SR-02-28-2012-4B10_
City of City Council Report
Santa Monica
City Council Meeting: February 28, 2012
Agenda Item: 4B
To: Mayor and City Council
From: David Martin, Director of Planning and Community Development
Subject: Downtown Specific Plan Progress and Emerging Themes
Recommended Action
Staff recommends that the Council review and comment on the emerging themes and
approach identified for the preparation of the Downtown Specific Plan.
Executive Summary
This report updates the Council on the planning process for the Downtown Specific
Plan, discusses the major projects underway in the area that the plan must guide and
integrate, and summarizes the project approach and issues emerging through the
community outreach effort.
As Downtown is being shaped by the arrival of the Expo Light Rail station, Santa
Monica Place remodel, 4th & 5th and Arizona visioning and other factors, staff began
the Downtown Specific Plan planning process in Fall 2011 to direct and coordinate land
uses, urban design, height and massing in the expanded Downtown area defined in the
Land Use and Circulation Element (LUCE). The planning process will include in depth
coordinated policies and standards with a significant public outreach component to
include public input on:
• Urban Design, open space, height and massing while guiding
opportunities for concurrent infill development
• Economic Sustainability
• Circulation, Parking and Access for all modes
• Public Art, Wayfinding and Cultural Resources
• Community Benefits
Initial Community involvement has already yielded important preliminary concepts,
opportunities, and issues to guide the plan's development. The emerging themes
include:
1
I . The necessity to balance the service to multiple users, residents, tourists, and
business people including retailers
2. A focus on the public realm, streets, sidewalks and open spaces
3. A need to activate the north end of the downtown and encourage activity to the
new boundaries at Lincoln Boulevard and the 1 -10 Freeway,
4. Integrate the Light Rail and optimize access
5. Identify opportunity sites most likely to redevelop and establish appropriate
development standards for those areas
6. Improve all types of wayfinding.
This staff report describes the approach in detail and provides a report on progress to
date. Staff requests that the Council discuss the current approach and provide direction
on additional issues to address as the process continues.
Background
The Downtown Santa Monica Specific Plan area is roughly a half -mile square, bounded
by Wilshire Boulevard to the north, Lincoln Boulevard to the east, the Santa Monica
Freeway (Interstate 10) to the south, and Ocean Avenue to the west. The plan area is
located adjacent to the Civic Center, Beachfront District, and multi - family residential
neighborhoods to the north and east.
The City's General Plan Land Use and Circulation Element (LUCE) adopted on July 6,
2010, expanded the official district area of the Downtown and calls for creation of a
Downtown Specific Plan to determine urban design and development standards for the
area, and coordinate numerous public and private improvements. The LUCE vision
builds on this as the City's premier shopping and entertainment center by continuing to
encourage mixed -use development with complementary uses to enhance the area as a
complete neighborhood, serving local residents, regional visitors, and the national and
international tourist industry.
The visioning, feasibility and conceptual design analysis for the City -owned 3 -acre
property on Arizona Avenue between 4th and 5th Streets initiated the Downtown Specific
Plan process. Three community workshops have been held, and the Council received
an update on this visioning process on May 10, 2011. The arrival of Expo Light Rail will
be transformative in the Downtown, and integration of the Downtown Station is a key
element of the Specific Plan. The Council received an update on the design and
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realignment of the Downtown station on September 13, 2011. On September 27, 2011
the Council received an update on the coordinated planning and implementation
underway for circulation improvements in the Downtown and Light Rail Station areas.
Also on September 27, 2011 the Council authorized a professional services agreement
with Torti Gallas and Partners, Inc. to provide land use, urban design, transportation
planning, economic, architectural, and community outreach services to support creation
of the Downtown Specific Plan.
