sr-041012-4aFrom: David Martin, Director of Planning and Community Development
Subject: Development Agreements and Community Benefits Study Session
Recommended Action
Staff recommends that the City Council:
1. Review and comment on the information presented regarding development
agreements and community benefits.
2. Review and affirm the approach for identifying and evaluating community
benefits for development agreements.
Executive Summary
Community benefits achieved through development agreements have a long- standing
history in Santa Monica, dating back to 1982. Because of their greater regulatory
flexibility in exchange for the greater assurance they provide for a developer, they have
traditionally been used as a means to contribute to achieving city policy goals. Some of
the specific community facilities that have resulted from contributions from previous
development agreements include public parks and park improvements, several
childcare centers with subsidies for low- income families, and community health access.
After years of extensive community engagement, the Land Use and Circulation Element
(LUCE) update was adopted on July 6, 2010 and introduced updated fundamental
community values of conservation and environmental responsibility while reinforcing
traditional ones such as social equity. The LUCE establishes a community benefits
incentive tier structure that requires community benefits when a proposed development
seeks to exceed base standards for incremental increases in building height and floor
area ratio (i.e. the tiers). Participation in the tier structure ensures new development
contributes to the community's identified core needs. The LUCE identifies five priority
categories of community benefits that were identified through the six -year community
engagement process:
1. Affordable and Workforce Housing
2. GHG Emission and Congestion Reduction
3. Community Physical Improvements (Linkages & Open Space including
streetscape and infrastructure)
4. Social, Cultural, Education Facilities
5. Historic Preservation
These categories provide guidance for the types of community benefits sought from
new development and are being further defined and prioritized in specific areas through
planning efforts underway in the Bergamot Area Plan, Downtown Specific Plan, and
upcoming Memorial Park Area Plan. Additionally, the Zoning Ordinance Update will be
creating a discretionary process for Tier 2 projects that will similarly require prioritizing
community benefits, as informed by the LUCE categories and those identified by the
Area and Specific Plans.
On February 8, 2011, the City Council adopted Interim Ordinance Number 2345 (CCS),
establishing interim procedures to regulate new development pending implementation of
the LUCE. The interim ordinance required that LUCE Tier 2 and Tier 3 projects be
processed through a development agreement.
As development agreements are negotiated on a case by case basis, financial and
economic analyses are prepared to help understand how the requested community
benefits affect the financial feasibility of proposed projects. The location, size and type
of project, and its mix of uses can vary widely and therefore, the financial feasibility,
range, and magnitude of benefits will similarly vary. The financial feasibility analyses
are only one consideration in the overall approach to evaluating community benefits.
The analyses are intended as an informational tool for decision - making and are not
intended to be used for establishing a set dollar value scale of required community
benefits based on entrepreneurial profit. To that end, this report emphasizes an
approach to evaluating community benefits in development agreements on LUCE goals
and policies and some key questions for the Council to consider in project evaluation.
This staff report provides a background of the LUCE objectives as they relate to
development agreements and community benefits, background on the framework for
development agreement review, what community benefits have been negotiated
recently, and presents a suggested approach for evaluating community benefits in this
interim period.
Background
Since the adoption of the LUCE, numerous implementation efforts have been initiated
including the Zoning Ordinance Update, Bergamot Transit Village and Mixed Use
Creative Area Plan, Downtown Specific Plan, activities to integrate the Expo Light Rail,
a transportation facilities contribution program, and an update to the transportation
management ordinance. These implementation actions, particularly the preparation of
area and specific plans bring a coordinated approach to addressing and prioritizing core
community needs. The framework to address these needs may involve several
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methods and financing mechanisms, of which development agreements are only one
part.
As was the case when the Land Use and Circulation Elements were updated prior to
2010, until the Zoning Ordinance is updated to conform to the LUCE, there is a need for
interim development procedures to ensure that new developments will be consistent
with the 2010 LUCE. Interim Ordinance 2345 was adopted by the City Council on
January 25, 2011 to respond to a number of development applications that had been
filed and could have received entitlements inconsistent with LUCE principles of public
engagement, quality urban form, community benefits, and congestion management if
they had been approved under the existing Zoning Ordinance. The ordinance
established interim development procedures while the comprehensive update to the
Zoning Ordinance is being prepared. Interim Ordinance 2345 was extended on April
26, 2011 (Ordinance No. 2356) with a sunset date of October 26, 2012 and modified by
Ordinance No. 2394 on February 14, 2012 (the sunset date did not change).
