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SR-08-14-2013-8Amum City of i Council Report Santa Monica' City Council Meeting: August 14, 2013 Agenda Item: 8 °'A To: Mayor and City Council From: David Martin, Department Director Subject: Float up discussion of Concept Plans for a proposed Development Agreement for a new MINI auto dealership. Recommended Action Staff recommends that 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. Direct staff to initiate the Development Agreement negotiation and review process between the City and Quinn Automotive Group for a new MINI dealership at 1402 Santa Monica Boulevard. Executive Summary The applicant, Quinn Automotive Group, is proposing that the City consider a Development Agreement to permit a new MINI auto dealership at 1402 Santa Monica Boulevard. The project involves construction of a two -story building that would include up to 33,750 square feet of floor area for a Floor Area Ratio (FAR) of 1.5 (33,750 / 22,500) and approximately 131 parking spaces within a 19- foot -deep one -level subterranean parking level and an at -grade customer parking area containing 18 parking spaces. The project site consists of 3 contiguous parcels with a total of 22,500 square feet located on the southeast corner of Santa Monica Boulevard and 14th Street. The site is currently developed with a one -story gas station that is no longer in operation. Pursuant to the City's Interim Zoning Ordinance No. 2407 (CCS) ( "IZO ") and the Land Use and Circulation Element (LUCE), this project requires approval of a Development Agreement as it is a Tier 2 level project based on the building exceeding the Tier 1 level of 32 feet in height and 1.25 Floor Area Ratio (FAR). The proposed MINI auto dealership is consistent with the Highway Commercial (C4) Zoning District and General Commercial LUCE designation. Project land use is limited by the LUCE, while other aspects of the project such as height, FAR, setbacks, parking, 1 and other 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 City 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; and 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 that are consistent with the LUCE, with an emphasis on ground floor pedestrian orientation and use, building mass, scale and neighborhood compatibility. 2) Identify community benefits including but not limited LEED® Certification, wider sidewalk on Santa Monica Boulevard, Transportation Demand Management (TDM) Plan, and local hiring. 3) Identify Transportation Demand Management measures to reduce single - occupant vehicle trips. Background The project site consists of 3 contiguous parcels with a total of 22,500 square feet located on the south side of Santa Monica Boulevard between 14th Street and 14th Court in the C4 District. The site is currently occupied by a single -story gas station that is no longer in operation. Adjacent uses to the subject site include residential, retail, and service. 2 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 3 benefits of the project, and to evaluate whether the City desires to enter into a Development Agreement. The Council's recommendations will inform staff and the developer concerning project development agreement negotiations. Pursuant to the City Council's adopted process for Tier 2 Development Agreements with an Environmental Impact Report, the applicant hosted a community meeting on March 28, 2013, attended an Architectural Review Board Float -up which was optional on June 3, 2013, and is now at the City Council Float Up. After this City Council Float Up, the process will include a Planning Commission hearing on the development agreement, a City Council hearing and potential adoption of the development agreement and an Architectural Review Board hearing for approval of the final design and materials. Project Description The proposed conceptual project is a new MINI auto dealership totaling a up to 33,750 square feet of floor area on a site area of 22,500 (1.5 FAR). Key elements of the project include: • A two -story, 35- foot -tall building containing vehicle display, parts department, vehicle service drop- off /pick -up accessed from Santa Monica Boulevard. • A 490 square -foot ancillary small cafe at the corner of Santa Monica Boulevard and 14`" Street. ® A one - level, 19- foot -deep, 131 - space, subterranean parking garage for inventory vehicle storage and employee parking containing mechanical stacking equipment to augment storage capacity accessed from Santa Monica Boulevard. • An 18 -space customer parking area accessed from 14th Street. Architectural Review Board Concept Review During the concept review of the project on June 3, 2013, the Architectural Review Board (ARB) expressed