Discussion
Despite the recent downturn in the global, national and regional economies, Santa
Monica remains an attractive place to develop. In October 2011, Forbes magazine
ranked Santa Monica's downtown as one of the top 10 downtowns in the United States
due to its unique walkability within the coastal area of the Los Angeles region. In the
Downtown District, the Expo light rail and Santa Monica Place remodel have contributed
to a renewed interest, which is evident by the number of recent project proposals that
are now being reviewed by the City. The Plan will establish the land -use, circulation,
and building form for the expanded Downtown District and will involve significant
community outreach and collaboration with key stakeholders. The final product will be
an illustrated document which synthesizes numerous on -going efforts, and includes the
following critical components:
• District -wide height, massing, and density allocations
• Multi -modal circulation approach and priorities for pedestrian, bicycle, transit and
traffic improvements
• Identification of community benefit priorities and strategies for developer
contributions
• Opportunity site identification including public parking potential
• Identification of public art opportunities
• Signage and wayfinding coordination
• Implementation strategies such as benefits districts
• Detailed CEQA approach with a program EIR that simplifies subsequent
environmental analysis for projects consistent with the Specific Plan
• Urban design, fagade, streetscape, landscaping, public art placement and
signage standards
3
• Market demand study for optimal use mix and economic feasibility analysis for
final allocation of opportunity sites, height, density and community benefits
Current Development Coordination
The Plan will be unfolding concurrently with review of pipeline projects that range from
new or renovated hotels to mixed -use residential and a multiplex theater. An important
goal of the Plan is to guide these projects towards realizing the LUCE vision for
pedestrian orientation, economic diversity and maintaining a successful mix of uses,
urban form, a high - quality public realm, and multi -modal circulation to keep the
Downtown thriving. At the same time, the City of Santa Monica is currently making a
number of strategic investments in the Downtown and Civic Center through public
projects:
• Parking Structure 6 on Second Street, will create 780 parking spaces and is
scheduled to begin construction in March
• The California Incline and Pier Bridge reconstruction projects which will improve
access and safety on key routes to Downtown and are in the design and
approval process
Traffic Signal Synchronization and Real Time Parking signage is in design to smooth
vehicle flow and optimize signal timingln the adjacent Civic Center:
• The Village residential project is currently under construction
• Palisades Garden Walk has begun site work for construction
• Renovation of the Civic Auditorium is in the design /build stage
The Plan must create the opportunities to coordinate these projects while addressing
the connections and spaces between them, both in the public and private realm. When
complete, the Plan will provide clear regulations for height, massing and land use to
ensure measured, coordinated and well- considered development and circulation to
enhance the Downtown. Prior to the Plan's completion, the community vision that
emerges throughout the planning process should inform pipeline projects' urban design,
connectivity and community benefits.
N
The following key private and public catalyst projects are currently considered to have
the greatest influence over the Downtown's future:
Light Rail Station & City TOD Project
With trains arriving every six minutes at peak
times, the Light Rail Station will be a vibrant
and exciting gateway. The station design
celebrates arrival with views to the north,
south and west, and orients patrons to major
destinations. An iconic station form is
created by monumental stairs connected to
a station plaza that welcomes pedestrians
and bicycles. The refined station alignment
created residual city -owned land to the south
of the station that could provide amenities
and promote activity near the station. A feasibility study is getting started to evaluate the
site potential for a range of community and commercial uses and amenities, such as
shared parking in coordination with the Specific Plan.
4tt'15tn and Arizona
Comprised of nearly three acres of
contiguous land, this city -owned site could
provide open space, address valuable
commercial uses not currently represented
in the Downtown area, and support an
economically viable development that
includes public parking. Community
workshops as well as urban design and
economic analysis have informed an RFQ
process for a project partner that will be
coordinated with the Specific Plan.
Colorado Esplanade
The Colorado Avenue Esplanade Project
integrates the Expo Light Rail into the
Downtown, improving the existing
intersection functions, expanding the
sidewalk, and providing a separate bike
facility to guide passengers to their
destinations. The design by Peter Walker
Partners orchestrates the complex
circulation functions into an elegant public
space with landscaping, open space, public
art and amenities.
5
Private Hotel and Theater Projects
Along with the recent opening of the Shores Hotel on Ocean Avenue, the City is
experiencing a renewed interest in hotel development. A key component of the Specific
Plan will be ensuring that hotel patrons are provided with access and amenities to
support their visit in Santa Monica, as well as connecting them to other places in the
region. The following projects are currently being reviewed and considered:
710 Wilshire Boulevard —A new 285 -room hotel that includes the retention and
adaptive reuse of a City Landmark office building and new 6 -7 story building with
ground floor retail and restaurant space.
• Fairmont Miramar redevelopment — A redevelopment of the existing hotel site
along Wilshire Boulevard with 265 guest rooms and up to 120 condominium
units.
• 501 Colorado Avenue — Redevelopment of the former Midas building with a 5-
story 136 -guest room mid -range affordable hotel.
• 1554 5th Street — Redevelopment of the northeast corner of 5th and Colorado
with a 6 -story 136 room mid -range affordable hotel.
• AMC Theater — The proposal of a multiplex theater, which would replace Parking
Structure 3 on 4th Street, is being reviewed by staff, with the Environmental
Impact Report due to be released soon.
In addition to these projects, there are a number of mixed -use projects of small and
medium size that together will transform the Downtown and influence its overall sense
of place. At this early phase of the Plan's development staff and consultants are
focusing on ways to ensure that the City's project review process guides applicants to
propose projects that reflect the goals, policies and spirit of the LUCE and the
community's developing vision for the Downtown Specific Plan.
