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City Council Report
Sauia Monica"
City Council Meeting: April 10, 2012
Agenda Item: BA
To: Mayor and City Council
From: David Martin, Director of Planning and Community Development
Subject: Discussion of Concept Plans for a proposed Development Agreement
11 DEV -010 for a six -story hotel (Courtyard by Marriott) consisting of 131
guest rooms, and 78,750 SF of floor area.
Address: 15545 th Street
Applicant: OTO Development
Recommended Action
Staff recommends the City Council:
1. Discuss the applicant's Development Agreement proposal and provide direction
regarding the appropriateness of the site development and potential community
benefits;
2. Initiate the Development Agreement negotiation and review process between the
City and Developer.
Executive Summary
The applicant, OTO Development, is proposing that the City consider a Development
Agreement to permit a new hotel located at 1554 5th Street. The project involves the
construction of a six -story building that would include 131 guest rooms, 78,750 square
feet of floor area, and between 80 -100 parking spaces within a two -level subterranean
parking garage. The project site consists of three contiguous parcels with a total of
22,500 square feet located on the northwest corner of 5th Street and Colorado Avenue.
The site is currently developed with auto repair facilities.
The developer is also proposing a separate hotel development agreement (11 DEV -009,
Hampton Inn & Suites by Hilton) at 501 Colorado Avenue, which is located directly
across the street from the Courtyard Marriot site on the northeast corner of 5th Street
and Colorado Avenue. Both projects are proposed with similar densities on the same
sized parcels. Although filed through separate Development Agreement applications as
the projects are proposed on separate parcels and would be functionally independent
with different operators, staff recommends the Council review and consider the projects
together from a contextual standpoint.
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Conceptual Design: 1554
Colorado Avenue (Hampton Inn)
Pursuant to the City's Interim Zoning Ordinance No. 2356 (CCS) ( "IZO "), this project
requires approval of a Development Agreement since it exceeds 32 feet in height and is
located in the Downtown.
The proposed use is consistent with the property's C3C zoning and Downtown Core
land use designation. Project compliance is limited to the Land Use and Circulation
Element (LUCE), while other aspects of the project such as height, floor area ratio,
setbacks, and other standard zoning requirements would be established by the
Development Agreement. The applicant proposes a Development Agreement to obtain
guaranteed development rights in exchange for community benefits.
Staff recommends that the Council focus on the following items in considering this
matter and provide comments on:
a. Appropriateness of the project as a development agreement
b. Compatibility with the neighborhood context
c. Consistency with the Land Use and Circulation Element
d. Consideration of alternatives
e. Identification of negotiating points
f. Discussion of desirable community benefits
If a Development Agreement is initiated, the negotiations between the applicant and the
City should:
1) Achieve a building layout and design with uses that are consistent with the
LUCE, with an emphasis on ground floor pedestrian orientation and uses,
building mass, scale, and neighborhood compatibility of new construction.
2) Identify community benefits such as a well- designed pedestrian- oriented ground
floor with amenities and uses that support the anticipated growth of pedestrian
activity in the immediate area, streetscape design including expanded sidewalks,
and a downtown transportation and circulation infrastructure improvement
contribution.
3) Identify Transportation Demand Management measures to reduce single -
occupant vehicle trips.
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Background
The project site consists of three contiguous parcels with a total of 22,500 SF located on
the northwest corner of 5th Street and Colorado Avenue in the C3C downtown overlay
commercial district. The site is occupied by an existing 30,539 square foot building
occupied by auto repair facilities (Midas and Royalty Auto Body Shop). Adjacent uses
along 5th Street and Colorado include residential, retail, service, and restaurant
commercial. Existing structures in the area range in building height, however adjacent
residential buildings along the north side of Colorado Avenue range from 52 to 60 feet in
height. The project site is �/2 block east from the Santa Monica Place, and across the
street from the future light rail terminus station at the corner of 4th Street and Colorado
Avenue.
