SR 08-23-2011 8BCity Council Meeting: August 23, 2011
Agenda Item: ~~~
To: Mayor and City Council
From: David Martin, Acting Director of Planning and Community Development
Subject: Development Agreement float-up for a new mixed-use project at 1681 26th
Street (former Papermate site) by Hines.
Recommended Action
Staff recommends that the City Council:
1. Discuss the Applicant's revised Development Agreement proposal and determine
whether sufficient progress .has been made to respond to City Council's prior
direction;
2. Discuss the revised proposal in the broader context of the LUCE and draft
principles and plan underway for the Bergamot Area Plan and provide direction
to staff on priority issues, as identified in the conclusion of this report; and
3. Direct staff to initiate the Development Agreement negotiation and review
process.
Executive Summary
The applicant, Hines, is proposing that the City consider a Development Agreement to
permit amixed-use creative office, neighborhood commercial, and residential project
totaling approximately 766,000 square feet within five buildings. This project is one of
the most significant land use decisions the City will make, particularly in the
implementation of Bergamot Transit Village, considering the magnitude of the project
and the opportunity for influencing the entire District.
The City Council held afloat-up discussion for the project on March 22, 2011 and gave
clear direction to the applicant that the project concepts must be revised in response to
the priority issues identified in the staff report before initiation of the Development
Agreement negotiation and review process can begin. While the project presented an
exciting opportunity to implement the vision for Bergamot Transit Village, the project
concepts did not comply with a number of LUCE goals and policies and were not
consistent with the draft Strategies for Creating a Village, derived from the first
Bergamot Area Plan workshop including:
• Creating the Foundation for an Active Village
o Co-located office and residential uses to create activity 17 hours/day, 7
days/week
o Design and use of the ground floor to establish a dynamic, inviting, retail-
dominated pedestrian environment to create the Village character
o Building entrances oriented to streets and main pedestrian pathways
• Creating an Active Community Environment
o Placement and design of open space to accommodate spontaneous and
programmed activities
o .Retail around open space to create an active environment, and residential
and office overlooking the open space to extend the hours of active use
• Human-Scale Design
o Articulated buildings that have appropriate height and flexibility at the base to
include a variety of retail types and storefront
o Building facades that step back consistent with the intent of the LUCE and
create multiple rhythms through window patterns, architectural materials,
offsets in the plane of the fapade plane and variation in heights to achieve an
interesting skyline
o Block sizes created with new streets and pathways that are consistent with
the Santa Monica grid with (or the appearance of) multiple buildings on each
block to be consistent with the prevailing Santa Monica scale and a "human-
scaled" village
o Architecture and planning that considers all sides of the building addressing
the entire 360-degree relationship of the project to the surrounding area; and
® Interconnected Circulation
o Locate street and pedestrian connections across the project site to introduce.
the city grid of streets and paths within the Bergamot Transit Village, support
efficient traffic management and enhance all modes of transportation, and
support an entry into Bergamot Arts Center from Olympic Boulevard.
The applicant has responded to the direction given by the community, staff, Planning
Commission, and City Council by significantly revising the project concepts to reduce
building mass, provide greater building articulation and stepbacks, improve the location
and amount of open space, change the mix and location of uses across the project site,
and provide four-sided architecture particularly on the north elevation facing the
Nebraska Avenue extension. Most importantly, the circulation concepts have been
revised to more closely align with the City-preferred locations.
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Figure 7: LUCE concepts for Bergamot Transit Village
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Figure 2: Original Project Concepts
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The following table provides a comparison between the previous and revised project
concepts:
Oriainal Concerts Revised Concents
Uses
Creative Office 566,573 494,927
Retail 83,712 46,895
Residential 307,236 224,272
General Statistics
Non-Residential/Residential 59% / 41 % 60% / 40%
Total SF 957,000 766,000
FAR 3.09 2.47
Open Space 161,000 180,000
While the revised massing and open space concepts demonstrate the applicant's intent
to respond to Council's direction, the building architecture still requires substantial
design development before the full vision of Bergamot Transit Village, as articulated in
the DUCE and the draft strategies of the Bergamot Area Plan, can be realized.
The revised circulation concepts are based on the circulation testing that is part of the
Bergamot Area Plan process and to provide options for access to the future Expo light
rail station. The applicant has indicated the intent to provide street dimensions
recommended in the March 22 staff report, however, the following three areas have not
been adequately addressed but will be refined as the project proceeds:
1. Inclusion of Street Parking on Eastern Road: While the inclusion of a larger open
space on the eastern portion of the project is welcomed, the provision of space
for street parking, wider sidewalks, or parkways is important to ensure the
creation of a complete street. Earlier iterations of project revisions had shown a
62' street dimension that provided greater flexibility to accommodate these
facilities. This should be balanced with the need to also provide open space on
the eastern portion of the project.
2. Introduction of Entrance to Parking Garage from Olympic Boulevard: The
placement and orientation of this ramp affects the pedestrian environment at the
project's eastern end. There are challenges in placing a subterranean parking
entrance on the project's eastern end due to the shallow depth of the site
however; there are other options that the applicant should explore in lieu of
orienting significant project frontage towards vehicles. Staff will continue to work
with the applicant on this issue.
3. Western Road, as Gateway to Bergamot Transit Village, Should Not Preclude
Potential for Street Parking or Bicycle Lanes and Minimum 14' Sidewalk Width on
Either Side of Street: The western road and future road connection to
Pennsylvania Avenue are identified as a potential bike facility in the City's Draft
Bicycle Action Plan with necessary cooperation from associated property owners.
The revised design currently precludes the ability for a sufficient bicycle facility
and indicates that the sidewalk width has been reduced to 10' along the eastern
a
face of Building 1. Given the importance of this connection as the gateway to the
transit village, the sidewalk along the eastern face of Building 1 should remain at
the recommended 14'.
The following is a summary of the applicant's responses to City Council's March 22
direction:
City Council Direction Evaluation of
Applicant's Response
A Pedestrian Oriented Environment that Su orts the Social Activity of a Villa e
Provide a finer grain of residential and commercial mixed-uses across
the project site and at the major open space to create a 17 hour/day, 7
day/week environment in linked proximity to the transit stop -Either Issue Addressed with Further
place residential mixed-uses at the location of the open space or Necessary Refinement
alternate residential and commercial structures to create more
inte rated mix of uses
Provide sufficient ground level floor-to-floor height of minimum 18' - Demonstrated Intent to
Provide a variety of ground floor heights to accommodate small and Address Issue
lar a retail uses
Provide apedestrian-oriented major open space with active uses at Issue Addressed with Further
edges -Reconfigure the major open space to make it more active and Necessary Refinement
related to surroundin structures
Relocate space and resources from the interior spine to the pedestrian
"
" Issue Adequately Addressed
public realm
Human-scale Buildin s
Building scale and block size: Provide a greater range of building sizes
and expressions -Provide additional buildings on each "block" to
include both small and large buildings and introduce additional massing Issue Addressed with Further
modulation and a variety of expressions to realize a more urban feel Necessary Refinement
and to mitigate the campus feel of the proposal by better approximating
the massing and bulk character seen throughout the City in mixed-use,
pedestrian-oriented areas e.. Downtown)
Building rhythm: De-emphasize use of flat facades and planar expanses
to define the fagade of buildings -.Differentiate building planes by Demonstrated Intent to
breaking each building into a series of vertical bays with a continuity of Address Issue
storefronts on the round level
Building articulation: Emphasize use of architecture with clearly
expressed bases, middles, and tops -Design buildings with a clear Demonstrated Intent to
sense of base, middle, and top. Ensure that the base is detailed and Address Issue
varied to create pedestrian interest
Skyline variation: Provide more roofline variation and points of
architectural emphasis - Create a more interesting roof line across the Issue Addressed with Further
extent of the project and create locations of architectural emphasis at Necessary Refinement
corners and athwa s to draw eo le into and throu h the site
Four-sided blocks: Buildings must respond to creation of new block
"corners' by considering all building sides -Design modulated buildings Demonstrated Intent to
with varied setbacks and stepbacks to face each other across the Address Issue
vehicle and pedestrian streets and ensure entrances are facing the
street or public lace
City Council Direction Evaluation of
'
A licant
s Response
An Interconnected and Walkable Circulation Network
Reconsider the. location of the project's westernmost road -Shift the
major ingress and egress road for the project to align with future Issue Addressed with Further
roadway extension to Pennsylvania as well as the east entrance of a Necessary Refinement
relocated Ex o station latform;
Meet minimum street and sidewalk guidelines - Provide a grid of streets
through the project site that meets City standards and can Not Fully Addressed
accommodate landsca in and wide sidewalks;
Provide a walkable Nebraska Avenue extension between 26 and
Stewart Streets -Redesign the service road to the north of the site to Issue Adequately Addressed
rovide sidewalks and accommodate a future full street;
Provide functional access to parking garage - Re-orient entrances to
' Not Fully Addressed
parkin ara es such that the are perpendicular to ro
ect streets
Staff recommends that the City Council determine if the revisions to the project
concepts demonstrate sufficient progress for initiation of the Development Agreement
negotiation and review process and, if so, provide direction to guide negotiation points
and necessary refinements to the design and circulation concepts of the proposed
project.
Background
The subject property is located within the Bergamot Transit Village LUCE land use
designation and the LMSD (Light Manufacturing Studio District) Zoning District. Any
new development or change of use on the site is subject to Interim Ordinance 2287,
which applies to the LMSD and M1 (Industrial Conservation) Zoning Districts and
requires a Development Agreement for new development of more than 7,500 square
feet or 15 dwelling units, artist studio units, or single room occupancy units. A
Development Agreement is also required for a change of use on a parcel that exceeds
32,000 sf, unless the Director of Planning and Community Development makes a
written determination that the change of use will not constitute a substantial change in
the mode or character of operation of the property as a whole as well as other written
findings, including that the change of use would not impair the LUCE process. Interim
Ordinance 2356 created interim development procedures pending implementation of the
LUCE. The Ordinance states that development projects that constitute a LUCE Tier 2
or Tier 3 project may only be developed pursuant to a Development Agreement. The
Ordinance also did not change existing development review thresholds (7,500 sf in the
LMSD zone) and therefore, new development of greater than 7,500 square feet requires
a Development Review Permit, a discretionary public process. As such, the only project
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that could be constructed with an administrative permit on the subject property is an
addition of less than 7,500 square feet or reoccupation of the site without change of
use.
The City Council's March 22, 2011 discussion acknowledged that while the project was
in the right location across from the future light rail station; as a model for the
implementation of the Bergamot Transit Village vision, there is a need to proceed
carefully to ensure consideration of the best project. The Council voted 6-0 for the
project to remain in concept review and return for a second float-up discussion with no
authorization for staff to proceed. with Development Agreement negotiations. The
Council indicated that revisions to the concept plans should be guided by the priority
issues identified on Pages 36-38 of the March 22, 2011 staff report, Attachment E of the
staff report (Evaluation of Compliance with LUCE Goals and Policies), and the Council's
verbal discussions. The project design discussion highlights included:
• Lack of compliance with LUCE, draft direction from community workshops, and
staff recommendation
® "Universal", business park appearance not what was envisioned in the LUCE
® Failure to create ahuman-scale, pedestrian-oriented environment
o Needs to be comparable to typical city block by breaking up building mass
o Lacks higher ground floors necessary to create successful retail
environment
o Needs to create ahuman-scale by creating the same sort of effect as the
downtown where upper floors are substantially stepped back
o Lacks skyline variation
o Repetitive, boxy building form, particularly Buildings 2 and 3
• Need for circulation and access changes
o Revise circulation to align with staff recommendations
o Eliminate central spine with focus on movirig pedestrians to the exterior of
the project
o Improve Nebraska Avenue elevation with more than just art displays and
live/work housing until street evolves into walkable alternative to Olympic
Boulevard
o Needs to be transit oriented by ensuring bicycle integration and creating
critical mass to support bike use
• Maximize open space and ensure that it will be activated and truly welcoming to
the public
o Concern about placing residential beside the plaza due to light and noise
issues
o Need opportunity for places where neighborhood spaces can develop
(e.g. grocery store, post office)
Discussion
This report provides an assessment of the revised concept plans submitted by the
applicant in response to City Council direction at the March 22, 2011 float-up
discussion. The assessment focuses on the project's consistency with LUCE goals and
policies and compliance with the Strategies for Creating Bergamot Trahsit Village.