Of the development agreements that have filed an application or have been the subject
of a float -up discussion, one is a Tier 2 project that is required to be processed as a
development agreement because of Interim Ordinance 2356 while six are housing
projects in the Downtown area. Furthermore, three propose Downtown hotels and one
proposes a movie theater; all primarily visitor - serving uses that are identified by the
LUCE as part of an active and vibrant Downtown. The remaining five development
agreements are Tier 3 projects. As part of a comprehensive land use and
transportation strategy, the LUCE intended for new development to be directed away
from the residential neighborhoods and focused on the boulevards and clustered in
districts in order to maximize the effects of high frequency transit and proximity of
residences to daily needs. As shown in the map below, the development agreements
are generally clustered around Downtown and the Bergamot Area, where the
preparation of Specific and Area Plans are currently underway, with a very small
number on the boulevards.
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Figure 1: Map of Pending Development Agreements
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Discussion
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LUCE Tier Structure
A basic tenet of the LUCE is that new development above a certain minimum threshold
should provide "community benefits ". To accomplish this, the LUCE established a
community benefits tier structure that requires discretionary review for all projects
requesting building height above the base (generally established at 32 feet with some
variation). This tier structure allows for full consideration of the LUCE goals and policies
and, more importantly, is the basis by which new development will contribute to
ensuring that LUCE policies will be implemented. The LUCE three -tier structure is an
incentive program that is critical to achieving the community's desired outcome for an
increased quality of life for all who live and work in Santa Monica through enhanced
community resources and reduced dependence on vehicles, with associated reduction
in vehicle miles travelled and greenhouse gas (GHG) emissions.
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Participation in LUCE community benefits tier structure Is critical to
creating long-term community value
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Community benefits identified in the above diagram are a non - exhaustive list and are examples only.
Tier 1 establishes a base height and floor area and permits development through a
ministerial process. Tier 1 also generally allows an additional three to seven extra feet
of height if affordable housing is provided on -site or within close proximity of transit
corridors.
Tier 2 offers additional height and FAR beyond the base allowed in Tier 1 when
community benefits are provided. Tier 3 allows a further level of height and FAR above
the base, when community benefits are provided beyond those of Tier 2. The LUCE
specifies that Tier 3 projects are subject to a development agreement process that
involves additional public review and allows for additional flexibility to create high - quality
projects through greater discretion. Tier 3 projects are, by definition, anticipated to be
larger in scale and may require phasing, such that developers are likely to prefer the
greater degree of entitlement certainty that development agreements provide.
LUCE Framework Elements
The LUCE is founded on eight "framework elements," or key principles:
1. Neighborhood Conservation and Enhancement
2. Integrated Land Use and Transportation
3. Proactive Congestion Management
4. Complete Neighborhoods with Increased Open Space
5. Require Community Benefits
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6. Quality Urban Character and Form
7. Preservation of Historic Resources
8. Monitoring Change
Requiring Community Benefits is not only a key principle of the LUCE but also functions
as a mechanism for advancing the other seven principles. Recognizing that no one
project can be single - handedly responsible for achieving all of these principles, a
coordinated framework for identifying and evaluating project- appropriate community
benefits is necessary.
Identifying Community Benefits
The type and magnitude of benefits that a project should provide can be distinguished
between "Project Benefits" and "LUCE Community Benefits ". `Project Benefits" are
those benefits that are obligations of the project (e.g. tax revenue), part of the project
design or features, or are already required through the Zoning Code or adopted plans.
Further detail on `Project Benefits" is provided in Attachment 1. "LUCE Community
Benefits" are those benefits that exceed statutory, environmental impact mitigation, and
project requirements and are negotiated on a case -by -case basis to help achieve core
community needs as expressed by LUCE goals and policies.
