intensive resldential use.
1~
Minimum lot area for multiple residential use; 12,000 square
feet.
Mlnimam lot frontage: 75 feet on a dedicated street..
Minimum tot area~pc;r d+,rellinq unit; 3000 square feet.
Minimum floor area rae:r dwelling unit: 1400 square feet,
Height limit; 3 stories or 36 feet.
Ouildlnq.coveraye: building area shall not exceed 3$% of
total lot area.
Minimurn yards: Front -- 40 feot
Side -- 10 feet each side far one or two
stories,
15 feet each side for more than
two stories
Rar -- 20 fiat
tiff-sCrcr,:t ~=srl:in<l; 2 ear siaaces per develliny unit.
Other appropriate standards as to s~gns, proje.ctlons iota
yards, accessory buildings, etc „ s ould be devised and
included to further insure high quality development.
Site Plan fioview; The plans for all proposed developments
shouldshould be submitted to tine Planning Cnrnmission far approval
prior to the issuance of a building permit,
The Master Plan and ?.onin4 tn, the ~allsad_es Tract, Where
the Master Plan indicates that ultPmatei the palisades
Tract west of Fourth Street wou1J be: ,best used fora special
type of multiple family use, It does not place a lima for
zoning the total arr-:a for this usu. In fact, it h~uid appear
to be most loylcal to be selectdve in the zoniny process,
taking as the first step that portion of the area +vhich is
largely vacant and only at a later date rezoning the area
that is presently used almost co+npletaly for single family.
homes, in this way there can be an orderly approach to the
problem, allowing planned fine develapment in a portion of
the district, at the same time providiny maximum protection
for the single family hares that are now on the land.
18
OCEAN PARK AREA, The density of 50 and more families per net
residential acre suggested for this area anticipates
~ creatiny a unified project providing, throuyh
overall site plannPng and design, the space and facilities
which well assure a desirable residential environment.
r
{ tuoy-~'~t'~G~ejJ'altYi?~nexT"L~eGet~( iiy ~~dsa/.dct~zq fUoE~>-!o p'F
..~~e (~L [iNN+ry~ CU 7n M655l d.y~
19
L A N D l7 5 E ; C U t11 E R C l A L A R E A S
The objective of commercial land planning 6s:
to serve the commercial needs of the resi-
dents of Santa Monica and its trading area..,
in an efficient and convenient ways., ,
to maximize the City's connnercial potential by
encouraging prosperous and stable business in
well-planned, well located developments.
The trend in commercial planniing today is to integrated
centers . and for sound reasons. Studies have been made
of mutually beneficiai groupin;7s of stores and offices, park-
ing needs, pleasant shopping environments with separated
vehicular and pedestrian traffic, landscaping, attractive
displays. These indicate that the most economical use of
commercial land, the most profitable arrangement for business-
men, the nmst pleasarit conditions for shoppers are found in
such planned shopping centers,
The Master Plan proposes several PRIMARY COMMERCIAL AREAS. .
Central DusPness District
Commercial-Professional Districts
Comnrunlty Conurnerciai Center
Neighborhood Shopping Centers
These are the compact, grouped corronerclal facilities that are
directly related to the purchasing power and population in the
Ctty and that which is attracted to the City from the area of
Influence - the trading area, The Master plan also proposes
a Motel District,
The Master Plan recognizes the need for SE'CUNOARY COMMERCIAL
AREAS. .
Highway fonn3ercial Districts
These are the strip or ribbon comnt;±rcial developments which are
far the most part not dlresctly related to local purchasing
power but are dependent upon highvaay patronage, and often, when
too much land is set aside for this purpose, trnd to be marginal.
The past, present,, and future economic and physical effects of
these secondary areas are discussr'd later in this section,
7.U
THE CENTRAL BUSiFlESS DISTRICT
THE CENTRAL BUSIIIESS DISTRICT TODAY is the City's greatest
concentration of offices and retail stores and, eorrespond-
ingly, its highest land values and tallest buildings. It
is the chief focus of p~:destrian and automobile trarfic.
Through a network of transportation, Che remainder of the
city and an area of decreasing intensity extenddng far be-
yond tts corporate limits are oriented toward the CB0.1
Structure of the Central Business District
The present Central 9uslness District of Santa Montca,
serving a trading area of nearly a quarter-mi.l lion people,
is delineated on Plate A ® follrnving page 28,
How much land? , approxdmately 2,083,000 square feet,
or 8~t acres within the delineated CBp area.
How is tt used? . .
Percent of
Square feat* Acres CBD Total
Commercial use l,loo,oao z5.2 53%
Parking 131,000 3.0 69+,
Non-commercial use 83,000 1.9 4%
Streets and alleys. ]b9,00o 17®6 3]°1
TOTAL CBD 2,083,000. 4].7 100%
"Commarelal use" in the strove table includes some commercial
uses which are not appropriate to a central business district,
such as food store, etc. No additions were made for multi-
stiary buildings, underground floor space, or for vacant stores;
this°afore, this figure must not tre interpreted either as floor
apace or as buiiding coverage -- iL is simply measurement of
land use.
"Parking" here represents parking aaitl~in the area designated as
the CBD. Some of It occupies coiv~narcial frontage close to peak
valu® areas, Much is Pn s~aall, scattered lot fragments
accommodating only a few cars ®- often on tha alley side of
commercial properties. These unrelated bits do not effectivaly
*All these figures were calculated from the land use inventory
map representing ground area and are approximate only.
21
serve the need for customer parking: neither are they dir-
ectly convertible to more productive commercial use.
11Non-commercial use" includes dwellings, hotels, public
buildings, industrial and institutional uses, and vacant
land.
"Streets and alleys" includes only those directly related to
and serving abutting properties in the area desdgnated as the
CBD,
Wow is it supported? In 1956, Santa Monica residents
spent about $37,850,000 on items typically purchased in a
central business distrlct,2
Not all of these expenditures were made in downtown Santa
Monica. At the same time, it is known that about haDf the
shoppers in the Santa Monica CBD live outside the City.3
We are not conce mad here with the sales volume of Santa
Monica's CBO, but rather with providing commercial facili-
ties for the anticipated increase in purchasing power
available for CBD-type goods and services.
THE CENTRAL BUSINESS DISTRICT IN THE FUTURE . .
How will it be sup~ortadl . . in 1970, studies Indicate
that Santa ilonica residents will spend about $54,814,000 on
items typically purchased in the CBD.`+ (ig56 dollars)
Thds represents a 45°Jo increase over 1956.
Now much space wdll be needed? . A total of 18595,000
square feet of corr~rercial space (representing a 45% increase
over 1956),
Assumings that the CBD will continue to serve its present
trading area; and that the pre>e:nt relationship to CBD-type
expenditures of residents to CBD com.~nerciatly used land will
continue.
Then . the 45% increase anticipated in CBD expenditures
can be applied to commercial T~arad,
IN ORDER TO RETAIN lTS C019PETITIVE POSITION, WOWEVER, TWE
CBD MUST ACT, IT 17UST REVlTALiZE 17SELF WITW TWE FEATURES
AND AMENITIES WWICW ARE BEING DUiLT INTO NEW REGIONAL SWOP-
PING CENTERS, OTWERWISE, TIIE CBD MAY LOSE ITS .DRAWING POWER,
WITH ADVERSE AFFECTS NOT ONLY TO 7WE D15TRlCT BUT TO TWE EN-
TIRE CITY IN TERMS OF ECONOMIC BASE AND FUTURE DEVELOPMENT.
22
How much additional space wilt be needed? .
Assuming: CBD land now in commercial
use will continue 1,100,000 sq. ft.
CBD land now used. for non-
commercial uses and some
parking will go into more
intensive, more appro-
priate, more profitable
CBD-type uses 214,000 sq. ft.
TOTAL LAND in and avail-
able for commercial use
within the present CBD 1'314,000 sq. ft.
ADDITIONAL SPACE TO BE
PROVIDED FOR COHHERCE 281,000 sq.'ft.
TOTA! 1970 need for
commercial land 1,595,000 sq. ft.
At least two factors would tend to reduce these space needs --
* modern trends in merchandising which use space more eco-
nomically, more intensively;
* multi-story buildings, which were not determined in the
above .calculations, Efficient use of existing muitJ-story
buildings and construction of new ones within the CBD will
accommodate at least a part of the need for additional space.
Where should CBD expansion .o? . .The present CBD has two
"centers":
* just Werth of the 3rd-.Santa Monica Intersection
* the Sears, Roebuck store
THE MASTER PLAN PROPOSES EXTENSION OF THE CBD IN A SOUTHERLY
DIRECTION CENTERED ALONG 3rd STREET, INTEGRATING THE TWO
"CENTERS" INTO A SOUND, UNIFIED BUSINESS DISTRICT, {See
Plate A .}
The Advantages .
a good relationship to the street system and the Freewayg
a good relationship to public transit and the Transportation
Terminal;
23
a good relationship to the Civic Center and Civic Auditorium,
promoting a real center-of-town focus for Santa Konica;
the best use of land for these 11tH-between" blocks -- now
largely in mixed and marginal commercial uses -- are ideal
for eornnerce yet poor for any other use;
the land could be acquired at a relatively reasonable cost
and without undue difficulty since it is not now intensively
developed for commercial uses.
The Problems . .
commerce along 3rd Street changes in nature, economic condi-
tion, and appearance as tt approaches Broadwayn
mixed uses are common, especially along-4th Streets the build-
ings are old and badly maintained; economic conditions of
business are poor compared to similar types of stares to other
areas.
neighboring 11skid row" is the great obstacle to ready move-
ment of customer traffic south on 3rd Street across Broadway.
4he intensDfication and®or redevelopment of this segment of
3rd Street to more productive carunerce and the improvement of
the Broadway area are )nterdependent. Sound commercial acti-
vity along 3rd Street would stimulate property values and pro-
mote improvements along Broadway.
the locational advantages of 3r•d Street for commerce, the
benefits to the canmunity, to the central business district,
to Sears, and to all custamer:c of a unified, attractive shop-
ping district are too great to be hindered by present condi-
tions in the vicinity.
REDEUELDPKENT ... By WNDK1
The action necessary to bring ttoe land in thib area into higher
economic and social productivity will, of necessity, involve
both private capital and governmental participation. The
initiation of the pragram must cane fra~n the people most
directly affected by .the blighting influences in the area, for
they have the most to lose from the continued depreciation of
values, or to gain by arresting these conditions and achieving
beneficiai improvements suggested.
24
PRIVATE INITIATIVE CAN
DEVELOP NEW APdD LARGE COMMERCIAL USES, SUCH
AS A MAJOR DEPARTPiENT STORE, IN THBS AREA.
REAL ESTATE GROUPS CAN ASSEMBLE LAND THROUGH
THE COOPERATIVE ACTIVITIES OF PRESENT OWNERS,.
BRINGING LAPID INTO LARGER PARCELS THAT CAN BE
UTILIZED FOR 711E KIND OF COP•IMERCIAL ESTABLISH-
MENTS WHICH WOULD BE A CREDIT TO THE CITY AND
WHICH COULD PROVIDE ADEQUATE PARKING,
THE CITY CAN
ASSIST PRI''ATE DEVELOPERS BY PROVIDING THEM
WITH ItdF00L`9ATIOtd AND DATA ON PROPER LAND USE
RELATIONStPI P5,
IF NECESSARY, USE THE P01dER5 OF EMINENT DO-
MAIN TO GATHER LAP:D INTO LARGER PARCELS, IF
THE AREA IS DETERP8INED UNDER PROVISIONS OF
THE STATE REDEVELOPP~tENT LAW TO BE BLIGHTED,
ASSIST THE O4;'aERS BY INSTALLING NECESSARY
STREETS AND OTHER IMPROVEMENYS GEARED TO THE
PRIVATE DEVELOPtIENT PROGRAM, This wauld be
especially reasonable if the future uses were
planned in such a way that the City's program
and the private program eould be axsrked out
In a harmonious manner,
THE PARKING AUTtIORITY COULD PARTICIPATE, IF
NECESSARY, BY COOF'iD/NA71tdG ITS PROGRAM WITH
THE TOTAL PLANNING OPERATION FOR THE AREA,
THE FEDERAL GOVERNMENT CAN
ASSIST THE CITY IN THE REDEVELOPMENT pROGkAM
IF THE PROPOSALS FALL WITtI1N THE AREA bi9ERE
THE FEDERAL HOUSING ACT OF l~ics9, AS AMENDED,
CAN BE APPLIED... AtlO !F THE CITY DETER.HPNES
THAT FEDERAL AID IS PdECE55ARY AND DESIRABLE,
The assistance from tha Feuui°al Govurnrsent
can came in terms of loans for.acquisPtion,
clearance and redevela}x:rcnt of land, but does
not extend to the construction erf buildings
thereon.
as
In general, there would appear to be several levels for
CONSTRUCTIVE ACTION invalving both private indtiat6ve and
capital.., and gomernmental assistance. The most important
ingredient is the LOCAL DESIRE APdD DENAND THAT THE JOB BE
DONE.
