SR-01-27-2015-3BCity Council Meeting: January 27, 2015
Agenda Item: 3 CJ
To: Mayor and City Council
From: David Martin, Director, Planning and Community Development
Subject: Annual Development Agreement Compliance Review
Recommended Action
Staff recommends that the City Council:
1) Review the status of Development Agreement compliance
2) Determine good faith compliance for those that are in compliance
Executive Summary
This report provides an annual summary of the status of compliance for each of the 29
Development Agreements that are currently in effect and subject to annual compliance
report submittals. Council reviewed the status of Development Agreement compliance
most recently at its January 28 2014 meeting. This year's summary includes review of
all 16 completed projects, seven projects that are under construction, and the status of
the remaining six Agreements where construction has not commenced. Attachment "A"
to this staff report provides a summary of the Transportation Demand Management
(TDM) Program requirements that have been imposed on new and amended
Development Agreements since 2010.
Based on staffs review of each of the 16 projects already built and the annual reports
submitted by the developers or successors -in- interest to demonstrate good faith
compliance, staff recommends Council determine that 15 of these Agreements are in
good faith compliance with requirements specified for each property. As discussed more
fully in this report, three properties are implementing additional transportation demand
management measures to help achieve the numeric peak -hour Average Vehicle
Ridership (AVR) targets identified in each Agreement.
Staff will continue its ongoing and annual review of compliance reports for each
Agreement submitted by the developers or successors -in- interest to demonstrate good
faith compliance. The next annual report to Council for all Development Agreements
subject to annual compliance reporting is scheduled for January 2016.
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Background
Chapter 9.48 of the Municipal Code establishes the processes and requirements for the
City to enter into a Development Agreement. One of the provisions is annual review by
the City Council of each approved Development Agreement to determine good faith
compliance with the terms and conditions of the Agreements. Since the passage of this
ordinance in 1982, 29 Development Agreements have been enacted that are still in
effect. Each Development Agreement contains unique time frames, obligations, and
requirements. The obligations can be one -time or ongoing; some are fees, some are
actual physical improvements, and some are ongoing services.
The 29 Development Agreements monitored by the Planning and Community
Development (PCD) Department are listed below and include six Agreements where
construction has not yet commenced. During this annual compliance review, PCD staff
works closely with other City departments and divisions to confirm compliance with
agreement terms that fit within those departments' areas of expertise. For example,
Housing and Economic Development performs the annual compliance review of
affordable housing obligations in Agreements and Community and Cultural Services
performs the annual compliance review of child care program obligations.
Development
Good Faith
Working to Achieve
Under
Has
Agreements
Compliance
Compliance
Construction
7Construction
menced
(29)
(15)
(1)
h)
2401 -2525 Colorado Ave — Colorado
Place II & I I (Colorado Center) (1981)
1541 Ocean Ave — Paseo Del Mar (1982) - - -�.
2700 Colorado Ave — National Medical
Enterprise (Viacom) (isez)
530 Pico Blvd —
Bayview CA Unlimited Partnership
(Le Meridian Delfina) (1983)
2000 Colorado Ave —
Arboretum (19e7)
1620 26th Street & 2425 Olympic Blvd — l
Water Garden (19ee)
1900 Pico Blvd —.
Santa Monica College Parking &Pool
(1989)
1733 Ocean Ave —
Maguire Thomas (1sso)
2221 Santa Monica Blvd — F
Providence Saint John's Health Center
(1998)
2
Development
Good Faith
Working to Achieve
Under
Construction Has
Agreements
Compliance
Compliance
Construction
Not Commenced
(29)
(16)
(1)
(7)
(6)
1776 Main Street – Rand (2000)
3030 Olympic Blvd – Lantana East (2004)
3030 Olympic Blvd – Lantana South (2004) r— r
1725 Ocean Ave –The Village (zoos) F r—F
725 California Ave –
Saint Monica's Catholic Community (2010)
1800 Stewart St– Agensys (2010)
2834 Colorado Ave –
Colorado Creative Studios (2011)
702 Arizona Avenue (2011)
13177 Street (2011)
401 Broadway (2011) F—F—
710 Wilshire Boulevard (2012)
1548 6 Street (2012)
2930 Colorado Avenue (2013) F —'..
1318 20 Street (2013) F-1 _
1731 20 Street (2013) F F— F�
1554
"" Street –
Courtyard by Marriott )2013)
'..