NW Corner of 5th Street and Colorado Avenue
Historic Resources Inventory (HRI)
The existing auto repair building (Midas and Royalty Autobody) is listed on the City's
Historic Resource Inventory (513) as being locally significant both individually (listed,
eligible, or appears eligible as a Santa Monica Landmark) and as a contributor to a
Santa Monica Historic District that is designated, determined eligible or appears eligible
through survey evaluation. A Preliminary Historic Assessment was performed in
October 2007 (at the City's request) to provide necessary background information of the
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site that assisted the Landmarks Commission's review of the property and a proposed
demolition application submitted by the property owner in conjunction with a previous
development project. The Landmarks Commission took no action to initiate the
landmark review process, resulting in approval of the demolition application. The
demolition approval has since expired, and a new demolition application for this site
would be required and reviewed by the Landmarks Commission.
On February 13, 2012, the Landmarks Commission held a discussion on the Midas
building based on additional information regarding the building's historic significance.
Specifically, the focus of the discussion included the use of the building by Waldo
Waterman, a historically significant person for his association with the flying car
movement. Between 1935 and 1938, Waterman worked on the design and
manufacturing of the Arrowbile flying car at the subject property. Waterman's
connection to the flying car movement is historically significant, and the subject property
is one of several places associated with his productive life. After considering a
preliminary historic report prepared by the City's historic consultant that did not support
designation, and the testimony of nine members of the public, the Commission filed a
landmark designation application for the site. The Landmarks Commission review of
this landmark designation application is forthcoming.
Existing Project Site(s) Intersection: Northwest + Northeast Corners of 5th Street & Colorado Avenue
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Discussion
Development Agreements are negotiated contracts between the City and an applicant
that specify the design details and requirements of a project. The purpose of this "float -
up" review is to enable a pro- active preliminary discussion with the City Council
regarding the proposed land use, project design, compatibility, and potential community
benefits of the project, and to evaluate whether the City shall proceed with Development
Agreement negotiations. The Council's recommendations will inform staff and the
developer on project development and development agreement negotiations.
Project Description
The applicant is proposing that the City consider a Development Agreement to
redevelop the project site with a new Courtyard by Marriot hotel. The project involves
the construction of a six -story building (approximately 69' -0" in height) that would
include 131 guest rooms, 78,750 square feet of floor area, and between 80 -100 parking
spaces within a two -level subterranean parking garage. Vehicular access would be
provided along 5th Street, located furthest from the Colorado Avenue and 5th Street
intersection.
The ground floor consists of typical hotel uses including lobby operations, a bistro with
bar and dining area (with kitchen), lounge area, business and media centers with
seating, offices, and laundry facilities. The ground floor would also have a small retail
market where guests and the general public can purchase pre - packaged food, drinks,
snack items, sundries, periodicals, and pre - packaged beer and wine. The second floor
consists of guest rooms, meeting room facilities, an open -air pool /spa and sun deck,
and exercise room. Guest rooms and associated support areas are located on floors 3-
6.
Review of Conceptual Building Design
During float -up review of the project, the Planning Commission expressed concerns with
the project's design, specifically the conceptual style, ground floor design and uses, and
vehicular access. The Commission's design comments primarily emphasized building
design unique to Santa Monica, the surrounding context, and its location as a "gateway'
entry into the city by motorists and pedestrians. Additionally, the hotel's proximity to the
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station and terminus of the Exposition light rail route was also emphasized. Specifically,
the Commission commented that the building should include a stronger pedestrian -
oriented ground floor design with commercial uses and open space (expand existing
sidewalks) that would serve future light rail passengers and Esplanade pedestrians. In
response to staff and Commission comments, the applicant has re- evaluated the initial
project design, and revised the project's design concept. Further, the applicant has
expressed a willingness to continue to work with staff, the Planning Commission, and
Council to further develop and refine these concept plans. Below is the project's initial
design, followed by the revised schematic drawing of the new conceptual design's
building shape and form.