Prioritization of benefits is based primarily on the five broad categories of Community
Benefits that were identified through the six -year community process leading to
adoption of the LUCE:
1. New Affordable and Workforce Housing
2. GHG Emissions and Future Congestion Reduction Requirement
3. Community Physical Improvements
4. Social, Cultural, and Educational Facilities
5. Historic Preservation
These priority categories guide the initial review of project proposals and may be further
prioritized through consideration of the specific needs of the community, identified
through the preparation of relevant Area and Specific Plans (Attachment 2) and through
the community engagement process associated with development review on a case -by-
case basis.
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Development Agreement Process
Community benefits negotiated in development agreements necessarily reflect the
unique community needs, location, and time period in which they are negotiated. In the
1980s, the community benefits negotiated in the City's first generation of development
agreements tended to focus on affordable housing, childcare, social services, and
public parks and many of the benefits negotiated during that time reflected that
emphasis. Over time, many of those community values have been further cemented
with the codification of impact fees, contributions, and taxes to ensure that those values
are carried forward in new development. These measures are codified in the Municipal
Code and provide for affordable housing, parks, arts, and childcare.
The adoption of the LUCE introduced a new set of priorities in addition to the City's
traditional values of preserving and creating affordable housing, creating park space,
and supporting the arts, among others. These new values reflect the changing
community and environment to address current issues like congestion management,
GHG emission reduction, and sustainability. Development agreements will reflect the
values introduced by the LUCE, specific project issues, and also the immediate needs
of the time in which they are being negotiated. For example, the unforeseen dissolution
of redevelopment has recently brought the issue of funding for affordable housing to the
forefront.
Development agreements are negotiated contracts that by their very nature account for
the unique aspects of each project, such as its mix of uses, and allows for consideration
of the neighborhood in which the project is situated. As a result, development
agreements provide the greatest flexibility to address current issues and changing
needs. When new projects with development agreements are proposed, prioritization is
guided by a number of factors and activities. The five priority categories of community
benefits indicated above factor heavily into staff's review of proposals. The broad
categories are further distilled to address the unique needs of unique areas, such as
Downtown and the Bergamot Area, where Specific and Area Plans are currently
7
underway. The LUCE and information from the community engagement process for the
Area and Specific Plans (Attachment 2) inform the community benefits discussion that
takes place during the development agreement "float -up process"
The development agreement "float -up process" includes an early community meeting
with nearby residents and interested parties who have the opportunity to comment on
the project's broad concepts, including potential community benefits. Through the
"float -up" process, the Planning Commission and City Council provide direction on
potential benefits to be considered in development agreement negotiations. The "float -
up" discussions are also additional opportunities for the community to comment on
appropriate community benefits for the project. The resulting direction on community
benefits is then tested and reviewed through an interdepartmental working group
consisting of department heads and representatives from key City departments that
oversee parks and open space, cultural affairs, childcare, social services, housing,
transit, and sustainability. The review helps to provide shape to the community benefits
ultimately negotiated in the development agreement and ensures their coordination with
ongoing citywide implementation activities.
Examples of community benefits that have been previously negotiated over many
development agreements include the following:
• Open Space: public parks, ground floor public space, pedestrian streetscape
amenities (sidewalks, courtyards, trees, street furniture)
• Childcare: tuition or operating subsidies and childcare centers above the base
requirement
• Congestion Management: new vehicle, pedestrian, and bike linkages; enhanced
TDM programs, bicycle facilities, unbundled parking, fee for shuttle operations,
parking for carsharing service
• Affordable Housing: above the base requirement, affordable housing fees
• Sustainability: EV stub outs for future use, LEED Silver or higher equivalent
• Arts: public art or additional contribution above the base requirement
• Education and Training: first source hiring; internships
• Historic Preservation: rehabilitation and adaptive re -use
D
It should be noted that the above is a cumulative list and each of the previously
negotiated development agreements did not include community benefits that touched
on all of these general categories, as the range and magnitude of negotiated benefits
will vary with each development agreement.