REVISED PROJECT DESCRIPTION
The applicant proposes that the City consider a Development Agreement to allow:
• Approximately 494,927 square feet of creative arts office space (approximately
52% of floor area)
• Approximately 46,895 square feet of ground floor neighborhood-serving
commercial space (approximately 8% of floor area)
• Approximately 250 units of housing (approximately 40% of floor area) -housing
type breakdown to be determined
• Ground floor open space including a central public plaza
® Circulation network consistent with staff's recommendation
® Two vehicular access roads from Olympic Boulevard
® Half-street extension of Nebraska Avenue between 26t" Street and
Stewart Street
Two north-south pedestrian connections through the site
• A subterranean parking garage -approximately 1,800 spaces
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Figure 4: Aerial View of Proposed Project Site and Proposed Site Plan
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The proposed project is organized by five building sites that are comparable to the
approximate size and shape of typical Santa Monica residential and commercial blocks.
The creative arts, retail, and residential uses are interspersed on the site, with the
creative arts/retail uses primarily located on the western portion of the site (Buildings 1
and 2). A residential building (Building 3) is located at the central transition point of the
site. The east side includes a creative office building (Building 4) and aresidential/retail
building (Building 5). Ground floor neighborhood-serving retail and service uses would
be located throughout the project except for Buildings 3 and 4. Site circulation includes
two new north-south streets between Buildings 1 and 2 and Buildings 3 and 4.
Pedestrian paths are placed between Buildings 2 and 3 and Buildings 4 and 5. Ground
floor open space is provided throughout the site with the main plaza, intended as the
area of greatest activity, surrounded by Buildings 1 and 2. More passive open space is
located at the eastern portion of the site in closer proximity to the residential uses. The
applicant has not yet revised the amount of requested parking spaces in light of the
revised concepts. As a reference, the previous concepts anticipated 1,800 spaces, less
than the 3,000 Code-required spaces.
PROJECT EVALUATION
A comprehensive evaluation of the applicant's responses to City Council's direction has
been completed. Council's direction referred to the identified priority issues on Pages
36-38 of the March 22 staff report for guidance. The priority issues were derived from
LUCE goals and policies and the Strategies for Creating Bergamot Transit Village and
included recommendations for urban form, pedestrian accommodations and
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Revised Concept ",.
enhancements, circulation, location and type of uses, and public open space. The
evaluation is presented in two parts:
• General Plan Consistency
• Compliance with Strategies for Creating Bergamot Transit Village
^ Mixed Use and Active Ground Level: APedestrian-Oriented Neighborhood
Open Space: A Center of Community Life and Activity
^ Buildings: Human-Scale and Animated
• Circulation: An Accessible and Interconnected Neighborhood
As the project moves from conceptual design into schematic design and design
development, continued review will be on-going.
General Plan Consistency
The applicant proposes a maximum height of 81 feet (6 stories) for the commercial
buildings and a maximum height of 55-75' (5-7 stories) for the residential buildings.
The LUCE establishes a maximum allowable height of 75' and 3.5 FAR, however, up to
81' can be requested if there is a corresponding decrease in FAR for the height above
75'. Since the project proposes a 6% increase in height over 75', a 6% FAR reduction
results in a 3.29 maximum allowable FAR. Further, up to 5' may be added to the
ground floor height above 13.5' and not be counted towards the overall building height.
In essence, an up to 86'-high building would be counted as 81'. The intent of the
additional 5' at the ground floor was to encourage higher volume ground floor spaces to
accommodate creative and cultural uses such as exhibitions, performances, or art
displays. Therefore, the project's proposed maximum height of 81 feet and 2.47 FAR
complies with the outside parameters of the LUCE.
The Bergamot Transit Village development parameters require significant roofline and
building form variation with specific standards to be established in the Bergamot Area
Plan. In support of the concept of building mass variation, the average building height
shall be at least 10' less than the maximum requested height. In the case of the
proposed project, the average building height should not exceed 71'. As the applicant
has significantly revised the roofline variation across the project site, it appears that the
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concepts demonstrate intent to comply with this development parameter but further
details on the revised building heights are needed to fully address this issue.
As shown in a review of project concepts for compliance with LUCE policies
(Attachment C), the revised concepts demonstrate intent to comply with policies, design
guidelines, and direction outlined in the LUCE. However, refinement will continue as
the project proceeds, particularly with respect to building articulation, skyline variation,
distribution of building mass, and allocation of uses to create amixed-use village. The
buildings are also much more successful in responding to the four strategies for creating
Bergamot Transit Village that form the basis for how the area can evolve into a walkable
and connected "village" district. The revised concepts show vast improvement in
anticipating future development to the north and the future light rail station through
placement of vehicle and pedestrian connections consistent with the Bergamot Area
Plan circulation testing. However, the street dimensions and facility design continue to
require further improvement in order to be consistent with City Council's direction for
minimum sidewalk widths and space for potential street parking or bicycle lanes.
Compliance with Strategies for Creating Bergamot Transit Village
The proposed project incorporates the basic components that the LUCE identifies for
Bergamot Transit Village: a mix of uses at the 60% non-residential and 40% residential
floor area target for Bergamot Transit Village; connections creating breaks in the
superblock; public ground floor open space; and a comprehensive trip reduction
program. The revised design concepts have progressed from earlier iterations by
breaking up the scale of the entire project site into five building sites with buildings that
demonstrate intent to include stepbacks, articulation, and skyline variation. These
components are supported by a re-imagining of the open space and circulation
concepts in an effort to foster the physical character and social activity of the Transit
Village. However, staff remains concerned that the approaches still trend towards a
master-planned campus instead of the "hand-crafted" original buildings desired by the
community. As the design of individual buildings, building architecture, and details
progresses, the focus must continue to be on ensuring that a human scale, inviting, and
11
walkable environment is created and that the project continues to anticipate the broader
LUCE concepts for Bergamot Transit Village
The Transit
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Creating the Village: Mixed Use and Active Ground Level - APedestrian-Oriented
Neighborhood
PRIORITY ISSUE: MIX OF USES ARE SEGREGATED
City Council Direction 3/22/11: Provide a finet grain of residential and commercial
mixed-uses across the project site and at the major open space to create a 17 hour/day,
7 day/week environment in linked proximity to the transit stop -Either place residential
mixed uses at the location of the open space or alternate residential and commercial
structures to create more integrated mix of uses,
Applicants Response -Issue Addressed with Further Necessary Refinements
The applicant has reversed the locations of Building 3 and 4, bringing residential uses
within walking distance (approximately 150 feet) of the main plaza and interspersing a
lower-scale creative office building among the residential uses. The residential use was
not placed directly overlooking the main plaza in response to Council concerns
regarding noise and light. As a result, the main plaza is surrounded by creative office
buildings with ground floor retail. The upper floors have operable windows and
12
circulation goals of the Bergamot Area Plan.
balconies that are intended to provide "eyes over the plaza". Active uses with wider
sidewalks on the, ground level are meant to create the active extended hour
environment envisioned in the LUCE.
Retail uses are located in areas expected to have a high volume of pedestrian traffic,
particularly on the ground level of Buildings 1, 2, and 5. The Building 5 retail is currently
proposed as a 15,000 sf space; however, the applicant is encouraged to explore smaller
retail uses that can be supported by the on-site resident and employee population.
Buildings 3 and. 4 are primarily single-purpose residential or creative office buildings,
however, the mix of uses at the ground level could be refined to include community or
educational uses as the project proceeds. The Building 4 mass has been broken down
into essentially two buildings, providing. flexibility in the range of businesses that could
occupy the space. This addresses Council direction to provide flexible space that could
accommodate start-up businesses. As a concept, artist live/work lofts have been
placed on the Nebraska Avenue side of Buildings 3 and 5 and row houses occupy the
ground floor of residential buildings to provide apedestrian-oriented base. Further,
pedestrians are directed across Olympic Boulevard from the future light rail station
along the new street extension that both borders the project's community plaza and will
connect to the anticipated street extension north of the project site to Pennsylvania
Avenue. Additional green open space has also been added to the eastern portion of the
site as an amenity for residents and the public
PRIORITY ISSUE: INSUFFICIENT GROUND FLOOR HEIGHT FOR VARIETY OF
RETAIL
City Council Direction 3/22/11: Provide sufficient ground level floor-to-floor height of
minimum 18' - Provide a variety of ground floor heights to accommodate small and
large retail uses.
Applicants Response -Demonstrated Intent to Address Issue
While not yet indicated on plans, the applicant has shown intent to provide a minimum
18'-20' ground floor height for retail spaces. The revised physical model appears to
show the elimination of the recessed loggias on Building 1 and an increased ground
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floor ceiling height that is necessary for creating a healthy neighborhood commercial
area. During the LUCE hearings, the Planning Commission and City Council spent
considerable time discussing the need for ground floor heights that were higher than the
minimum 15'. The LUCE allows a Tier 1 base of up to 39 feet in the Bergamot Transit
Village land use designation and a maximum of 81' at Tier 3, with conditions. This
increased base and maximum building height was premised upon a first floor height of
18' and 10.5' residential floors (increased to 13.5' for commercial floors). The greater
Bergamot Transit Village heights were intended to accommodate different retail types
with an appropriate building base. As the project proceeds, the building sections will
need to be revised to fully address this issue.
Figure 5: Previous Concept -Ground floor disproportionate to upper floors
Figure 6: Revised Concept- Recessed loggia eliminated; retail pushed out to meet the
sidewalk and plaza
Creating the Village: Open Space - A Center of Community Life and Activity
PRIORITY ISSUE: UNINVITING, UNACTIVATED OPEN SPACE
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City Council Direction 3/22/11: Provide apedestrian-oriented major open space with
active uses at edges -Reconfigure the major open space to make it more active and
relate to surrounding structures.
Applicant's Response -Issue Addressed with Further Necessary Refinements
The applicant has increased the amount of public open space and green space on the
site. The east-west "central spine" has been eliminated and replaced with a focus on
more prominent pedestrian connections creating green open space throughout the site.
Instead of the self-contained open space and isolated connections provided in the
previous concepts, the open spaces are connected with pedestrian pathways or
associated with adjacent uses.
Figure 7: Previous Concept -Ground floor open space
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Figure 8: Revised Concept- Ground floor open space
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In total, the amount of open space has increased by approximately 19,000 square feet
for a total of approximately 180,000 square feet of open space, including actual usable
open space and pedestrian connections. As revised, the relationship between
surrounding buildings and- the main plaza has been strengthened with the inclusion of
ground floor retail adjacent to widened sidewalks to encourage active uses such as
15
outdoor dining. A retail kiosk has also been added as an element to activate the plaza,
however, staff has discussed with the applicant alternative locations for the kiosk such
as in connection with stairs or elevators that "pop-up" into the plaza.
By aligning the street with the eastern entrance of the future Expo light rail station and
the potential future extension of the street north of the site, the open space becomes the
focal point for pedestrian activity on the site and functions as the gateway to the transit
village. Staff has discussed with the applicant the potential for different streetscape
designs that could be considered, such as varying colors, materials, and curb
treatments with the aim of creating a safe pedestrian environment and also allowing the
activity in the plaza to spill over onto the street. Programmed recreational uses such as
volleyball and badminton courts have been removed from the main plaza, allowing for
greater flexibility to accommodate spontaneous activities and the creation of a meeting
place where people can socialize. While the overall height of the buildings surrounding
the main plaza appears to have remained the same, the building facade articulation and
skyline variation has significantly improved.
Figure 9: Comparison between relationship between Buildings 1 and 2 and largest open
space
PRIORITY ISSUE: PEDESTRIAN CONNECTIONS LACK OPENNESS
City Council Direction 3/22/91: Relocate space and resources from the interior spine to
the pedestrian "public realm".
Applicant's Response -Issue Adequately Addressed
16
The placement of open space and pedestrian connections in the revised concepts take
into consideration not only the function of each area but how adjacent buildings affect
the quality of the pedestrian environment. The project is organized around the principle
of placing the largest open space on the west side of the project where the greatest
amount of pedestrian activity is anticipated, with smaller, passive green spaces at the
east side of the project adjacent to and among the residential buildings. Building 4 has
been divided into essentially two lower-scale, creative office buildings. When combined
with the irregular shape of Building 3, this provides the opportunity to reclaim ground
floor green space. The irregular building footprints and building stepbacks also provide
relief between buildings, minimizing the "canyon effect" that was prevalent in the original
project concepts. The north-south pedestrian pathways are primarily associated with
the residential uses and have been designed as meandering paths to provide gathering
places and physical connections into and through the site from the perimeter.