Downtown Specific Plan Community Outreach Process
The Downtown Specific Plan includes a robust community engagement process. A
project schedule of community workshops, charrettes, presentations and stakeholder
interviews has been developed to gather input from the community and share
information. The variety of meeting formats strategically seeks to gather input from a
broad range of community participants, while assuring that key constituents and
stakeholders are involved in the outreach process. Planned topics for the community
discussion include: Community Benefits, Height and Density, Parking and Circulation,
N
Urban Design, Design Standards and the Public Realm, and Wayfinding Arts and
Culture.
Significant initial outreach and informational events have already taken place, including
• 4 /5t" Arizona Outreach, Visioning and Concept Analysis - This visioning and
community benefit discussion is informing, early work in the Specific Plan process
for analyzing key sites.
• Downtown Santa Monica, Inc. — Several presentations to the DTSM board, with
opportunity for questions and input. In addition DTSM Inc. staff participated in the
stakeholder interviews, and PCD staff has been providing regular updates to the
Board at monthly board and subcommittee meetings.
• Chamber of Commerce - Presentation to Land Use Committee of the Chamber
of Commerce with opportunity for questions and input.
• Stakeholder Interviews — Three days of stakeholder interviews have been
completed that reached a diverse and broad range of stakeholders including
property owners, neighborhood group representatives, developers, bike advocate
groups, the Santa Monica Convention and Visitor Bureau, and City Departments.
• Community Workshop — A community -wide workshop was hosted on January
26, 2012 to kick -off the process and solicit input on topics including community
benefits, parking, pubic art and landmarks, pedestrians and public realm,
5th /Arizona site concepts, and balancing the north and south end promenade
activity as well as new boundaries of the Downtown. Input from the workshop is
summarized below.
The Planning Commission was introduced to the Downtown Specific Plan team at the
January 11, 2012 meeting. The project goals, timeline and preliminary thoughts were
presented. Specific issues that the Commission highlighted for special attention were:
• Focus on affordable housing as a community benefit given the current state of
Redevelopment funding
• Make plan flexible enough to allow for future uses not yet anticipated
• Identify areas where wider sidewalks could be introduced to enhance the
pedestrian experience as much as possible
7
Community Workshop
On January 26th, 2012, a community meeting was held at the Santa Monica Civic
Auditorium to discuss and identify key issues and goals for the Downtown Specific Plan.
The meeting was open to the general public and divided into two parts: an opening
presentation followed by focused
discussion at individual tables. The
meeting agenda included:
While the tables had different areas of focus, many of the same issues were heard at
each table. The following is a list of most common issues and the variety of related
comments.
Parking: There was not consensus on the
amount of parking needed, but there was
agreement that better wayfinding, better
distribution, and more data to analyze
supply and demand are important. The
concept to create a "circulator" shuttle to
move people between garages and
Downtown areas of interest was raised.
Open space: Respondents noted the need >�° z9�
for more pocket parks, wider sidewalks with
more trees, landscaping, parklets, and bike ' ..' ,�� ON
corrals. It was stated that open space does not need to be on the ground floor but could
be at public view sites in buildings. There was a suggestion that areas could be
U
"partitioned off' for more formalized programming (i.e. bandstand, performance areas,
movie screenings on the sides of buildings).
Wayfinding: Respondents noted the need for better wayfinding to direct people to the
beach, and historical points of interest in addition to parking.
Arts: Community members noted the need more performance spaces (indoor and
outdoor, big and small), requesting edgy art, lighting, interesting paving, creative
crosswalks, artist studio space, temporary art, and involvement of local schools and
colleges in Downtown performances and arts. The concept of a museum to anchor arts
and cultural interests was raised, with the recognition that the Downtown would benefit
by broadening activities beyond retail and dining.
Historical Preservation: It was noted that Transfer of Development Rights (TDR)
should be considered, the Specific Plan should implement the goals of the Bayside Plan
and Historic Preservation Element. Information kiosks, signage, and Smartphone apps,
could provide more information on the history of places, their story and timeline.
4th/5th & Arizona: Attendees were engaged in the concepts shown during the
discussion, noting their preference for more or less height, parking and open space and
discussing the related tradeoffs between community benefits and urban design
components. There was agreement with the principles for the proposed overarching
RFQ parameters which will come before Council in March. Respondents noted the site
should provide ample open space, should take advantage of ocean views at upper
levels, should implement sustainable design, should serve as a major anchor for the
north, and should not "compete" with the Promenade but instead be integrated with it
and provide complementary uses.. Opinions about the amount of new parking needed
are still varied between the necessity to provide more public parking, and the concept
that there is enough public parking in Downtown if it were more easily accessible.
