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sr-041012-8aID 'MM S a or 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. E 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. 4 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 3 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 4 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 5 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 0 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/ 7 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. M u 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. E 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 10 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. 11 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. 12 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. 13 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. 14 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 15 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. 16 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 18 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 20 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. 21 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. 22 ATTACHMENT C PUBLIC CORRESPONDENCE No public correspondence has been provided at this time. 23