Initial Conceptual Rendering at Planning Commission Hearing
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Updated Conceptual Designs (unrefined)
The proposed building design is modern /contemporary. Specific colors, siding,
windows, and overall materials have not been refined as the project is currently in early
stages of re- design. Conceptually, the revised project design seeks to visually engage
the building with light rail passengers, pedestrians, and motorists arriving into the
downtown. The corner element would consist of a larger building volume to provide a
sense of importance, which is a design theme consistent with the street wall design of
the downtown area. Building planes are varied along street elevations on upper floors
that provide visual interest and reduces the perceived building mass. An open -air pool/
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spa area consists of a sun -deck patio and fire pits that overlook Colorado Avenue. This
design feature would provide a connection between the building and Colorado Avenue,
and would further enhance the pedestrian aesthetic. The pool and spa with sun -deck
would dramatically sit over the main pedestrian street entrance of the hotel along
Colorado Avenue. The design concept is a departure from the previous project design
that was considered by the Planning Commission, and staff believes the project has
improved in conceptual style. However, refinements are still necessary, and staff would
continue to work with the applicant on furthering improvements to the ground floor and
overall project design.
Pedestrian Oriented Design
The ground floor design incorporates a variety of glazing surfaces, open space, and
seating areas adjacent to the public sidewalk. The ground floor would have a floor to
floor height of 18 feet, and would include a bistro with bar and dining areas available to
the public. The ground floor storefront is setback from the property line, providing a
total of approximately 15 feet (Colorado Avenue) and 14 feet (5th Street) of open space
between curb to building. However, considering the future increase of pedestrian
activity in the area due to the light rail and Esplanade projects, staff recommends a
minimum distance of 20 feet of open space /sidewalk width between curb and building
for the subject property. Moreover, the ground floor design at the street corner could be
improved to provide additional open space for pedestrians. Staff would continue to
work with the applicant on the ground floor design to ensure that the space
appropriately serves the needs of the future light rail and Esplanade projects.
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Colorado Avenue Elevation
5th Street Elevation
Buildinq Size I Compatibility
The building is six stories, approximately 69 feet in height, which exceeds CK height
requirements (56' max) by 13 feet, but would be consistent with the general plan. Both
the Hampton Inn and Courtyard hotel buildings are comparable in height, scale, mass,
and size. The building is designed with a u- shaped configuration with an internal
courtyard that opens to the adjacent residential property to the north (Step -Up on Fifth).
This design configuration provides internal guest rooms with windows, and also
provides open space and building relief along the northern common property line shared
with the Step Up on Fifth residential building.
The proposed building height is higher compared with nearby buildings, however based
on the building's shape and form, and because the building is surrounded by two streets
and an alley, the overall size of the building appears compatible. The adjacent Step Up
on 5th residential building (north side) is 5 stories, 52 feet in height, and the residential
building across the 4th Court alley (1539 4th Street) is 5 stories, 56 feet in height. The
property across the alley on the corner of 4th Street and Colorado is currently developed
with a one -story commercial building (Bank of the West). The residential building on the
southeast corner of 5th and Colorado (Community Corp.) is 5 stories, 52 feet in height.
The proposed building would provide a stronger street wall presence, which would
visually define the south edge of the downtown area and enhance the significance of
the intersection as a gateway entrance into the downtown.
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Parking I Vehicular Access
The two -level subterranean garage would be constructed over all three parcels, and is
designed with access from 5t" Street. The garage would provide between 80 and 100
vehicular parking spaces for hotel guests (depending on tandem valet configurations),
which would include self -park and valet service. The applicant proposes to provide 16
bicycle parking spaces distributed between the vehicular lobby (short -term) and the
subterranean garage (employee). Pursuant to City Parking Standards, the project
requires approximately 139 parking spaces and is therefore non - compliant with parking
standards. The applicant anticipates a lower parking demand than City parking
standards suggest due to the project's close proximity to the future light rail station.