501 Colorado Avenue –
Hampton Inn &Suites (2013)
315 Colorado Avenue–
Macerich Cinemas at Santa Monica Place
(2014)
Santa Monica Blvd
Mini
Mini Automobile Dealershi p (2014)
1112 -1122 Pico Blvd (2014)
Hill Street Partners III (2007) Expired in
2012 F
As explained in the compliance report submitted to Council in 2010 -2014, there are also
five very early Development Agreements:
e Lincoln Property /Phase II of the Ocean Park Redevelopment Area
® 1426 California Avenue
® 2823 -2825 Santa Monica Boulevard
® 10404 th Street (Dorchester)
a 701 Santa Monica Boulevard
In general, these early Development Agreements required certain street improvements
and, in some cases, the payment of fees. For example, the Agreement for 701 Santa
Monica Boulevard required the payment of an Arts and Social Service Fee and an In-
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Lieu Housing Fee. Such fee obligations were satisfied when the projects were
completed. Thus, compliance and monitoring have not, in general, been an issue.
The Dorchester, which was one of the City's earliest efforts to create affordable
housing, is the only project in the City that includes affordable units that are
condominiums, instead of apartments. The model proved to be problematic in several
ways. There were problems with recordation and notification of the affordability
requirement. Some of the unit owners purchased intending to live there themselves or
house a family member. Many purchased with arguably insufficient notice of the
restrictions. Most had no experience in property management, much less the
management and financing of a lone affordable unit. For the Housing Division's
monitoring period in 2014 of the fifteen units, ten of the owners filed compliance reports
pursuant to the Development Agreement. Three of the unaccounted units had
submitted reports previously and those cases have been referred to the City Attorney's
office. Two of the remaining owners have entered into settlement agreements with the
City.
Discussion
As noted above, as a result of staff's review of all 29 Development Agreements subject
to compliance reporting, 15 of the 16 constructed projects have been determined to be
in good faith compliance. One property, Agensys, is in discussions with City staff and
working to achieve compliance with its 1.6 AVR requirements for the a.m. and p.m.
peak -hour periods (6:00 a.m. to 10:00 a.m. and 3:00 p.m to 7:00 p.m., respectively).
This non - compliance was also reported on during the last compliance review cycle for
2013. There are two other properties, Providence Saint John's Health Center and
Colorado Center, that are have been determined to be in good faith compliance and are
required to modify current TDM plans to implement additional measures to help work
toward achieving the peak -hour 1.5 AVR targets that are structured as goals in both of
these Agreements.
Since Council's last annual review of Development Agreement compliance, three new
Agreements have been executed: 315 Colorado Avenue, 1402 Santa Monica
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Boulevard, and 1112 -1122 Pico Boulevard. Of these three projects, the Macerich
Cinemas at Santa Monica Place (315 Colorado Avenue) is currently under construction.
Below is a summary of all Agreements where annual compliance reports have been
submitted for the current review period, and a brief status update on the seven projects
under construction, and six Agreements where construction has not yet commenced.
Attachment "A" to this report also provides a summary of TDM program measures that
have been incorporated in newly- approved or amended Development Agreements since
2010 in conjunction with the City's Land Use and Circulation Element (LUCE)
implementation.
Recommend Finding of Good Faith Compliance: Completed Protects
Colorado Place I & II (Colorado Center)
2600 -2800 Colorado Avenue
Agreement Effective: 10/27/1981
Expires: 9/15/2036
Amended:
4/1984; 7/1984; 5/1985; 12/1987; 6/2011
Reporting Period: 10/27/2013 to 10/27/2014
Good Faith Compliance Confirmed
The project was approved for approximately 900,000 SF of office uses along with a
daycare center, park, health club, food services and community rooms. Building heights
range from 65' to 80'. On -site parking structures currently contain 3,085 parking spaces.
Community Benefits Summary
® Child care center (Hill 'N Dale)
® Public park with tennis courts, children's play structure, basketball court, and
public gathering space
® 51 units of affordable housing located off -site which per an agreement between
the City Housing Authority and the County, are monitored by the County and a
contribution of $2,652,909 to the City's Affordable Housing fund
• Community rooms open to the public and available free of charge for community
& neighborhood groups
• Nearly $3 million worth of art and social service benefits through Park &
Community room maintenance
• TDM Program (enhanced by Amendment No. 5)
• Off -site traffic signal, street lighting, and turn lane improvements
Status of Compliance
The required annual compliance report was received on October 23, 2014. The property
owner is in compliance with all Development Agreement fee payments and community
benefits associated with requirements in effect during the October 28, 2013 to October
27, 2014 reporting period. The property owner has undertaken the enhanced
Transportation Demand Management Program that was approved by Council on June
28, 2011 as a requirement of the Fifth Amendment to the Development Agreement that
permits leasing of up to 1,035 parking spaces to off -site parties. Some of these
measures include implementing a Transportation Management Association that serves
all employers on site, establishing baseline Average Vehicle Ridership data for the
entire site by conducting transit surveys and collecting data from both large and small
employers, creating a transit/rideshare information center and website, and increasing
on -site bicycle parking. The Fifth Amendment identifies a 1.5 Average Vehicle Ridership
(AVR) target for both the a.m. and p.m. peak periods starting in November 2013.