Evaluating Community Benefits
Adoption of development agreements is a legislative act, which provides the City with
broad discretion to determine what is appropriate and necessary to require of a project.
Development agreements are negotiated on a case -by -case basis, which provides the
City with flexibility to require community benefits that are uniquely suited to a site,
context, or development proposal. As the location and mix of uses can differ widely
among projects, certain benefits are more appropriate than others. This is key to
obtaining site - specific benefits that enhance the neighborhood and address, to various
extents, the community needs of an area.
Similarly, the amount of a particular benefit that is negotiated can vary between
development agreements; there is no bright line or precise nexus that has to be
established, nor is it required that community benefits be consistent in content or
amount. To be most defensible, negotiated benefits should have some articulable
relation to either the project or the area in which the project is located. Therefore, an
approach for evaluating community benefits for a project could be based on the
relationship of the benefits to LUCE goals, which may vary by neighborhood, mix of
uses, and project type. Those goals and essential infrastructure requirements and
upgrades, are refined and crystalized through the community process, such as Specific
and Area Plans. A coordinated framework for addressing and prioritizing community
needs, as may be developed through Specific and Area Plans, is helpful in establishing
realistic expectations for the developer, decision makers, and the community about the
magnitude of community benefits that a single project can provide so that the
combination of generally applicable financing mechanisms and individually negotiated
development agreements can, in aggregate, achieve the overall vision for an area.
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Additionally, the City conducts financial feasibility analyses to help determine if requiring
certain types of benefits to varying extents makes projects economically infeasible.
Development feasibility is a function of the full range of development costs, including
land, financing, hard costs (e.g. construction costs), and soft costs (e.g. design and
permit fees), as compared with expected financial return from operating the completed
project, and industry standards for acceptable risk - adjusted levels of financial return on
the investment of the development. Other considerations may also include the costs of
any other requirements, such as community benefits. Typically, staff will hire a
consultant to peer review project financial feasibility, including a study showing the
difference in land value between a base project and the proposed project, conduct or
peer review a feasibility study of the project and different alternatives, and analyze the
general economic and net fiscal impact of the project on the City. Ultimately, the
community benefits that are finally negotiated in the development agreement are a
reflection of how the project makes an incremental contribution to meeting the
community's needs and Council policy.
Planning Commission Study Session
The Planning Commission held a study session on March 14, 2012 on the topic of
community benefits and development agreements. The Planning Commission identified
a number of issues for staff to consider and information to be included in future
development agreements and also in the upcoming Zoning Code Update:
• Value enhancement analysis in addition to financial feasibility analysis of
alternatives and fiscal impact analysis
• Allow for flexible interpretation of broad benefit categories in the LUCE including:
• Education — lifelong learning
• Childcare — tuition subsidies for low- income families; operating subsidies
to ensure viability of childcare providers
• Public open space on private property
• Opportunity for additional public involvement with respect to community benefits
for specific projects before the float -up discussions with Planning Commission
and City Council
• Community benefits proposals should be more thoroughly discussed earlier in
the process (i.e. during float -up discussions)
o Require that developers put forward preliminary community benefits
proposal
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• Enhance the development agreement application so that the concept of
community benefits is more prominent
o Suggestion to include priority list from LUCE and relevant Area or Specific
Plans
Currently, there are 3 opportunities for early public input into the development
agreement process:
1) The project's early community meeting on the broad concepts;
2) Planning Commission float -up discussion; and
3) City Council float -up discussion.
Prior to project approval there are also additional Planning. Commission and City
Council public hearings and a potential Environmental Impact Report (EIR) scoping
meeting, if applicable. Staff has been exploring a variety of other avenues that the
community can be engaged either before or after the float -up process including
reserving time in the community meeting or EIR scoping meeting, if applicable, for
specific discussions on potential community benefits to consider for the project.
As for the Commission's discussion of a broader range of community benefits, staff is
guided by the five priority categories identified in the LUCE and the ongoing results from
the extensive community outreach occurring with the Bergamot Area Plan and
Downtown Specific Plan. Staff is also guided by LUCE goals and policies and most
importantly by the input from the community and direction from Planning Commission
and City Council. One of the key categories identified by the Commission was that of
education and lifelong learning. Discussion on this topic included possibility for
contributions to scholarships or an endowment fund.