THE PARKING SITUATION
Parking today Plate A shows parking related to the
present Central Business Distriet: parking area within the
CBD proper, plus parking available within 250 feet of the
edge of the district. Studies have shown that this is
about the maximum distance shoppers will walk from a parked
car to a store. The allowance made for parking here is
generous, since the distance from the parking lots to any
but the nearest stores exceeds 250 feet.
Total parking related to the CBD amounts to about 773,500
square feet, or 17.7 acres of ground area. The ratio of
parking to commercial land is approximately 2/3 to 1,
BUT .
* The measure of commercially used land is
approximate only and includes no allowance
for floors above dr below the ground.
* Some of the parking within the 250-foot
periphery actually serves non-CBD uses.
* Some of the parking is reserved for employ-
ees.
* Some of the parking is reserved for patrons
of a particular store and must be validated.
* Some lots, or parts of these, arm too far
from stores and era unused.
Parking in the future . . .
The minimum standard for dawntown patron parking should ba at
least l:l -- a square foat of parking for each square foot of
floor space plus employee parking at 1 space per 3 employees.
To serve the CBD effectively, eustomer parking should be with-
in 250 feet of stores; employee parking can be somewhat fur-
ther remaved.
26
The amount of parking cannot be preseribed exactly. The l;l
standard assumes good public transit service in terms of both
route planning and frequeney.
Off-street parking facilities should be easily visible and
accessible from streets with minimum interference with other
traffic movements. The Master plan indieates where some of
the present concentrations of parking are well located for
service and could be expanded and/or intensified.
The kind of parking is largely determined by the land situa-
tion and intensity of commerce In the CBD to be served. As
Santa Monica~s commerce intensifies and expands, the demand
for parking wail increase while the supply of available land
dwindles, It is probable, therefore, that before tong Santa
Monica will Deed and support multi-level parking facilities
as well as the more conventional kinds of lots. As Santa
Monica~s business district grows; land uses will undergo a
certain amount of reorganization in the direction of greater
efficiency -- parking will provably move out of the CBD core
and into its effective periphery.
.ACCESS AND CIRCULATION
Most shoppers come to the CBD b1a automobile if they are
to continue to come, it must be safe and easy to get to the
CBQ and to a parking space. The streets and highways element
of the Master Plan facilitates access to the district via
maJor and secondary thoroughfares and freeways. Within the
district, the proposed one-way dztreets will simplify, safe-
guard, and expedite the flow of both vehicular and pedestrian
traffic movement. Aceess to parking lots should be from peri-
pheral streets for minimum obsti°uction and delay of traffic.
More shoppers should eome to the CBD by bus . . Comnercial
expansion in the proposed southerly direction will relate the
district closely to the proposed transportation terminal, and
coordinated planning and promot'fon by the merchants and the
Municipal Bus Lines management can further encourage use of
public tr~nsdt. With the integration of the CBD with Sears,
some sort of shuttle or loop service mdght be inlliated for
customer convenience.
PROBLEMS OF PARKING, ACCESS, AND CIRCULATION MUST BE ATTACKED
AT THE SOURCE, By CUTTING DOWN THE NUMBER OF CARS iN 1'ME CEN-
TRAL BUSINESS DISTRICT. PROMOTION OF PUBLIC TRANSIT USE 15
THE FIRST, SIMPLEST, AND LEAST COSTLY COURSE OF ACTION.
27
suMMaRy
shopper -- first as a driver or transit passenger and then
as a pedestrian. The population of the City and of the trad-
ing area will increase substantially in coming years and in-
comes will rise.' If Santa Monica's CBD is to maintain its
present drawing power and attract these many new families, a
long range program of improvements geared to the shopper is
fundamental.
Like other established business districts which are feeling
the Impact of new shopping centers, Santa Monica businessmen
must reconsider merchandising methods and must examine the
general atmos;~here of the district.
What. makes an inviting enviiroronent for shopping4 an archi-
tectually attractive group of stores centered about a
pleasant, landscaped mall , the "comfortable congestion"
of pedestrian shoppers moving freely and safely, separated
from vehicular traffic. These qualities can be achieved in
Santa Monica through planning that is at once bold and
thoughtful, supported and effectuated by the individual and
collective efforts of businessmen who are convinced of the
necessity and rightness of their actions.
The implementation of Master Pian proposals wdll enhance the
convenience, attractiveness, and aeononeie soundness of the
District by creating a framework fior;
* a sound direction for growth
* a co~~{iact, in8:egratad business center
~ accessible ofl'-street parking lots
* promatlan of {,ublic transit with good sere-
ice to and abcsut the shopping district and
a ten»inal nearby
Discretion and imagination are required in effectuating the
Plan. The boundaries and areas defined are intended as
general guides, wit0r refinments and adjustments to be; made
as other considerations became apparent. any change or modf-
ficatlon, however, should be firmly based upon f<act-finding
and should respect tire:. spirit and intent of the Plan.
2$
Plat e
CENTRAL DUSINESS
a
STUDY
DISTRICT
1" = 600 north
SIXTH ~T. i
~ O ~ ~`: ~~~~ D
OO°~~
~..~ ~: ~=
00~~-~~
orLas~' nv~,fvoL
1 e ~ e n d
;;xtent: of Central Business .District
Perifiher~.1 Of'f-Street .Parking for CBll
® Commercial Uses
"?on-Ccmcnercial Uses
Off-Street Parking Uses
SUGG'lia`.CID .LR:4 POR CBll liXYAP~SION
AND URDAN RL'NENIAL
COMMERCIAL - PROFESSIONAL DISTRICTS
The commercial-professional district brings together offices
with similar locational requirements -- administrative offices,
law, real estate, insurance, architectural offices, medical
offices and hospitals. Since they do not depend upon window
advertising or "walk-in11 trade, these firms need not be in
intensive merchandising districts, but should be located near
them, easily accessible and convenient to those being served,
Commercial-professional districts are eompatlbBa neighbors to
residential districts and constitute a reasonable transition
between commercial and residential areas.
Existing groups of professional offices offer an excellent
basis for the designation acid expansion of two commercial-
professlonal districts Bn Santa Monica,
in the vicinity of St, ,lohn's Hospital, The present concentra-
tion of medical offices, pharmacies, and other services can be
the core of a fine medical-professional center focused on the
Hospital. The General Te~aphone Company offices are in the
same area, This area as shown ®n the Plaster Plan allows for
growth and provides a buffer be:tween the industrial and resi-
dential uses,
alone wii-
Shire ano Santa Monica houlevarAS, Tnere is alreaAy a gPOUp
ing of offices here and the location should prove especially
attractive to firms whose services may form an incidental
part of a shopping trip.
These districts can 5e important service features for Santa
Monica and the surrounding areas, attracting professionals who
wish to establish offices where development standards will
reflect the high level of services offered,
COMMUNITY SHOPPING CEP'+TER
The coimmunity shopping center has three functions--
it provides a group of neighborhoods with a wide
range of commercial shops and services offering
x9
more variety and selection than are available
at neighborhood centers,
It provides certain highway-related uses to
serve travelers on the major thoroughfares on
which the center is located -- restaurants,
service stations, car washes, etc®
and it serves as a neighborhood shopping cen-
ter for familBes in the immediate environs.
To serve these functions, the Coasununity Shopping Center has
at least one major food store, and a large grouping of shops
and offices, 9t satpplements neighborhood centers by provid-
ing certain specialized needs, but does not compete with the
Central eusdness District.
THE MASTER PLAN DESIGNATES A COMNIiINiTY SHOPPING CENTER AT
14th STREET AND WiLSHlRE 60ULEVARD.
There is already a siz able concentration of shops and ser-
vices at that location which Is sound and well supported.
As is typical in such a development, the core is used by
specialized activities ®- banks, shops, etcl the two food
stares, whdcla are not dependent on iaassing pedestrian
traffic, are located at the fringe ~uhere more and cheaper
land is available for their large store and parking space
needs. The parking sit,uatlon appears adequate for present
demand,
The location of this center at the intersection of a major
and a secondary thoroughfare is good for service to sevoral
neighborhoods whose population will grow as residential
dansit:ies increase. The existing nucleus can be intensified
or expanded if merited by dtanand,
tdhether similar developments In other areas. of the City are
necessary and supportable can only be determEned through fur-
ther and more detailed economic studies.
NEIGHBORHOOD COMi9ERC1AL CENTEitS
The function of the neighborhood commercial centers 15 to
provide for the main food and canvenience needs of residents
within a radius of about one mile. The anchor store is a
3O
food market. Related shops and services usually include a
drug store, cleaning and laundry, beauty and barber shops,
and some automotive serviees.
The need for neighborhood commerce has at ultimate develop-
ment been estimated for the four quadrants of Santa Monica:
following the residential densities of the Master Plan.S
Nelghbo.rhood
Comrne rc i a 1
uadrant Pleeds
Northeast 4.2 to 9.5 acres
Northwest 5.0 to 11,3 acres
Southeast 4.2 to 10.5 acres
Southwest*%~ 3.9 to 8.9 acres
{2.7 to 6.1 acres)
Total City Need: 17.3 to 40,2 acres
Total area needed
including parking
at 3:1 (3 sq. ft.
of parking to 1
sq. ft, of floor
space)
16.8 to 38.1 acres
19.9 to 45,2 acres
16,6 to 41.8 acres
15.7 to 35.7 acres
{10.7 to 24.4 acres)
69,0 to 160.8 acres
The existing "centers" cluster into the functional groupings
indicated above, There are at least 14 of them at the present
Cime; ranging In size from less than one acre to more than four.
All are on one or both-sides of a major thoroughfare and many
have some highway uses interming'Ied with the usual neighborhood
facilities. Usually, however, ti~ere is a fairly well defined
break between the neighborhood center and the continuous ribbon
of highway cortmnercial uses.
* For planning purposes the City has been physically divided
as follows
Northeast & Northwest - that area north of the industrial
belt divided by 14th Straet
Southeast ~ Southwest - that area south of the Industrial
belt divided by Lineoln t~lvd.
:~ Calculations for this area were made in Ywo ways; based on
1956 median income .($4100 - these are the figures in
parenthesis}, and an estimated income, $6000, assuming an
increase in annual income resulting from anticipated re-
develop+nent and related changes in the, area.
31
The large number of "neighborhood centers", and the variations
in their size and range of services provided, indicate that
these centers were not originally located to serve a neighbor-
hood, but rather that they began as part of the highway commerce
and became functionally differentiated through the workings of
economics. Thus over the years we find centers developing within
three or four blocks of one another on the highway., apparently
overlapping and serving the same service population, then none at
all to serve another large residential area.
Are the existing centers able to meet future needs at ultimate
development) Does the present zoning pe rnrit adequate expansion)
To answer these questdons, a detailed study was made of the ex-
isting neighborhood centers. The fallowing figures are for the
southeast and southwest quadranr,.s combined. The situation is
similar in the northern two quadrants, but figures are omitted
because of the many "unmeasurables"--the net~hborhood service
role of the CBD, Wilshire-14th, and adjacent Los Angeles.