The amended Colorado Center Development Agreement specifies that the 1.5 AVR
peak - period targets are goals, rather than requirements, and if these AVR goals are not
met, the owner is required to implement additional transportation demand management
measures to work toward achieving these stipulated AVR goals.
Colorado Center management collects survey data for both large and small employers
to determine its site -wide average vehicle ridership during the a.m. and p.m. peak
periods. This expanded survey effort includes employers with more than 50 employees,
as well as employers with fewer than 50 employees; the latter are not currently required
to perform employee trip surveys per the City's Trip Reduction Ordinance.
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The combined survey data for all Colorado Center employers in 2014 yielded a 1.43
AVR during the a.m. peak period and a 1.44 AVR during the p.m. peak period. Though
the site has not yet reached its AVR goals, these results reflect improvement over the
data collected from the 2012 -2013 reporting period (1.40 AVR during the a.m. peak
period and 1.35 AVR during the p.m. peak period).
Efforts to increase average vehicle ridership for all employees at Colorado Center
during the past year included implementation of additional TDM measures required by
the City starting in early 2014. One of these key measures included hiring a new
Transportation Coordinator who began to work with CommuteSM (Ride Amigos) and
VRide to assist tenants and employees in forming new vanpools and in filling vacant
seats in existing vans.
To address this year's survey results, staff met with the property owner, Equity Office,
on December 16, 2014 and January 6, 2015 to discuss new single- occupancy vehicle
trip reduction measures to implement at Colorado Center during the next reporting
cycle. In order to build on the progress made over the past year, additional incentives
and trip reduction measures are necessary. The TDM plan modification will be
completed by the end of January 2015 and is subject to approval by the Planning
Director. Implementation will begin immediately thereafter through Colorado Center's
site -wide Transportation Management Association and Transportation Coordinator.
Equity Office will be required to conduct a mid -year AVR survey to supplement its Fall
2015 employee trip data and submit that information to the City. This mid -year data will
help the City evaluate whether additional measures and actions will be necessary
before Equity Office conducts its annual Fall survey of employees.
In accordance with the Fifth Amendment, the property owner held its fourth annual
community meeting on October 22, 2014 to discuss Development Agreement
compliance with residents in the vicinity of the project site. Based on community
feedback from this meeting, the ownership will continue to collaborate with
Santa Monica Mid -City Neighbors on annual community events that may be hosted at
the property. In 2014, Mid -City Neighbors worked with Equity Office and held its first
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annual Make Music Day at the Colorado Center park. In response to community input
provided at the annual community meeting held in October 2013, the ownership also
confirmed that repairs to a portion of the playground surface were completed in 2014.
Paseo Del Mar
1541 Ocean Avenue
Agreement Effective: 1/26/1982
Expires: 10/1/2031
Reporting Period: 1/26/2013 to 1/26/2014
Good Faith Compliance Confirmed
The project consists of approximately 54,000 SF in two buildings ranging in height from
28 to 36 feet. Uses include restaurant, office, retail, and 10 units of low, median, and
moderate income housing. The subterranean parking garage contains 72 spaces.
Community Benefits Summary
® 10 deed - restricted affordable housing units at a prime oceanfront location
® $75,000 Art and Social Service fee or in -kind provision of art on -site
® Parking, Carpool, and Transit Incentive Program
Status of Compliance
The required annual compliance report was received by Planning staff with additional
annual documentation provided to the Housing and Economic Development Department
as part of its work performed to confirm compliance with inclusionary housing
obligations. Both Planning and Housing Division staff reviewed the information for the
2013 -2014 reporting period and verified that the property owner is in compliance with
Agreement requirements, including affordable housing obligations.
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The project consists of approximately 54,000 SF in two buildings ranging in height from
28 to 36 feet. Uses include restaurant, office, retail, and 10 units of low, median, and
moderate income housing. The subterranean parking garage contains 72 spaces.