Moreover, a Transportation Demand Management plan would be established that would
reduce the parking demand generated by the proposed hotel. Currently, the applicant
does not propose public parking or shared use of parking facilities.
Planning Commission Action
The Planning Commission conducted a public hearing on this proposal on December
14, 2011. The Planning Commission generally supported the hotel uses at the subject
sites, stating the need for mid - ranged priced lodging in the City. In addition to the
design comments previously mentioned in this report, the Commission conveyed the
importance of consistency with the LUCE, future Downtown Specific Plan, MTA Light
Rail and Colorado Esplanade designs, and expressed concerns with possible
construction concurrent with the light rail project. The Planning Commission voted to
recommend that a Development Agreement be formally initiated, provided that the
applicant addressed the Commission's concerns related to project design, and
considered providing a living wage for hotel employees, prior to Council's float -up
review of the project. A summary of key Planning Commission comments are provided
below. A complete list of Planning Commissioners' comments is provided in
Attachment B.
Project Design
The Commission expressed a variety of concerns with the overall design concept,
conveyed the importance of building design as it relates to Santa Monica, and the
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significance of the property location as a "gateway" site(s) for future Esplanade
pedestrians and motorists, which demands a strong building design. The Commission
believed the design did not display the unique or distinctive quality that the site requires,
did not establish a gateway and street corner presence, and lacked ground floor
pedestrian- orientation. The Commission recommended that the ground floor design
and uses both enhance and be consistent with the light rail and Colorado Esplanade
projects. Additional design comments included providing adequate ground floor open
space to expand adjacent sidewalks (and at the street corner), and accommodating
ground floor retail uses that support future light rail passengers and Esplanade
pedestrians (such as cafes, newsstands, etc.).
Parking I Vehicular Access
The initial conceptual design included vehicular driveway access to the subterranean
garage provided along Colorado Avenue, adjacent to the rear 4th Court alley. Both staff
and the Commission were concerned with this proposed driveway location, considering
the future light rail station layout design and the anticipated increase of pedestrian
activity along this portion of Colorado Avenue. In efforts to minimize vehicular and
pedestrian conflicts, the ground floor has been redesigned and the driveway has been
relocated from Colorado Avenue to 5th Street.
Living Wage
The Commission recommended that the developer provide a living wage for hotel
employees. The applicant has considered this request, and is committed to work with
staff during DA negotiations to incorporate an appropriate living wage component into
both hotel projects.
LEED Certification I Hotel Operations
The Commission recommended that the hotel be designed and constructed to achieve
a minimum LEEDO Silver Certification (or equivalent status), and that both projects
seek to reduce levels of energy consumption and water usage. The Commission
recommended that the applicant proactively research existing Santa Monica hotels
regarding sustainable operations. The applicant has committed to providing a LEEDO
Silver Certified (or equivalent status) building for both projects.
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Community Benefits
The Commission provided recommendations on community benefits that are further
detailed in the next section.
Community Benefits
The LUCE identifies five priority categories of community benefits:
- Affordable and Workforce Housing
- GHG Emissions and Future Congestion Reduction Requirement
- Community Physical Improvements
- Social and Cultural Facilities
- Historic Preservation
Considering these categories, the following is a list of potential community benefits to
initiate the Council's discussion on this topic:
1. Historic Preservation. The Commission encouraged the applicant to consider
adaptive re -use of the existing Midas building, since the structure is listed as a
potential historic resource. As mentioned, the Landmarks Commission will be
considering a Landmark Designation application on the subject building during
the April 9, 2012 Landmarks Commission meeting. Staff will provide Council
with an update of this discussion during the hearing. The applicant has stated
an adaptive re -use design alternative would be challenging based on the
project objectives for this site, and would not be a feasible alternative.