Land in
existing
"centers"
Food store space 1.9 acres
All stores space 7.4 acres
Land present-
Comrnercfal land ly zoned Com-
needed at ultd- mercTal (excl.
mate development streets)
4,0 r 9.7 acres
8.1 - 19.4 acres
Total comm. land 15.9 acres 32.3 - 77.5 acres 135.7 acres
(including park-
,. ing at 3:1)
The conclusionsa ,
T00 MUCH COMMERCIALLY ZOHED LAHO even for ultimate needs. Mast
of this is in highway strip zoning, and will be discussed in the
next section.
SHORTAGE OF FOOD STORE SPACE not only for ultimate needs but also
for present needs, for the present population 1s .about three-
fourths of ultimate. Food stores now in the CBD and a few lso-
iated ones not in centers decrease the shortage somewhat, but
figures still suggest that many food purchases are made outside
the City. The fact that only about two-thirds of Santa Monica
resddents do their grocery shopping at neighborhood facilitie
within about a one-mile distance substantiates this shortage.
The study of existing centers revealed few supermarkets (over
10,000 sq, ft ,), many medium-size markets (6,000 - 8,000 sq, ft.)
3~
and sane very small food stores (~~,OOO - 5,000 sq, ft,),
SHORTAGE OF OFF-STREET PARKING, Most of the existing
centers have no more than a 1;l ratio of parking to ground
floor space, far below tl+e 3;1 ratio which is a recanmended
minimum standard for modern neighborhood shopping centers,
The newer developments in Santa Monica approximate this
standard.
A REOROANIZATiON OF NEIOHBOR11000 SHOpp1NG FACiB_lT1ES iS
ESSENTIAL if grocery shopping is to be a neighborhood acti-
vity -- and it is best For the shopper, the merchant, the
neighborhood and the City that it should be, !n Santa Mon-
Ica, as in other cornmur7ities, people will travel farther,
if necessary, for efficient and pleasant food shopping and
family errands,
To retain this business within the neighborhood and the
City, a canter must offer equal efflrlency, equally pleas-
ant environment, and greater con~Yenlence. This will require
regrouping, conversions and eombinatlons of stores and/or
establishment of new c„enters.
anown on the map. Most of the proposssd centers are already
ldentifiabl® as °°centersA° acid offer food shopping, at least.
As residential densities tnsrease, some viii grow into
compact, integrated davoiopments which have beaon found to
be most successfut® Others may ccantPnue to serve only a
limited population.
The Master plan shaves only general need and location„ pur-
ther precis~+ studies are neede~"°`to determine do ~n the basBs
of service radius and population, locatlrsn, layout, access,
and expansion possibliities «®• which centers should be
designated for further develolbnent.
irate-,aerated developments, preferably on a single side of the
street. and prohibited from stringing out along the hBghway,
MOTEL Di5TR1C7
An area on Ocean Avenue is set asir:le for the. development of
large hotels, 'the location Is ideal for the purpose -- over-
looking the ocean and palisades park, yet close to the center
Of tflwn o
33
HIGHWAY COMMERCIAL AREAS.
How did they develop? Since the advent of the automo-.
bile, commerce along the highways has been typical of the
American landscape. Relishing the prospect of alt those
people in all those cars driving by alt those stores, it has
been common practice for half a century to zone highway
frontage land commercial from one end of the highway to the
OthBrs
The speculative Justification that may have existed for such
practices years ago has been nullPfied,by more recent
developments. Changes in tine automobile itself -- up to 305
horsepower: -- together withi new merchandisdng techniques,
new shopping habits, and the: physical limitations of frontage
lots have made the highway co:amerciai ribbon obsolescent.
The present economic and physical condition of these business
strPps for th'e most part clearly demonstrates that the im-
plied potential has not been fulfilled.
Santa Monica is one of thousands of titles facing this
problem. Montana, WiishPre, Santa Monica, Broadway, Pico,
LPncoln -- ail these Important streets are entirely or largely
zoned for commerce,..
How are then used? . .
NEIGHBORHOOD COMMERCIAL CENTERS discussed earllor, usually one
or two blocks long, occupying only a small percent of the
commerctaily zoned strip.
FUNCTIONAL GROUPS OF USE5 APPROPRIATE TO THE HIGHWAY, depend-
ing to some extent on being seen -- Wilshire Boulevard's
"restaurant row", Santa Monica Boulevard's "automobdle row".
OTHER USES RELATED TO 7HE HIGHWAY -- gas stations, other automo-
tive sales and servicing establishments, motels, w•estaurants,
-arge users of space such as plant nurseries, do-it-yourself.
supplies, etc.
MISCELLANEOUS USES -- commercial, industrial, residential, mix-
tures of incompatible uses, vacant lots, vacant buildings, bill-
boa rds ,
3r+
The Master Plan recognizes the:. functional groupies and
incorporates them in the Plan, for they constitute sound and
stable commercial developments.
The Master Plan also proposes that other highway uses should
continue to be permitted, to the extent that they are support-
able by highway users, but that they be located as extensions
of commercial centers, rather than strung out the length of
the City,
the symptoms of excess commercial zoning on highways .
MARGINAL ECONOMIC CONDITIONS .are inevitable when support
must be derived from highway traffic whose volume fluctuates
seasonally and with changes in the highway system and whose
buying habits are highly elastic,
The precarious situation of many businesses, and high degree
of failure and turnover from business "adventuring", is often
associated with these strips. Marginal highway business tends
to economically erode healthy commercial centers.
MIXED LAND USES a slyn of blight, are promoted through
highway strip zoning. Where stable residential ,areas have
developed along the highway, there is no way of protecting
them against the encroachment of incompatible, more intensive
uses: Often residential property becomes purely interlm_in
such areas -- a matter of waiting until the property can be
converted to commercial use. The situation adds to the tn-
stability of the highway commerca al strip.
WASTED LAND results when so much commercially zoned
frontage Is used for other than the zoned purpose, The
scattered and mixed uses are far from productive. The volume
of vacant land and land used for non-commercial purposes under-
lines the lack of demand, the overzoning, the waste,
DETRIMENTAL EFFECTS ON NEIGHBORING PROPERTIES are bound
to occur, for shabbiness is contagious, In many cases there
is no effective physical separation between highway frontage
and neighboring lots on side streets.
UGLINESS run-down buildings, shabby signs, empty shop-
windows, billboards, li*.ter-strewn vacant tots line many of
the access routes to Santa Monica and other cities.
35
The effects on the community are all negative
Because of the above conditions, there is reason to believe.
that it may cost the City as much or more to service large por-
tions of highway strips than it receives from them in revenue.
Furthermore, the regular "business" of the highway -- the safe
and efficient movement of traffic -- is hampered by uncontrolled
access to the highway, the innumerable distractions of signs and.
billboards, pedestrian crossdngs, on-street parking movements,
and the burden on curb parking because of inadequate and inaccess-
ible off-street parking. '
WHY, THEN, DO CITIES MAtNTA1N AND EVEN INCREASE 5TRIP COMMERCIAL
ZONING ON HIGHWAYS?
Simply because no other or better use for highway frontage has
presented itself in opposition to the perpetual pressure -- due
to commercial land prices and taxes -- to maintain or increase
highway commercial zoning.
There is no single "other or better use" which answers every
highway frontage problem. THERE i5 NO GLIB SOLUTION,
THE MASTER PLAN URGES DETAILED STUDY OF COMMERCIAL ZONED HIGH-
WAYS, BEGINNING WITH THOSE WHICH ALREADY SHOW SYMPTOMS OF OVER-
ZONING to d~termin®:
* which commercial areas are economically sound. Some of these
may be neighborhood or community shopping centers or commer~ial-
profe§sionai districts.
* which areas are .stable in some other .use. These should be re-
zoned to protect that use if it is satisfactory in relation to
the highway and the surrounding properties.
* which areas are having deleterious effects on neighboring
properties, how to halo this and rehabilitate the inJured areas.
* which areas do not contributes sufficient revenue to support
the services they receive from the City and are.; in fact subsi-
dized by.other sound development.
* what other uses are feasible and sound in relation to surround-
ing uses, the street pattern, the lot layout. Ultimately, studies
of land costs related to alternate uses of land. must be made.
All highway frontage is in private ownership. Much of it is un-
productive, and many of the owners have approached the City for
36
assistance and Ideas, Both the City and the owners have an
interest in putting this land into sound and productive use;
the objectives and the solution should be worked out jointly.
A case study, exploring tine reuse potential of a section of
Plco Boulevard, is presented in Appendix B of this report.
37
L A N D U S E; I N D U S T R I A L A R E A S
THE MASTER PLAM PROPOSES AN INCREASE IN LAND FOR INDUSTRIAL USE,
The growtFr of manufacturing in Santa Monica is measurable in
the number of firms, value of new construction, manufacturing
employment. Santa Monica's industrial strength is largely
dependent upon the fortunes of the transportation and electron-
ics industries, whose capacity for growth and technological
advances have been spectacular. In general, the City's indus-
trial base is sound and promising. The Master Plan seeks to
maintain, encourage, and strengthen this base.
The area .bounded by Broadway - Colorado, la ncoin and the
Olympic Freeway.
Defining the area , . the bases of determination were the
present concentration of industrial land uses and the direc-
tional trends of recent movement and development of manufactur-
ing uses. The Freeway makes a logical south limit to the area;
.following its alignment, the proposed industrial district in-
cludes an area now in restdentia'I use (east of-Stewart Street
and south of Exposition t3oulevard), fora small island of homes
surrounded by Industry and Freeway would be an invitation to
blight.
Size of the area . the area proposed is approximately 539
net acres, 10.2% of the City (including industrial parking,
railroad right-of-way, and airport) as compared to the 13.1%
zoned and 7,7% in comparable industrial uses now, Industrial
growth prospects and the City's overall development indicate
an area of this size.
Form of the area the. plan proposes a compacts unified
industrial district developed about a rail line core and bounded
by ,3 Freeway. This comport farm lends Itself to efficient
transportation, utilities, and servicing, and presents mtninlum
problems of buffering since it is bounded by important thorough-
fares.
IrJDUSTRY IN SANTA MONICAI has been growing in importance,
becoming concentrated in the transportation and electronics
fields and attracting a multitude of related service industries.
Prospects for industrial growth in Santa Monica are bright and
a number of firms have recently established plants in the City.
Other firms, however, have had to move out because of insuffi-
cient space for expansion. Certain obstacles must be overcome
if the Cityrs industrial potential is to be realized;
38
. .for new firms, for
expansion, for parking, This chortane cannot be measured
in acres. The land use inventory shows considerable land
aone7'"6ut not used for industry. Why this discrepancy?
Because only a fraction of this non-industrially used land
is vacant, and most of that is in scattered, small holdings.
The rest is used for houses, stores, trailer parks, etc.,
mixed with industrial uses -- creating an unpleasant and un-
healthy environment for those who live there, and compound-
ing the difficulties and costs of assembling usable Indus-
trial sites.
The present street pattern is inefficient .Many streets
are very short, terminating at the railroad-tracks, and the
construction of the Freeway will block additional streets.
Already 36.1% of M-1 coned land and 11.k% of the M-2 zoned
land (excluding the airport) is in streets and allays.
Governmental assistance will be essential to assemble sub-
stantial industrial parcels for building, expansion and park-
ing, and to redesign the street system where necessary.
Tools are available. Thy: California Community Redevelopment
Act permits industrial redevelopment. Certain areas may
qualify for federal assistance„ Some kind of cooperative
effort by private and public ageneies together might be
worked out. When conditions vrarrant, and when the conmunity
recognizes the need, the choir:e of tools can be made -- or
new ones devised to bring the industrial areas into more
productive use.
THE MASTER PLAN PROPOSES OPP-STREET PARKING e
The railroad right-of-war is +aide enough For one lane of
diagonal and one lane of parallel parking on each sl.de of the
tracks. The portions of the right-of-way which lend them-
selves to this function are designated on the Master Plan.