Figure 10: Comparison of the "canyon effect" between buildings
Creating the Village: Buildings -Human-Scale and Animated
PRIORITY ISSUE: BUILDINGS DO NOT MAINTAIN SCALE OF THE CITY
City Council Direction 3/22/11: Building scale and block size: Provide a greater range of
building sizes and expressions -Provide additional buildings on each "block" to include
both small and large buildings and introduce additional massing modulation and a
variety of expressions to realize a more urban feel and to mitigate the campus feel of
the proposal by better approximating the massing and bulk character seen throughout
the City in mixed-use, pedestrian-oriented areas (e.g. Downtown).
Applicant's Response -Issue Addressed with Further Necessary Refinement
17
Revised Concept
The allocation of a building's mass is key to its appearance. The LUCE policies direct
buildings to address the street in apedestrian-friendly way. Above the streetwall
stepbacks must be incorporated to reduce the apparent building height, reduce the
shadow impact, and open the pedestrian realm to increased access to the sky.
Previous concepts of buildings filling an entire "block" were out of scale with the multiple
distinct buildings and rhythms typically represented on a city block. Buildings 2 and 3
were especially highlighted for having an almost identical rectangular building form.
Overlay of Revised Building Footprinton Previous Footprints
In response, the applicant has altered the building footprints significantly and has
chosen to address this issue by incorporating stepbacks where there were previously
none or only a minimal amount. The irregular building footprints combined with
appropriate articulation and stepbacks can convey the appearance of smaller and more
varied elements that can help achieve the transit village character and maintain the
scale of the city.
Figure 19: Comparison between typical City grid and similar scale revised concept
STREET
__15d
• Composed of
~so~ Typfcai city eioct '~. '. 4separate
buildings
instead of one
• Alley that is
zo~ ai~EV _ _- - open to the
sky
iso
STREET
~,.,
• Appearance
of separate
buildings
through
irregular
footprint,
stepbacks,
and
articulation
• Solar
access and
visual relief
for
pedestrian
pathway
18
Figure 12: Comparison between Original and Revised Concepts for Buildings 2 and 3
PRIORITY ISSUE: LACK OF BUILDING FACADE ARTICULATION TO CREATE
SCALE AND VISUAL INTEREST
City Council Direction 3/22/11:
® Building rhythm: De-emphasize use of flat facades and planar expanses to define
the facade of buildings -Differentiate building planes by breaking each building
into a series of vertical bays with a continuity of storefronts on the ground level.
® Building articulation: Emphasize use of architecture with clearly expressed
bases, middles, and tops -Design buildings with a clear sense of base, middle,
and top. Ensure that the base is detailed and varied to create pedestrian
interest.
Applicant's Response -Demonstrated Intent to Address Issue
The previous concepts displayed a lack of building modulation with much of the facades
defined by uninteresting, flat expanses composed mostly of glass curtain walls. The
applicant has responded to this issue much more successfully for Buildings 3, 4, and 5
by minimizing co-planar surfaces and differentiating between building levels with
material changes or stepbacks. In particular, Building 3 has undergone a complete
transformation in form and articulation. The introduction of ground floor elements, such
as the row houses and live/work lofts, will provide a clearer sense of a pedestrian-
oriented base with building modulation and skyline variation on the upper levels to
define the middles and tops that help to reduce apparent building mass.
19
Figure 13: Comparison in building form and articulation for residential buildings
For Buildings 1 and 2, staff acknowledges that market forces play a role in driving the
size of building floor plates and are a potential barrier to creating irregular building
footprints. While the massing concepts for Buildings 1 and 2 have improved
significantly, the challenge will be continuing to develop the emphasis on vertical bays
and building rhythms, given the more rectangular shape of the buildings.
Figure 14: Comparison in building articulation for Buildings 1 and 2
Staff previously identified several approaches that the applicant could consider to help
define a clear base and unique facades on the building's upper levels. The applicant
has indicated intent to include minimum 18' ground floors with pedestrian-scale features
such as signage and awnings. At the upper levels, the facade of Building 1 has been
revised to what appears to be a sawtooth-like, glass facade with balconies that are
intended to round out the "eyes on the street" concept that is necessary to activate the
plaza. Building 2 suggests a widened sidewalk on the ground floor to contribute to an
20
active pedestrian environment and changes in wall plane and operable windows and
balconies on the upper floors. These changes represent a starting point for substantial
development of the architectural intent as ultimately, awell-balanced variety of building
massing with textures and articulation will in sum, create the "fabric" of the transit village
built environment.
Reuised~Cc
~.=, `
PRIORITY ISSUE: LACK OF CHANGE IN HEIGHT AND SKYLINE VARIATION
City Council Direction 3/22/11: Skyline variation: Provide. more roofline variation and
points of architectural emphasis - Create a more interesting roof line across the extent
of the project and create locations of architectural emphasis at corners and pathways to
draw people into and through the site.
Applicant's Response -Issue Addressed with Further Necessary Refinements
The LUCE calls for variation in roof heights in individual buildings with the average
building height to be 10' lower than the maximum height. The previous concepts were
composed of flat roofs without cornices or other architectural elements that can create
an interesting skyline. The applicant has achieved significantly more skyline variation in
the revised concepts primarily through meaningful variation in building height within
each individual building. The applicant has also indicated intent to create points of
architectural emphasis at key corners of the project to ensure that the project is open
and inviting to the public. Meandering pedestrian paths have been introduced to create
visual termination points and more intimate green spaces that provide a sense of
discovery at the ground level.
21
Figure 15: Facades of Buildings 1 and 2
Figure 16: Comparison in skyline variation between previous and revised concepts
` Revised Concept I ~'
~ ~I
PRIORITY ISSUE: BUILDINGS DO NOT EMBRACE PRINCIPLE OF FOUR-SIDED
BLOCKS
City Council Direction 3/22/11: Buildings must respond to creation of new block
"corners" by considering all building sides -Design modulated buildings with varied
setbacks and stepbacks to face each other across the vehicle and pedestrian streets
and ensure entrances are facing the street or public place.
Applicant's Response -Demonstrated Intent to Address Issue
Buildings along typical city blocks traditionally face buildings on the opposite side of the
street. The previous concept was composed of five buildings that "faced" onto Olympic
Boulevard but did not address the other three elevations. Of particular note was the
nearly 1300-foot long flat facade on Nebraska Avenue which failed to provide any visual
interest.
Figure 17: Revised conceptual site plan with new focal points
~~~ ~:
2z
The applicant has responded positively with each building elevation responding to the
adjacent space, buildings, or open space across the new streets and pedestrian
connections. The Nebraska Avenue elevation has been transformed with elements that
create scale and visual interest such as changes in building plane, fagade articulation,
and the introduction of ground floor uses such artist live/work lofts and a 35-foot wide
street that accommodates 12' sidewalks and 2 travel lanes. More significantly. these
changes signal the project's position as a gateway to the future transit village to the
north and anticipates the potential for Nebraska Avenue to become a walkable and
pedestrian-oriented alternative to Olympic Boulevard.
Figure 78: Revised Nebraska Avenue Concept
~~
Revised Nebraska Avenue Concept- Western Portion -
~~
~ ~ ~
~ ~ ~ ~,
i
z Bmlding 3 ~ Building 2 ~- Buildmg 1
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~~RevisedNebraskaAvenueConcept-EasternPortwn ~r ~'°`~ ~~
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;Building
Building4
The sides of each building have also seen significant improvement aided by the
introduction of green space and stepbacks that provide relief between buildings.
Building lobby entries and .retail entrances have also been re-oriented towards the main
public spaces. While interspersing the residential and creative office uses is welcomed,
further development of the concepts are necessary to understand the interface between
the residential and non-residential buildings. In particular, how the ground level open
23
space, whether it be the small parks or pedestrian pathways, is shared between the
uses and with the public requires clarification.
Figure 19: Revised massing concepts demonstrate re-oriented building entrances,
fagade modulation, and visual interest on all four building sides
Revised Concept
~,
Revised
i
!
T1..:_..
i
w ~ ~
~- path of street
revised to
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vehicular
Creating the Village: Circulation - An Accessible. Interconnected Neighborhood
PRIORITY ISSUE: DOES NOT CAPITALIZE ON OPPORTUNITY TO EXTEND
STREET FROM BERGAMOT ARTS CENTER TO PENNSYLVANIA AVENUE
City Council Direction 3/22/11: Reconsider the location of the project's westernmost
road -Shift the major ingress and egress road for the project to align with future
roadway extension to Pennsylvania as well as the east entrance of a relocated Expo
station platform.
Applicants Response -Issue Addressed with Further Necessary Refinements
The applicant has responded positively to this issue by revising the circulation concept
for the westernmost street to the City-preferred location. The street now aligns with the
24
eastern entrance of the Expo light rail station and curves so as to not preclude the
potential for connecting northward with Pennsylvania Avenue. This street is a key
connection for the development of the transit village. The applicant has also elected to
move the easternmost street between Buildings 3 and 4. Both streets are proposed to
be signalized intersections at Olympic Boulevard, consistent with a signal distance
similar to that found in the Downtown (approximately 300-350'). This signal distance
creates appropriate signal timing and queuing to provide safe and efficient vehicle,
pedestrian; and cyclist movement both on Olympic Boulevard and crossing the
boulevard. While the streets are conceptually in preferred locations, the precise
locations and roadway design will still be subject to further discussions with the
applicant's consulting engineer and Transportation Engineering staff. Two north-south
meandering pedestrian connections are also now located between Buildings 2 and 3
and Building 4 and 5.
Figure 20.• Revised Circulation Concept in line with City-preferred road locations
r - ~~ ~
~ ® ~ ~ ~ ~
PRIORITY ISSUE: STREET DIMENSIONS
City Council Direction 3/22/11: Meet minimum street and sidewalk guidelines -Provide
a grid of streets through the project site that meets City standards and can
accommodate landscaping and wide sidewalks
Applicant's Response -Not Fully Addressed
While the applicant has responded favorably to moving the streets to City-preferred
locations, the street dimensions are an issue that has not yet been fully addressed.
Table 1 details the preferred street dimensions that were discussed at the March 22
float-up. The westernmost street, as revised, provides a parking lane along the east
25
Revised Concept _ °
side of the street but not the entirety of the west side. In addition, the sidewalk along
the east face of Building 1 has been reduced to 10' from the preferred dimension of 14'.
Staff recommends that the westernmost street remain at 68' given its status as a key
connection to the transit village and the need to not preclude the opportunity for wider
sidewalks. Further, the westernmost street has been identified in the draft Bicycle
Action Plan as a potential bicycle connection that can only be achieved through
discussions with each property owner. The LUCE calls for the creation of complete
streets that can accommodate multiple modes of travel. Limiting the street dimension at
this time removes the flexibility to place bike facilities along the street irrthe future. This
is essential for a street that is anticipated to be a key pedestrian, bicycle, and vehicular
connection into the transit village.
TaBle 7: Preferred street dimensions
Connection Sidewalk Parking Travel Preferred
Lane Width
Westernmost Street 14' 8' 12' 68'
Ped Connection btw
Bld s 2 & 3 -- '- -- 40'
Easternmost Street 12' 8' 11' 62'
Ped Connection btw
Bld s 4 & 5 -- -- -- 40'
Nebraska Avenue Potential to
Extension 12,
add in future 11' 35'
The applicant's revised concept for the easternmost street removes the potential for
street parking in lieu of what appear to be four off-street parking spaces adjacent to the
pocket park on the east side of Building 3. Staff continues to recommend a 62' street
dimension for this street. The applicant has indicated that since all retail has been
removed the ground floors of Buildings 3 and 4, on-street parking is not. necessary
along the street. The applicant has also asserted that adding parking lanes would
reduce the amount of available open space. However, as these streets are intended to
be public streets and not simply driveways into the site, they should adhere to City
standards, which include the ability to have parking lanes, wide sidewalks, and
generous parkways. The intent is to maintain flexibility to balance open space with
future refinements of the roadway design and the Bergamot Area Plan circulation
studies.
