sr-042710-8aCity Council Meeting: April 27, 2010
Agenda Item:
To: Mayor and City Council
From: Eileen Fogarty, Planning & Community Development
Subject: Discussion of Development Agreement Concept Plans for Agensys, Inc.
Project at 1800 Stewart Street.
Recommended Action
Staff recommends the City Council:
1. Review and comment on Agensys, Inc.'s Development Agreement proposal
involving a proposed 153,000 square foot research and development, office, and
manufacturing facility at 1800 Stewart Street;
2. Direct staff to pursue the Development Agreement negotiation process; and
3. Provide direction for negotiating potential public benefits, appropriateness, and
design alternatives identified by the Planning Commission and staff.
Executive Summary
Agensys, Inc. is a bio-technology company specializing in the research and
development of cancer pharmaceuticals which has been located in Santa Monica since
1997. Operations are currently spread out throughout Santa Monica within separate
buildings. Agensys is seeking to consolidate their operations into a single building and
is proposing that the City consider a Development Agreement to allow the construction
of an approximate 153,000 square foot building at 1800 Stewart Street, located in the
Light Manufacturing and Studio (LMSD) zone and the Special Office District of the
General Plan.
The proposed new construction would be upwards of 45-50 feet, two and three stories,
and would house Agensys' research and development, office,. and manufacturing
operations. Additionally, the building, as currently designed and proposed, incorporates
the following key components:
• Siting close to Stewart Street to provide pedestrian orientation
• A pedestrian pathway providing a connection to the Bergamot Station property
• Ground-level open space accessed directly from the Stewart Street sidewalk
• A widened sidewalk along Stewart Street
• An architectural style that respects the traditional use of the site and surrounding
area
• 200-220 surface-level parking spaces
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• A cafe open to the public and accessible from Stewart Street with an outdoor
dining area
The current design has been revised twice since the original submission to the City.
The conceptual plans presented to the Planning Commission on February 17, 2010
are shown on page 7. Planning staff is continuing to work with the project applicant
regarding the design and appropriateness of the proposed project. Additionally, input
from the public was given at a public workshop, attended by 14 people, on January
19, 2010 and the Planning Commission on February 17, 2010. This input will guide
future plan revisions. Specifically, design comments have been focused primarily on
the following:
• Mass, scale, and pedestrian orientation along Stewart Street
• Architectural style of the proposed building
• Reduction of surtace level parking spaces
• Providing ground level open space
• Pedestrian access across the site to Bergamot Station and the future EXPO light
rail station
• Implementation of an aggressive Transportation Demand Management (TDM)
plan to help reduce single occupancy vehicle trips
• Potential of a bike path through the site along the southern property line
• Ensuring that all proposed construction is compatible with the mass and scale of
the surrounding neighborhood
Staff recommends the City Council direct staff to proceed in negotiating a Development
Agreement addressing the design issues identified above as well as public benefits.
Background
Development Agreements are not quasi-judicial matters like Development Review
Permits or Conditional Use Permits. They are negotiated contracts between the City
and an applicant and are implemented by ordinance. Therefore, to avoid negotiating a
project the City Council cannot ultimately accept, this "Float-up" process has been
initiated. This proposal was brought to the Planning Commission for discussion at its
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February 17, 2010 meeting and the Commission's recommendations to the City Council
are included later in this. report. The City Council's discussion will provide direction to
staff and the applicant about the key issues to be addressed during the Development
Agreement negotiation process. Attachment C contains the applicant's concept plans.
Discussion
Applicant's Project Description
The latest version of the site plan, received April 1, 2010, has been developed in
response to staff, public, and Planning Commission input. The current conceptual site
plan has been developed reflecting the locations of the buildings on the site, the
massing of the structures, the location of surface parking spaces, the proposed
pedestrian path, and a sense of the proposed building look and finishes. As proposed,
the building-would consist of the following components:
• 33,000 square feet for administration offices and amenities;
• 50,000 square feet for manufacturing of new cancer treatments;
• 70,000 square feet for research and development (R&D).
The project involves both new construction and reuse of part of the existing 64,000
square foot steel warehouse building. The new construction would be built on the
southern half of the lot and would cover almost the full length of the parcel from east to
west. Furthermore, the proposed construction would be designed with two buildings
connected by an enclosed lobby on the ground floor and common corridor on the
second floor. The proposed front building, facing Stewart Street, would be three stories,
approximately 46 feet tall and would house the administrative offices (22,000 square
feet) on the third story while the research and development (70,000 square feet) space
is proposed to be located on the 15f and 2"d floors respectively. The rear building,
adjacent to Bergamot Station, would be two stories and would house the manufacturing
(50,000 square feet) operations.