Community Benefits Summary
® 10 deed - restricted affordable housing units at a prime oceanfront location
® $75,000 Art and Social Service fee or in -kind provision of art on -site
® Parking, Carpool, and Transit Incentive Program
Status of Compliance
The required annual compliance report was received by Planning staff with additional
annual documentation provided to the Housing and Economic Development Department
as part of its work performed to confirm compliance with inclusionary housing
obligations. Both Planning and Housing Division staff reviewed the information for the
2013 -2014 reporting period and verified that the property owner is in compliance with
Agreement requirements, including affordable housing obligations.
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National Medical Enterprise (Viacom)
2700 Colorado Avenue
Agreement Effective: 4/16/1982
Expires: 4/16/2037
Amended: 1/1987; 4/1987; 5/1988
Reporting Period: 4/16/2013 to 4/16/2014
Good Faith Compliance Confirmed
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The project consists of a five -story, 312,000 square foot building with creative offices.
The site also contains a child care center, a public park, and a 1,000 space
subterranean parking garage.
Community Benefits Summary
• Provision of 30 affordable rental units, later amended to require the payment of a
$1,500,000 in lieu fee
• On -site child care center
• Payment of $25,000 to Santa Monica Arts Foundation
• Park of approximately 7,200 square feet to be open to the public during
reasonable hours
Status of Compliance
The required annual compliance report was received in August 2014. Staff has verified
compliance with all Development Agreement requirements for the 2013 -2014 reporting
period. In addition, the child care facility has continued their outreach efforts by hosting
an open house for tenant employees to ensure the facility continues to provide child
care programming that meets the needs of children of employees who work at the
project site. Accordingly, staff's review of the Agreement indicates that the property is in
compliance with all requirements.
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Bayview CA Unlimited Partnership
(Le Meridien Delfina Hotel)
530 Pico Boulevard
Agreement Effective: 6/29/1983
Expires: 12/1/2022
Reporting period: 6/29/2013 to 6/29/2014
Good Faith Compliance Confirmed
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This Agreement allowed for the 72,400 square foot expansion of an existing Holiday Inn
hotel: The development included the addition of 134 hotel rooms and 282 parking
spaces. The hotel is currently operated by the Le Meridien Delfina.
Community Benefits Summary
• Hiring priority to Ocean Park and Pico neighborhood residents, and then to other
City residents
• Job Training Program, with priority given to Santa Monica High School Students
and City residents (requirement expired in 2011)
• Hotel Room Voucher Program (requirement expired in 1996)
• Free Hotel Parking with sign denoting this in parking area
• Valet parking tipping prohibition with sign denoting this in parking area
• Relocation of on -site, rent - controlled apartment buildings (five of these units were
subsequently converted through the TORCA process)
• $50,000 annual contribution to the Big Blue Bus for the Tide Shuttle operation
(expired in 2011)
• Six rent controlled units added to the existing building at 1920 6th Street
• Installation of public art piece approved by the Arts Commission
Status of Compliance
The required annual compliance report was received on September 26, 2014. Staff has
reviewed the annual report and determined that the property owner is in compliance
with all reporting year requirements, including provisions addressing operational
requirements, community benefits, and fees. Earlier this year, Planning and Code
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Enforcement staff met with the hotel's new General Manager to clarify and reinforce the
need to ensure staff is complying with operational requirements for on -site parking. City
staff also reviewed with hotel management the requirements for parking and valet
information provided to visitors and guests through the hotel's website and on -site
signage.
During the reporting year, the hotel continued its commitment to both its Job Training
Program and local employment recruitment goal through partnerships and outreach with
organizations such as Santa Monica High School, Santa Monica College, the Art
Institute of California (Culinary School), and the Santa Monica Chamber of Commerce.
This year, Le Meridien Delfina participated in the Santa Monica College Internship Fair
and conducted a job fair of its own. The hotel has employed four new Santa Monica
residents since January 2014. There are currently a total of eleven Santa Monica
residents employed by the hotel (as of FaII/Wlnter 2014) compared to the eight
employees as noted in last year's report to Council.
Arboretum (Previously Colorado Place 111)
2000 Colorado Avenue
Agreement Effective: 12/16/1987
Expires: 1/1/2042
Amended: 12/1988; 2/1995
Reporting Period: 12/16/2013 to 12/1612014
Good Faith Compliance Confirmed
This Development Agreement involves the construction of Phase III of Colorado Place,
a 12.7 acre parcel located on Colorado Avenue. The Agreement initially allowed for the
construction of 1,040,490 square feet of floor area, with a Floor Area Ratio of 1.85, and
allowed 25,000 square feet of restaurant space, 10,000 square feet of retail, 35,000
square feet medical office, 20,000 square feet for banks, up to 720,490 square feet for
commercial office space, a 270,000 square foot hotel, and 60,000 square feet for a
health club. However, subsequent modifications to the Development Agreement
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This Development Agreement involves the construction of Phase III of Colorado Place,
a 12.7 acre parcel located on Colorado Avenue. The Agreement initially allowed for the
construction of 1,040,490 square feet of floor area, with a Floor Area Ratio of 1.85, and
allowed 25,000 square feet of restaurant space, 10,000 square feet of retail, 35,000
square feet medical office, 20,000 square feet for banks, up to 720,490 square feet for
commercial office space, a 270,000 square foot hotel, and 60,000 square feet for a
health club. However, subsequent modifications to the Development Agreement
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removed the hotel as a permitted use, and allowed for a general market/grocery use
(not to exceed 50,000 square feet), and multi - family residential development with some
affordable units.