The possibilities of this schu~ne should be explored in dataii
with the railroad management. (See Plate B )
Existing concentrations of parking may be expanded or new
sites developed in areas adjacent to the railroad.
The critical deficlences in industrial parking are obvious
and are being perpetuated by the Inadequate off-street park-
dng requirements of the present Zoning Ordinance. The Ordin-
ance will bo reviewed and proposals will be made to incorpor-
ate realistic and effective parking and loading requirements
39
Plate
PARKING
'~
18th
1
._.. _.
Study Area
7 ~ 15 - number
of parking apacea
Railroad
Right'-of-Way 100'
Diagonal
Parking Bays 10' x 22,5'
Parallel
Parking Aays 8' x 23'
Driveways 15'
B
S1-UDY
ioo'
Railroad- R.O.W:
pH~
M /
!'~
~ /
A
/
r
~
I5 ~ 7
(~ 7
c°~
/ ~
/ m
w
//
////
1
o /
a
o /
w
/
/
H
~
Seventeenth I Street
SCALE; I~~ = 25~
0 50
L
for future development. Tlis Parking Authority is now study-
ing the need for and possible location of industrial park-
ing sites as an approach to the solutian of the present
deficiencies,
THE MASTER PLAN PROP05E5 A CITY PARIC , , using as a nucleus
Memorial Park and the Garfield School site (when the school
is relocated), The proposed park will be easily accessible
to much of the industrial area, offering a change of environ-
ment for caploye2s' lunchtime rslaxatdon and variety of
recroatlon opportunities after work as part of industry's
program, This open, green space wilt be an asset to the
industrial community providing a stabPllzing influence on
property values and. encouraging redevelopment in the imme-
diate area,
THE MASTER PLAN SUGGESTS STANDARDS FOR .INDUSTRIAL DEVELOPMENT
as part of its responsibility to indicate "the most desirable
utilization of land."
Ths objective of these standards of site development is to
encourage industrial utilization of the type deemed desirable
by the community, Ths new d~wslopments Pn the OlympBc-
CloverfSeld vicinity should be an Incentive to other firms to
establdsh plants of comparable raltber, if this "Informal"
incentive ds bolstered by an effective zoning ordinance,
Physical separatioro Front yard setbacks should be
generous throughout the industriai area, Where industrial
plants face or sides on residsnt'lai areas, these yard areas
should bs landseaped and maintainsdl in many cases parking
in a portion of this area vaould be reasonable. Some method
of buffering should always be required where industry abuts
residential areas - a wall may be adequate In some cases,
but in mast instances a wade buffer of space: should border
the IndustrPal district and gsratsct nearby homes.
Automotive traffic . Adequate vehicular access on streets
designed and constructed for industrial use should be required,
Off-street parking areas shoulel be provided for employees,
sales personnel and trucks, Ors-site loading.arsas shauld also
bs provided.
Signs and overall sits development , , Signs should bs
permitted but should bs limited. to identifying the firm or
advertising only materials produced on the premises, especially
in areas abutting residential districts. Signs should bs
k0
moderate in size, without blinkers or other features distract-
ing or annoying to persons living or conducting businesses
nearby.
Performance standards, regulating noise, glare, vibration,
air pollutants, etc., have been developed.. These should be
studied and adapted to meet the needs of Santa Monlcars indus-
trial districts, affording protection to non-industrial neigh-
bors and assuring compatibility of new plants with existing
Industries.
Provision should be made In the zoning ordinance for the re-
view by the Planning Commission of proposed uses, efts plans
(in terms of access, provision of city services, and relation
to ad)oining prapertles) and proposed signs, to promote the
implementation of these standards.
jhe Master Plan and Zoning in Industrial Areas. The long--
range proposal of the Master Plarr is, eventually, to have the
industrial area bounded on the south by its logical limit,
the Olympic Freeway (whereve.r it is finally defined by the
State). People living in the residential area which now ex-
ists between the present Jndustrtal district and the future
Freeway should be assured that lndustrlal expansion will be
orderly, causing minimum disturbance and minimum depreciation
of property values.
This can be done by incorporating protective devices in the
zoning ordinance to apply to industries locating near exist-
ing residential areas. In this respect zoning is truly a
tool•of the Master Ptan; residlential areas can be gradually
rezoned for industry -- at the: same time giving full pro-
section to the remaining resiclentiai uses by regulating
lndustrlal noise and controlling truck and auto traffic and
parking.
41
R E C R E A T J O N A N D C O N S E R V A T I O N
Recreation in Santa Monica today is a picture of excellent
programandng of inadequate facdiities,l The deficiencies
are acute and will become more serdous as population
increases and residential development intensifies .
There are twv sides to the coin of lntensFve residential
development. Ona is the wdll-known difficulty and cost of
acquiring and clearing land for open use in a built-up city.
with little or.no vacant land. The other which concerns
the public walfare,is the Increased need for open ,green
space for recreation and refreshment when people are living
close together in a busy city.
The Master Plan recognizes both the need for recreationai
facilities and the difficulties of securing them, and -- in
keeping with its long»term responsiblllties -- suggests a
third "side" of the coin: ~rovisioh of adequatie gub_ilc
values and neighborhood stability. Thus, the values ana
strength of the whole community can be increased while tak-
ing some land off the tax rolls. The Master Plan proposals
and standards endeavor to balance these and the many other
faetars in recreation planning in Santa Monica,
Because Santa Monica has at its westerly frontage a beach
area of great recreational significance, it is sometimes
stated that the City has salved its problems of.recreation
services to its people, This is #ar from true, Tha beaches
are a regianal recreational facility and, as such, they
provide but a limited part of the-balanced recreational pro»
gram deemed essential by. experts in the fie}d. The planning
program does-not minimize or Ignore the dmmense value of the
beaches; it merely places them in _p roper perspective. They
are an important and precious asset . but they constitute.
only a partial answer to the daily recreational needs of the
men, women, and chhldren who live in the home neighborhoods
of the Ctty,
The statement of principles and standards in the 1956 Guide
to Planning Recreation Parks in California,2 'has bean adopted
42
by the Recreation Department and formed the bests for the
standards recommended in this report.
The Master Plan proposes a comprehensive, integrated park
and recreation system, with facilities at neighborhood,
community, city-wide and regional levels.
THE MASTER PLAN PROPOSES 21 NEiGHSORH00D RECREATION CENTERS
. servDng families in the immediate vicin-
ity, these parks are the anchor of the recrea-
tian system, 7o avoid duplication and to
create a true neighborhood center, they should
adJoin elementary schools whenever possible.
The proposals includes
5 adJoining existing elementary schools
6 adJoining proposed elementary schools
2 as part of Community Recreation Centers
1 extstdng park, expanded (Marine Street Park)
7 separate facilities
Had basdc standards been appifed without modification, many
more parks would be proposed. 'Yhe obJecttve was to keep
sand requirements as moderate as possible, at the same time
maintaining a desirable standard of recreation services..
Standards for neighborhood recreation centers are summarized
in the chart oro page 4D sF:i~wing recommended acreages,
service radius, and area population, and suggesting general
orientation and typical facilities.
These standards are only o ~:naral guide to location and
development of neighborhood parks, not a rigid formula,
Recreational needs and preferences, age dlstrdbutlon and
other social characteristics, land use and housing types
vary from neighborhood to neighborhood. Detailed knowledge
of these is needed for rp ecise planning and programming for
recreation.
ty.
meet density and land conditions to
The effect of these modifications will be to increase the
toad on each neighborhood facility. A continuation of
t~3
intensive programming by the Recreation Department will
undoubtedly be necessary.
in applying the standards, existing facilities were incor-
porated to the system whenever possible. Several are pro-
posed for relocation, however, because of the impossibility
of expansion anddor poor location.3 Ali existing facilities
should be retained untii sites for relocatian are acquired
and ready for service..
THE MASTER PLAN PROPOSES 2 COMMUWiTY RECREATBON PARKS .
integrated with the existing junior high
schaois, serving several neighborhoods with a
wide range of recreational opportunities,
planned primarily for young people and adults.
Community parks also serve as a nabghborhood
recreation ce:ntar for the families in the
immediate neighborhood.
Standards are charted on page ~8. A 20-acre sdta is pro-
posed for each of the cominuaii~y parks, pravided the junior
high schools will be exp nded to the 35 acre sites recommended
under "Schools", page 51.
Rigid application of the standardd of one community park for
each 25,000 people wou]d require four community parks to serve
the population at ultimate de~ae}apment. Modifying these
standards once again in tight of Santa Monica realities, in-
cluding the tight land situation, the great need, th3 two
Junt•or high schools, -- the Master P}an proposes an adequate
solution which is also flaxibl®.
Ccxnnaunity parks are proposed to be integrated with each of the
two junior high schools, taitPng advantage of their excelient
location and realizing the benefits and space economy of coor-
dinated facilities.
It is proposed that the add6tional demand be met through facili-
ties in the city-velda park ansl through possible future use of
tho high school facilities. Again, intensive programming is
essential.
THE MASTER PLAN PROPOSE5 A CITY-WIDE PARK . geographicalt
centered in the City, forming a green bridge
through the industrial area and linking more
closely the northern and southern parts of town,
~~S
supplementing the community parks and provid-
ing a variety of recreational opportunities
both active and quiet to be enJoyed by all the
people of Santa Monica.
The purpose of the park is many fold it can offer:
* recreational opportunities not available elsewhere in the
City -- special facilities such as a sports center, teenage
center, museum, outdoor theatre.
* facilities supplementing the community parks -- playfields
and picnic areas, for example.
* recreation of all kinds for the employees of nearby Indus-
tries..
Space standards vary widely according to the community, ita
needs and abilities. The Master Plan proposes this park at
30 to 50 acres to provide a variety of #acilities and to
constitute an effective "bridge" unifying the City.
The location of the park is ideal for service to the whole
community with direct access to aid parts via important
thoroughfares. .The development of a large, open green area
here will enhance and stabilize the values of the surrounding
residential and industrial areas.
The nucleus of the park already exists -- Memorial park's
10.5 acres, with the possible addition of Garfield School's
3.3 acre site when the school is relocated. This substantial
core in public ownership brings this park within-the realm of
accomplishment in the reasonably near future.
BEACH PLANNING
THE MASTER PLAN PROPOSES THAT THE BEACHES CONTINUE 70 SERVE
AS A REGIONAL RECREATIONAL F2ESOURCE FOR THE PEOPLE OF SANTA
MONICA AND THE ENTIRE LOS ANGELES AREA. The Master Plan shows
the following features:
"Coast Freeway" and scenic sMioreline drive, with access to tha
beaches and to the parking areas. The Freeway is now in Its
earliest talk-and-study stages by Stata and local agencies.
45
Harbor improvementsa adopted by the Clty as part of the
Master Plan of Public 4+br1<s, with small craft harbor arod
related facilities and parking.
Commercial amusement development on the beach at Ocean Park,
as approved by the City Council of Santa Monica.
The Master plan proposes that this development be separated
from the surrounding residential areas by a widen landscaped
buffer. This broad green band can b® used for quiet recrea-
tion of various types. Standards should bee required to
protect noarby residents from notes, vibration, glare,
obnoxious odors and conflicting traffic.
which are incorporated In this plaster Plan includat parking
bays at convenBent locations along the beac}ro; promenade'
decks; and beach service facilities with dressing and shower
rooms, playlots for small children, snack bars, all grouped
in a pleasant landscaped environment closely related to the
parking bays,
Access fran the City of Santa Monica to the beaches is one of
the most critical elements in precise beach planning. it Is
racomnended that this problem be studied by the City and by
State agencies as plans far the "Coast Fraeway11 take form,
so that the freeway will root bar the City from its beach.
THE.MASTER PLAN RECOMMENDS PLAYLOTS . , small areas for the
"imaginative, creative, and sometimes vigorous
play of preschool children, It supplements the
home by providing experiences not possible aF
home and is especially important In crowded
residential ser.tions . .194
Standards. A quarter-sere -- two city lots -- is sufficient
to provide open play area, play sculpture or other simple
apparatus, shrubs and trees, and a shelter with benches for
mothers.