Community Benefits: This discussion resulted in a long list of community benefits
which should be considered, including iconic architecture, art, open space, parking,
pedestrian improvements, affordable housing, circulation and transit improvements,
museum, bike improvements, streetscape and alley improvements, and living wage
requirements.
Downtown Uses: This table discussed existing uses and uses that should be brought
to the Downtown such as more night life and entertainment, a theater, more children's
uses, more dining, yoga studios or gyms, artist space, and incubator business space, as
well as a focus on "unique retail" such as high end crafts were mentioned.
Summary of Emerging Themes
Based on the outreach to date, and the initial work identifying project opportunities,
which is described in more detail below, the project team has defined a list of Emerging
M
Themes for the project. A graphic is included as Attachment A. The themes will continue
to evolve as additional input and data are gathered but are noted here to provide a first
opportunity and framework for understanding the project.
1) Serve Multiple Users — the Downtown is continually evolving and is poised for
change catalyzed by the arrival of Expo Light Rail. A vibrant Downtown serves
and balances many uses and users, including business and property owners,
residents, employees, visitors from out of town, and regional visitors. To increase
the success of Santa Monica's Downtown, it is critical that the Specific Plan:
a. Actively promote and improve walking/ biking/ transit, manage tour bus
access, and improve wayfinding
b. Provide local amenities and daily living services, open space, gathering,
and be culturally immersive
c. Identify strategies to create or reinforce numerous entries to the
Downtown such as Lincoln Boulevard and Fifth Street
2) Focus on the public realm, streets, sidewalks and open spaces - Focus on
the pedestrian experience, access and demand, recognizing the park -once
strategy which has helped create the most vibrant street life in Southern
California
3) Activate the northern end — Evaluate physical and programmatic ways to
ensure the north end of Downtown is vibrant and balanced with the activity of the
southern edge.
4) Integrate Expo Light Rail — Understand the significant ways that Expo will shift
demand for specific uses in the Downtown, Civic Center and Ocean Front areas,
and address the associated physical requirements for the streets, sidewalks and
public spaces and prepare to utilize this amenity to its fullest potential.
5) Opportunity sites — Create a meaningful framework and development
parameters for underutilized sites which will likely redevelop:
a. 4th /5th and Arizona creates an opportunity to bring activity north and
provide complementary uses and public spaces in addition to replacement
parking for Structure 3
b. Other locations such as the Station site, the Sears site, Denny's at
Lincoln and Colorado, and the VON's site at Lincoln and Broadway,
provide redevelopment and additional public parking opportunities
6) Improve wayfinding — Identify a coordinated system using urban design and
streetscape cues as well as signage.
Consultant Review of Existing Conditions and Resources
Since beginning work in late fall, the Torti Gallas team has been reviewing existing City
documents that relate to the Downtown, and synthesizing information to understand
10
past planning efforts and how they relate to current conditions. The team has also been
exploring the Downtown through site visits, windshield surveys, and analyzing areas of
opportunity to gain an understanding of:
• Existing Block Structure
• Existing Building Footprint and Building Heights
• Historic Structures and Landmarks
• Existing Hotel Locations
• Pedestrian "Walk- Shed" — from Today's perceived Center of Downtown and
From the Expo Station
• Existing Street Network Designations
• Existing Bus and Bike Networks
• Existing Publicly - Accessible Open Spaces
• Existing Land Use at the Ground Floor
• Active vs. Inactive Frontages
These physical characteristics are summarized in the maps in Attachment B. This data
is the foundation for better understanding the opportunities that exist and how to
incorporate them into a comprehensive Specific Plan. For example, the map of Active
vs. Inactive pedestrian areas identifies frontages that detract from a pleasant pedestrian
experience (e.g. buildings with long blank walls or dark tinted glass, and surface parking
lots). Successful pedestrian- oriented districts tend to have at least two or three blocks in
a row with active frontages. The Plan could focus on improving those areas by
implementing policies that encourage more active street frontages that animate the
ground floor and allow for a better pedestrian experience to support successful retail.
Addressing the activation of the pedestrian frontages will be a critical tool for prioritizing
community benefits, opportunity sites and improvements to the streetscape and public
realm.
Additional work efforts underway include concurrent analyses of the following
Economics: The Torti Gallas team includes sub - consultants RCL Co. and HR &A as
economic advisors who are conducting a comprehensive analysis of economic trends,
successes and failures and an effort to understand market opportunities and potential
industry saturation so that the Specific Plan can provide guidelines for the best land use
mix while remaining flexible for future demands.