2s
Figure 21: Example sidewalk widths on Santa Monica Boulevard
PRIORITY ISSUE: NEBRASKA AVENUE EXTENSION (PROJECT NORTH SIDE) IS
DEFICIENT
Cit~ Council Direction 3/22/11: Provide a walkable Nebraska Avenue extension between
26t and Stewart Streets -Redesign the service road to the north of the site to provide
sidewalks and accommodate a future full street.
Applicant's Response -Issue Adequately Addressed
The applicant has responded favorable to this issue by providing the requested 35'
street dimension which allows for two travel lanes and a 12'-wide sidewalk with the
remainder of the street to be constructed when properties to the north redevelop.
These dimensions allow for the future inclusion of on-street parking and a landscaped
sidewalk, which support the creation of a walkable environment on Nebraska Avenue
while allowing it to function as a service street.
PRIORITY ISSUE: SITE ACCESS
City Council Direction 3/22/11: Provide functional access to parking garage - Re-orient
entrances to parking garages such that they are perpendicular to project streets
Applicant's Response -Not Fully Addressed
The previous concepts showed parking ramps to the subterranean garage that were
oriented parallel to Nebraska Avenue creating conflicting turning movements. Given the
reconfiguration of building footprints and on-site circulation, the applicant has reserved
space for service and loading within the buildings and re-oriented the parking ramps to
27
be perpendicular to Nebraska Avenue, creating much more functional access to the
garage. However, applicant has also introduced a new ramp into Building 5 from
Olympic Boulevard. The applicant has indicated that the ramp is necessary to make the
ground floor retail space in Building 5 successful. However, the location of the parking
ramp will negatively impact the pedestrian environment at that end of the site. Staff will
continue to explore alternative solutions with the applicant on this issue.
Alternative Actions
In addition to the recommended action, the City Council could consider the following
with respect to the proposed project:
• Continue discussion for analysis of different 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 community benefits of a
Development Agreement for the site (State CEQA Guidelines Section 15262).
Environmental analysis is already underway and will be completed prior to any formal
hearings on the Development Agreement.
Financial Impact and Budget Actions
Staff costs for the Development Agreement process are paid from a deposit by the
applicant upon submittal of an application. Staff time spent working on the
Development Agreement is tracked and if exceeded, an additional deposit will be
required by the applicant. At this juncture in the process, the project remains a concept
that may be significantly changed with input from the City Council and therefore, it
would be premature for staff to engage the services of an economic consultant to
analyze the fiscal impact of the proposed Development Agreement. If negotiations
proceed, the associated fiscal impact will be determined prior to the Development
Agreement returning for City Council consideration.
zs
Summary of Applicant's Response to Priority Issues
The applicant's response to City Council's direction has been favorable, with significant
changes to the building mass, amount and location of open space, and circulation
concepts. The proposed project continues to incorporate the components of Bergamot
Transit Village including a mix of creative office, residential, and retail uses, connections
through the project site, a strong preliminary TDM proposal, and a preliminary
community benefits proposal. However, as noted in this report, the revised concepts
are being viewed as primarily demonstrating architectural intent and substantial design
development is still necessary to ensure the quality and intention of the design direction
for Bergamot Transit Village provided by the community, Planning Commission, and
City Council. Therefore, staff recommends that the City Council authorize initiation of
the Development Agreement negotiation and review process.
Prepared by: Jing Yeo, Special Projects Manager
Approved:
Forwarded to Council:
Dav~rtin Rod Gould
Acting Director, Planning & Community City Manager
Development
Attachments
A. Input Received from Community and Planning Commission
B. Four Strategies for creating the Bergamot Transit Village
C. Review of Project Concept for compliance with LUCE policies
D. Public Notification
E. Applicant's Revised Proposal -Concept Plans
29
ATTACHMENT A
INPUT RECEIVED FROM COMMUNITY AND PLANNING COMMISSION
30
INPUT RECEIVED FROM COMMUNITY AND PLANNING COMMISSION
Proposed Project Community Meeting
A community meeting to review the concept plans was held by staff on December 15,
2009 (see Attachment B for summary). The overarching concern was the scale of the
project and. cumulative effect of proposed development in the area, including proposed
projects in West Los Angeles, particularly on congestion.. However, there were also
positive responses to breaking up the project site, in emphasizing that the project must
have an active ground floor that is open and inviting to pedestrians, and in proposed trip
reduction measures. Some suggestions were also made regarding additional
community benefits that the project could provide including an on-site community
garden, sustainable building design, and recreational amenities such as tennis courts.
Significant concerns were expressed regarding the scale of the project and the ability to
ensure that it does not become a continuation of surrounding office complex
developments. There was a desire to keep the project open and inviting to the
community, particularly the surrounding neighborhoods, by activating the ground floor
spaces with retail and service uses and providing significant ground floor gathering
places that may be used for recreation or cultural events: Several people also
commented that the project should provide large canopy trees.
Planning Commission Float-Up Discussion
An earlier version of the concept plans were reviewed and discussed at the Planning
Commission float-up meeting on January 27, 2010 (see Attachment A for summary).
While the Planning Commission was generally in agreement that redevelopment of the
subject property is an exciting opportunity, the Commission also was clear that
redevelopment of the site needs to represent the principles and vision of Bergamot
Transit Village and associated details developed through an Area Plan process because
it will become a standard bearer for the remainder of the district. At the time of the float-
up discussion, the LUCE was still in draft form and the Commission had differing
opinions on whether the project. should comply with the height proposed in the Draft
LUCE (i.e. 75') or greater height to achieve floor-to-floor heights that increase daylight
31
transmission. Increasing building floor-to-floor heights was ultimately addressed in the
adopted LUCE.
The Commission was supportive of the idea of breaking up the site into smaller blocks
and the mix of-uses on the project site. However, the Commission also expressed
concern regarding the following issues:
• The proposed project's campus-like setting with monolithic buildings, uninviting.
open space, and lack of attention to creating a walkable environment did not yet
feel like a village;
• The proposed location and types of pedestrian connections on the site did not
create a sense of openness, particularly the east-west "central spine" that
appeared to be a pathway between building lobbies with no discernible beginning
or sense of destination;
• The proposed vehicle connections would not be perceived as public spaces
without the provision of on-street parking; and
• Need for bold and eclectic building design that could start to reflect an arts
character.
Bergamot Area Plan Community Workshop
Preparation of the Bergamot Area Plan is underway and the first community workshop
was held on February 17, 2011. The workshop attracted over 150 community members
who engaged in a discussion about what characteristics would make a transit village
that feels like a part of Santa Monica. Participants also talked about priorities for
connections, community benefits and uses that would make the area a success. The
overarching themes that emerged from the workshop were continued support for
human-scale buildings, a mix of uses, and creation of a new village linked to Bergamot
Arts Center, community gathering and open spaces, and fine-grained connections
within the area and across Olympic Boulevard. Specific ideas shared by many
participants included:
• Create a neighborhood that looks and feels like it developed organically
• Encourage local businesses rather than chain retail
• Provide inviting public open spaces and gathering places both small and large
(e.g. public market, plazas, places to sit and talk)
• Create a range of market rate, affordable and workforce housing
• Introduce uses that activate the ground level and create vibrancy in the evening,
like restaurants, outdoor dining, movie theaters and performance spaces
• Put jobs and housing close together and .provide shared parking to reduce driving
32
• Create many new streets and pathways and provide wide sidewalks, trees and
on-street parking
• Connect to Bergamot Arts Center, and address the connection across Olympic to
the Expo Station
• Acknowledge that Bergamot Arts Center is the artistic heart of the area and
establishes the community character
• Incorporate creative arts. into all facets of the community -housing for artists,
creative and performance space, and create a permanent home for the Santa
Monica Art Museum
This input provides preliminary guidance in how the project can respond to concerns
raised by staff, the community, and the Planning Commission.
33
ATTACHMENT B
FOUR STRATEGIES FOR CREATING THE
BERGAMOT TRANSIT VILLAGE
34
FOUR STRATEGIES FOR CREATING THE BERGAMOT TRANSIT VILLAGE
The LUCE vision for the Bergamot Transit Village is to create a unique transit oriented
"Village" centered on the new Expo Station at Olympic Boulevard and 26th Street. The
urban transit village has swell-connected mix of residential, creative office, and local-
serving retail uses on smaller blocks established by new roads, pedestrian and bicycle
paths that break up the superblocks and foster atight-knit sustainable neighborhood.
The core of the Bergamot Transit Village is catalyzed by the new Expo light rail station,
the Bergamot Arts Center, and the adjacent proposed projects.
Villages are composed of both physical space (bricks and mortar) and social activity
(human interaction). Villages cannot exist without both elements. The Village must
provide a feeling of safety and security, a sense of community and ownership, the
concept of neighbor supporting neighbor and the ability for family, friends and
acquaintances to come together in a comfortable, vital and vibrant people-oriented
place. The community has been clear about the village character for Bergamot Transit
Village throughout the LUCE and ensuing Bergamot Area Plan process to include:
A mix of uses that create day and night time activities
• A safe "eyes on the street" environment
• Active and passive outdoor spaces
• A quality work live environment
• A forum for. programmed and spontaneous activities
• Asocial center and neighborhood focus
• A sense of community pride and ownership -this is "my" neighborhood
These are consistent with and supportive of the community's Placemaking Principles
established during the LUCE process; whereby, the City does not review and approve
buildings as objects unto themselves, but rather looks to buildings to create community
places.
The preparation of the Bergamot Area Plan has been initiated. The Area Plan
represents the first phase of LUCE implementation for the area. Four strategies have
been identified for the implementation of Bergamot Transit Village:
1. APedestrian-Oriented Neighborhood
35
2. A Center of Community Life and Activity
3. Human-Scale Design
4. An Accessible, Interconnected Neighborhood
1. APedestrian-Oriented Neighborhood
The vision for the Bergamot Transit Village is to
create a high quality, mixed-use, creative
arts/residential neighborhood centered around the
Bergamot Arts Center and future light rail station.
The area will feature an enhanced pedestrian,
open space, vehicular, and transit environment
with a focus on continuing the success of the
Bergamot Station Arts Center and creating access
to new housing opportunities, community facilities,
convenience services and shopping, and shared parking.
supports activity during the day, evening, and weekend.
The design of a building's ground floor level or the "base" of the building coupled with
the .design of the adjacent sidewalks and open spaces is key to developing a
comfortable, enticing walking-environment. =The building baseanchors the building and
provides a human scale. Typically, the most successful walkable environments have
activities on two sides of a street or public space. Therefore, it is important to
incorporate features into the project that create a walkable environment, including:
Tall enough base to accommodate the variety of storefront configurations and
designs;
Visual interest at the ground level created through:
o Frequent building-entrances facing streets and open space
o Rhythm and continuity of storefronts with show windows or views into
stores, thereby limiting blank walls; and
Wide, comfortable sidewalks with enhanced paving, shade trees and landscape,
well-designed and strategically-placed street furniture, bike racks, and pedestrian
lighting.
36
The mix and location of uses
Figure 4: Creating visual interest requires rhythm and continuity at the ground level
2. A Center of Community Life and Activity
Public spaces should be integrated into the Village to
accommodate daytime workers and residents, nighttime
visitors, and weekend visitors strolling over from
surrounding neighborhoods. The public facilities will attract
people to support the Village's retail and service providers.
A variety of open space activities/ accommodations, can
provide:
s
Defined public/quasi-public places or features that
serve as focal points where people can meet or congregate
Places that are flexible so that people can create the activities
Places for programmed activity or organized events to bring the community
together, and to attract visitors to the Village or celebrate Village life
37
Figure 3: Features of a walkable environment
• Places for spontaneous activities
• Spaces for recreation
• Places for individuals or small groups to work or meet
® Places that accommodate multi-generational use
3. Human-Scale Design
Creation of the rich fabric of an urban village
depends on buildings that balance issues of - m ~ "
orientation, scale, texture, articulation, materials ~ ~p '~°-
height, rhythm and light in a variety of ways. ~ -- - '°~--~` - '~ ~~;_
Each building should achieve human-scaled -~~ ~~~`,`~ -
designfrom both a close range -where texture ""`~ ~ ~~ ~ z ~ap~= `
and ground-level experience are primary -and _ ~~ ~ '~ E
from amore distant view in which skyline variety,
:>- ~..
articulation, height and modulation are more ~ ~ ~~ ~~s
_~ ~,,. ~ .~ ~.f =,_
noticeable. Elements must be balanced on all -t -.~ --_ -- -
sides of the buildings and provide connections and entries that promote a vibrant street
life.