overall support for the project's design, specifically the amount of glazing on the north elevation on Santa Monica Boulevard and the cafe opening to the corner. The ARB comments supported the amount of glazing proposed on the 9 elevations, the colored elements which highlight specific features of the building, and the fiberglass MINI vehicles that would be incorporated into the building design. The ARB also commented on the landscape strip along Santa Monica Boulevard and 14th Street as a wider sidewalk might be more appropriate for this building design and provide better pedestrian access. In response to the ARB's questions and comments, the project architect expressed that while the building needs to comply with corporate colors, materials and overall design, they like to incorporate unique, fun elements into the building by placing fiberglass MINIs within the building design. Specifically, the up- side -down MINI at the corner boxed by a yellow frame and the Union Jack MINI on the wall of the building above the vehicular entrance leading to the service drop -off and pick -up driveway. The applicant has expressed a willingness to continue to work with staff, the community, Planning Commission, and the City Council to further develop and refine these concept plans. Below is a project rendering, followed by the first floor plan / site plan and section to depict the different levels. i.7 First Floor The proposed building design is modern /contemporary. Specific colors, glass and overall maerials are conistant with MINI corporate branding for their auto dealerships. The applicant believes the uniqueness of this building is the corner cafe with an up -side- down MINI that can be seen from the seating area below. This up- side -down MINI would would also be framed outside the bulding in yellow at the building corner. The Santa Monica Boulevard elevation consists primarily of glazing and and black metal panels, with bright accent colors highlighting features of the building such as the entrance in red, cafe in green, and the up- side -down MINI in yellow. The 14th Street elevation shares the corner cafe element along with glazing wraping the corner, a window series on the second floor, black metal panels, and vehicle access to the customer parking area. The applicant also proposes a 10 -foot landscape setback between the proposed building and the adjacent residential property on 14th Street. Parking I Vehicular Access The 19- foot -deep subterranean parking level would span over the three parcels, and would be accessed from Santa Monica Boulevad via car lifts. The garage would provide 7 131 parking spaces with three levels of car lifts — 28 spaces are proposed for employees and 103 are proposed for inventory. The project also includes an 18 -space customer parking area accessed from 14th Street. Further, the applicant intends to lease off -site parking for addional inventory, however the location has not been selected as it is too early in the process for the applicant to secure a lease. Pursuant to Off - Street Parking Standards, the project requires 75 parking spaces. The code requirement for parking reflects the current zoning standards where outdoor vehicle display is assessed at one space per 2,000 square feet, indoor vehicle display is assessed at one space per 400 square feet, and the repair area is assessed at one space per 300 sqaure feet. A Transportation Demand Management Plan would be established that would reduce the parking demand generated by the proposed project. Parking is being anaylzed as part of the environmental impact report (EIR) and DA process. Community Benefits The LUCE identifies five priority categories of community benefits: Affordable and Workforce Housing, GHG Emissions and Future Congestion Reduction Requirement, Community and Physical Improvements, Social and Cultural Facilities, and Historic Preservation. Considering these categories, the following is an additional baseline list of potential community benefits proposed by the applicant to initiate the City Council's discussion on this topic: 1. LEED® Silver Certification: Developer would design and construct the project to achieve a minimum LEED® Silver certification as established by the LEEDO Rating System. 2. Local Hiring Provision: A local hiring provision would be included to facilitate local hiring for both construction and permanent employees. 3. Transportation Demand Management (TDM) Plan: The project would include a comprehensive TDM plan that fosters and encourages employees and others to use public transportation, carpool, bicycle and walk to and from the site. This includes on -site bicycle parking for visitors and employees and showers and lockers for employees. 