If
Circulation: Nelson Nygaard and Fehr and Peers are sub - consultants for multi -modal
circulation and traffic modeling. To date the consultants have held a circulation charrette
with City staff, which included brainstorming major issues as well as detailed discussion
of proposed pipeline projects and how they connect with the public realm and circulation
system. The Specific Plan will include a Circulation Plan as one of the main
components, identifying the multi -modal improvements necessary to improve current
conditions and propose and test the optimal necessary changes which anticipate future
change.
Art and Wayfinding: As one of the emerging themes it has become clear that directional
legibility, wayfinding, and providing increased cultural presence in the Downtown are
critical and integrally linked. The Specific Plan approach will analyze opportunities to
promote art and cultural community benefits which contribute to improving the
connections and legibility of the Downtown as it continues to grow in regional
importance.
Cultural Heritage: The downtown is home to a number of landmarks and cultural
resources. A key discussion point of the Specific Plan will be to determine the feasibility
of a Transfer of Development Rights (TDR) program to allow for increased incentive for
preservation of cultural resources.
Next Steps
In addition to the consultant's team efforts, City staff has formed an inter - departmental
working group that includes staff from Planning and Community Development, Housing
and Economic Development, Public Works, and Community and Cultural Services.
Staff is also considering a citizens' advisory group or task force which could convene
regularly to discuss the concepts and data analysis. The next work efforts will focus on
incorporating the community comments as the team progresses with the integrated
development of:
• Circulation concepts /enhancements for testing that include
• Assessment of "in -lieu" fee parking district expansion
• Parking rate fee study
• Enhanced bicycle plan
• Enhanced pedestrian plan
12
o Network improvements including Expo linkages
• Market assessment
• Draft concept plan for:
• Urban Design including efforts to improve balance and promote activity
throughout the Downtown.
• Identification of potential public art sites
• Open Space program concepts
• Opportunity Site identification and program development
• TDR feasibility
The project team will be engaging City boards, commissions and interest groups as
concepts are developed. There will be regular Council and Planning Commission
reports and updates throughout the process. It is anticipated that a draft plan will be
issued in late 2012 and a program environmental impact report available in Spring
2013.
Financial Impacts & Budget Actions
There are no financial impacts or budget actions associated with the recommendations
in this staff report.
Prepared by: Travis Page, Associate Planner
Sarah Lejeune, Principal Planner
Francie Stefan, Strategic & Transportation Planning Manager
Approved:
Forwarded to Council:
D —artin, Director Rod Gould
Planning & Community Development City Manager
Attachments:
Attachment A: Stakeholder Graphic
Attachment B: Torti Gallas Reconnaissance Maps
13
Attachment A
Stakeholder Graphic
I
design standads: how prescriptive? tradition: what is it?
Interim zoning causes uncertainty downtown identity
need predlcabillty heritage tourism
community benefit point system losing key landmarks
parking policy for historic buildings
Is FAR acheivable?
Raise the bar of design
DA process leads to poor design
flexibility of uses
live music
histric preservation
TDRS for historic preservation
no wedding cake buildings
protect views building height
step backs for upper floors: do they work?
DRAFT
2nd /Colorado = bike danger
better bike amenities
bike friendly businesses
idling buses = loud + smelly
PEDESTRIAN FRIENDLY
night life & entertainment different heights for different streets /zones?
more bars need permeability
4th & 5th /Arizona is critical fear of canyonization
more parking- - museum
arts market I energyis tilting south
]POCVS oN 'N'. PROMENADE
focus attention on spaces, not just buildings
convenient retail wider sidewalks
better alleys
arts tourism
arts overlay?
places to sit
art strategy
more trees
public space is important
parks above ground
Pocket patios
more parks
residential FAR bonus = succesful bus connections to Expo wayfinding
encourage condos to diversify residents "7 00 steps to pier..
Expo station 1S game Changer
incentivize housing congestion is not always bad connect DT to beach
high - rises in some places lots of carless visitors expand parking district?
I- 1 supply: reality vs. perception
not just studios more ote s
variety Of Units 'ways what is visitor tolerance for parking?
g Y P
more affordable housing connect Ocean Ave to Palisades Park Manage ar llg will in lieu fees "scatter" parking?
a in lieu fees could help "shortage'
bigger units p private parking open to public?
1000 units in pipeline unbundle parking robotic parking?
parking policy for restaurants
Attachment B
Torti Gallas Reconnaissance Maps
15
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4 1 CITY OF SANTA MONICA, TORTI GALLAS AND PARTNERS, INC.