Building mass and scale are frequently discussed in the context of compatibility with
adjacent buildings, the local neighborhood character, or the larger citywide identity. To
achieve compatibility, a number of architectural strategies can be employed to reduce
the perceived size and volume of new buildings including stepbacks and setbacks,
building plane modulation, variation in height and architectural projections/indentations.
In a larger project, these strategies can be used to create the perception of multiple or
smaller buildings within one structure. Taken together, these architectural techniques
can significantly reduce how an individual perceives building mass.
Similarly, building materials play an important role in how a building is perceived at
human scale. A variety of window sizes and heights can break up the monotony of a
building's fenestration, and create an interesting sequence of void and visually
accessible spaces. Well-considered changes in materials -metal, brick, wood, stucco,
38
glass, and concrete -result in a finer grain, more detailed building that reads as a
series of building segments rather than a single structure. Finally, changes in the wall
plane and floor heights allow for building forms that are fluid, dynamic, and yield
interesting shade patterns that accentuate the quality of the pedestrian experience at
ground level.
4. An Accessible, Interconnected Neighborhood
The future Bergamot Transit
Village should be connected to the
Bergamot Arts Center, Expo light
rail station, Mixed-Use Creative
District, and surrounding
neighborhoods. The LUCE
envisions the introduction of the
typical Santa Monica street grid
into the former industrial super
blocks with intersections spaced as
close as 300 feet and more frequent pedestrian pathways to provide interconnectivity
and choices to facilitate pedestrian connectivity and convenience for vehicular
circulation.
The grid will set the foundation for a Village center and create new connections such as
north-south linkages to Pennsylvania Avenue to the north, and east-west connections to
Nebraska Avenue and the Mixed-Use Creative district. Through afine-grained grid of
landscaped streets, the area can become more walkable and a destination for the
surrounding neighborhood. New connections must be wide enough for pedestrian
amenities and landscaping and be designed as inviting public open space.
By creating consolidated public or quasi-public shared parking, there is an opportunity
to redevelop the existing on-grade parking lots into a grid of vehicle and pedestrian
39
streets, open spaces, and new development designed to accommodate the Village
pattern. Shared parking should be centrally located with direct, safe and pedestrian-
friendly connections to major destinations.
Extending the new grid of streets to Olympic Boulevard is key to establishing a viable
Bergamot Transit Village and Bergamot Arts Center. The intersection of the grid with
Olympic Boulevard will provide direct pedestrian access to the Expo Station and the
Bergamot Arts Center. In addition to a signal and crosswalk on Olympic, the City has
been encouraging the Expo Construction Authority to pursue a track crossing at this
location to allow pedestrians and cyclists direct access to Bergamot Arts Center at the
east end of the station, and create a better presence for the Arts Center on Olympic
Boulevard. Olympic Boulevard should transition to an urban parkway as opposed to a
highway character ensuring that new development faces the street, establishing a
positive pedestrian environment and accommodating on-street parking on the north side
to support the retail stores and protect the pedestrian environment.
40
ATTACHMENT C
REVIEW OF PROJECT COMPLIANCE WITH
LUCE POLICIES
41
1681 26th Street (Former Papermate Site)
Review of Project Compliance with LUCE Policies
BERGAMOT TRANSIT VILLAGE GOALS AND POLCIIES (CHAPTER 2.6)
-LUCE GOAL/POLICY PG. # COMPLY? ISSUES
D20.3 Provide active recreation, gathering 2.6-34 Yes with Project provides large plaza on
places and passive open space in the form of additional western portion of project site and
new parks, plazas and ground level revisions increased amount and variety of
landscaped open spaces. smaller open spaces on eastern
portion. However, revisions of open
space in relationship to street
dimensions are necessary on eastern
portion of project.
D20.6 Locate active retail-serving uses at 2.6-34 Yes Project provides ground floor retail
the ground floor of buildings where primarily in area of greatest
identified pedestrian activity is highest, such pedestrian activity close to station
as near the light rail station, along active and on eastern portion of site for
pedestrian routes and around new open residential units. Retail is oriented
spaces. towards open space with opportunity
for outdoor use.
D20.8 Design buildings to be compatible 2.6-34 Anticipated Project has started to exhibit variety
with the existing industrial and creative arts to comply of heights and demonstrated intent to
character of the District with a variety of with include architectural building
heights, and architectural building elements adequate elements and combinations of
and shapes to create visual interest. Create details materials. Building fa4ades include
meaningful combinations of materials and stepbacks and articulation on all
incorporate three-dimensional articulation sides.
to create shadow patterns.
D20.9 Scale buildings to the pedestrian to 2.6-34 - Anticipated Buildings have been broken up with
create an enhanced sidewalk shopping or to comply stepbacks and articulation to create a
walking environment. Include enhanced with pedestrian scale. Wider sidewalk.
materials and detailing on ground floor adequate areas adjacent to the Building 2 and
fayades along pedestrian ways. details inclusion of smaller open spaces on
eastern portion of project create a
walking environment. Project
demonstrates intent to provide 18-20'
ground floor heights.
D20.11 Locate building entrances and 2.6-35 Yes Building entrances face pedestrian
primary fayades facing and adjacent to connections and open spaces with
perimeter streets or-new vehicle/pedestrian elimination of interior "spine".
streets to encourage an interesting and
varied streetscape with places for people to
gather.
42
BERGAMOT TRANSIT VILLAGE GOALS AND POLCIIES (CHAPTER 2.6)
LUCE GOAL/POLICY PG. # COMPLY? ISSUES
D20.12 Encourage well-designed small- and 2.6-35 Yes with Project provides a number of outdoor
medium-sized outdoor spaces. additional spaces including main plaza and
revisions variety of smaller green spaces.
Residential component moved closer
to main plaza with surrounding
buildings helping to activate space by
providing active ground uses and
upper level balconies. Street
dimension relative to open space on
eastern portion of project needs
revisions.
D21.3 Encourage opportunities to integrate 2.6-35 Yes with The project's uses are for creative
arts programming into new and redeveloped additional office space but applicant has stated
parcels within the Bergamot Transit Village. creative intent to integrate arts programming
arts/culture that serves broader creative and
cultural arts community.
GOAL D22: Enhance circulation and transportation in the Bergamot Transit Village with pedestrian, vehicular
and transit improvements.
D22.1 Establish an interconnected grid of 2.6-35 Yes with Project provides vehicular and ',..
vehicle/pedestrian streets and bicycle paths additional pedestrian connections that create
to facilitate circulation including revisions convenient and safe access for
opportunities to extend the street grid into pedestrians. Location of western
the Mixed-Use Creative District to the east street provides optimal signal location
and to Olympic Boulevard. Design the and most direct access for pedestrian
length, width and shape of blocks to provide between project and Expo Station.
convenient and safe circulation and access However, additional revisions to
for pedestrians and vehicles, recognizing the sidewalk width and providing parking
constraints and opportunities presented by access are necessary for both
the existing development. vehicular streets. Location of
entrance to parking garage from
Olympic Boulevard is disruptive to
pedestrian environment.
D22.2 Provide for new 60-65 feet of 2.6-36 Yes with The proposed project provides two
dedicated or easement right-of-way streets additional vehicle connections and two
to accommodate appropriate circulation, revisions pedestrian connections into the
infrastructure and green pathways. project site. Locations support the
most direct access to Expo station
however, street dimensions still
require additional refinement to
include recommended sidewalk width
on western street and flexibility for
complete street design on eastern
street.
43
BERGAMOT TRANSIT VILLAGE GOALS AND POLCIIES (CHAPTER 2.6)
LUCE GOAL/POLICY PG. # COMPLY? ISSUES
D22.4 Enhance the Olympic Boulevard 2.6-36 Yes Project proposes two signalized
median along the length of the Bergamot intersections that would require left-
Transit Village (Stewart Street to Cloverfield turn pockets in the median,
Boulevard) and implement modifications to constructed by the developer. The
accommodate left turns at intersections with intersections are located in the
new streets. Incorporate "pedestrian position that would provide the
harbors' at crosswalks to shorten the shortest and most direct crossing
pedestrian crossing distance. distance for pedestrians between the
project and the Expo light rail station.
GOAL D23: Establish Bergamot Transit Village as a model for the creation of new shared parking facilities and
TDM strategies.
D23.1 Create a parking district for the 2.6-36 Anticipated The proposed projects supports this
Bergamot Transit Village to accommodate to comply policy by including provisions for
centralized, shared parking to serve both the with shared parking for third parties in the
new and existing uses in the area. adequate surrounding area at monthly lease
details rates if there are unused commercial
spaces. Parking analysis shows
reduced parking with TDM.
D23.2 Create a TDM district for the 2.6-36 Anticipated As part of a strong TDM proposal, the
Bergamot Transit Village area to capitalize to comply applicant has agreed to participate in
upon the new transit assets to reduce overall with the formation of a TDM Association.
vehicle trips. adequate
details
CITYWIDE LAND USE GOALS AND POLICIES (CHAPTER 2.1)
LUCE GOAL/POLICY PG. # COMPLY? ISSUES/NOTES
GOAL LU2: Integrate Land Use and Transportation for Greenhouse Gas (GHG) Emission Reduction -Integrate
land use and transportation, carefully focusing new development on transit-rich boulevards and in the districts,
to create sustainable active pedestrian-friendly centers that decrease reliance on the automobile, increase
walking, bicycling and transit use, and improve community quality of life.
LU2.2 Transit Villages. Capitalize on the 2.1-12 Yes with The proposed project contains all the
Expo Light Rail stations to create vital new additional basic components stated in Policy
complete sustainable neighborhoods with creative LU2.2 in the terms of connections
transit as a focal element, green connections arts/culture through the project site, a mix of
and pathways, a variety of housing types and housing, jobs, and retail. The project
jobs, enhanced creative arts and institutions, does not yet include creative arts
and local-serving retail and services. space that could be used by the
broader creative and cultural arts
community and can strengthen
connections.
44
BERGAMOT TRANSIT VILLAGE GOALS AND POLCIIES (CHAPTER 2.6)
LUCE GOAL/POLICY PG. # COMPLY? ISSUES
LU2.4 Affordable and Workforce Housing. 2.1-12 Anticipated The applicant has indicated that
Create diverse housing options along the to Comply affordable housing will be
transit corridors and in the activity centers, constructed on-site but no details on
replacing some commercial potential with the affordability level or number of
additional affordable and workforce housing, units has yet been provided.
and encouraging affordable workforce Pursuant to the AHPP, the minimum
housing near the transit stations. required amount of on-site affordable
housing would range from 10%to
20%, depending on the affordability
level of the units. As a Tier 3 project,
the applicant would be required to
provide additional affordable housing
or community benefits.
LU2.S Vehicle Trip Reduction. Achieve 2.1-12 Yes with The applicant has committed to a
vehicle trip reduction through adequate minimum 50% reduction in project-
comprehensive strategies that designate program generated trips from ITE rates with a
land uses, establish development and street details target of 67%. The applicant has also
design standards, implement sidewalk, proposed a comprehensive TDM
bicycle and roadway improvements, expand program that includes measures
transit service, manage parking, and which have been shown to be most
strengthen Transportation Demand effective at vehicle trip reduction,
Management programs that support such as parking cashout, parking
accessibility by transit, bicycle and foot, and pricing, and subsidized transit passes.
discourage vehicle trips at adistrict-wide This program would be subject to
level. Monitor progress using tools that annual Development Agreement
integrate land use and transportation monitoring. Further, the applicant
factors. Increase bicycle and pedestrian proposes to make improvements to
connectivity in transit districts and adjust the bus stop adjacent to the project
bus and shuttle services to ensure success of site. See previous comments on
the transit system. roadways, pathways, connections and
shared parking.
LU2.6 Active Spaces. Focus new 2.1-12 Yes with Project includes a main plaza with
development in defined districts to create additional adjacent vehicular street and
active spaces that can support diverse local- revisions surrounding buildings designed to
serving retail and services, walkability, arts activate the open space. Location of
and culture. Require, whenever possible, western street creates a direct
new development to provide convenient and synergy between the rail passengers
direct pedestrian and bicycle connections. and the transit village. Location of
residential component closer to the
main plaza places on-site residents
within closer walking distance of area
of greatest activity. Street
dimensions need further revisions to
create flexibility for complete street
design.