4. Widened Sidewalk on Santa Monica Boulevard: The building would be setback from the property line on Santa Monica Boulevard to allow a widened sidewalk to further enhance the pedestrian environment. The project also encompasses benefits to the City including: 1. An enhanced streetscape and architectural design by removing an existing one - story gas station and constructing a new urban format auto dealer in auto row; 2. Economic and fiscal benefits by providing a new tax revenue to the City and new local jobs during construction and operation of the project; and 3. Environmental cleanup within the City by removing a long- standing gas station use and its underground storage tanks which reduces any risk for future contamination. Community Meeting and Public Input On March 28, 2013, approximately 14 members of the public attended an initial community meeting at the Main Library to learn about and provide feedback on the proposed project. The applicant presented the proposed project and the majority of the meeting was spent allowing members of the community to provide their initial thoughts on the project and ask questions. Most of the comments and questions were relating to the following issues: • Relationship to adjacent residential uses; • Existing gas station remediation; • Car service impact on neighbors; • Car and parts deliveries; • Cafe proposed on the corner; • Color scheme and materials of the building; • Local hiring; and • Test drive courses. E Zoning Ordinance and LUCE Consistency Highway Commercial (C4) Zoning District The C4 Zoning District establishes property development standards which govern the height, FAR, and setbacks of buildings. Furthermore, the zoning district was established to encourage service commercial businesses, auto sales and service dealerships, and other similar uses that serve regional, community, and local needs, while respecting adjacent residential neighborhoods and established neighborhood commercial areas, consistent with the goals, objectives, and policies of the General Plan. Development standards in the C4 district allow for a baseline maximum height of two stories, not to exceed 30 feet and a maximum floor area ratio of 0.85 for a 22,500 square -foot lot size. Although the underlying zoning requirements provide guidance on size and massing in the context of a Development Agreement, the Development Agreement would establish the development standards of the project that would be negotiated. Below is a comparison of the current district development standards and the proposed project: Development Standards C4 Requirement Proposed Project Differential FAR 0.85* 1.5 +0.65 Height 30 35 +5 feet odscu urn a iui sizu ur zz, ouu square reer. LUCE Consistency: General Commercial The project is located in the General Commercial land use designation within the LUCE. The LUCE vision for General Commercial area focuses on a wide variety of commercial uses, including general commercial, auto dealers and auto repair businesses, and creates standards to ensure that these uses are attractive and have minimal impacts on existing neighborhoods. The subject site is located on Santa Monica Boulevard between 20th Street and Lincoln Boulevard, which the LUCE depicts as the City's "auto row ". New dealerships are encouraged to build showrooms adjacent to the boulevard M sidewalk using the urban format, locating new car inventory, customer parking, and service facilities in multi -story facilities to the rear of the retail showroom or below grade. The applicant has applied for a Tier 2 project, which are projects that exceed the Base height of 32 feet up to a maximum 35 feet and Base FAR of 1.25 up to a maximum of 1.5 FAR in exchange for community benefits. The LUCE also states that when design standards are adopted for the urban auto dealer format, a ministerial process may be allowed. To date, a new ordinance has not been adopted. In effort to reduce traffic generation and help achieve the LUCE goal of no new net p.m. peak trips, the implementation of a Transportation Demand Management (TDM) plan is proposed. The TDM plan would reduce vehicle trips in the area and reduce associated parking demand which 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 limiting to, a transit and circulation improvement contribution and a TDM plan that provides bicycle facilities for employees. Staff recommends that the City Council focuses their discussion on the following project - related areas: 1. Whether the proposed building mass, height, and scale are appropriate for this location and within the neighborhood context. 2. How the pedestrian orientation should be designed for this corner lot, specifically the size and location of the corner cafe and the hours of its operations. 