JANUARY 2012
The Specific Plan area has a well
defined street grid, defined by its
block structure established nearly
140 years ago. According to the
Suisman Urban Design report,
entitled "Downtown Santa Monica
Infrastructure Assessment (July
2011)",
"Most blocks are 320 feet wide
(east to west) and 600 feet long
(north to south). Most blocks are
bisected by a 20' wide north -south
service alley. The relative simplicity
of the grid is helpful for basic
orientation and wayfinding; but
the block size is considered larger
than desirable for pedestrian
convenience and experiential
variety (Portland's 200' x 200'
blocks are often cited as an ideal
model)."
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4 1 CITY OF SANTA MONICA, TORTI GALLAS AND PARTNERS, INC.
JANUARY 2012
The Specific Plan area has a well
defined street grid, defined by its
block structure established nearly
140 years ago. According to the
Suisman Urban Design report,
entitled "Downtown Santa Monica
Infrastructure Assessment (July
2011)",
"Most blocks are 320 feet wide
(east to west) and 600 feet long
(north to south). Most blocks are
bisected by a 20' wide north -south
service alley. The relative simplicity
of the grid is helpful for basic
orientation and wayfinding; but
the block size is considered larger
than desirable for pedestrian
convenience and experiential
variety (Portland's 200' x 200'
blocks are often cited as an ideal
model)."
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Downtown Santa Monica's building
stock is a rich mix of types, forms
and sizes. Between Wishire Blvd,
Colorado Ave, Ocean Ave and
4th Street, Downtown is densely
developed with few vacant parcels.
Most of the buildings in this area
occupy a majority of the parcel
with little, if any, front setbacks,
creating a strong sidewalk edge
that is welcoming to the pedestrian.
The Downtown core is home to
Santa Monica's largest structures in
height and mass. The eastern edge
of the district is defined by low -rise
buildings along Lincoln Boulevard
that tend to be more auto - oriented
with large front setbacks and surface
parking cluttered throughout.
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stock is a rich mix of types, forms
and sizes. Between Wishire Blvd,
Colorado Ave, Ocean Ave and
4th Street, Downtown is densely
developed with few vacant parcels.
Most of the buildings in this area
occupy a majority of the parcel
with little, if any, front setbacks,
creating a strong sidewalk edge
that is welcoming to the pedestrian.
The Downtown core is home to
Santa Monica's largest structures in
height and mass. The eastern edge
of the district is defined by low -rise
buildings along Lincoln Boulevard
that tend to be more auto - oriented
with large front setbacks and surface
parking cluttered throughout.
KEY
BASELINE CONDITIONS I DOWNTOWN SANTA MONK FI 5
INTERNAL DOCUMENT, FOR DISCUS O P
City of Santa Monica Parcels
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61 CITY OF SANTA MONICA, TORT] GALLAS AND PARTNERS, INC.
JANUARY 2012
There is a range of building heights
in the Downtown Specific Plan area
with a cluster of tall buildings along
Ocean Ave (taking advantage of
ocean views) and some towers along
the major boulevards (Wilshire
Blvd and Santa Monica Blvd). A
majority of development in the area
is between 27 - 56 feet with lower
buildings along the eastern edge of
Downtown (7th Street and Lincoln
Blvd).
KEY
25' or Tess
26 -56'
57-84!
LINCOLN BLVD
O
u
City of Santa Monica Parcels
Downtown Santa Monica Parcels
,
pna R « o
6TH ST
em 1-s<b�
s y
UP I
? r �
V'�' r'LCA/1PlIS i ' t 15
s`
y $
w..,.., a.,�s .:`711' ST
s 2� ' iZ .�.-,. ......,u4TH S�f"..,........, it....i na„
.�z, stir
C
MCC
F.N'fBRCAMPUS` }? f c,• s 99
!esat�w`vr 6 ��� 1.'�a�, ttgYas'°Ir yi is I 4t P .$J
3RD ST 3RD ST PROMENADE
MArN`ST
2ND ST
it CC
y t 15mm a Mad
is v ^Td
_ ,+ 1k t16* ''v,. v.. �ezv nw�..:.Y1..�tu�s'.`. YI
OCEAN AVE
p �
)u
!
NEON „n.,.,( -,z, �"v,...n1.4 m v.M.,c
t s
Ij 5
4� ilS
61 CITY OF SANTA MONICA, TORT] GALLAS AND PARTNERS, INC.
JANUARY 2012
There is a range of building heights
in the Downtown Specific Plan area
with a cluster of tall buildings along
Ocean Ave (taking advantage of
ocean views) and some towers along
the major boulevards (Wilshire
Blvd and Santa Monica Blvd). A
majority of development in the area
is between 27 - 56 feet with lower
buildings along the eastern edge of
Downtown (7th Street and Lincoln
Blvd).