The existing warehouse building, currently located facing Stewart Street, would be
partially reused and located on the northern half of the lot. The building would be
3
renovated and a portion of the structure would remain enclosed housing meeting rooms,
a workout facility, a kitchen, and a cafe (open to the public) comprising approximately
11,000 square feet. The existing steel trusses would also be retained to cover an
outdoor dining area and also define a proposed pedestrian path connecting Stewart
Street to Bergamot Station through the center of the site. The site plan below illustrates
the proposed plan.
.4pensys~, Inc. wa,v,o
ti swr_~xeacq cssxoaxu QSITE PLAN
Proposed Site Plan received April 1, 2010
Community Benefits
The applicant has suggested the following list of project features would provide public
benefit:
• Public pedestrian pathway to allow access to Bergamot Station and the planned
EXPO. Light Rail Station at Bergamot Station
• Ground-level public open space located adjacent to Stewart Street
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• Cafe and plaza open to the public
• Widened from approximately 7 feet to 10 feet to allow pedestrians easier access
to the proposed pedestrian pathway
Appropriate building massing and pedestrian orientation
• LEED Certified Building
• Programming. for Youth Learning to introduce the field of biotechnology,
possibility of internships and youth outreach
• Potential partner regarding shared parking district
• Trip reduction measures
At this early stage in the process, the proposed conceptual plans have been
preliminarily reviewed by the Planning staff design team. Comprehensive project plans
and alternatives would be developed during the Development Agreement process
based on direction from the Planning Commission and City Council pertaining to the
project's site plan, size, scale, and public benefits. As discussed in the General Plan
section below, the project must be consistent with the current General Plan and the
Agreement negotiation will also anticipate the new Land Use and Circulation Element
(LUCE).
Zoning Ordinance and General .Plan Consistency
Light Manufacturing Studio District (LMSD) Zoning District
The LMSD zone establishes property development standards which govern the height,
bulk, and mass of buildings. Furthermore, this zoning district was established to support
the preservation of existing light industrial uses, provide a location for studio-related
uses and post-production uses and provide opportunities for artist live-work studios.
Additionally, the zone also permits by right laboratories and facilities for medical testing
and scientific research development and testing.
Development standards in the LMSD allow for a baseline floor area ratio of 1.0 and a
baseline maximum height of two stories and thirty feet in height. The project is proposed
to have a .88 floor area ratio and be up to three stories and approximately 45-50 feet,
which is not consistent with the LMSD zoning standards. However, because a
Development Agreement establishes the development standards for the project, the
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zoning standards do not need to govern the proposal. Compliance with the General
Plan is required however.
Special Office District Land Use Designation
The subject property is in the Special Office District of the City's current General Plan
Land Use Element. Policies in this District are geared primarily toward regional-serving
office uses. Furthermore, specific policies establish maximum height standards and
floor area ratios. Land Use Policy 1.8.7 establishes a maximum height of three stories,
45 feet and a maximum floor area ratio of 2.0. The proposal is consistent with these
policies with the exception of the proposed overall height of the building at
approximately 45-50 feet. For this reason, it may be necessary to process a General
Plan Amendment concurrently with the Development Agreement, since a Development
Agreement must be consistent with an adopted General Plan.
Land Use and Circulation Element Update (LUCE)
In addition to maintaining compliance with the current General Plan, the City is actively
engaged in developing new General Plan goals and policies for the City. Although the
nevv goals and policies may not be adopted before this proposal is ready for final
consideration, the LUCE vision is based on planning principals and community values
that may be applied to future proposals. Accordingly, the Development Agreement for
this project should contemplate the LUCE goals so that the project that ultimately
returns to the Planning Commission and City Council addresses community priorities,
appropriate design, uses, and transportation demand management programs
established through the LUCE process.
Agensys' proposal is generally compliant with the adopted general plan and the
forthcoming LUCE. The project's overall floor area, number of stories, and use are all
consistent with existing and future General Plan policies. As mentioned above, the one
exception is the proposal to allow the building to be 45-50 feet in height, which is not
6
compliant with the permissible building height identified in the adopted General Plan,
but would be compliant with the forthcoming LUCE.