To be effective, playlots shoaald be In close proximity to
homes, within easy walking dPstance. Playlots in neighbor-
hood recreation centers serve homes In the immediate vicinity,
but .many more are needed, especially in high and medium density
areas.
!~y
Location of playlots~depends upon precise factors such as
where vacant lots are available, where the need is greatest,
how the play lot is to be acquired, developed, and supervised
(by parents, other volunteers~or the City) . The Master plan,
being general, does not indicate locations but emphasizes the
present and future need for playlots and the feasibility of
providing them.
47
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P U B L I C F A C I L I T I E S S C H O O L S
L I B R A R I E S
C I V I C C E N T E R
P O.L 1 C E
F I R E S T A T I O N S
Reference is made to the research report Public Facilities
(February 1957) fora review and analysis of existing facilities
and a complete discussion of standards. That report and the
meetings and correspondence which preceded and followed it were
the basis for the public facilities proposals and recommendations
in the Master Pian.
SCHOOLS
The Master Plan, being "camprehensive" in scope, sets forth a
coherent relationship of uses of land and public facilities serv-
ing the people, Schools are an essential public facility, an
important land use, and therefore an integral part of the Plan,
(see "Schools" Section of the Public Facilities Report).
The direct responsibility for sehools rests, of tours®, with the
Board of Education. The general planning process can assist the
Board in its function of determining school Heads, location, and
size by;
* preparing a tong-range plane of land use guiding future
development and establishing the land use relationships, which
will enable the Board and various ageneies to plan, program, and
provide optimum facilities for residents;
* properly relating school sites to papulatton, based on pro-
posed residential densities, changing land uses, and traEfic-
ways;
k proposing integrated school-park facilities wherever possible.
Standards for site area and student~er~schaal are dndirated on
page 53. Proposed acreages are in line with these wddely accepted
standards. The difficulties of land acquisition in the City are
~+9
well known, but since all of the schools proposed will serve
a very large number of children, the adJustment to Santa
Monicars special conditions is in school population.
Standards for school location can be stated only as eg natal
criteria. Elementary school children should not have to walk
more than one-half mile to school and should not have to cross
rail lines, heavy traffic routes, or business and industrial
districts. Junior hdgh students should not have to walk more
than a mile to school. Bath junior and senior high sciaoots
should be easily accessible by public transit.
Attendance areas should be delimited by physical barriers or
separations as well as by travel distance considerations.
In applying the standards, it was considered desirable to re-
tain existing sites whenever possible. Therefore, variations
well be found in service radii anti school population,
School population at ultimate land dev~rlopment Hs the basic
element in long-range school facility planning. The estimates.
In Chart 3, page 5~' were based upon the Master Plan resi-
dential land use proposals, as described on page 16.
The assumptions of school population as a percentage oP total
population were based upon 1950 Census data, 1956 cammunity
survey findings, present school enrollment, data for compar-
able Los Angeles areas, and anticipated trends. The percent-
age of children attending parochial and private schoolp Bs un-
known, but is assumed not to alter the number of public schools
required any more than It would in other communities.
The City was divided into quadrants for facilities planning
purposes. The separators are: the industrial corridor east-
west, 14th Street and Lincaln Boulevard north-south.
These song-term estimates ware developed and utild~ed only as
a general basis for relating futua~e population to the probable
ultimate need for school sites. "fl•aey are supplementary to ra-
ther than a substitute for the detailed work of the School bis-
trict, both being essential iro schoolroom planning,
THE MASTER PLAN PROPOSE5 12 ELEMENTARY SC1100LS . .
6 existing sites, expanded
1 existing site owned by the District, now leased
50
for recreation purposes, expanded
5 new sites.
nVVSavcic r~aa~son cursun urant ono rranxrrn scnoois are
proposed to be enlarged to approximately 10 acres. Wilt
Rogers School is proposed to be further expanded -- up to 2D
acres -- so that the site will be able to serve as a double
facility when the need develops, Las Amiilos Park, owned by
the School District and leased to the City, is proposed as an
elementary schooli Its location is favorable for service and
its site can be expanded without seriously disrupting the
street pattern.
Every efi`ort was made to integrate existing schools into the
Plan. Some, however, could not be utilized, for reasons of
poor location, impossPbility of expansion, topography, prox-
amity to lneompatible land uses, and other factors. Tha long
term advantages of good location, adequate sate area, effi-
cient service, and an integrated school system more than out-
weigh the short teen losses involved,
THE MASTER PLAN PROPOSES ;! ,il1NIOR HIGH SCHOOLS the two
existing sites, expanded.
The decision on the exact number of Junior high schools to be
proposed was a difficult one. The estimated future junior.
high school population would warrant three to four schools in
terms of both the State servlc+: population standards and the
School District's "optimum opeirational maximum".1
As always, the decision had to be made In the eontext of the
intensive development and high land costs which charaetarize
the Ctty. Tha two existing Junior high schools are oxceilently
situated to their present service areas; a third one arould
inevitably "unbalance" the present tw~ea, making attendance areas
vary inefficient.
to order to realize the advantages of the excellent central
locations of the two existing schools, it is proposed that oath
be expanded to a site area of 5 acres in order to accommodate,
the extra-large enrollment anticipated at each. With an ad~-
quate s1te, facilities can be adapted to meat changing needs.
In time, it may prove advisable to make one or both a double
facility. Through careful programming, great benefits will be
realized from combining many facilities, such as sports fields
and equipment, auditorium, and spacial classrooms and'faciltties.
51
THE MASTER PLAid PROPOSES ONE HIGH SCHOOL on the exist-
ing site, expanded.
The problem here resembles the: junior high situation -- Santa
Monica Nigh School is well located to serve the entire City,
and although anticipated school enrollment would support a
second higl? school at a desirable standard, it would be a
herculean task to acquire a second 40-acre site in the City.
Therefore, :he Master Plan proposes enlargement of the present
site to an area of 40 to 60 acres to acconxnodate the anticipat-
ed demand, The good 'location and expansion potential are
strong eredits of the existing site. if the School DistrHet
administrative offices on the 4th Street sdde of the high
school could be relocated, that land could be added to the
school.. A planned and designed site of the recommended mini-
mum area -- tiounded by Lincoln, Pico, 4th, and the Olympic
Freeway -- could provide students with an educational exper-
ience of a qua l7ty comparable to a smaller school, with the
advantages of combined facilities.
SANTA MONlCA JUNIOR COLLEGE . . serves. many Bay area communD-
ties including West Los Angeles, Westwood, Beverly Hills,
Culver City, Westchester, Venice, and playa del Rey, as well as
Santa Monica. At present the campus is in two parts, but the
school administration plans to integrate the Technical School
with the main campus in the future.
The College has an acute parking problem. Recording to a 1956
count about 56°~ of the daytime students drive a car to school.
The eampus can accommodate 55g of these 1400 automobiles. The
rest are parked all day and evendngs on residential streets in
the vicdnity, causing annayance and danger to neighborhood
residents.
Enrollment -- and the concomitant parking demand -- will
undoubtedly increase rapidly in coming years as area popula-
tion increases, as interest in, education is further stimulated,
as the freeway system develops, facilitating access to Santa
Monica from"distant points in the Colleges service area. The
demand has other dimensions -- the large and increasing evenPng
education program, and growing use of the City swi:rnning pool
Tocated oo the Campus.
Applying the present cars-to-students ratio to the enrollment
anticipated in 1962 (4300 students), at least 2400 daytime
52
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students" automobiles will have to be parked by that date, as
well as evening students' and pool users" cars.
. as a partial answer to the demand,
L I B R A R I E S
THE MASTER PLAN. PROPOSES A MAIN LIBRARY IN THE IMMEDIATE VICIN-
ITY OF THE EXIS"PING FACILITY and recommends that a new
building be constructed which Is adequate in size to meet future
needs. The locationat advantages of the present site are recog-
hized in the Plan proposals;
* it is geographically central and easily accessible by automo-
bile and public transportation..
* it is closely related to the central business district -- the
maximum concentration of people and vehicles. Library trdps can
conveniently be combined 'with other errands.
* it is a "conspicuous" location -- people should be visually
conscious of their library and its services.
it will contribute to and encourage physical improvement and
beautification of the area.
Space needs for future library service must be specified by the
Library Board and Staff. Gene:rat space standards apply, however.
The main library site area should be adequate for the develop-
ment of a facility with sufficient floor space for all. functions
and fnr future expansion, with loading areas, off-street parking
for patrons and employees, and space for landscape. treatment of
the site and interior patios..
An attractive, sheltered outdoor reading space should be provided
at all main and branch libraries to encourage the use of the.
facility by youth and elders as a center of culture and passive
recreation.
THE MASTER PLAN PROPOSES THREE BRANCH LIBRARIES . .
Fairview Branch; a moda_rn existing facility.
i4
Montana Branch: a pe rn~anent facility should be located in the
general area of the present temporary one, as
part of the neighborhood shopping center;
Ocean Park Branch: a new branch should be developed in the
general area of 3rd-4th Streets and Ocean Park
Boulevard, integrated with the proposed shopping
facilities and related to the proposed ele-
mentary schools in the area.
Many of the main library location factors apply to branches as
well. The facility should be central to the service area and
accessible by foot, automobile, and public transit. It should
be convenient to gathering places -° integrated with a shop-
ping center. Sete area and floor space are determined by the
extent of service, but there should be adequate space for.the
building and its expansion, outdoor reading area, off-street
parking for patrons and staff, and landscape treatment.
C I V I C C E N T E R
The Civic Center, administrative headquarters for many govern-
mental and civic functions, is a symbol of the City and its
people.
The present Civic Center location gives Santa Monica the
opportunity to create a real "heart of town" -- relating the
Civic Center to the central businasss district, hotels, proposed
Transportation Terminal; and planned Civic Auditorium.
The Master Plan recognizes the great locationai assets and
civic interest in the present sitr;~ and recommends enlarging It,
extending the area west to the Scti;ntc Drive. Tha Plan antici-
pates future development which can realize the site's poten-
tlaitties and urges the creation of an integrated, unified, and
aesthattcaliy pleasing canter o~~F r.ivic activities.
The nucleus of a fine adminlstral:ive center already exists
City Nali,housing the maJar administrative func-
tions of local government,
County COUPL'5 Building,
55
Civie Auditorium, for which plans have been pre-
pared and land acquired,
Off-street parking areas,
landscaping and open space.
The area proposed for the Cdvdc Center is not exclusively re-
served for buildings and uses public in nature. The area should
be given first consideration by all public agencies as the
preferred location for all public buildings and activities. All
public and private uses within the designated area should be
subjeet to architectural review to assure and maintain the type
of development, the physical setting and amenities, appropriate
to the Center. A fine example or private development which 1s
an asset to the area and the City 3s Rand Corporation; It is
hoped that sdmilar developments will locate in ar about the
area .exercising the same voluntary effort at architectural eon-
trol.
The Master Plan proposes preparation of a precise plate for Civic
Center development, Studies should be undertaken at once to
determdne which public agencies should be situated in the Civic
Center area, the present and future gpace needs of each office,
relationships among departments and agencies, and off-street
parking needs. An overall plan can then be developed, locating
and relating the buildings and indicating open spacesp land-
scape treatment, circulatdon, etc. And, most important., a stag-
Png plan -- a program of priorities and financial ways and
means.-- should be developed„
A functionally integrated, architecturally unified Civic Center
will facilitate governmental operation and will promote a civic
identity and pride.
P O L B C E F A C I L I T I E S
'THE MASTER PLAN DESIGNATES THE LOCATION OF THE POLICE STATION
A5 PAR7 OF TIIE CMG CENTER AREA,
The recommended location of Police facilities In the Civic
Center area recognises the exeealent advantages associated wPth
the present site. Operation of the Department dictates the
important locatdonal factors; access to major city streets,
to the downtown district, and to areas of police incidence,
,6
and especially s9gnificant -- proximity of the police station
to the Courts.