KEY
25' or Tess
26 -56'
57-84!
85'- 140'
Over 140'
City of Santa Monica Parcels
Downtown Santa Monica Parcels
lad l9N,D � m u ON S
tt
, � 'I II FYi �j 2 €if�k
1
> >`y�F 2'�i^�vfIT9
l
ttll
'�I 6
}
}
9TH ST
1
I I
SRD'ST q
JIM
Land Use
Designation Map
City of Santa Monica
Land Use and
Circulation Element
Approved by
City Council
July 6, 2010
Single Family Housing
Low Density Housing
Medium Density Housing
High Density Housing
Mixed Use Boulevard Low
Mixed Use Boulevard
�}t sa General Commercial
EM Neighborhood Commercial
��QN Bergamot Transit Village
Mixed Use Creative
Downtown Core
Industrial Conservation
: Office Campus
Oceanfront District
Health Care Mixed Use
Institutional /Public Lands
Parks and Open Space
Activity Center Overlay
LUCE Districts
® Expo Stations
r r Expo Line
BASELINE CONDITIONS I DOWNTOWN SANTA MONICASPE
INTERNAL DOCUMENT, FOR DISCUSSION P .P O
a
1
N
l
...90TH ST _w,.:
u
'�I 6
}
}
9TH ST
1
I I
SRD'ST q
JIM
Land Use
Designation Map
City of Santa Monica
Land Use and
Circulation Element
Approved by
City Council
July 6, 2010
Single Family Housing
Low Density Housing
Medium Density Housing
High Density Housing
Mixed Use Boulevard Low
Mixed Use Boulevard
�}t sa General Commercial
EM Neighborhood Commercial
��QN Bergamot Transit Village
Mixed Use Creative
Downtown Core
Industrial Conservation
: Office Campus
Oceanfront District
Health Care Mixed Use
Institutional /Public Lands
Parks and Open Space
Activity Center Overlay
LUCE Districts
® Expo Stations
r r Expo Line
BASELINE CONDITIONS I DOWNTOWN SANTA MONICASPE
INTERNAL DOCUMENT, FOR DISCUSSION P .P O
a
1
N
l
...90TH ST _w,.:
u
�flll
l
}
9TH ST
SRD'ST q
JIM
Land Use
Designation Map
City of Santa Monica
Land Use and
Circulation Element
Approved by
City Council
July 6, 2010
Single Family Housing
Low Density Housing
Medium Density Housing
High Density Housing
Mixed Use Boulevard Low
Mixed Use Boulevard
�}t sa General Commercial
EM Neighborhood Commercial
��QN Bergamot Transit Village
Mixed Use Creative
Downtown Core
Industrial Conservation
: Office Campus
Oceanfront District
Health Care Mixed Use
Institutional /Public Lands
Parks and Open Space
Activity Center Overlay
LUCE Districts
® Expo Stations
r r Expo Line
BASELINE CONDITIONS I DOWNTOWN SANTA MONICASPE
INTERNAL DOCUMENT, FOR DISCUSSION P .P O
55 71 mot+ D 4' 13 C ,' i RU C i U `a � E5 & L "" E D ,N A E 4 L"e
111 m
3
U
z
0
g
Z
H
k "rte -rwn `�
.s ux .. 0 q,
6TH ST
02 l T - r �p SANIOHI xx.x s �
JIM NEW my
'A
.� 4TIi
r
� n'.:�»lfYa mw,�i� IF I&P BMW BMW
Mgr' r,�hrvwpge � CIVIGCEN'fER CAMPiJSa,��`�E�'��'`1� � 1
y S rG� 4 `u4i dpi t sui ': If?r,i�isi� S"
3RD
f yin &&
2NDSr p t IN,"' 7 ➢ +(j'' i
1 k4 if�rl `
..,r„...«.. .saax btlry MN u.::.1d,?wYa�;�..l..sb. x C 3 �n
EK,_u 13 "u.ry
OCEAN AVE
to T P �.
>st�r ts}vrr gx�Ee�zr {vm�Jkt tiJESECi2;'�E1 ;mzg�IN,t.,�xs.t5 aatkar,,ri�s. 1"it3 {'¢r�;l ,,,, ,.
a{ 1
St ?