2. Downtown Transportation and Circulation Infrastructure Contribution. A
transportation and circulation infrastructure contribution to the City would
support a range of transportation and pedestrian improvements to the
Downtown area. Improvements may include light rail infrastructure,
implementation of the Santa Monica Bike Action Plan, and anticipated
streetscape improvements. The Planning Commission recommends a
substantial Downtown Transportation and Circulation Infrastructure Contribution
to support a variety of improvements in the downtown area.
3. Urban Design /Physical Improvements. Considering the project location on a
prominent Downtown street corner that would have considerable pedestrian
activity, providing additional space for pedestrian activity along Colorado
Avenue and 5th Street would improve existing sidewalk conditions and
pedestrian circulation. Currently, the sidewalks are 10 feet on Colorado
Avenue and 12 feet on 5th Street. Based on the anticipated pedestrian activity
along these streets, wider sidewalks and street corner space would create a
more comfortable pedestrian environment in what will be a downtown activity
hub.
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4. LEEDO Silver Certification. Staff and the Commission recommended that the
developer design and construct the project to achieve a minimum LEEDO
Silver certification as established by the LEEDO Rating System, or a
demonstrated equivalent sustainable design status. The applicant has
committed to providing a LEEDO Silver Certified (or equivalent status) building
for both projects.
5. Transportation Demand Management Program. Staff and the Commission
recommended that the program should include, but not be limited to, the
following measures:
Provision requiring Metro passes for hotel employees.
Flex -car parking spaces on -site for car - sharing programs.
Secured bicycle parking for employees, including shower and
locker facilities.
Shared bicycle program that would include available bicycles on-
site that could be utilized (at no cost) by employees and hotel
guests for use in the downtown area. Bike operations could be
managed by the hotel's valet parking operations.
Use of shuttle vehicles for guests to provide transportation for hotel
guests to places in Santa Monica to help reduce vehicular trips in
the area.
The Commission commented on whether this site would be an appropriate
location to provide additional parking for public use and shared parking,
considering the site's proximity to the future light rail station and Colorado
Esplanade, however did not provide a specific recommendation. Council may
want to discuss whether providing additional parking at this site (shared
parking) would be appropriate or beneficial in light of the anticipated growth of
pedestrian activity in the immediate area.
6. Local Hiring Provision. Staff and the Commission recommended a local hiring
provision to facilitate hiring local workers during construction and for hotel
operations. Moreover, hospitality training for area students could be
considered. The applicant has agreed to provide a local hiring provision.
The project community benefits would be negotiated during the Development
Agreement process based on comments and direction from the Planning Commission
and City Council. Staff recommends that the Council consider the adequacy and level
of potential benefits to be negotiated in this process.
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Zoning Ordinance and LUCE Consistency
CK Zoning District
The CK zoning district establishes property development standards which govern the
height, bulk, and mass of buildings. Furthermore, this zoning district was established to
provide for a concentration of retail and cultural uses, in addition to complementary uses
such as hotels. The development standards for the district are intended to permit a
greater amount of floor area per parcel in efforts to encourage an increase in the mix of
activity in the area, while ensuring that development is pedestrian- oriented in character.
Development standards in the C3C district allow for a baseline maximum height of 4
stories and 56 feet in height, and a baseline floor area ratio of 2.5. Although the
underlying zoning requirements provide guidance on size and massing in the context of
a Development Agreement, the Agreement would establish the development standards
of the project that would be negotiated in light of the ongoing discussion on permanent
standards for the Downtown, in relation to the Specific Plan. Below is a comparison of
the current district development standards and the proposed project:
Develop. Standard
District Requirement
Proposed Project
Non-Compliance
FAR
2.5 3.5 GP
3.5
+1.0
Height
56' -0" 84' GP
69' -0"
+ 13' -0"
Stories
4 Stories
6 Stories
+ 2 stories
Parking
139
80 -100
39 -59 spaces
Building Stepbacks
31'-45'= 9' average
46' -56'= 18' average
5` Street: Built to
Property Line
5 Street: No
Ste back Provided
The proximity of the project site to the light -rail terminus station, and the potential of the
general area to be a more transit and pedestrian- oriented downtown destination are
important considerations when determining the appropriate size of the project. From an
urban design perspective, these factors suggest that increased density at this location
may be appropriate to maximize use of light rail transit, and to accommodate the
anticipated increase of pedestrian and visitor activity by providing lodging in this area of
the downtown.