The Master Plan cannot indicate the extent of necessary police
facilities, but it does recommend an expansion of existing
facilities related to the population of the city to enable the
Department to fulfill its function. A doubling of space is re-
quired at the present time and further expansion will be necess-
ary as the City reaches Pis ultimate population,
Space needed to house and maintaBn operational equipment could
be developed in t:he area of the Transportation Terminal.
F O R E S T A T B O N S
THE MASTER PLAN PROPOSESi
FP re Stations Nos, 1, 2, and 5 be retained in
their present locations.
F1 re Station No. 3 be relocated to the City's
eorporation yard, antieipating future industrial
gcowth and an intensification of multiple resl-
dentlal uses in the west-central section.
Fire Station No, is be replaced with a new modern
facility in the area of the existing station.
The recommendations are based ulron National Doard of Fire Under-
writers standards, present facilities and fire services, and the
long range plans of the Fire Department.
57
S T R E E T S A N D H O G H W A Y S
T R A N S P O R T A T I O N A N D T RAN 5 1 T
The Master Pian considers many of the existing erodes of trans-
portation and related terminal faeiiitles which reflect the
integral relationshdp between transportation and land use0 The
planned de~,eiopment of a comprehensive transportation system
for the movement of persons and goods with maximum efficiency
and minimum danger and delay Ps one of the principal obJeetives
of the Master Plan,
The Master Pian proposals for Streets and Highways includes
Freeways 'traffic Collectors
Shoreline Scenic Drive One-way Streets
Major Tlroroughfares~ Truck Routes
Secondary Thoroughfares
The Master Pian of Streets and Highways Development for the City
of Santa Monica has been in effect since officially adopted in
19508 and was subsequently revised in February 19538 The exist-
ins plan has been reviewed and the 6asie routes have base
incorporated into the proposals of the comprehensive Master Plane
The Master Pian proposals for Transportation and Tc°ansit includes
Parking Areas Railroad
Transportation i"e~vn3rial Airport
Public Transit Heliport
Standards The increased nunrist:~i°~ sizes and speed of automobiles
requires ever wider traffic lane,ss ever broader streatss and
larger park~ray strips sidewailc;; and front yard s~etbaeks to
protect pedestrians and residunt;s frcar~D traffic dangers an~i un-
pleasantnessm Tha problem of wl+lening streets to mader•n cross-
saetian standards in a bulit•~r.op city md'anss of course, enormous
expense far acquisition of land and construction of roadway,
Sometimes there are drastic effects on frontage propartiess as
parkways sidewalks and front yaird are cut back to the barests
often inadequate minimum, These are some of the painful penal-
ties of past lack of advance planning,
Recognizing these {'acts in Santa Monicas the Master Plan does
not propose uniform cross-section standards but ackrrcwiedges
5d
that eaeh street, and sometimes each portion of the street,
must be considered and planned with detailed knowledge of
its conditions.
As part of the Master Plan of Public Works, adopted by the
City, the Department of Public kbrks has prepared detailed
studies and proposed cross-section improvements for Santa
Monica streets. The Master Plan studies have analyzed these
standards and find that they represent a realistic approach
to solving local traffic problems; therefore the Master Plan
accepts these officialiy adopted proposals.
It is reconunended, however, that additional detailed study
be given to determining the best overall cross-section of
the individual routes which ccimprlse the Plan and, as condi-
tions warrant, the standards be improved to ,meet traffic and
safety. require+nents.
TtiE MASTER PLAN PROPOSES FREEWAYS . designed to serve
relatively long .distance traffic, Access is limited to
important thoroughfares with no crossings at grade. Free-
ways do not serve abutting pr•oporty but are buffered from It.
Olympic Freeway This Freeway follows the alignment
adopted by the State Highway Conanirssion, extends westward
across the City and intersects the proposed future 10Coa~t"
Freeway", The present adopted route terminates at Llneoln
Boulevard, but the Master Plan shows the proposed connac-
tton.
A system of interchanges and grade separations, integrated
into the overall transportation and land use plans, is pro-
posed. Dactsians as to actual location and type of inter-
changes and grade separations will be deterrrained 6n negotia-
tions between the State and the City of Santa Monica. The
Master plan suggests the following;
interchanges "Coast Freeway"
4th Street
lincotn Boulevard
14th Street
Cloverfield-2bth Street
Centinela Avenue-Pico Boulevard
grade separations. Ocean Avenue
Main Street
11th Street
17th Street
20th Street
Stewart Street
59
"Coast Freew~a~°9 a ~ ~'tais roaatz: w311 ba nes:dad do ties future
as urbanization is completed in the areas north and northuaest
of the City, as regioaaa'I beach fac3'iitles grout in importance
and the Alarina develops, as regional and interstate coastal
traffic increases, "the need for this extension of thm free-
way network is recogni:ned by bcsth incal and State agencies.
and is now in the talk-and-study stage, The "Coast Freeway'a
wiii supplement the San Diega Freeway now under constructdon®
Wtrsera should the Freewa,,, go? A number of alfiewnatlve routes
through the City have been suggested;
parallel to Lincoln Doutevard,
%~ atop the palisades bluff west of Oeean
Avenue,
~ at the base of the bluff along Palisades
Reach Read,
m a ctsnabirsa~tP~crn of above ro~stesr
After careful study and discussion ,
THE hiAS7ER PI.AI~ PROPt1SE5 T€lE Y°CDAS7' EREE1°IAY°' ALOrVG 7NE BASE of
THE PALISADES RLi1EE P1f,R7t' af' 7dlE DLYGiPiC FREF9,tAY, AidD PARALLEL
7D Li~CDLsN Rt9t1LEVARD SiltBTli i)E T19E C3LYElPIC EREEWAY~
The chief coneern of the City government is 'to avoid adverse
affects upon the communitya `i'he prziposed allgn°•nant appears
likely to cause minimum disturbance of City lifea its land use
pattern and traffic movement, for 'tt folla7ws a natural physi-
cal barrier ~tiaa pali5ades~ grad a =3a~or thoraaughfare ~Llncoln
®ouievard)® Residential areas a°enaate~ intact
Alignment aloise tsa~e r>f rha bluff will perrrait development
of structures to stabilize the~4~S~ua`~~r preservisrg palisades
Park and proteetirsg the craa5tz~l trafficway anti seaward areas,
It also may permit develo;araenY: of a multi--sloe°y a~reeWay to
carry greater traffic vcclu,nae:s,, at the sane tlr°~e using these
structures to buttress the blacff area ~tithout visual or ptaysi-
cal ®bstruttiono This aligr~rr€=.rst, awlth %'ts views esf Sea, beacia,
and mountains, wesu'ld b~e a w~lcoarsa Scenic iraterlud€a ir+ t3ae
metropolitan freer"3ay n~.:,y~ori<~
The alignment along i..incolsn,, if depressed, wiii not bisect the
area visually, near mill it physically disturb Y,he ctaa~reurrity.
Depressing the route.i~a•otects surrounding properties from much
o'f the noise, vibration, and glary: ncsrmaily associated with
freeways,
fi[~
The proposed route avoids the extraoe costs and physical
difficulties of locating along the southerly beach frontage
through the Ucean Park area, tllyh water level and shifting
sands create rrngirreering obstacles which eliminate the possi-
bility of depressing the freeway in this ddstrict; elevated
c.onstruc.tlon would also present i>roblenes and could physically
separate the beaches Fran abutting residential areas. Preser-
vation of this southern beach front will greatly enhance the
redevelopment potential of the area.
The Maxtor Alan suggests the following„
interchanges . . West channel Road
Olympia Freeway at Lincoln Boulevard
Pica Boulevard
Rose Avenue
grade separations .Oeean Park Boulevard
Ashland Avenue
in the area north of Olympic Boulevard as
determined by beach development and necessary
access.
TWE MASTER PLAN I~ROP05E5 A SHOREL.BNE SCENIC DRIVE along
the entire shoreline, giving direct access to parking areas,
recreation centers, beaches, and all points of interest. The
scenic drive is proposed as a divided roadway designed to
provide continuous firaffic flow along the drive and into and out
of parking areas. It would have positive ties to the "Coast
Freeway" and to major and secondary highways serving the beach
a r•eas .
The Master Plan proposes
MAJOR THOROUGHFARES thoscs rrrost Important Ci#y and (nter-
cPty routes, connecting Santa Fioriica with the surrounding areas,
enabling it to serve its central commercial, industrial, and
recreational functions.
North-South East:°West
Ocean Avenue idilshire Boulevard
Lincoln Boulevard Olympic Boulevard
25th-Cloverfield°23rd Pico Boulevard
61
5ECOt;UI`,R1° Y'lPUrOUGIifAI;I~S u . ci-aYcfly serving locally destined
traffic, tyirsg togath^sr the parts of the City and connecting
it to nearby areas.
1Jorth-South ka~,i...tta:t
Jath Street San Vlcs:nte Boulevarai
iJath Street ~sontana Avenue
Centinela Avenu;: Colorado Avenue
Uc<cara park Boulevard
Ashland Avenue
Ro.'e Ave,aue
TRAF'6'iC CULl.1:CYORS m ioca- streets adequate in width and
capacity and of proper alic;~n;aaent to feed local traffic into the
traffic carriers of the strca:t syster;ta
l7tis Strut
20th strut
UtdE-4JAY ST#{LE7S simplifying and arganizing traffic mnve~
mant For e0reater capacity volumes, fle>sibility and safety.
2nd)
3rd) betwUen h<ontana and Colorado
5th)
nth)
Santa t7onica) from Oeean Avenue to avast city Yimits
Broadway )
Conversian of 2nd, 3rda 5th and Etta to one4way streets will
gresatly relieves. the cong~ati%ats do tl'ec central business district,
facilitating tunas and Y;~;proviaag access to aarking arease redue~
d ng delay and araasayance to sntu~nh~:rs a
pairing Santa Monica rand Brasr~deuay as oneaaaay 5trz»ets wilt ease
.both short and longwd#stan~de r.;ove;raent on those streets svithout
the necessity ~f widening tia.s~w ~i:xibillty arari safety would
be lncreasedq since both lc;ft a;acl right turca> could be permitted
at all intr:rscctions without crosrs~~tur?aing rvaoverrsents to disrupt
the mairY flow of trafflca
The Raster Plan gsroposess
7RtlCK ROi77E5 n da:signating a 5ystarn of thoroughfares for
trunk use so that heavy tr'afFic can ba3 cnnflned to streets
52
capable of handling lt, and the dangers, noise, and vibration
of heavy traffic can be eliminated from residential streets
and directed ro streets where it will least disturb bordering
land uses.
Olympic Freeway -- full 9ength
Olympic Boulevard -- full length
Colorado Avanua -- full length
Santa Monica Boulevard -- full length
Broadway -- full length
Lincoln Boulevard -- north to Santa Monica Boulevard
The truck route system provddas access to and circulatloro
through ~ahose areas which uti1tzo truck service, and provides
direct connaetions with freeways and major and secondary
thoroughfares.
THE MASTER PLAN PROPOSES PARlC9NG AREAS . serving the Central
Business District and industrial areas.
The Master Plan proposes !~anaral areas for parking related to
the central business district and to the industrial areas.
Within the areas, theta aro alr•aady sorna concentrations of park-
ing lots (private, commercial, public)i thaw era incorporated
in the Plan where possible and form the basis for Ilya further
recommendations far parking. `!`ha Plan also proposes utilization
of the railroad rdght-of-way for industrial parking. (Sae
"Industrial Areas", page 3g }. Tho Plan does not concern
itself with how these lots shall be provided, only with assuring
sufficient and property located parking for major traffic
generating areas.
THE MASTER PLAN PROPOSES A TR~+,NSPORTATION TERMINAL . serving
all modes of transportation related to major access rautas and
close to the center of the Clt.y, the civic center and future
auditorium, the ecntral business district, the hotels. The
Tanninal can provide;
~ bus facilities for local, regional, and inter-
state service;
:~ a h~lipvrt clack with cansnuting service to other
p~~rts of the tnctrt>px71~ ran area and to the al r-
ports and zfostal service;
:~ taxi ltradincg area;;;
~ parking for terminal patrons and employees.