In the LUCE, the subject property would be within the Bergamot Transit Village land use
district. This district would potentially allow, subject to a discretionary review process,
projects that provide community benefits to request a height up to 55 feet and 3.0 FAR.
Although this project would be consistent with those standards, a General Plan
Amendment may be necessary if the project hearings occur prior to the adoption of the
new LUCE.
The Bergamot Transit Village land use district envisions a mixed-use creative
arts/entertainment center focusing on the planned Bergamot Light Rail Station. It is
further envisioned that the Bergamot Transit Village would expand opportunities for
housing, local-serving retail uses, creative arts and consolidated parking in a small grid
network of green streets and pedestrian pathways.. As part of this vision, businesses
engaged in advanced research and development would also be acceptable uses.
Rendering presented to the Planning Commission on February 17, 2010
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Site Plan presented to the Planning Commission on February 17, 2010
Previous Council Actions
There have not been any previous City Council actions regarding the proposed
Development Agreement.
Planning Commission Action
The Planning Commission conducted a public hearing on this proposal on February 17,
2010. Based on input from the applicant and the public, the Planning Commission
recommended the following to the City Couhcil:
• Begin Development Agreement negotiations
• Enhance the proposed architecture of the building possibly incorporating an arts
theme
• Enhance ground level open space
• Widen the Stewart Street sidewalk
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• Provide greater park space on the west side adjacent to Bergamot Station
• Add apedestrian/bike path along the south side of the property
• Consider providing shared parking
• Ensure that Transportation Demand Management measures are incorporated to
reduce single-occupant vehicle trips
• Consider providing job/internship opportunities for local youths
• Encourage designing the building to achieve LEED Gold status
• Plant up to forty (40) 6-inch box trees
A copy of the February 17, 2010 Planning Commission staff report is contained in
Attachment A.
In response to the Planning Commission's comments, and in subsequent meetings with
planning staff, the applicant submitted a revised site plan to city staff on April 1, 2010.
The revised site plan responds to many of the Planning Commission's and planning
staffs comments. The applicant would like the input of the City Council before
proceeding further.
Alternatives
In addition to the recommended action, the City Council could continue the discussion
for analysis of additional options with. agreement from the applicant.
Environmental Analysis
CEQA review is not required for the purpose of a preliminary discussion of the feasibility
of a potential project and the appropriateness and potential public benefits of a
Development Agreement for the site (State CEQA Guidelines Section 15262).
Environmental analysis will be completed prior to considering approval of the
Development Agreement process.
Public Outreach
City staff. has begun the public outreach process to inform the neighborhood and
general public about the proposed project. Specifically, on January 19, 2010 Planning
staff held a community workshop at the Thelma Terry Center to discuss the overall
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design. Comments from the public at that meeting were primarily focused on issues
ranging from traffic concerns, how waste from the proposed building will be handled,
and the amount of potential development in the general vicinity to concerns over
possibly losing a Santa Monica-based business if the project is not approved.
Additionally, notices of the public hearing at the February 17, 2010 Planning
Commission hearing were mailed to all owners and residential and commercial tenants
of property located within a (500 foot) radius of the project and published in the Santa
Monica Daily Press at least ten consecutive calendar days prior to the hearing. The
same noticing was also prepared for this hearing to City Council on April 27, 2010.
Financial Impacts & Budget Actions
Staff costs for the Development Agreement process are paid from application fees.
There is a wide range of public benefits that the developer could be required to provide
pursuant to the Development Agreement negotiations. The associated fiscal impact will
be determined prior to the Development Agreement returning for City Council
consideration.
Prepared by: Bradley J. Misner, Principal Planner
Forwarded to Council:
~.
Rod Gould
City Manager
ATTACHMENTS: A. February 17,-2010 Planning Commission Report
B. Public Notification
C. Site Plan
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Approved:
ATTACHMENT A
February 17, 2010 Planning Commission Report
11
Planning Commission Meeting: February 17, 2010
Agenda Item: 9_A
To: Planning Commission
From: Amanda Schachter, City Planning Division Manager
Subject: .Discussion of Concept Plans for the construction of a new biotechnology
research and development facility of approximately 153,000 square feet
Address: 1800 Stewart Street
Applicant: Agensys, Inc.
Recommended Action
It is recommended that the Planning Commission:
1. Recommend that the City Council initiate the Development Agreement
negotiation and review process;
2. Discuss the applicant's Development Agreement proposal and provide direction
regarding its potential public benefits and appropriateness for the redevelopment
of the site.