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LUCE Consistency: Downtown Core
The project is located in the Downtown Core land use designation and within the LUCE
Downtown District. The LUCE vision for the Downtown Core seeks to maintain and
enhance the Downtown area as a thriving, mixed -use urban environment in which
people can live, work, be entertained, and be culturally enriched. The Downtown Core
designation and District allows for the broadest mix of uses and activities, and seeks to
provide new hotel projects in the area.
The current project is consistent with the 1984 LUCE for the Downtown which limits
development to 84 feet in building height and a floor area ratio of 3.5. Provided that
Council recommends the City initiate a Development Agreement with the developer, the
project would need to be consistent with these standards for the Downtown, which are
incorporated by reference into the current LUCE. Both the project and the development
of the Downtown Specific Plan would proceed concurrently, with consistency, monitored
and reviewed by staff throughout each step in the process.
The proposed Development Agreement must be consistent with the objectives, policies,
general land uses and programs specified in the general plan and any applicable
specific plan. The project is consistent with LUCE Policy D7.1 of the Downtown District,
in that the proposed project balances a broad mix of uses that creates dynamic activity
in both the daytime and evening hours including hotel uses in the Downtown. The
project is also consistent with LUCE Policy D1.4 of the Downtown District which
encourages new hotels and other visitor - serving uses in the Downtown. Goal D8 seeks
to ensure that new buildings in the Downtown District contribute to the pedestrian
character of the Downtown and are compatible in scale with existing buildings. Policies
to implement this goal include D8.1 which states to locate primary facades of buildings
fronting the street at the property line or back side of the sidewalk, however to create a
lively streetscape with places for people to socialize. Moreover, D8.6 states to limit
ground floor uses mostly to active retail. Goal D9 seeks to enhance the quality and
character of the streetscape and urban pattern in the Downtown. Such policies include
D9.1 which states to design streets as integral parts of the urban open space in the
Downtown by encouraging strategies such as widening sidewalks in key locations, and
D9.4 which states to locate active retail space on a pedestrian street facing the sidewalk
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at the ground floor. As noted in the preliminary design comments, the ground floor
design should be improved to establish a stronger relationship with the sidewalk. These
LUCE goals and policies should be considered when shaping the proposed project.
The implementation of a Transportation Demand Management (TDM) plan to reduce
vehicle trips in the area and reduce associated parking demand would be consistent
with LUCE Circulation Policy T19.2 which seeks appropriate TDM requirements for new
development. Furthermore, the LUCE's overall land use policies include providing
community benefits for the area, including but not limited to, a transit and circulation
improvement contribution for the downtown that would support. Exposition Light Rail
station improvements, and a TDM plan that provides bicycle facilities for hotel
employees.
Council Focus
In summary, staff recommends that the Council focus on the following project - related
areas:
1) Whether the proposed building mass, size, scale, and street wall design is
appropriate for this location in the downtown area.
2) Whether the quality of the proposed design is appropriate, given the project's
prominent location /intersection in the Downtown, also considering the project's
street corner design and relationship with the proposed Hampton Inn (501
Colorado) site across the street.
3) Whether the ground floor is adequately designed for this corner lot in the
Downtown, considering the future growth of pedestrian activity upon completion
of the future light -rail station and Colorado Esplanade.