63
There is no passenger rail
tdme, However, the stngir.
the terminal area cauld be
of service arises. If the
used for a "monorail" mass
Santa Monica terminal cout
Terminal area,
service to Santa Monica at this
rail ling which now extends into
retained if the need for this type
present rlghtAof-way could ever be
transit interurban system, its
i be provided in the Transportation
The Terminal area is also suitable for eertain non-administra-
tive functions of government -® storage and maintenance build-
ings, for instance ®- which should be close to but Head not be
within the C1vic Center®
PUBLIC TRAP1SiT . is currently provided residents by the
Santa Monica Municipal Bus Lines, Los Angeles Metropolitan
Coaches and interstate carriers.
Thirteen City Bus Lines provide service wt thin one-quarter mile
of all homes In Santa ~lonicapwith direct connections to all
points in the metropolitan a¢°aa„
City Bus Lines extend to areas surrounding the City which
contribute great numbers of shoplnars to the eentrai business
district, Venice, °rJestvx~od, Pac1~P`ic Palisades, Cul~>er City,
and others,
There is no passenger terrainai- fa~ut garages are located on the
site of the future Civic Auditorium. it_is_~roposed that all
oassennar and vehiele terminal facilities be located in the
Metropolitan Coach Lines run between the City and downtown Los
Angeles, interstate Derriere operate out of a passenger
terminal on 5th Street south of` Santa Monica. it is proposed
at the Transoortation
RAILitOAGS , , now provide only limited freight service to
Industrial uses in Santa Monica, and ~rrdiscussed in the
"Industrial Areas11 section of this report,
Although several important streets cross the track at grade,
train movement is light and is so timed that street traffic is
rarely delayed or endangered,
C~a
SANTA MOtiICA MUNICIPAL AIRPORT
Plan adoptad by thz Planning Cru:raiission in February Iy5b.
Future development antdcipates a multi-story administration
building with a helicopter dick and additional parking,
The airport is classifded as a "i"yps 4 sub-terminal facility
and is used for aviation related to Douglas, Lear, and other
companies; for business and executive use, demand charter
service, and recreational flyiny. Also, air service is avail-
able betwr;en the Airport and Santa Catalina Island.
Helicopter service is presently confined to cargo transport.
but limited passenger service may be initiated In the future.
The proposers Transportation Terminal includes a heliport,
which would permit easy connection from the Airport to central
Santa Morita,
Air service to all national and international points is avail-
able at nearby Los Angeles International Airport.
A HELIPORT IN SANTA P°40HICA
The Master Plan proposes the drvelo;sment of a heliport a
Transportation_Terminat, directly related to the central
business district and civic cnntcr, close to hotels, and
coordinated with alt other transportation facilities.
The growing use of the helicopter -- its flexdbility for
passenger, mail, cargo, and many other services ~~•® points up the
need for 'copter access direLt to doarnY.own Santa Monica from
other airports and heliports in the roYetropolitan area,
The flight pattern over the industrial district, following the
railroad line, would minimise noise, vibration, and dangers to
the residential areas of that Clty.
65
U RBA N R E N E W A L A N D R E D E V E L O P 11 E N T
Urban renewal is a totai~o°ogram for bettering the physica l
conditions of the cities of America, In his message to Congress _-
which later became the basis for the blousing Act of lg5k -- the
President put it this way;
11In order to clear our slums and blighted areas and to improve
our communities,°we must eliminate the causes of slums and
blight. ThBs is essentially a problem for our cities, However,
Federal as~lstance is justified for communities which fate up to
the problem of neighborhood decay and undertake long-range pro
grams directed to its prevention. Tdva main elraroents of such pro-
grams should include __
"First. Preventlan of the spread of blight into good areas of
the community through strict enfor•cemerot of housing and neighbor-
hood standards and strict occupancy controls®°'
THIS IS CONSERVATION
"Second, Rehabilitation of salvable areas, turning there Into
sound, healthy neighborhoods by replanning, removing, congestion,
providing parks and playgrounds, reorganizing streets-and
traffic, and by facilitating physical rehabilitation of deterior-
ated structures;"
THIS I~S REWA6ILITATiON
"Third, .Clearance and developm~dnt of non-salvable slums."
THIS 1S REDEVELOPNENT
Thus, urban redevelopment is one of the tools to assist local
communities in their effort to eliminate those cand(ttons which
are detrimental to their future growth and prosperity.
REDEVELOPMENT iS NOT TWC TOTAL JO13
Redevelopment in itself is of little signHficance if it is not
coupled with efforts tc retard blight and to prevent its occur_
rence by proper planning, As a matter of fact, any other view
would make the costly work of redevelopment a never ending job.
There must be a three way attack on the problems created by
6b
obsolescence and blight, These ways must be applied to the
different sections of th.. conx~iunity where they will do the most
good, Each is essential to the future welfare of the city and
its people,
PMASE ONE, There must be a Master Plan for the city in which
the best use of all land is defined, There nmust be adequate
supporting legislation in the form of effective zoning and sub-
dPvision ordinances to assure the community that the provisions
of the Master Plan can be effectuated,
PHASE 7W0, Existing health and safety laws should be enforced
with vigor, to eliminate tendencies toward blight that result
Fran Pmproper city housekeeping, Areas showing tendencies to
become blighted should be rehabilitated before it is too late,
Improved streets, schools, parks and playgrounds and other
community facilities should be provided by the city to assure
the return to stability.
PHASE TWREE, When blighted conditions are beyond rehabilita-
tion, then total redevelopment is prescribed, This may apply
to open areas where land has been poorly subdivided, it may
apply to built up areas regardless of whether they are in resi-
dential, commercial or industrial use. The anrount of federal
aid available, however, depends on the type of land proposed
for redevelopment. Redevelopment implies more than tearing
down delapidated buildings, It calls for the development of
more practical street systems, better utility systems, property
located schools, parks and other public facilities,
COMMUNITY REDEVELOPMENT
Legislation enabling cities to pac~ticipate in community
redevelopnent has been In effect since 1946, when the Califor-
nia State Legislature enacted the law whdch recognized the need
for correcting the physical conditions in many communities, Bn
194q the Federal Government provided, through the Mousing Act
of 1949, for the assistance to ~:onxnunitdes participating in the
program, Redevelopment Agencies have been appoPnted in several
titles and much progress has been made in the accomplishment of
redevelopment protects.
Community redevelopment is not to be confused wdth public hous-
ing, Each of these activities has its own obJectives, Redevelop-
ment legislation proposes assistance to private enterprdse for
the elimination of blighted areas and the transfer of cleared
land to private developers for reuse in conformity with the pro-
visions of the Master Plan, The Redevelopment Agency has the
67
power to use eminent domain proceedings to acquire land and
assemble it into large and usable parcels. It may cause. land
to be cleared of existing structures, both above and below the
ground, tt may provide for the replac~uent of these public
facilities with better and more adequate ones. The Agency may
sell the land to private 1ndlviduals or groups at a price
determined by the re-use value of the land for the purposes
established in the Master Plan. If the re-use price is less
than the costs to the city, then the Agency may take advantage
of Federal financial assistance in writing off the loss. The
State Redevelopnent Act presents another method for meeting
the City's part of redevelopment costs by permitting revenue
increments from the new development to be applied to retire-
ment of the City's obitgations.,
In the planning stages, Federal assistance may be available to
the city in the form of loans. These loans may be later charged
off as part of the cost of the project.
And the Federal law requires that the "locality r„ust commit it-
self in Lts Workable Program to the attainment of essential
obJectives with respect to the foliowingo
i. Codes and ordinandes
2. A comprehensive community plan
3. Neighborhood analyses
4. Administrative organization
5. Financing
6. Housing for displaced families
7. Citdzen particdpation"
58
THE STATE ftEDEVE!_OPMEiJT ACT DEFINES BLIGHT
Section 33040 It is found and declared that there exists in
many communities blighted areas which constitute either social
or economic liabilities, or both, requiring redevelopment in
the interest of the health, safety and general welfare of the
people of such communities and of the state, These blighted
areas are characterized by one or more of the conditions set
forth in Sections 33041 to 33044, inclusive,
Section 33041 A blighted area is characterized by the exist-
ence of buildings and structures, used or intended to be used
for living, commercial, industrial or other purposes, or any
combination of such uses, which are unfit or unsafe to occupy
for such purposes and are conducive to iii health, trans-
mission of disease, infant mortality, Juvenile deldnquency,
and crime because of any one or a combination of the following
factors;
(a) Defective design and character of physical construction
(b) Faulty interior arrangement and exterior spacing
(c) Nigh density of population and overcrowding
(d} Inadequate provision ?or ventilation, light, sanitation,
open spaces, and recreation facilities
(e) Age, obsolescence, deterioration, dilapidation, mixed
character, or shifting of uses,
Section 33042 A blighted area is characterized by;
(a) An economic dislocation, deterioration, or disuse, result-
ing from faulty planning
(b) The subdividing and sale of lots of irregular form and
shape and inadequate size for proper usefulness and develop-
meet
(c) The laying out of lots in disregard to the contours and
other physical characters:>ttcs of the ground and surround-
ing conditions
(d) The existence of inadequate streets, open spaces and
utilities
(e) The existence of lots or other areas which are subject to
being submerged by water,
Section 33oit3 A blighted area is characterized by a prevalence
of depreciated values, impaired investments, and economic
maladjustment to such an extent that the 'capacity to pay taxes
is reduced and tax. receipts are inadequate for the cost of the
public services rendered,
69
Section 33044 A blighted area is characterized by;
{a) In some parts of the blighted area, a growing or total
lack of proper utilization of areas, resulting in stagnant
and unproductive conditions!of land potentially useful and
valuable for contributing tp the public health, safety and
welfare.
(b) in other parts of the blighted area, a loss of population
and reduction of proper utilization of the area, resulting
in its further deterioration and added costs to the tax-,
payer for the creation of new public facilities and servi-
ces elsewhere,
Section 33045 It is further found and declared that;
(a) The existence of blighted areas characterized by .any or
all of such conditions constitutes a serious and growing
menace which is condemned as inJurious and inimical to the
public health, safety and welfare of the people of the
communities in which they exist and of the people of the
State ,
(b). Such blighted areas present difficulties and handicaps..
which are beyond remedy and control solely by regulatory
processes in the exercise of the police power,
(e) They contribute substantially and increasingly to the
problems of, and necessitate excessive and disproportionate
expenditures for crime prevention, correction, prosecution
and punishment, the treatment of delinquency, the preserva-
tion of the public health and safety, and the maintaining
of adequate police, fire, arod accident protection and other
public services and facilities,
(d) The menace is becoming increasingly direct and substantial
in its significance and effect,
(e) The benefits which will result from the remedying of such
conditions and the redevelopment of blighted areas will
accrue to all the inhabitants and property owners of the
communities in which they exist.
Section 33046 It is further found and declared that;
(a) Such conditions of blight tend to further obsolescence,
deterioration, and disuse bE;cause of the lack of incentive
to the individual land owner and his dnabitity to improve,
modernize, or rehabilitate his property while conditions
of the neighboring property remains unchanged,
(b) As a consequence the process of deterioration of a blighted
area frequently cannot be halted or corrected ex4ept by re-
developing the entire area, or a substantial portion of it,
70
(e) Such conditions of blight are chiefly found in areas sub-
divided Into small parcels, held in divided and scattered
ownerships, frequently under defective titles, and In many
such Instances the private assembly of the land in blighted
areas for.redeveiopment is so difficult and costly that it
is uneconomic and as a practical matter impossible for own-
ers to undertake because of tine lack of the legal power and
excessive costs,
(d) The remedying of such conditions may require the public
acquisition at fair prices of adequate areas, the clearance
of the areas through demalition of existing absolete, inade-
quate, unsafe, and insanit8ry buildings, and the redevelop-
ment of th-a areas suffering from such conditions under pro-
per supervision, with appropriate planning, and continuing
land use and construction polbcies,
Section 33047 For these reasons it is declared to be the policy
of the State,
(a) To protect and promote ilia sound development and redevelop-
ment of blighted areas and the general welfare of the
inhabitants of the conmunities in which they exist by remedy-
ing sueh injurious condltions through the employment of all
appropriate means.