GOAL LU3: Transition from Regional- Serving Commercial Uses to Lacal-Serving Uses in Areas Served by Transit-
- Redirect regional-serving commercial and office development potential into new housing opportunities with
access to neighborhood-serving uses intransit-accessible areas as part of a citywide trip reduction strategy.
45
BERGAMOT TRANSIT VILLAGE GOALS AND POLCIIES (CHAPTER 2.6)
LUCE GOAL/POLICY PG. # COMPLY? ISSUES
LU3.1 Reduce Regional-Serving Commercial 2.1-13 Yes Project proposes creative arts office,
Uses. Reduce regional office and commercial residential, and local-serving retail
uses and encourage smaller floor plate office near major transit. Variety of floor
uses, housing and local-serving retail and plates created by breaking up mass of
services. Building 4.
GOAL LU4: Complete Sustainable Neighborhoods -Create complete neighborhoods that exemplify sustainable
living practices with open spaces, green connections, diverse housing local employment, and local-serving
businesses that meet the daily needs of residents and reduce vehicle trips and GHG emissions.
LU4.3 Mixed-Use Associated with Transit. 2.1-13 Yes The project is located across the
Encourage mixed-use development close to street from a future light rail station
transit to provide housing opportunities for and addresses the LUCE requirement
the community, support local businesses, for a mix of uses in compliance with
and reduce reliance on automobiles. this policy.
LU4.4 Pedestrian-Oriented Design. Engage 2.1-13 Yes with Project provides two pedestrian
pedestrians with ground floor uses, building additional connections and variety of open
design, site planning, massing and signage revisions spaces including main plaza and green
that promote vibrant street life and space on eastern portion of project.
emphasize transit and bicycle access. Connections and open space are
integrated with buildings to minimize
"canyon effect" and provide sense of
relief between buildings. Primary
entrances have been re-oriented
towards the pedestrian pathways and
open spaces with building articulation
on all sides. Demonstrated intent to
provide 18-20' ground floor heights
with active ground floor uses around
the main plaza and ground floor
residential units and building
entrances on open spaces and
pedestrian pathways is consistent
with the policy to create engaging
ground floor environments that
promote active street life. However,
additional revisions to street
dimensions are necessary to create
flexibility for complete street design
with ability to have wider sidewalks,
parking lanes, or bicycle facilities.
46
BERGAMOT TRANSIT VILLAGE GOALS AND POLCIIES (CHAPTER 2.6)
LUCE GOAL/POLICY PG. # COMPLY? ISSUES
LU4.6 Open Space. Provide open space and 2.1-14 Yes with Project provides significantly more
green connections near residences that are additional ground floor green space on the
part of an expanding and comprehensive revisions eastern portion of the project, where
system of passive and active open space and most of the residential is located. The
complete street design emphasizing inter- main plaza is on the western side of
connectivity, recreation, and gathering the project in area anticipated to
spaces. have greatest amount of pedestrian
activity across from light rail station.
There are also two pedestrian
connections integrated with the open
space. However, adjustments to
open space relative to street
dimensions are necessary in order to
ensure flexibility for complete street
design that may include bicycle
facilities, parking, or wider sidewalks.
GOAL LUS: Expo Light Rail line -Cluster housing, employment, local-serving retail and services around the Expo
Light Rail line to reduce vehicle trips, create complete neighborhoods and support transit.
LU5.1 Encourage Desired Uses at Stations. 2.1-14 Anticipated The project has a range of market
Encourage a range of housing options, to Comply rate, affordable, and workforce
including affordable and workforce housing, housing along with approximately
around the Expo Light Rail stations with a 47,000 sf of ground floor retail. The
balanced mix oflocal-serving retail, services applicant has indicated that
and employment. affordable housing will be
constructed on-site with details to be
provided. The project's mix of uses
complies with this policy.
LU5.2 Integrate Transit Connections. 2.1-14 Ves with The project proposes shared parking
Integrate supporting transit linkages, as well additional that would be available to the users
as pedestrian and bicycle connections; at all refinements with pricing and management details
stations. Parking developed at or near a to be provided: Project also supports
station is shared with other uses and priced transit linkages and pedestrian
to ensure availability at all times. connections by locating western
street in optimal location across from
future Expo light rail station. This
would allow for the most direct and
safest pedestrian and bicycle access
to the station. However, the western
street dimension requires further
refinements to create flexibility for
complete street design that may
include bicycle facilities, street
parking, or wider sidewalks.
GOAL LU10: Community Benefits- Require new development to contribute directly to the community's core
social, physical and transportation goals through mechanisms such as community benefits.
47
BERGAMOTTRANSIT VILLAGE GOALS AND POLCIIES (CHAPTER 2.6)
LUCE GOAL/POLICY PG. # COMPLY? ISSUES
LU10.2 Benefits Tied to Community Values. 2.1-17 Anticipated The applicant has proposed
Require new development that requests to Comply community benefits. As a Tier 3
height above the base to provide project, significant community
measurable benefits to foster complete benefits are expected and will be
neighborhoods and support the goals of the negotiated as part of the
LUCE, including reducing vehicle trips and Development Agreement. A
GHG emissions, maintaining diversity, and preliminary list of benefits has been
promoting affordable and workforce provided.
housing.
LU10:3 Affordable and Workforce Housing. 2.1-17 Anticipated The applicant is proposing on-site
Focus on additional affordable and to Comply affordable housing and workforce
workforce housing with an emphasis on housing near jobs that is targeted
employment centers close to transit towards appropriate groups (e.g.
facilities. nurses, teacher, first responders) and
existing, nearby residents, with
details to be provided.
GOAL LU14: Encourage Arts and Culture -Encourage arts and culture 4hrough land uses that maintain and
promote the growth of the City's creative capital.
LU14.1 Range of Cultural Facilities. Provide 2.1-19 Further - The project is located in a transit-rich
opportunities for the development and revisions area based on its proximity to the
retention of cultural facilities ranging from and detail future Expo station. Project proposes
small, flexible, and affordable performance needed artist live/work studios that begin to
spaces to venues serving the wider address the need to provide the
community (like the Civic Auditorium). smaller, flexible space that are
Encourage facilities serving a wide audience referenced in this policy. However,
to locate in transit-rich areas. details regarding affordability and
functionality of these studios are not
yet known. Project does yet
demonstrate intent to provide venues
that could serve broader community.
These features could be provided as
part of the community benefits of the
project. Further discussions are
needed,
LU14.3 Artist Lofts. Allow adaptive reuse of 2.1-19 Yes with Project proposes artist live/work
structures for artist live/work lofts, additional space but details regarding
particularly in the Mixed-Use Creative and details affordability, size, and functionality
Bergamot Transit Village Districts. are not yet known.
LU14.4 Open Space Programming. 2.1-19 Program- The project provides a main plaza,
Encourage the programming of new and ming Details that could accommodate the variety
existing open space throughout the City with Needed of recreational and cultural programs
cultural activities and events that highlight contemplated by this policy. Further
local artists. This will increase accessibility to discussions with the applicant and
a wide variety of cultural programs for all other City departments are necessary
ages. to determining the possibility of
programming for the on-site open
space.
GOAL L1115: Enhance Santa Monica's Urban Form -Encourage well-developed design that is compatible with
the neighborhoods, responds to the surrounding context, and creates a comfortable pedestrian environment.
48
BERGAMOTTRANSIT VILLAGE GOALS AND POLCIIES (CHAPTER 2.6)
LUCE GOAL/POLICY PG. # COMPLY? ISSUES
LU15.4 Open and Inviting Development. 2.1-20 Yes with Project provides physical connections
Encourage new development to be open and additional across the site that are integrated
inviting with visual and physical revisions with variety of open spaces that are
permeability, connections to the existing intended for use by the broader
street and pedestrian network, and community. The location of the
connections to the neighborhoods and the streets supports direct connections to
broader community. the light rail station and future street
network. However, street dimensions
need further revision to allow
flexibility for complete street design
that creates inviting pedestrian
environment.
LU15.S Pedestrian and Bicycle Connectivity. 2.1-20 Yes with Project provides well-located
Encourage the design of sites and buildings additional vehicular and pedestrian connections
to facilitate easy pedestrian- and bicycle- revisions across the project site and does not
oriented connections and to minimize the propose surface parking, however,
separation created by parking lots and the parking garage on Olympic
driveways. Boulevard is disruptive to the
pedestrian environment. Further,
street dimensions need some revision
to accommodate complete street
design.
LU15.7 Street-Level Pedestrian-Oriented 2.1-20 Yes with The proposed project provides
Design. Buildings in the mixed-use and .additional ground floor retail uses pushed out to
commercial areas should generally be details . the building face to meet adjacent
located at the back of the sidewalk or the plazas or pedestrian pathways.
property line (street front) and include active Project also provides ground floor
commercial uses on the ground floor. Where residential uses with demonstrated
a residential use occupies the ground floor, it intent to provide front doors and
should be set back from the property line, be porches however, additional details
located one half level above the street or are needed.
incorporate design features to provide
privacy for the unit. Front doors, porches
and stoops are encouraged as part of
orienting residential units to the street.
LU1S.8 Building Articulation. Building 2.1-21 Anticipated Project provides buildings articulation
fapades should be well designed with to comply through modulation, stepbacks and
appropriate articulation in the form of with varied massing on all sides. However,
setbacks, offsets, projections and a mix of additional substantial design development is still
architectural materials and elements to design needed to understand architectural
establish an aesthetically pleasing pattern. develop- details for compliance with this
Large areas of glass above the ground floor ment policy.
require special design consideration. Highly
reflective materials are to be avoided, and
dark or reflective glass is prohibited.
49
BERGAMOT TRANSIT VILLAGE GOALS AND POLCIIES (CHAPTER 2.6)
LUCE GOAL/POLICY PG. # COMPLY? ISSUES
LU15.9 Pedestrian-Oriented Design. 2.1-21 Anticipated Ground floor provides storefronts
Buildings should incorporate pedestrian- to comply that are pulled towards face of
scaled elements with durable, quality with building to meet adjacent open space
materials and detailing located on the lower additional or pedestrian connection. Project
stories adjacent to the pedestrian. design also demonstrates intent to provide
develop- 18-20' ground floor heights and
ment differentiation in building mass.
Substantial design development is still
needed to understand architectural
details for compliance with this
policy.
LU15.10 Roofline Variation. Buildings 2.1-21 Anticipated Project provides varied rooflines for
should be designed with a variety of heights to comply each building. Substantial design
and shapes to create visual interest while with development is still needed to
maintaining a generally consistent overall additional understand architectural details for
street front. To achieve this goal, design compliance with this policy.
development standards should provide develop-
flexibility toencourage buildings with ment
interesting silhouettes and skylines, and the
primary building facade shall not be lower
than the designated minimum street facade
height.
LU15.11 Building Facades and Step Backs. 2.1-21 Anticipated Project provides building stepback3
Buildings should generally conform to the to comply and facade articulation on all building
minimum and maximum requirements for with sides. Stepbacks have been provided
the street facade height established for their additional through variation in building form
designated area. Portions of a building design intended to minimize visual bulk of
facade higher than the street frontage, 35 develop- overall building. Substantial design
feet for most mixed-use areas, shall step ment development is still needed to
back from the facade of the floor below in a understand architectural details for
manner that will minimize the visual bulk of compliance with this policy.
the overall building similar to the established
stepback standards of the zoning ordinance
in effect as of May 27, 2010 and as viewed
from the public sidewalks and roadway and
ensure maximum light, air and sense of
openness for the general public. Guidelines
or standards for the building mass above the
streetwall shall be established in the zoning
ordinance.
50
BERGAMOT TRANSIT VILLAGE GOALS AND POLCIIES (CHAPTER 2.6)
LUCE GOAL/POLICY PG. # COMPLY? ISSUES
LU15.12 Ground Floor Gathering Spaces. 2.1-21 Anticipated Project provides wider pedestrian
Buildings should have their primary fa4ades to comply connections or open spaces that can
located at the back side of the sidewalk or with serve as ground floor gathering
on the property line.-However, to encourage additional spaces referenced in this policy.
a well-landscaped streetscape with places design Substantial design development is still
for people to gather, small landscaped, develop- needed to understand architectural
people-gathering spaces are encouraged ment and landscaping details for
where they will attract people without compliance with this policy.
interrupting the pedestrian retail experience.