4) Whether the project design is consistent with LUCE policies to enhance the
quality of the streetscape and create an open space environment that
encourages pedestrian activity and interaction.
5) The community benefits that would be appropriate for this project. Staff and the
Commission have articulated some potential community benefits including a
Downtown Transportation and Circulation Infrastructure Improvement
Contribution, a Transportation Demand Management Program including the
overall parking supply, LEED® Silver Certification, a living wage provision for
hotel employees, and a local hiring provision. The Council should discuss
additional community benefits to be negotiated, given the proposed development.
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Community Meeting and Public Input
A community meeting to review the concept plans was held on October 27, 2011 at the
Santa Monica Main Public Library, with 15 members of the public in attendance. An
informative discussion was held as the participants had questions regarding the project
and review process. The participants had questions related to the light rail's impact on
Colorado Avenue and the proposed project, and whether there would be sufficient
parking for guests or surplus parking for the public. The community expressed
concerns with the existing traffic congestion along this portion of Colorado Avenue
adjacent to the project site. Other comments included the possible use of parking off -
site and use of hotel shuttles to reduce parking demand and trips, and managing hotel
guest arrival times during off -peak hours to reduce congestion.
Alternative Actions:
In addition to the recommended action, the Council could consider the following with
respect to the project:
Al. Continue discussion with the applicant regarding additional project options.
Financial Impacts & Budget Actions
There are no immediate financial or budget impacts associated with the actions
recommended in this report.
Prepared by: Steve Mizokami, Associate Planner
Approved:
Forwarded to Council:
avid Martin, Director Rod Gould
Planning and Community Development City Manager
Attachments:
A. Preliminary Concept Plans for the Courtyard by Marriott Hotel
B. Summary of December 14, 2011 Planning Commission Discussion
C. Public Correspondence
F:\CityPlanning \Share \Council\2012 \STRP \11 DEV -010 (CC Float - Up).doc
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ATTACHMENT A
Preliminary Concept Plans for Courtyard by Marriott
Electronic version of attachment is not available for review. Document is
available for review at the City Clerk's office and the Libraries.
iR
ATTACHMENT B
Summary of December 14, 2011
Planning Commission Discussion
The Planning Commission conducted a public hearing on the Courtyard by Marriott and
Hampton Inn & Suites Development Agreement proposals on December 14, 2011. The
Planning Commission voted to recommend that a Development Agreement be formally
initiated, provided that the applicant addressed the Commission's concerns related to
project design, and considered a provision that would provide a living wage for hotel
employees, prior to Council's float -up review of the project. The Commission provided
the following comments and recommendations for staff and City Council consideration:
Historic Resources
1. Courtyard Marriott Site: Potential historic preservation of Midas building should
be analyzed immediately. Adaptive re -use of the building could be considered as
a community benefit (preservation of historic property).
Project Operations
2. Ensure that both hotels remain as mid - ranged priced hotels.
3. Living Wage: Provide a living wage for hotel employees.
4. Meeting Space: Limit meeting space to local community in efforts to reduce
parking demand and traffic.
Project Design I Concept
5. Design Concept and Ground Floor Uses: The hotel projects must be designed to
accommodate the light rail and Colorado Esplanade projects. Specifically, the
ground floor design and uses should accommodate light rail and Esplanade
pedestrians.
b. Design Concept: Enhance both projects' overall design considering the unique
design context of Santa Monica, and improve the gateway and street corner
presence of each site. The project(s) serves as a gateway for motorists entering
downtown Santa Monica from the 5th Street exit from the adjacent Interstate 10.
The proposed projects should address, through form, shaping the Gateway
opportunity.