(b) That whenever redevelopment of blighted areas cannot be
accomplished by private enterprise alone, without public
participation and assistance in the acquisition of land, in
planning and in the financing of land assembly, in the work
of clearance, and in the making of improvements necessary
therefor, it is in the public interest to employ the power
of eminent domain, to advance and expend public funds for
these purposes and to provide a means by which blighted
areas may be redeveloped or rehabilitated„
(c) That the redevelopment of blighted areas and the provision
for appropriate continuing sand use and construction poli-
cies in them constitute public uses and purposes for which
public money may be advanced or expended and private pro-
perty acquired, and are governmental functions of state
concern in the interest of health, safety, and welfare of
the people of the state and of the communities in which the
areas exist.
(d) That the necessity in the public Interest for the provi-
slons of this part is declared to ba a matter of legisla-
tive determination,
PLANNING l1ND REDE4'ELOI"19ENT
In both the State and the Federal legislation there was great
emphasis on the need for planning, both comprehensive and In
detail, before engaging In redevelopment, To merely rebuild
blighted areas without improving the conditions in the city
would be unthinkable. To use publ.tc funds under such conditions
~r
would certainly subject the community to criticism, It was for
this reason that many safeguards were placed in the legislation
to assure the people of the eormnunity that the planning function
would be a responsible partner in the operation.
In the State Redevelopment Act, the following prerequisites are
listed:
Section 33450 Deface any area is designated for redevelopment®
the community authorized to undertake such redevelopment shall
comply with the requirements of this article,
Section 33451 The Community shall have a Planning Commission.
Section 33452 The Community shat) have a master or general
community plan, adopted by the planning commission or the legisia-
tive body, The plan shall inelude alt of the following:.
(a) The general location and extent of existing and proposed ma-
Jor thoroughfares, transportation routes, terminals and
other major public utilities and facilities,
(b) Aland-use plan which designates the proposed general
ddstribution and general loeation and extent of the uses of
the land for housing, businessi industry, recreation, educa-
tdon, public buildings and grounds, and other categaries of .
public and private uses of land,
(c) A statement of the standards of population density and build-
ing intensity recornmended.for the various districts and the
otlher territorial units, and the estimates of future popula-
tion growth, in the territory covered by the plan, all
correlated with-the land-use plan,
(d) Maps, plans, charts, or other descriptive matter showing the
areas In which conditions are faund indicating the existence
of blighted areas.
72
URBAN RENEWAL. IN SANTA MONICA
The Planning, Commission and City Council of Santa Moniea have
stated their concern about the environment in certain sections
of the city, By their action in establishing a Redevelopment
Agency, they :will indicate their belief that, if blight exists
within the City, it should be cleared up before greater damage
occurs. The City is now in a position to investigate those
areas wherein blight is suspected of existing.
How the renewal is to be done and by whom, has not yet been
determined. The use to which the land may be put will be
determined by the Master Plan, now completed and ready for pub-
lle hearings and adoption fn the near future,
The studies accompanying the Master Plan attempt to identify
the areas where intensive study should be undertaken. They are
based on statistics from the 1950 U, S, Census of Housing and
indicate the condition of dwellings, percentage of renter-
occupied dwelling units and contract monthly rent and persons
per room,
Sane of the material is from new original research and other
from the Master Plan report and the preliminary research, All
data will be made available to the. Redevelopment Agency to
assist. it in its work,
In no way do these studies state that any one area or any one
block IS OR iS NOT blighted, Trey merely point out that, by
comparison with other areas and other blocks, certain relative
conditions are observable, NO ONE OF THE CRLTERIA REPORTED ON
IS IN ITSELF AN INDICATION OF BLIt7HT, The total -- the summary --
of the findings, however, do point: to better and sounder areas
and to areas less desirable, less stable,
Fran ttrese studies, areas can be designated for the appropriate
action program - conservation, rehabilitation, redevelopment.
T3
APPENDIX A; FOR11 USED IN ESTIMATING NEIGHBORHOOD
COPIMERCIAL NEEDS AT ULTIMATE DEVELOPMENT
Neighborhood Connnarciai Needs puadrant
At 125/s .ft. At 55/s .ft.
A, Median income
B. Number of families
C. Gross income (A x B)
D. Consumption expenditures
(82% of C)
~'
E. Food expenditures
26°I of D
F. Food expenditures at
neighborhood canter
(7D% of E)
G. Food sales space needed
(at $125 .and at $55
per square foot)
~
H, Total food store space
~
(G x 1.33)
I. Total space all stores
(Hx2)
J. Totai commercial land
_ (I_ x 4 at 3;l parkins)
Income and expenditures figures and percents are from Community
Surveys data, Number of families is from Master Plan proposals,
A range was developed, using $125 annual gross sales par square
Foot of sales space, which has been found necessary for super-
markets, and $5y par square foot which is needed for other food
outlets and neighborhood stores. (From studies compiled by Kawneer
Company, Berkeley, California.)
The ratios In H, 0, and J era from various shopping center studies
and a study of existing Santa Monica canters.
Thts estimating technique is based upon the method used by the
San Francisco Department of City Planning in its report Local ShoP-
in Districts in„MSaro Francisco, 1952,
74
A P P E N D I X 9 P I C O R O U L E VAR D S T U D Y
Pico Eoulevard vr<'a; selected for a closer lcrol< at the problems
of strip coaune:rcial zoning on highways and an examination of the
potential for more productive developrnent.
Existing land use along Pico 3oulevard is as follows:
Approx. Percent
Use Acres of Total
Neighborhood shopping centers
at Lincoln, 24th, 29th, 33rd 5.5 10%
Other uses: scattered commercial,
industrial, residential, mixed
(including vacant buildings) 33»5 60%
Vacant land 17.0 30%
70TAL net commercially coned r _
land along Pico (excluding streets) 5~ 100%
The Land Use Inventory of ig5b revealed a total of only 41.4 acres
of vacant commercially zoned }and in ttre whole City.. 41 percent
of this total is along one street -- Pico floulevard -- wrderlining
the obvious unsuitability of this frontage for comrnzrce.
The existing neighborhood centers will undoubtedly expand to rn '~'.t
growing needs, and this will give firm econcxnic support to sOmt:
additional acres, but °- to give best service. and sound invzstment
-- this expansion should be encouraged to concentrate in "czrrters"
rather than string out along the highway,
There stilt remain several acres of commercially zoned land whose
support depends largely upon highway patronage. The instability
of highway traffic as an economic base has been amply deanonstrated.
Pico is subject not only to chanyrs in shopping patterns and mer-
chandising techniques which have promoted shopping centers, but
will also feel the impact of the Olympic Freeway both in volume
and in changing nature of traffic.
75
Some of the conumarcially zoned land on Rico has already been
developed or converted to industrial use. On this basis --
and for want of a better solution -- some cities have zoned
excess commercially zoned highway frontage for industry,
This course may offer some short term opportunities for a
few property owners, but it is no solution. On the contrary,
the typical pattern of shallow and narrow lots in multiple
ownerships does not attract substantial industrial firms,
Often the industries that do come in under these conditions
are as unstable as their predecessors, The adverse effect
on abutting properties is almost impossible to calculate,
1_ots 25~ by 100' are obsolete for almost any modern use.
The City could provide assistance to- bringing this land into
productive use through renewal activities. In cases where
development is blighted, small lots can be assembled into
usable parcels.
Each group of lots or block of frontage must be individually
studied, alternatives weighed and decisions made in terms of
its own conditions =-_tot patterns- street pattern; surround-
ing uses, and other factors affecting the use of land.
The illustrations on the following pages explore the poten-
tialities of one typical block for multiple residential
development. It is assumed in this study that the land has
been privately or publicly assembled into a single, block-
long parcel with enough space far multiple residential units.
Other major problems to be solved In achieving desirable Jib-
ingconditions along a highway 1'nclude accessy highway ;noise,
and compatibility with nearby uses.
Vehicular access to multiple residential use fronting on the
highway should be via the side streets if possible. Oirect
access from the highway must, for safety's sake, be prohibited,
In the sketched situation, access Js via the side streets and
rear alley, The alley is made one-way, to minimize traffic
volume, confusion, and noise. The parking stalls can be under
the building if desired,
Highway noise should not disturb apartment dwellers Jf the
building is set back and generously landscaped, as indicated.
The structure can be designed so that no apartments .face the
highway,.
Compatibility can he assured through adequate off-street park-
ing requirements and controlled traffic movements (residential
streets must not be• encumbered with all-day curb parkers), and
76
throciyh physical separations -- with walls and/or larndsc:ap-
iny along the alley, as sugyestaci in tha study.
Anottiar partianvl rica i3otrlevard frontage, located near
City Colleye, is proposer! far off-street parking sa vitally
needed by the: folleye. (See Master Fran Map,) Other frant-
ays areas are suitable for various other uses. Small lots,
however, must be assembled into parcels of usable size, ade-
quate to include necessary buffers, setback provisions, and
off-street parking.
77
PICO BOULEVARD STUD`f
...~... .. e...-_. w
~ ~
J~
~ ~ ~
®-~ .ALLEY ~ ~
S ~
~ _ _ t- o. d1.0
N : ' N .. ~ ~
...............::: ..................... ..,. 3 m
..o.. o F W ~ Ca
x a °a na. > U9 fn
N a _.. I W O w
m ~~ ~ ~
y ..w F
PIC® BLVD. ~W
a
~~~ ~m
~~ ¢
_~`~' °'
h
~ N ~ r
~ ~
a ALLEY ~°,~
a
N
Z
N
0
O
314.7'
P1C0 BLVD.
~ ~ ~ ~ ~
a ALLEY -n°i
x
N
°o °o
U U U > > > > > > > > >
ze.7 2s. ,~ ~~ ~~ 26,
PICO BLVD.
x
e-
N
Z ~J
I-
~ ~
W
J C7
m Z
~ ~
~ ~
Q m
Z W
Q
J o
W
N
Z
Q
J
C7
Z_
F"'
~_
X
it1
o:
w
~ v_
J m
3
~ °
Z U U
Z N U
LL
0 ~ Z Q
m ~ Q ~"'
riir ~ 1
?-
_J D
Q ~Q
a Q
~
U i H
l
~ Z ~'-
J
~ L) Q
~
o zW Q
~ ~ >
11 u
~
!1
U to >
g
z
w
el
2
W
Q
h
~8
FOOTPIOTE S
COMMERCIAL AREAS
1, Murphy, R. E., <md J. E. Vance, Jr„ "Delimiting the
CBD," Economic Gca grapes, July 1954, P• 189.
2, Coinnunity Surveys, p, 98,
3. Trading Area Survey, p, b,
4, Conaounity Surveys, p, 98.
5. For method of estimating neighborhood commercial needs,
see Appendix A,
b, Community Surveys, p. 104,
INDUSTRIAL AREAS
1, Connnunity Surveys, "industry of Santa Monica," pp. 48-63,
RECREATION AND CONSERVATION
i. Public Facilities, "Reereation Services," pp, 14-30.
2, Guide for Planning Recreation Parks in California, Cali-
fornia Committee on Planning for Recreation, Park Areas and
Faci1'ities, Sacramento, 1956.
3. Public Facilities, pp, ib-19. The Report analyzes each
existing facility and the 1mplicatlon on it of changing land
use.
4. Guide for Planning Recreation Parks in California, p, 23,
PUBLIC FACILITIES
1. Public Facilities, "Schools," p. 37.
80
Prepared by;
SIPiON EISPlER AMD ASSOCIATES
CITY PLP.PINING CON5UlTANTS
Arthur 14. Shatz Principal Planner
Royce Neuschatz Report Writrr
ei