IOU I ,
{H >n.=:3si.a °'�^• ,oaww.ul�.,, w., _�, s.. .�.,, �„,a+,u ,tr.l tw.�.w i ..1 a
y)�
t:
0 r
There are a number of historical
structures and landmarks in
Downtown Santa Monica, ranging
from the iconic fig tree at the
Miramar Fairmont Hotel at Ocean
Ave and Wilshire Blvd to the Sears
Building (1947) at Colorado Ave and
Main Street.
KEY
Historical Structures & Landmarks
City of Santa Monica building
footprint
Downtown Santa Monica building
footprint
City of Santa Monica Parcels
Downtown Santa Monica Parcels
BASELINE CONDITIONS I DOWNTOWN SANTA MONICA SPECIF P N I 9
INTERNAL DOCUMENT, FO DISCUSSION PU 'O
r.4ry ^a"°v R`,p,^°] iA r", r.�� g x,6 t, S,', Aj r, S -4 f' ii 7 �� �ij—'v q, 4— I
E a`C. 3 ' s '� `+y A C o � �� 7 .L' .� . J .s �, :
bas LFR CD HU 3 D3 Jr-k— €�', r+'°F R
`� `� 1 � :�& (bA SEE
FS k` F N: FSz1., r ZM,£ 6.e,' S
,,...6x O..><,.eM FY.,.. =......,>nk?, ..1[.we. s...u,.G .a,fu.. ;
,..,
4
rvt 4vw a:4iFR i r= rR r" \ Ertl 1 l32 !
M1ri
Fr
( j
' u rmw � r � � • 3 3
u� 6 _ I�
/f b YY[' U y
F F Y
_E
L (I� r v S t
M Z ?M1
`£ c
sue: Xr,I
wv �
zr vwuarm�w� .,+a:m...,.,.:>;.e`E�A✓l,k.. c�a�.,...�._3,.:iu>xi:r> I�saA
v� �3
M1 sty rF�: a3C 4 aYi f j V IYtf7x° sa3 }di *. 1i fYC F&
Y i' `c Y„E v f y l w3F 3 PtF 3 F ,' 3 I �� r`- r
t
£ C
"• 1 4{ 4yt 'S OyM1 Lt"
I{ t {
t
To better understand the uses that
"activate" the pedestrian realm and
where they are clustered, the project
team performed a windshield survey
of ground floor uses in Downtown.
The Specific Plan Team is primarily
interested in retail and restaurant
uses as theses types of businesses
tend to attract a lot of "in and out"
pedestrian foot traffic throughout
the day that activates the public
realm. The Project Team also
looked at parking frontages (both
structured and surface lots) as they
tend to detract from the pedestrian
experience and office uses. Lastly,
the team surveyed office frontages
in Downtown.
KEY
Retail Frontages
Restaurant Frontages
Parking Frontages
mossan
Office Frontages
mid
City of Santa Monica Parcels
Downtown Santa Monica Parcels
BASELINE CONDITIONS i DOWNTOWN SANTA MONICA SPECIFIC PLAN 1 13
INTERNAL DOCUMENT, FOR DISCUSSION PU DRAFT
d`� s s J A k r� C"'-- x° ,a � .. � 14" t h C'4 t'`M1 ,p� E , , , 3
14 1 CITY OF SANTA MONICA, TORTI GALLAS AND PARTNERS, INC.
JANUARY 2012
The LUCE provides a robust set of
street designations, summarized in
the key below and illustrated in the
diagram (left).
KEY
Highway
Boulevard
Commercial: Downtown
Commercial: Neighborhood
® ®
Transit Investment
MM
Special Street
9 '�..
Parkway
Avenue Major
Avenue Minor
Avenue Minor
- ---:.�
Neighborhood Street
- --
Shared Street
=
Pathways
%
City of Santa Monica Parcels
Downtown Santa Monica Parcels
"P P�`�, gFT
22 1 CITY OF SANTA MONICA, TORTI GALLAS AND PARTNERS, INC.
JANUARY 2012
�'
E.
is
Hotel Buildings
City of Santa Monica building
footprint
x xiE�
footprint
at
;�Zl n, a
Downtown Santa Monica Parcels
i�
Currently, there are ten major hotels
in the Downtown area, most ofwhich
are located along Ocean Ave. There
are several hotel developments in
the pipeline. South of Downtown
Santa Monica is another cluster
of hotels along Ocean Ave, with
some high end hotels including the
Viceroy, the historic Casa Del Mar
and popular Shutters On the Beach.
KEY
is
Hotel Buildings
City of Santa Monica building
footprint
Downtown Santa Monica building
footprint
at
City of Santa Monica Parcels
Downtown Santa Monica Parcels
OT
Coll R
.,