Executive Summary
Agensys, Inc. is a bio-technology company specializing in the research and
development of cancer pharmaceuticals and currently located in Santa Monica since
1997. Their operations are spread out throughout Santa. Monica within separate
buildings. Agensys is seeking to consolidate their operations into a single building and
therefore is proposing that the City consider a Development Agreement to allow the
construction of an approximate 153,000 square foot building at 1800 Stewart Street,
located in the Light Manufacturing and Studio (LMSD)-zone and the Special Office
District of the General Plan.
The proposed new construction would be upwards of 55 feet, two and three stories, and
would house their research and development, office, and manufacturing operations.
Additionally, the building would be designed with the following key components:
• appropriate pedestrian orientation along Stewart Street;
• a pedestrian pathway to allow pedestrian access to both the planned light rail
station at Bergamot Station and the uses at Bergamot Station;
• ground-level open space proposed at the rear of the site adjacent to Bergamot
Station;
• a widened sidewalk along Stewart Street;
• 300 surface-level parking spaces.
The site is currently occupied by two structures that total approximately 138,000 square
feet and have most recently been used by movie production businesses such as 20rn
Century Fox. These structures would be demolished as part of the project.
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The proposed use is consistent with the property's LMSD zoning and Special Office
land use designation. However, Agensys is seeking a Development Agreement and
therefore project compliance is limited to the General Plan Land Use Element, while
other aspects of the project such as height, parking, and other standard zoning
requirements do not apply and will be established by the Development Agreement.
Furthermore, because the City is engaged in developing new General Plan policies and
vision for the-City, a Development Agreement for this project also needs to contemplate
future Land Use and Circulation Element (LUCE) goals and policies so that the project
that ultimately returns to the Planning Commission and City Council not only addresses
community concerns, but its design, uses, features and infrastructure will contribute to
the community.
There are also five additional Development Agreement proposals (Papermate, Robert's
Center, Paseo Nebraska, Lionsgate, and the Village Trailer Park) currently proposed in
the vicinity of this project and within the LMSD zone to be considered. Because of the
potential of these projects moving through the Development Agreement process, and
ultimately obtaining approval for construction, staff has received significant community
feedback and concerns about these projects. Specifically, if the Planning Commission
decides to recommend that this project moves forward for consideration by the City
Council, staff suggests the Planning Commission focus on the following issues:
• Ensure that the project is evaluated in coordination with the forthcoming Land
Use and Circulation Element (LUCE);
• Ensure the project is analyzed in a cumulative manner regarding traffic and site
planning;
• Considered in the larger context with a vision for the entire area and the project's
relationship to other projects.
• Consistency with the General Plan;
• Consideration of alternatives;
• Identification of negotiating points;
• Discussion of desirable infrastructure/public benefits.
If a Development Agreement is initiated, the negotiations between the applicant and the
City should:
1) Achieve a design and uses that contemplate the LUCE vision while .being
consistent with the adopted General Plan. Specifically, an emphasis on the
mass and scale of new construction should be considered;
2) Negotiate public benefits. such as open space, pedestrian amenities, and
streetscape design;
3) Negotiate Transportation Demand Management measures to reduce single-
occupant vehicle trips;
Project Status
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Since the initial meeting to discuss the conceptual plans, planning staff and the design
team have been working with the applicant in an effort to address the above listed
negotiation points. Thus far, some progress has been made to address mass, scale,
pedestrian orientation and open space. At this point, the applicant and staff desire input
from the Planning Commission and City Council to guide future plan revisions.
Additionally, a community meeting was held by planning staff oh January 19, 2010 to
obtain additional design input. Comments from that meeting have been recorded and
given to the applicant for consideration.
Background
As discussed above, the site is currently occupied by two buildings totaling
approximately 138,000 square feet. The building located near the rear of the site is a
two-story, L shaped building that has been most recently used as entertainment
production office space, while the second building is a steel warehouse structure that
has also been used for filming and movie production. On February 19, 2009, the City
approved an Administrative Approval application to allow fagade improvements, the
warehouse structure to be renovated, and the addition of 7,315 square feet of total
mezzanine space for a new entertainment production company. Construction on this
project has been suspended so that Agensys can .pursue this Development Agreement.
Project /Site Information
The following table provides a brief summary of the project location.