Staff will also be reviewing the development agreement application to ensure that the
concept of community benefits is very clear in the application in order to provide
guidance to developers on the types of expected community benefits. While staff is
exploring ways to have community benefits identified much earlier in the process,
project concepts are often not developed enough in the float -up process to have a
substantive discussion regarding the nature and magnitude of benefits beyond
preliminary concepts. In that early stage of a development agreement, it is not unusual
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for the mix of uses and amount of allocated square footage to be unknown as the
purpose of the float -up process is in many ways to confirm the City's interest in pursuing
a development agreement and also to provide shape to a potentially acceptable project.
To that end, staff can bring forward ideas for potential community benefits in the float -up
discussions with the understanding that they represent potential benefits that will be
subject of discussions but may not represent the full commitment that may ultimately be
required on the part of the developer.
Conclusion
This report summarizes the current approach for identifying and evaluating community
benefits in development agreements. As described above, the LUCE identifies five
priority categories of community benefits. These broad categories for identifying
community benefits are further refined through the float -up process associated with
development agreements, Area and Specific Plans, and the forthcoming Zoning
Ordinance Update. A coordinated approach for addressing and prioritizing community
needs, as developed through various LUCE implementation efforts, will help in
establishing realistic expectations for the range and magnitude of community benefits
that a single project can provide so that the combination of generally applicable
financing mechanisms and individually negotiated development agreements can, in
aggregate, advance achievement of the overall vision of an area.
Staff recommends that the evaluation of community benefits should take into
consideration relevant LUCE goals as well as the type, location, size of project, and its
mix of uses. As a supplement to the primary discussion of the project's compliance with
the LUCE, financial feasibility analyses are conducted to understand whether the
community benefits requested render a project infeasible. In addition, as provided in
Chapter 3.2 of the LUCE, the following are some key questions that could help guide
project evaluation:
• Does the project advance the LUCE community vision for the neighborhood in which
it's located?
• Does the project protect and enhance the neighborhoods?
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• Does the project contribute to the City's overall traffic reduction and management
strategy?
• Does the project contribute to future open space and community gathering spaces?
• Does the project contribute to the City's long -term sustainability?
Staff seeks the City Council's comments and direction on identifying and evaluating
community benefits in development agreements.
Financial Impacts & Budget Actions
There is no direct budget/financial impact to the community benefits discussion.
Prepared by: Jing Yeo, Special Projects Manager
Approved:
1
avid Martin
Director, Planning and Community
Development
Attachments
Forwarded to Council:
Rod Gould
City Manager
1. Understanding "Project Benefits"
2. Identifying and Prioritizing Community Benefits in Area and Specific Plans
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ATTACHMENT
Understanding "Project Benefits"
Project Benefits include existing requirements that have been deemed of citywide need
and therefore, are the subject of impact fees or contributions codified in the Municipal
Code. The following examples are considered baseline requirements pursuant to the
Municipal Code and represent a negotiation floor for development agreements:
• Affordable Housing Production Program
• Childcare Linkage Program
• Developer Cultural Arts Contribution
• Parks and Recreation Facilities Tax
• Parks and Housing fee
• Transportation Management Ordinance
• Coming soon: Transportation Impact Fee
These requirements are intended to ensure that new development contributes towards
mitigating project impacts on the community.