The intent is to have an overall ground
coverage of 80 percent on each block.
GOAL LU16: Sustainable Urban Form -Assure that buildings are sustainable, are environmentally sound and
contribute to the City's urban form.
LU16.1 Design Buildings with Consideration 2.1-23 Anticipated Building mass has been broken up to
of Solar Patterns. In designing new to comply address issues visual bulk and form of
buildings, consider the pattern of the sun with buildings and as a result, may begin to
and the potential impact of building mass on additional address the intent of this policy to
habitable outdoor spaces and adjacent design optimize natural daylight access to
structures in order to minimize shadows on develop- interior spaces. Building stepbacks
public spaces at times of the day and year ment and integration of open space
when warmth is desired, and provide shade minimize "canyon" effect on
at times when cooling is appropriate, and pedestrian connections. Substantial
minimize solar disruption on adjacent design development is still needed to
properties. understand architectural details for
compliance with this polity.
GOAL LU17: Increase Open Space -Increase the amount of open space in the City and improve the quality and
character of existing open space areas ensuring access for all residents.
LU17.1 New Facilities. Encourage new 2.1-23 Yes with The project provides ground level
ground level open space including, but not additional open space and pedestrian
limited to landscaped areas, gathering revisions connections. See previous comments
spaces and play areas in new development. regarding design and location
revisions needed.
LU17.2 Active Streets for Living. Utilize 2.1-23 Yes with Streets are well-located to provide
streets as the largest and most universally additional direction pedestrian access to future
accessible public spaces in the community by revisions light rail station and anticipated
improving them with landscaping surrounding street network.
(particularly shade trees) pedestrian facilities However, further revisions to street
and other enhancements that promote dimensions are necessary to allow
active recreation and creates a system of flexibility for complete street design
green connections throughout the City. that promotes active living and could
include bicycle facilities, wider
sidewalks, or street parking.
GOAL LU19: Design Complete Streets- Design and manage complete streets and alleys to support adjacent land
uses and human activity, keeping in mind the unique character of each area of the City.
51
BERGAMOTTRANSIT VILLAGE GOALS AND POLCIIES (CHAPTER 2.6)
LUCE GOAL/POLICY PG. # COMPLY? ISSUES
LU19.2 Balanced Modes. Design and 2.1-24 Yes with- While the proposed project includes.
operate streets with all users in mind additional street dimensions that now
including bicyclists, transit users, drivers and revisions accommodate sidewalks, these
pedestrians of all ages and abilities. streets need further revisions to
create flexibility for complete streets
that could include wider sidewalks,
landscaping/parkways to create a
comfortable pedestrian environment,
bicycle facilities, or street parking.
LU19.3 Streets as Open Space. As streets 2.1-25 Yes with Same as above.
are the City's most extensive open space additional
network, seek opportunities to expand the revisions
use of streets, alleys and other public rights-
of-way for open space, passive recreational
use and landscaping.
52
ATTACHMENT D
PUBLIC NOTIFICATION INFORMATION
Pursuant to Municipal Code Section 9.04.20.20.080 and in accordance with the posting
requirements set forth by the Zoning Administrator, prior to application filing the
applicant posted a sign on the property regarding the subject application. At least 8
weeks prior to the public hearing date, the applicant submitted a photograph to verify
the site posting and to demonstrate that the sign provides the following information:
Project case number, brief project description, name and telephone number of
applicant, site address, date, time and location of public hearing, and the City Planning
Division phone number. It is the applicant's responsibility to update the hearing date if it
is changed.after posting.
In addition, pursuant to Municipal Code Section 9.04.20.22.050, notice of the public
hearing was 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.
Adjacent Neighbors
Community Meetings December 15, 2009
Other:
53
NOTICE OF A PUBLIC HEARING
BEFORE THE SANTA MONICA CITY COUNCIL
SUBJECT: Discuss a Development Agreement proposal for atransit-oriented, mixed-use concept comprised of
creative arts, residential and retail uses as well as public open space.
1681 26`" Street (former Papermate factory site)
APPLICANT: Hines
PROPERTY OWNER: Hines
A public hearing will be held by the City Council to consider the following request:
Discuss the applicant's Development Agreement proposal for amixed-use project concept consisting of:
• Creative arts office space;
• Ground floor neighbourhood-serving commercial space;
• Mixture of affordable, workforce, and market rate housing totaling up to 40% of the project's total floor area;
• Ground-floor public open space;
• Street improvements to include:
• Two north-south streets from Olympic Boulevard that provide vehicular, pedestrian, and bicycle
access;
• Two north-south pedestrian connections from Olympic Boulevard through the site;
• Extension of Nebraska Avenue between Stewart and 26`" Street; and
• A subterranean parking garage.
DATE/TIME: Tuesday, August 23, 2011, AT 6:45 PM
LOCATION: City Council Chambers, Second Floor
Santa Monica City Hall
1685 Main Street, Santa Monica, Califomia
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: 1681 26`" Street (former Papermate site) 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 Jing Yeo at (310) 458-
8341, or by e-mail at iina.veo smaov.net. The Zoning Ordinance is available at the Planning Counter during
business hours and on the City's web site at www.smoov.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, 5, 7, 8, 9, and 10 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 revisor applicaci6nes proponiendo desarrollo en Santa Monica. Si
deseas mss information, favor de Ilamar a Carmen Gutierrez en la Division de Planificacibn al numero (310) 458-
8341.
54
ATTACHMENT E
APPLICANT'S REVISED PROPOSAL
Concept Plans
This attachment is also available for review at the City Clerk's office and the Libraries.
55
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PURPOSE OF TFIE MEETING
o Brief overview of Bergamot Area Plan principles
o Discussion of applicant's revised concepts and evaluate
progress made towards responding to City Council
direction
o Authorize staff to proceed with development agreement
negotiations
o Give direction to staff on negotiation points and priority
issues
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THE LIB~E d(ISIC•N FoR THE BERGAMOT R,REA
Creme ahigh-rl~.ali}y, mixed-use
creative a~sJantertainrnenF transit
village centered around th= re~;v E;;po
Light Rail station
o Enhance the Expo transit
opportunity
o Transform from past industrial uses
to mixed-use
o Reduce Congestion by introducing
the city grid to enhance
connectivity for pedestrians,
bicyclists and vehicles
o Establish a Village environment as
the focus of community and
neighborhood life
o Create a "Complete
Neighborhood"
o Focus on the Arts and enhance the
creative economy
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BERGAMOT PaREA 9'I~AN
o A Tool to Guide Implementation
/ Guiding Principles
/ Standards
~ Design Guidelines
Implementation Strategies
Provide long-term implementation to
meet the expectations of property
owners and community
o Plan is in Progress
/ $650,000 federal grant
/ Meet with all property owners to
understand issues and concerns
/ Met with community to refine
Vision -Workshop #1 The Village
/ Held Workshop #Z Bergamot Arts
Center
/ Key elements to be incorporated in
Zoning ordinance
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08/23/2011
BERGAMOT AREA PLAN 1t~J111 ADDRESS...
Tt~~ :r2a~f~r~ ~? ~,~ !;: ~~;t Tr~;~si~ ~J31i~~
o Land Uses- location and mix of
residential, commercial, retail,
entertainment open space, creative
o Circulation -create walkable blocks
for pedestrians, bicycles, vehicles,
and transit
o Publicly accessible open space
BERGAMOT AREA PLAN V111LL ADDRESS.,.
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o Urban Form and Scale - ~'
Streetwalls/Facades, Stepbacks, ,'m~X
Articulation, Skyline Variety, Ground ;~orr
Floor Quality :°
4
08/23/2011
TRANSIT ~/ILLAGE V11ORKSHOP ° FEBRL9ARY 17TH
a Over 160 residents, artists,
stakeholders and members of the
business community
o Discussion on key elements to
support an "Urban Transit Village`
oStrongCommunitySupportfor: ~"
9 $otial: a sense of place and
authenticity, opportunities for '~
gathering and interaction, a feeling of ~ ~'
safety and communal support ®, ,
Physical: walkable blocks,
connections, compact and human- L -:
scale development, high-quality t• '~'
design with Santa Monica flavour ®„ _,
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~ PRELIMINARY ~TRATEGIE$ FOR CREATING A 91iLLAGE
~
1. APedestrian-Oriented ~
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Neighborhood
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Active and Mixed Use
Ground Level ``
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z. A Center of Community Life
~ Activated Open Space ~%~~
3. Human-Scale Design
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Accessible Network ,
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~ Streets with wide sidewalks
that accommodate all users
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5
08/23/2011
A P£DESTRIAN'~RiENTED ~EIGHBORHflflD !-_'
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a Comfortable and safe walking '~~~~ '
environment
o Active pedestrian-scaled retailed and
storefronts
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o A center of Community Life and "' ~-~
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Activity: public open spacesand points -
of community focus ~ ~ ~ a ~i-',_,
o Communit ublic s aces and meetin
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places ~
o Unique uses compatible with ~~, ` ~ '~
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Bergamots character h
o Mix of resident, employee, and visitor
uses
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TRANSIT 111LLAGE PRINCIPLES
Strcrtg ::<arnrnHin;c'r's~,~pp~
o Reduce perception of mass and scale
o People-scaled buildings and
environments
o Walkable block sizes: block lengths
consistent with typical Santa Monica
grid
o Connections and pathways to key
destinations
o Complete Green Streets: designed for
all users, landscaped and water-wise
Urban Village Principles will serve as
basis for design guidelines and
standards, and for evaluating future
development proposals
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6
08/23/2011
~'Ty ivOUNCIL ~LC+AT~~7P #`1 ~ISCUSSIflN SUlV1MARY
o Project should return for second float-up discussion with no
authorization to proceed with DA negotiations
o Consensus that project is in the right location but needs to
represent Bergamot Transit Village Vision and details to be
created through Area Plan process
o Revisions to plans should be guided by identified priority
issues and recommendations, Evaluation of project
compliance with LUCE goals and polices, and Council's verbal
discussions
o Discussion Highlights
Lack of compliance with LUCE and draft direction from community
workshops
Failure to create human-scale environment
Increase amount of open space and ensure that it will be activated
= Need for circulation and access changes including street alignments
and dimensions
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ORIGINAL PROJECT C®NCEPT - S~SES'r $iTE PLAN
~;.y~„n ~~}` ~ Open Space
Creative Office 570,000 Vehicle Connections
Retail 83,000 Pedestrian Connections
Residential 344 units
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7
08/23/2011
DEVISED PROJECT CONCEPT -USES + SITE PLAN
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Creative Office -. 495;000 Vehicle Connections
Retail 47,000 Pedestrian Connections
Residential 325 units
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PROTECT EVALUATION: E~IXED USE ~x ACTIVE ~iROLIND aOL00R
Prix of Uses ara Saaregate~=
o Project achieves only horizontal mixed-use
o Largest open space on western part of site (approx.'/=acre)
o smaller open space on eastern part of site (approx. 9,000 sf)
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Original Concept '°'"` ',vr
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08/23/2011
PRC3SECT EVALUATION: FIXED 135E ACTIVE GROUND ~L®OR
Litt' Counci: Direv~ion
o Place residential adjacent to largest open space
o Integrate mix of uses
Applicant's Raspcerse -issue Addressed with Furt?!er Refinements
o Switched uses of Buildings 3 and 4
o Placed residential closer to plaza creating noise/light concerns
o Building4 provides flexibility for smaller businesses
o Artist live/work studios facing Nebraska Avenue in Buildings 3 and 5
o Ground floor residential-townhomes
riled Concept _ ~ _ _ _ ~
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~R®SECT EVALUATION; (d31XED 195E ~t ACTIVE GROUND rLCiOR
_ __ _.
Insufficient Ground Flo;,: ;•3eight r;,r Varlet; of Retail
o Uniform 15' ground level floor-to-floor
o Inhibits ability to have variety of retail necessary for healthy commercial
district
o LUCE maximum allowable height based on greater ground level floor-to-
floor heights for retail and cultural arts use
Loggia - Sb13'?