Zoning District:
Land Use
Element Designation:
Parcel Area (SF):
Parcel Dimensions:
Existing On-Site Improvements:
Rent Control Status/Remaining
tenants on-site:
Adjacent Zoning Districts and
Land Uses:
LMSD
Special Office District
176,000 square feet
Two-story office structure
and one story warehouse
structure
Not applicable
LMSD/Office structure to the
north, parking lot to the east,
Bergamot Station to the
west, the City Yards to the
south
The subject property is approximately 4 acres and is located on the west side of Stewart
Street between Olympic Boulevard and Exposition Boulevard. The site is located in the
LMSD zoning district immediately adjacent, to the east, of Bergamot Station. Additional
surrounding land uses consist of the City Yards, Stewart Street Park, and the Stewart
Street mobile home park to the south; the Santa Monica College remote parking lot
across Stewart Street to the east; and the MTA right-of-way directly to the north. A
single family neighborhood is located south east of the project and is bounded. by
Exposition Boulevard on the north, Centinela Avenue to the east, Pico Boulevard to the
south, and Stewart Street to the west.
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Discussion
Development Agreements are negotiated contracts between the city and an applicant
that specifies the design parameters and development requirements of a project. In
order to avoid negotiating a project the City Council finds unacceptable, this proposal
has been brought forward for a preliminary discussion with the Planning Commission.
regarding the feasibility of a Development Agreement. The Commission's discussion
will help advise the City Council, provide. initial direction to staff, and inform the
applicant. The information gathered during this discussion will be used by the applicant
and City Council to evaluate the potential health, safety and welfare benefits and
impacts of the proposal and potential alternatives.
Applicant's Project Description
Conceptual Design renderings of the proposed Project have been developed reflecting
the locations of the buildings on the site, the massing of the structures, the location of
surface parking, and a sense of the proposed building look and finishes.
The proposed building will consist of the following components:
• 33,000 square feet for administration offices and amenities;
• 50,000 square feet for manufacturing of new cancer treatments;
• 70,000 square feet for research and development (R&D);
• A 20,000 square-foot elevated landscaped plaza; and
• Surface parking for approximately 300 cars (all required spaces are included on
site)
The 22,000 square feet of administrative offices are to be located in a two-story portion
of the facility facing Stewart Street. The amenity functions, including meeting rooms,
employee-only fitness center, and cafeteria/employee lunch room, are to be located on
the second level with direct access to the elevated landscaped plaza. The
manufacturing area is located in a two-story building, with 25,000 square feet of floor
area on each level. The R&D portion of the. facility will be located on the 2"a and 3`a
levels, each at approximately 35,000 square feet, and located on the Bergamot Station
side of the property. The proposed 300 car surface parking for employees will be
15
secure and covered. The 2"tl Level landscaped plaza area will be approximately
100'x200' and will be centrally located to all of the project components. Covered
walkways,-shaded entries, and numerous green spaces will be provided throughout the
facility in order to achieve a comfortable human scale and inviting aesthetic. The
western wall of the R&D building, facing Bergamot Station, will be designed to support a
mural screed.
The rendering on the next page illustrates the building as currently proposed from
Stewart Street:
Stewart Street Elevation
Community Benefits
The applicant has suggested the following list of project features will provide public
benefit:
• Pedestrian pathway (approximately 10 feet wide) to allow access to Bergamot
Station and the planned EXPO Light Rail Station at Bergamot Station along the
north side of the property.
• Ground-level public open space located at the rear of the site directly adjacent
and open to Bergamot Station.
• Stewart Street sidewalk to be widened from approximately 7 feet to 10 feet to
allow pedestrians easier access to the proposed pedestrian pathway.
• Appropriate building massing and pedestrian orientation.
16
• LEED Certified Building.
• Programming for Youth Learning. to introduce the field of Biotechnology,
possibility of internships and youth outreach.
• Potential partner regarding shared parking district.
• .Transportation Demand Measures to reduce vehicle trips.
Zoning Ordinance and General Plan Consistency
LMSD Zoning District
The LMSD zone establishes property development standards which govern the height,
bulk, and mass of buildings. Furthermore, this zoning district was established to support
the preservation of existing light industrial uses, provide a location for studio-related
uses and post-production uses and provide opportunities for artist live-work studios.
Additionally, the zone also permits by right laboratories and facilities for medical testing
and scientific research development and testing.