3. Whether the project design is consistent with the LUCE policies for auto row on Santa Monica Boulevard between 20th Street and Lincoln Boulevard. 4. The community benefits that would be appropriate for this project to be negotiated given the proposed development. 11 Alternatives In place of the recommended action, the City Council could consider the following with respect to the project: Al. Continue discussion with the applicant regarding additional project options. Financial Impacts and Budget Actions There is no immediate financial impact or budget action necessary as a result of the recommended action. Prepared by: Russell Bunim, Associate Planner Approved: Forwarded to Council: David Martin, Director Rod Gould Planning and Community Development City Manager Attachments: A. Preliminary Concept Plans B. Public Correspondence 12 ATTACHMENT A Preliminary Concept Plans 13 COMMON ABBREVIATIONS F.A.R. 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L VEHICLE LIFT BEYONDWALLSHOWN STRUCTURAL SYSTEM MERE RECUIRED, CLEAR GLA55 Z �> Whitfield Associates. Inc. W W W.WORCII.COT a UIKF o I P� I W� Q U Z �> O ? m Aw ... U r 0' dd? Z a O z Z P "� - •r 0 z v/ t 0 F Z N U N 1S[ t 1 ri N � Z � V 4a 5i f� •U® sruTnTE: BUILDING SECTION ,—,ET- - - -- 2012 -XXXX ORANN LE .T., GEETRUPGR s�nernnE 1ST FLOOR PLAN -- 2012 -XXXX 16u Whitfield Associates, Inc. �IX.womcncom mmm< i Pv i xno rc,4� a U^ Z > ° O > J C ra ++ G fb � ¢ a 0 — U Z,( 0z a V Z N 0 tJ f Z n ^oy LL O Sti: U N projectnodh 5�U rr s�nernnE 1ST FLOOR PLAN -- 2012 -XXXX 16u SANTA MONICA BLVD. Whitfield Associates, Inc. .......... uw, W Z 00 z cv, m 0 2 0 r z Ito 0 Z LL 0 0 0 0 project north 5® C ®`J srES. mu 2ND FLOOR PLAN PROIECi Na.. -----2012-XXXX 7 LU —j —i ADJACENT COMMERCIAL PROPERTY IV SANTA MONICA BLVD. Whitfield Associates, Inc. ADJACENT RESIDENTIAL PROPERTY LU I I . ...... .. .. ..... e: :I: I I r.L I i it I t > 0 H F. op u) Z 02 Z i 2'0 m F< z -T < I I ii S" L) 0) 1 JJ Z% 13 —3 i 1--413 it i II II II F I — ---------- -- -- T 3 rj1 31 i 5�1— ii 1 5� j J0 IV SANTA MONICA BLVD. Whitfield Associates, Inc. SUB LEVEL 1 PARKING PLAN -----2012.XXXX LU U.1 r.L 6 > 0 H F. op u) Z 02 Z 2'0 m F< z < S" L) 0) Z% proJecl north SUB LEVEL 1 PARKING PLAN -----2012.XXXX ATTACHEMENT B PUBLIC CORRESPONDENCE 14 Russell Bunim From: Linda Liberman <lindasgemail @gmail.com> Sent: Wednesday, April 10, 2013 11:21 AM To: Russell Bunim Subject: 1402 Santa Monica Blvd Dear Mr. Bunim, I have never written to the city before and I'm sure it may or may not make a difference, but I had to write to express my displeasure about the proposal to replace the 76 station with a Mini Dealership. There are way too many car dealerships in this area. It would be great to have some restaurants or stores in the area to walk to. I know Truxton's is being built on the opposite corner which is good news, but more alternatives would be nice to have. Especially since there is another proposal out there to replace the empty lot with a car dealership across the street. Please help to make the area more friendly with the ability to walk to new stores or restaurants instead of more car dealerships. Thank you, Linda Liberman Russell Bunim From: Kristi Foster <elementalprocess @gmail.com> Sent: Sunday, April 07, 2013 6:49 PM To: Russell Bunim Subject: proposed Mini dealership project Dear Mr. Bunim, I live about 3 blocks from the proposed project and have been a Santa Monica resident since 1996. As you know, this is a residential area. Noise pollution is a problem as is parking in this part of beautiful Santa Monica. I think the well being of residents in this neighborhood would be further at risk of unnecessary noise pollution should the proposed project include automobile repair facilities. Please consider this hardship on the residents of this neighborhood when making decisions about this project. Thank you, Kristi Foster 1420 17th St. #3 Santa Monica, CA 90404 -2831 Russell Bunim From: David Shamolian <davidshamolian @gmail.com> Sent: Friday, April 26, 2013 11:20 AM To: Russell Bunim Subject: 1402 Santa Monica Blvd; Mini Cooper Project Mr. Bunim, It was a pleasure speaking to you yesterday regarding the above mentioned project and how it relates to and affects our adjacent building 1417 14th Street. I look forward in discussing in further detail during our meeting this Tuesday, April 30th at 2pm. I appreciate you taking the time in meeting with me. I've included my contact info below so that I may be included in the distribution of any notices related to this project. Best, David Shamolian Continental Property 17328 Ventura Blvd. #423 Encino, CA 91316 c: 818.585.4288 o: 818.705.4040 f: 818.345 -5050 davidshamolian a,amail.com