Retail recessed 33'
9
08/23/2011
PROIEeT EVALUATIOP4: FIXED ~95E >~ ACTIVE ~ROi/i1ir1 FLOOR
City Cvurcil t~ir~ection
o Increase ground level floor-to-floor height to minimum 18'
slp;~lican;'s Response -Demons}rateti intent try A~drass 3ssum
o Storefronts pushed out to building facade eliminating loggias
o Model appears to show ground floor heights of minimum 18-20'
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PROJECT EVALUATIO~1 ° ACTIVE ®PERI SPACE
Un:;ti+~aterJ U'pen-Spa,,°.e
o Needs to accommodate active recreation and formalized events (e.g.
farmer's market)
o Building mass disproportionately larger than open space (commercial and
residential)
Original Concept
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08/23/2011
PROTECT EVALUATION -ACTIVE OPEN SPACE
City Council Diretticn
o Reconfigure major open space to make it more active ~ ~
o Increase amount of public open space
Applicant's Response issue Addressed :vith Furth r
Re`i~~ements ~"~ ~ ~.~~
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o Eliminated internal "central spine" ` ~
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o Greater focus on pedestrian connenions and
providing variety of green spaces (+19,000 sf) ~ ~ ~" `~ n
o Associated open space with adjacent connections or __ ';.
uses
Revised.Concept ..:.,~~,~,t _., -_ .. ;~.,~}z.
PROJECT EVALUATION -ACTIVE OPEN §PACE
~2deserian Connections Laclt (~s;enness
o Quality of walking environment negatively affected by shading of adjacent
buildings
o Environment is not human-scaled
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11
08/23/2011
PROJECT EVALUATION - ACTIVE OPEN SPACE
Uity Ccunci! Direction
o Incorporate stepbacks or create wider space in order to allow penetrationof
light and air into pedestrian connections
c Relocate space from internal "spine" into public realm
appl;cani's Respon.=.e -!>su? Adzquately addressed
o Reduced "canyon effect" and reclaimed ground floor open space through
reducing buildingfootprints and using irregular building shapes
o Refocused space for "central spine" into meandering pedestrian pathways
providing connections into and through the site
Multiple building entries from main
public areas or pedestrian pathways
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PROJECT EVALUATION - ~LIILDINGS
Daes pct t~~la .air: Scala of Clry _.... ._... .... _
o Inward-oriented, rectangular building campus
o Universal building character does not reflect unique & authentic qualities expected
for Bergamot Transit Village
o Does not address new "blocks" created from segmenting site
One building mass occupies each "block" vs. Several buildings or appearance of
several buildings
Stratenies for maintaining sca!a on a siag;e building moss
~- S @ _=.a ~ g-- 7 ' Lack of rhythm
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*` - accentuates horizontality
of building mass
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zon
Multiple bays establish
building rhythm
12
08/23/2011
PROJECT EVALUATION - Bl1iLDINGS
Ciiv Counti': Directior,
o Respond to LUCE stepbacks, height variation, and skyline variation provisions
o Confgure building mass into smaller, more varied elements or additional
buildings
o Reduce floor plate size
Applicant's Response -Issue Addressed ~,vith Further Rafir~aments
o Building footprints altered signifcantly
o Building stepbacks and fa4ade articulation convey appearance of smaller
elements
erlay of Revised Building Footprint on Previous Footprints
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PROJECT EVALUATION - ~UiLDiNSS
o Composed of4sepamte o Composed of one building o Appearance of separate
buildings instead of one o Ground floor space tucked buildings through irregular '
o Ground floor space open under building footprint, stepbacks, and
to sky articulation
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PROJECT EVALUATION ° BUILDINGS
Ajaplicant's nesponse _ Issue Adelressed whir ~uriher Retirements
e Building stepbacks and fa4ade articulation convey appearance of
smaller elements
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PROJECT E1/ALL)ATION - BUILDINGS
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o Primarily single-plane,
flat facades with
repetitive indentations
o Limited change in wall
plane
Bldg #4
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08/23/2011
PROJECT EVALUAT3oN ° ~L1ILD1911Ci5
ti}y Council Direction
o Break buildings into series of vertical bays-will help defne unique fa4ade for each
building
o Introduce multiple rhythms to fa4ade
o Stepbacks to reduce perceived mass
o Add scale elements to fa4ade
o Vary building wall plane
o Reduce use of repetitive, single-note elements
Applicant's Respons=_-Demenstrat=d Entent to Address Issue
o Building3 residential building complete change in form and articulation
o Introduced ground floor elements-row houses
o Skyline variation on upper levels
Original Concept
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PROJECT EVALUATION - BUILDINGS
Gty Cc..,tti1 Dr>ction _... _.. _...
o Break buildings into series of vertical bays-will help defne unique fa4ade for each building
o Introduce multiple rhythms to fa4ade
o Stepbacks to reduce perceived mass
o Add scale elementr to fa4ade
o Vary building wall plane
o Reduce use of repetitive, single-note elementr
App!icant'S Response- Demo,-~siraied Intent to Address Issue
o Differentiation between building levels with Stepbacks and change in materials
o Change in building plane, fa4ade modulation, upper level balconies provide good start for
further developing architecture
15
08/23/2011
PR®JE~°f EVALUATION - BUILDINGS
City Cou~xii Girectior~
o LUCE requires: !.
Significant variation in roof height '..
i Average height to be at least 10' lower than maximum height '..
c Include elements that add visual interest and drawpeople into the site
~ Cornices, Architectural Projections, Smaller structure/facades '.
Applicant's Respnnse-issue AddressadivitFi Pua.he; 2efinerrents
o Meaningful variation in building height within each building ',
o Introduction of meandering pathways with points of architectural emphasis
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08/23/2011
PBOJELr EVALlJATION ° ~UBLD9~7GS
~IT~yOUnL.I DiF°S[Idfr AdOIL]n°5 i{ESpOnsE -L2F009otlaic'd i>lie'li t'v AddFe~i 15-U'c
o Ensure functional antl visual connection o Complete transformation of Nebraska Avenue elevation
to future Transit Village to the north -signal project's position as gateway to future tansit
o Improve north elevation to be more village and potential for Nebraska to become walkable
human-scale and pedestrian friendly alternative to Olympic Boulevard
• Pedestr an or entation o building lobbies and entries re-oriented towards main
Facade articulation public spaces
Human-scale elements o Need further details on how ground level open spaces
= Stepbacks are shared between residential and non-residential
buildings
Revised.. Nebraska AUgiwG. Ct~cept ~4VestePOon
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08/23/2011
PROTECT EVALUATION -CIRCULATION
Do=s Mot Capltalizeon bnpo=Ru 3;ty to Enterd Street from [ergamoi Art
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o Results in 500'-long superblock o Indirect pedestrian crossing to Expo station
o Less efficient for signal operations o Misses opportunity to connect Bergamot A
Center to Pennsylvania Ave
Applicant proposed western road location
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PROTECT EVALUATION -CIRCULATION
City Coti~c~I Cii e::tirtin `yClty-preferrera L>>est=rr3 real location )
0 300'signal distance similar to Downtown-signal timing and queuing efficiency
o Most direct access to east entrance of Expo station
o Potential connection between Pennsylvania Ave and Bergamot Arts Center
Pennrylvania Ave
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350' from i Direct ped
26 Street
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signal (_.__......_..~...__.
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18
08/23/2011
PROJECT EVALUt-lTl~iV - ~18CULA7BON
_ _ _ __. __
F,pplicant's Response - 9ss;,ae Addressed =,~,~izh rurther Refinewienis
o Western street curves to align with potential northward connection to
Pennsylvania Avenue
o Moved eastern street between Buildings 3 and 4
o Signalized intersections at Olympic Boulevard
Revised Concept
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PROJECT EVALUATIOiV ° ~IRCLiLATICI9U
Lity vt~unctl S3irecii r, jStreet Os"mer~sions7
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Western Street 14' 8' - 12' 68' 66-68'
Ped Connection biw
Bldgs2&3 -- -- -' 40' TBD
Eartern Street 72' 8' ll' 82' 44' (?)
Ped Connection btw _ _ 40' TBO
eldgs 4 & S
Nebraska Ave Pbtent!al to
Extension 12 add in future 11' 36' 35'
?.pp;icant's Response m i~lce Eu'=.iy Addressed
o Western Street does not provide parking along entirety of west side and
sidewalk reduced to 10' along east face of Building #1
o Eastern Street removes potential for street parking
o Nebraska Avenue consistent with recommended dimensions
o Recommended street dimensions are necessary to maintain flexibility in
roadway design to support creation of complete streets
> Future bicycle facilities
- Parking lanes
Wider sidewalks
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19
08/23/2011
~ROlECT EVALUAT!®N ° CIRCULATION
o Ramps to parking garages create conflicting turning movements
City Council t7irection
o Re-orient parking garage ramps
Applicant's Response -Not ;:u11y Addressad '
o Parking ramps from Nebraska Avenue have been re-oriented to be more j 5;
functional
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o Space for loading and service has been added
o Introduction of parking ramp from Olympic Boulevard into Building #5 is
disruptive to pedestrian environment "~".
sed Concept
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$UMNlARY OF APPLICANT°S I$ESPONSE TO COUNCIL ®3REC71C>N
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iPedestrian dneMed EnvironmeMthat S4pports the Socral Activity ofa Vdlage
Place residential mixed-uses at location of open space or alternate i
Issue Addressed with Further
residential and commercial structures to create more integrated
- Necessary Refinement
mix of uses I
_ __ _-I
Provide a minimum 18' and varieTy of ground Floor heights to Demonstrated Intent to I
laccommodate small and large retail uses Address Issue
--_-_-_-
Reconfgure the major open space to make it more active and
Issue Addressed with Further I ,
related to surrounding structures Necessary Refinement
Relocate space and resources from the interior spine to the
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Issue Adequately Addressed I
,pedestrian
public realm
Human-state Buildings __ _ _
_ ____
'Provide additional buildings on each "block to include both small
and large buildings and introduce additional massing modulation
and a variety of expressions to realize a mare urban feel and to Issue Addressed with Further ~
(mitigate the campus feel of the proposal by better approximating Necessary Refinement j
the massing and bulk character seen throughout the CiTy in mixed-
~use, pedestrian-oriented areas (e.g. Downtown) __ __ __ I
Differentiate building planes by breaking each building into a series Demonstated Intent to
Hof vertical bays with a continuity of storefronts on the ground level Address Issue
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08/23/2011
SUMMARY OF APPLICANT'S f5PONSE TO COUNCIL DIRECTION
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Homan-scale 8eildings :
Design buildings with a clear sense of base, middle, and top
Demonstrated Intent to
Ensure that the base is detailed and varied to create pedestrian
I
Address Issue
interest
;Create a more interesting roof line across the extent of the
)
jproject and create locations of architectural emphasis at corners Issue Addressed with Further
(.and pathways to draw people into and through the site Necessary Refinement
( Design modulated buildings with varied setbacks and stepbacks
I Demonstrated Intent to
to face each other across the vehicle and pedestrian streets and
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Address Issue
ensure entrances are facing the street or public place
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tion Network:: _
shift the majonngress and egress road For the project to align
glue Addressed with Further
with future roadway extension to Pennsylvania as well as the
i
l Necessary Refinement
e
ast entrance of a relocated Expo station piafform; ____
( Provide a grid of streets through the project site that meets CiTy
standards and can accommodate landscaping and wide Not FUlly Addressed ~
sidewalks; _ y
_ _
Redesign the service road to the north of the site to provide _ _
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sidewalks and accommodate a future full street; Issue Adequately Addressed
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Re-orient entrances to parking garages such that they are _ _ _______
Not Fully Addressed
perpendicular to project streets
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CONCLUSION ~ PeECOMMEN®ATION
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® Significant changes to building.mass
Increased building articulation and skyline variation
.Intent to define ground floor with active uses, human-scale elements
Reduced floor area by 20%
o Increased amount of ground-level open space by 18,000 sf
o Revised alignment of streets with refinements that can be
addressed with staff
Recommended street dimensions necessary for Complete Street
Parking garage access from Olympic Boulevard disruptive to
pedestrian environment
o Concepts demonstrate intent to address City Council direction,
based upon community input and draft Bergamot Area Plan
principles
Further architectural details and refinements are next stage of design
development
Reco~e~~ City C"~!iri;il Atatrttari?;; irlitiatiot, of
Oeare;~prrent Agreerlent 1`~egOtiatii~;~ anti ,e,rie>.>y process
21