Development standards in the LMSD allow for a baseline floor area ratio of 1.0 and a
baseline maximum height of two stories and thirty feet in height. The project is proposed
to have a .88 floor area ratio and be up to three stories and approximately 55 feet,
which is not consistent with the LMSD zoning standards. However, because a
Development Agreement establishes the development standards for the project, the
zoning standards do not need to govern the proposal. Compliance with the General
Plan is required however.
Special Office District Land Use Designation
The subject property is in the Special Office District of the City's current General Plan
Land Use Element. Policies in this District are geared primarily toward. regional-serving
office uses. Furthermore, specific policies establish maximum height standards and
floor area ratios. Land Use Policy 1.8.7 establishes a maximum height of three stories,
45 feet and a maximum floor area ratio of 2.0. The proposal is consistent with these
policies with the exception of the proposed overall height of the building at
approximately 55 feet. For this reason, it may be necessary that a General Plan
Amendment is processed concurrently with the Development Agreement, since a
Development Agreement must be consistent with an adopted General Plan.
Land Use and Circulation Element Update (LUCE)
In addition to compliance with the current General Plan, the City inactively engaged in
developing new General Plan goals and policies for the City. Although the new goals
and policies may not be adopted before this proposal is ready for final consideration, the
LUCE vision is based on planning principals and community values that should shape
future proposals. Accordingly, the Development Agreement for this project needs to
contemplate the LUCE goals so that the project that ultimately returns to the Planning
Commission and City Council will address community priorities, appropriate design,
uses, and transportation demand management programs established through the LUCE
process.
17
This proposal is predominantly compliant with the adopted general plan and the
forthcoming LUCE. The project's overall floor area, number of stories, ahd use are all
consistent with existing and future General Plan policies. As mentioned above, the one
exception is the proposal to allow the building to be 55 feet in height, which is not
compliant with the permissible building height identified in the adopted General Plan,
but would be compliant with the forthcoming LUCE.
In the LUCE, the subject property would be within the Bergamot Transit Village land use
district. This district would potentially allow, subject to a discretionary review process,
projects that provide community benefits to .request a height up to 55 feet and 3.0 FAR.
Although this project would be .consistent with those standards, a General Plan
Amendment is likely given that the project hearings could occur' prior to the adoption of
the new LUCE.
The Bergamot Transit Village land use district envisions a mixed-use creative
arts/entertainment center focusing on the planned Bergamot Light Rail Station. It is
further erivisioned that the Bergamot Transit Village would expand opportunities for
housing, local-serving retail uses, creative arts and consolidated parking in a small grid
network of green streets and pedestrian pathways. As part of this vision, businesses
engaged in advanced research and development would also be acceptable uses.
Conceptual Plans, Site Planning, and Design
City Planning staff has been reviewing plans and working with the applicant with specific
attention being given to the orientation, massing, circulation, and siting of the building.
Specifically, after. initial meetings, the applicant agreed with staff to design the building
to be pulled to the front property line along Stewart Street. Staff was concerned with the
initial concept plans because the building, with a large setback along Stewart Street,
presented a corporate office complex aesthetic more commonly seen in a suburban
setting. Furthermore; this setback area was designed with surface-level parking, thereby
diminishing the architectural qualities of the building and, more importantly, detracting
from the neighborhood context and the pedestrian experience. With this input, the
applicant willingly redesigned the building to address staffs concerns. By redesigning
the building to create a stronger connection to Stewart Street, a greater distance was
created between Bergamot Station and the rear of the proposed project together with an
opportunity to capture ground-level public open space. This space is a key component
of the plan and, if properly planned and programmed, this space would be consistent
with the new LUCE policies. For this reason, staff recommends that the Planning
Commission give specific attention to how this space might be designed.
In consideration of the opportunity for ground-level public open space, the site plan
evolved further to incorporate a pedestrian path across the site, from east to west
parallel to the planned light rail line. This path provides pedestrian access to the
proposed on-site open space, Bergamot Station, and the planned Bergamot Station
18
Light Rail stop. As pedestrian access issues became more of an emphasis, so too did
consideration of the sidewalk along Stewart Street, directly in front of the building. Here,
the applicant proposes to allow use of their property to widen the sidewalk from 7 feet to
10 feet.