Table 2: Sample of Existing Code Requirements for development projects in commercial districts
Requirement
Applicability
Fee /Contribution
Option
Construction
Option
Exceptions
Timing
Affordable
All multi-
As of 6/4/11;
Commercial/
100% affordable
Issuance of
Housing
family
adjusted annually
Industrial Districts
housing projects;
building permit
(SMMC
projects
by City Council
-10% very low
designated City
and due prior
Chapter
income
Landmark or
to C of O
9.56)
$31.94/sf for
-20% low income
contributing
condos;
-100% moderate
structure to an
$27.35/sf for
income
adopted Historic
apartments
District
14
Requirement
Applicability
Fee /Contribution
Construction
Exceptions
Timing
Option
Option
Childcare
Multi- family: 1
Fee as of 7/1/11;
Participation in
Day care centers,
Contract to pay
Linkage
additional
adjusted annually
construction of
churches,
fee at issuance
Program
unit;
on July 15'
establishment of a
temples,
of building
(SMMC
Office, Retail,
percentage equal to
child care facility or
synagogues, and
permit; Due at
Chapter
Hotel: 7,500
Engineering
facilities
other buildings or
final inspection
9.72)
sf or more;
Construction Cost
structures used
and prior to C
Change of
Index
for religious
oft)
use from one
worship, repair
use to
Multi- family:
and
another
$130.48 /unit;
reconstruction of
where
Office: $6.20 /sf;
any building
demand for
Retail: $4.43/sf;
damaged by
child care
Hotel: $3.11 /sf
flood, fire or other
services
disaster,
increases.
governmental
Child care
facilities,
demand
affordable
calculation:
housing units,
Office:
community care
250sf /employ
facilities and
ee
senior citizen
Retail: 350
housing
sf /employee
development
Hotel: 500
sf /employee
Private
Commercial
1% of construction
On -site installation
Cultural facilities,
Contract to pay
Developer
projects:
costs; construction
valued at 2% of
places of worship,
fee at issuance
Cultural Arts
7,500 sf or
costs set by Council
construction costs;
repaidreconstructi
of building
Requirement
more;
Resolution #10191
approved by Arts
on due to flood,
permit; Due at
(SMMC Part
Commercial
dated 1215/06;
Commission
fire or disaster or
final inspection
9.04.10.20)
remodels of
Cost of construction
affordable
and before C
25,000 sf or
— Residential/
housing units;
oft)
more with
commercial
Obligation may be
ARB
development:
reduced through
approval;
$200 /sf;
preservation of a
Residential
Commercial tenant
historic resource
projects of 5
improvement: $50 /sf
or more units
Parks and
All new
$200 /unit
N/A
Housing for
Issuance of
Recreation
dwelling units
elderly and
building permit
Facilities Tax
constructed in
handicapped
(SMMC
Santa Monica
persons owned
Chapter
(defined as
and operated by
6.80)
single family
foundations or
dwelling,
corporations
multi- family
entitled to welfare
dwelling,
exemption
hotel or motel
provided for in
unit, guest
Section 1c of
room, or
Article XIII of the
trailer park
State Constitution
space)
15
Requirement
Applicability
Fee /Contribution
Option
Construction
Option
Exceptions
Timing
Parks and
General and
As of 1/1/12; fee
Development of
Offices dedicated
Secured by
Housing Fee
medical office
adjusted annually
low and moderate
to uses other than
irrevocable
(SMMC Part
development
by CPI
housing and new
general office or
letter of credit
9.04.10.12)
in excess of
park space on or
medical office (i.e.
or other form
15,000 sf;
$4.97 for first
off -site
creative office,
of security
addition of
15,000 sf; $11.05/sf
post - production,
acceptable to
10,000 sf of
for sf in excess of
editing, design
City for the full
new
15,000 sf
studios)
amount prior to
development
issuance of
building permit;
25% of fee due
prior to C of O;
remainder due
in equal
installments
over 3 years
ICS
ATTACHMENT
Identifying and Prioritizing Community Benefits in Area and Specific Plans
Further refinement and definition of community preferences and needs is currently
underway for the Downtown Specific Plan and Bergamot Area Planning activities.
Bergamot Area Plan
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 a well- 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 a tight -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.