7. Design Concept: Differentiate the two building designs; buildings don't
necessarily have to mimic each other, and should have some design
independence while relating. This project is unique in the sense that two
buildings with the same use but separate franchise identities on opposite sides of
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the street are proposed. A balance should occur between each building having a
strong individual expression while creating a singular "gateway" destination that
creates identity and a sense of place in the Downtown. Currently, the two hotels
appear related given the projects are similar in use, building mass, bulk, and
height, sense of proportions, materials, color, setbacks, and design.
8. Design: Improve the ground floor pedestrian- orientated design for both sites.
Ground floor design should include outdoor seating areas for the restaurant/retail
service component and should be designed to activate the sidewalk.
Design /Community Benefit: The ground floor design should be improved to
establish a stronger relationship with the sidewalk and pedestrian, including
additional open space for pedestrian access and passive use of the property,
thereby expanding the existing sidewalks along Colorado Avenue and 5th Street,
and at the street corners.
10.Design: Ground floor programming should be oriented to the street. Internal
ground floor hotel operations including offices and other uses that do not activate
the adjacent sidewalk should be relocated to interior spaces. Conversely, active
uses should be located adjacent to the sidewalk. Blank walls at the ground floor
should be avoided.
Design: Ground floor should have floor to floor heights of 15' -18'
12. Design: Design the rooftop outdoor deck area to limit potential noise impacts on
adjacent residential uses.
13. Design: Enhance the facade designs for the elevations along the north property
lines (adjacent to the Step -Up building and Fred Segal park lot) for both projects.
14. Ground Floor Use: Provide ground floor commercial component for both hotels to
activate the street. The type of retail /service use should cater to /support future
light rail passengers and Colorado Esplanade pedestrians such as a caf6, coffee,
food, drink, media, etc. to be consistent with area goals to enhance the overall
pedestrian experience.
15. Site Design: Ensure that the ground floor design does not impact and embraces
the Bike Action Plan's 4t" Street bike paths.
16.Design /Operations: Reduce levels of energy consumption of both hotels.
Consider methods of water reduction /recycling. Proactively research other hotels
in Santa Monica regarding sustainable operations /methods.
17. Design: Project should increase water efficiency, use of reclaimed water (purple
pipe) for these sites.
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Parking I Circulation
18.Courtyard Marriott Driveway Access: Due to future light rail along Colorado
Avenue and anticipated growth of pedestrian activity, the vehicular driveway
should be relocated from Colorado Avenue to 5th Street.
19. Design: Reduce the auto - centric design.
20. Parking: Demonstrate that the proposed number of parking spaces is
appropriate, considering the adjacency of the light rail.
21.Subterranean Garages: Consider connecting the two project subterranean
garages below grade, thereby eliminating the need for vehicular access to the
Courtyard Marriott site due to accessibility concerns with the site. Staff to work
with Public Works and provide input on what would need to occur for this design
to be implemented, and provide any issues /concerns with this design (utilities,
easements, etc.) so the Commission can determine whether this design would be
something to consider.
Community Benefits
22.Community Benefit: Provide a Downtown Transportation and Circulation
Infrastructure Contribution to support a variety of improvements in the downtown
area. The amount should be greater than previous amounts for downtown
projects.
23.TDM Program: Initiate a bike share program.
24.TDM Program: Include provision to provide metro /bus passes for hotel
employees, and include flex -car parking spaces on -site for car - sharing programs.
25. TDM/Ope rations: Consider use of shuttles for guests to places in Santa Monica
to help reduce vehicular trips in the area.
26. Local Hiring Provision: Include a local hiring provision for both construction
workers and hotel employees.
Other Comments
27.ARB Review: Consider a courtesy review of the project by ARB prior to formal
hearings by PC and CC.
28.Timing of Construction: Timing of construction considering the light rail and
esplanade improvements, is a concern.
29. Building Height Comparison /Analysis: Provide building height analysis /graphics
and show relationship between the project and other buildings in the area, and
include code requirements VS. proposed building heights analysis.
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ATTACHMENT C
PUBLIC CORRESPONDENCE
No public correspondence has been provided at this time.
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