Staff also relayed concerns to the applicant about the massing and articulation of the
proposed building. Specifically, staff discussed the linear length of the front elevation
and the need for a break in the plane of the building. The applicant has attempted to
address this issue with building materials and varying setbacks. Staff would like the
Planning Commission to consider this issue carefully and provide additional feedback to
staff and the applicant. The initial rendering is provided on the next page for your
review:
Initial Concept Rendering
Lastly, staff has expressed concerns over the amount of on-site parking proposed.
Given the site's proximity to the Bergamot Light Rail station, staff believes there is a
possibility to achieve a high average vehicle ridership (AVR) level. Therefore, the
proposed 300 parking spaces could be reduced. According to the applicant, the
maximum number of employees would be approximately 300 once they are in full
operation. Consequently, the number of parking spaces compared to employees
seems to be over abundant.
Community Meeting and Public Input
A community meeting to review the concept plans was held on January 19, 2010 at the
Thelma Terry Center at Virginia Avenue Park, with 14 members of the public in
attendance. Issues raised at that meeting ranged from traffic concerns, how waste from
the proposed building will be handled, and the amount of potential development in the
19
general vicinity to concerns over possibly losing a Santa Monica based business if the
project is not approved.
Conclusion
The Planning Commission's recommendations regarding the appropriateness of the
applicant's proposal and any potential public benefits and project requirements will help
inform the City Council's decision regarding whether to direct staff to initiate the
Development Agreement negotiation and review process.
Alternative Actions
In addition to the recommended action, the Planning Commission could consider the
following with respect to the project:
® Continue discussion for analysis of additional options with agreement from the
applicant.
Prepared by: Bradley J. Misner, AICP, Principal Planner
Attachments
A. Public Notification
B. Applicant's Concept Plans
F:\Share\City Planning\PC\Staff Reports\2010~Agensys DA Discussion 2.17.t0.docx
20
ATTACHMENT B
Public Notification
21
NOTICE OF A PUBLIC HEARING
BEFORE THE SANTA MONICA CITY COUNCIL
SUBJECT: 1800 Stewart Street (Agensys, Inc.) Development Agreement Float-Up
1800 Stewart Street
APPLICANT: Agensys, Inc. PROPERTY OWNER: City of Santa Monica
A public hearing will be held by the City Council to consider the following request:
Discuss the applicant's Development Agreement proposal fora 153,000 square foot, two and three story
building for Agensys, Inc. to consolidate their research and development, office, and manufacturing
operations. The proposal consists of:
• 153,000 square foot, single tenant building built to the property line along Stewart Street
• Increased sidewalk width for pedestrians along Stewart Street.
• Pedestrian path through the site to Bergamot Station
• Ground-floor public open space adjacent to Stewart Street, for use as a community gathering
venue
Approximately 200-220 surface parking spaces
• Cafe and plaza open to the public
DATEITIME: TUESDAY, April 27, 2010, AT 8:45 p.m.
LOCATION: City Council Chambers, Second Floor, Santa Monica City Hall
1685 Main Street, Santa Monica, California
HOW TO COMMENT
The City of Santa Monica encourages public comment. You may comment at the City Council public
hearing, or by writing a letter. Written information will be given to the City Council at the meeting.
Address your letters to: City Clerk
Re: 1800 Stewart Street Development Agreement Float-Up
1685 Main Street, Room 102
Santa Monica, CA 90401
MORE INFORMATION
If you want more information about this project or wish to review the project file, please contact Brad
Misner at (310) 458-8341, or by a-mail at brad.misner@smgoy.net. The Zoning Ordinance is available at
the Planning Counter during business hours and on the City's web site at www.smgov.net.
The meeting facility is wheelchair accessible: For disability-related accommodations, please contact (310)
458-8341 or (310) 458-8696 TTY at least 72 hours in advance. All written materials are available in
alternate format upon request. Santa Monica Big Blue Bus Lines numbered 1, 2, 3, 4, 5, 7, 8, 9, and the
Tide Ride serve City Hall.
Pursuant to California Government Code Section 65009(b), if this matter is subsequently challenged in
Court, the challenge may be limited to only those issues raised at the public hearing described in this
notice, or in written correspondence delivered. to the City of Santa Monica at, or prior to, the public
hearing.
ESPANOL
Esto es una noticia de una audiencia publics pars revisar applicacibnes proponiendo desarrollb en Santa
Monica. Para mss informacibn, favor de llamar a Carmen Gutierrez (310) 458-8341.
APPROVED AS TO FORM:
Amanda Schachter
Planning Manager
ATTACHMENT C
Site Plan
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