Creating the new sustainable neighborhood envisioned in the LUCE for Bergamot is a
collaborative effort of property owners, non - profits, residents, artists, decision - makers
and many others. In a recent Bergamot Area Plan workshop, more than 80 Santa
Monica residents and stakeholders discussed priorities for community benefits in the
Bergamot Plan Area. The workshop reviewed the six community benefits priority
categories that the community identified for this area during the LUCE process:
1. Cultural and Creative Art Facilities /Programs
2. Affordable and Workforce Housing
3. Transportation /Congestion Management for Bergamot Area
4. Placemaking through Public Open Space and Urban Design
5. Shared Parking and Transit Enhancements
6. Social Services /Programs and Community Facilities
Generally, these categories were confirmed as the top priorities for needed community
amenities. Some more specific examples of desired benefits and potential strategies to
achieve them were suggested, and are currently being evaluated as the area plan is
refined. The process will include comparing potential benefits with studies assessing
the area's needs, potential approaches to achieving community benefits and
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infrastructure, additional public workshops, and periodic check -ins with the Planning
Commission and City Council to confirm priorities
Downtown Specific Plan
Identifying a cohesive range of community benefits that serve the downtown as a whole
is also an important component of the Downtown Specific Plan outreach process. To
date this process has include the visioning process for 4th and 51h and Arizona as well
as stakeholder outreach and an initial community meeting on January 26th, 2012 for the
downtown as a whole.
4th and 5t`' and Arizona — The visioning project for this City -owned site began in March
2011 by soliciting input at two community meetings which included residents,
stakeholders and business owners to identify benefits for the downtown. The process
revealed community benefits that were relevant to the downtown as a whole as well as
benefits relevant to this specific site. The process also highlighted public concern for
the opportunity for this large site to provide public parking. A key benefit that was
clearly prioritized was the need for additional "gathering" space in the Downtown, such
as programmed open space or small parks.
The Downtown Specific Plan — Building on the 4th /5th and Arizona visioning the ongoing
Specific Plan process, kicked off with stakeholder meetings in Fall and Winter 2011/12
and a larger community meeting on January 26th, 2012 that included a broader dialogue
about community benefits for the whole downtown.
The broad range of benefits that have been suggested to date, were outlined at the City
Council presentation on February 28, 2012 and include the following:
• Iconic architecture
• Art
• Open space
• Shared Parking
• Pedestrian improvements
• Affordable housing
in
• Circulation and transit improvements
• Museum
• Bike improvements
• Streetscape and alley improvements
As the dialogue broadens from the specific area of 4th and 51h and Arizona, there is
increasing recognition of the multi- faceted opportunities of the many sites in the
Downtown, and a number of emerging themes have been identified.
1. Downtown serves multiple users and the Specific Plan should balance multiple
needs
2. Community physical improvements should focus on the public realm, streets,
sidewalks, and open spaces
3. Activate the north end of the Downtown
4. Create a meaningful framework and development parameters for underutilized
sites
5. Improve wayfinding
This ongoing process will define the specific benefits that address these emerging
themes, and prioritize them by subareas, which may include Ocean Avenue, southern
and northern edges, and infrastructure and streetscape improvements necessary to
better balance travel modes while creating additional entry points to the Downtown.
/ / /// Idn.W,Ucnaus,xcn
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The Downtown planning process will include periodic check in with Planning
Commission and Council. On March 28th, 2012 the Planning Commission reviewed
19
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- -� Ins: pOV[n u4.o' -06IU l.EAt II
_. > unmlu unro ols6m umweos
The Downtown planning process will include periodic check in with Planning
Commission and Council. On March 28th, 2012 the Planning Commission reviewed
19
preliminary concepts for streetscape and public realm guidelines to help define the
optimal public open space for sidewalk setbacks and public plazas, open space and
landscape area at the ground level. Planning Commission will have another opportunity
to review public realm streetscape standards in early Summer. Additional discussions
at later dates will be held to discuss public art and cultural options such as opportunities
for cultural venues or combining community benefits among several different projects to
provide for a more robust open space, cultural opportunity, or transit infrastructure. The
schedule for the DTSP includes a community meeting in early summer to bring a
provisional community benefit plan, including prioritization of individual benefits, to the
public for review. The plan will explore methods for achieving community benefits,
reflecting the different methods for Tier 2 and Tier 3 projects in other parts of the City:
1) Program for negotiated agreements which allow for flexibility, aggregation of
fees, and the inclusion of operating costs.
2) Structured approach where benefits are prioritized for projects going through
a development review process that may not be a development agreement.
20