Community Benefits Summary
® TDM Program/Traffic Emission Abatement Program
® $721,318 Housing Parks Mitigation Fee
® $5,000,000 Traffic Improvement Fee
® On -site art installation
® $250,000 child care contribution
Status of Compliance
The property owner's annual compliance report was submitted on December 18, 2014.
After reviewing Agreement terms and all of the supporting documentation provided to
the City, staff has determined that the Arboretum is in compliance with Development
Agreement fee payments, remaining community benefits, and operational
requirements. Housing and Economic Development Department staff monitors the
property's compliance with affordable housing requirements and confirmed that the
property is in compliance with its inclusionary housing obligations.
Water Garden
162026 th Street & 2425 Olympic Boulevard
Agreement Effective: 3/23/1988
Expires: 3/23/2043
Reporting Period: 3/23/2013 to 3/23/2014
Good Faith Compliance Confirmed
The project was constructed in two phases and consists of four, six -story buildings,
totaling approximately 1,259,577 SF. The development contains commercial office,
medical office, retail space, restaurants, health club, child care facility, and
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The project was constructed in two phases and consists of four, six -story buildings,
totaling approximately 1,259,577 SF. The development contains commercial office,
medical office, retail space, restaurants, health club, child care facility, and
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subterranean parking for 4,035 vehicles. The development also includes an open
space area and man -made lake.
Community Benefits Summary
• $3,811,307 Housing and Parks Mitigation Fee payment
• On -site child care facility for 54 children
® $6,408,486 Traffic Improvement Fee payment
® Annual preferential Parking District fee payment to cover permit and district
administration costs
® $150,000 fee payment to the Santa Monica Arts Foundation
® $300,000 fee payment to the City for homeless services
Status of Compliance
After reviewing the Agreement terms, all of the supporting documentation provided to
the City on May 9, 2014, staff has determined that the Water Garden is in compliance
with all Agreement fee payments, community benefits, and operational requirements.
On November 17, 2014, the Architectural Review Board approved plans to update and
modernize the property grounds and sign program for the existing office building
complex. The proposal included a reduction in the size of the existing water feature and
redesign of the exterior space to improve the property's park -like setting and provide
more connection to the adjacent Bergamot Expo Station. The ARB approved new
landscape plans, hardscape and paving, exterior lighting, open air pavilions, amenity
and recreation areas, reconfigured pedestrian drop -off zone, and an updated sign
program for the office complex. All work was confirmed to be in compliance with
Development Agreement requirements.
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Santa Monica College Parking and Community Pool
1900 Pico Boulevard
Agreement Effective: 11/14/1989
Expires12 /31 /2014
Amended /Restated: 111999; 12/2000
Reporting Period: 11/14/2013 to 11/14/2014
Good Faith Compliance Confirmed
This Development Agreement covers specific locations on the Santa Monica College
Campus, including three parking structures (A, B and C) and the Municipal Swimming
Pool, which is located on the northwest side of the campus. The Municipal Pool Facility
is a 28' tall building surrounded by an 18' sound wall. Parking Structure B, with a total of
486 spaces, was approved for a maximum height of 30' and 165,000 square feet of
gross floor area. The restated agreement lists parking structures A and C as completed
prior to the restatement, and are no longer included in the Development Agreement
terms. The original Development Agreement between the City and the District was
entered into on November 14, 1989. Due to damage sustained in the Northridge
earthquake, the agreement was revised on January 12, 1999, to relocate a damaged
parking structure and rebuild the Municipal Pool Facility in its place.
Community Benefits Summary
• Santa Monica Swim Center, a first class recreational facility open to the public
with guaranteed parking availability at peak hours
• Improved circulation for neighborhood, with relocated traffic signals and 16th
Street parking structure rebuilt as exit only with right turn toward Pico Boulevard
® Earthquake- damaged parking structures replaced to meet needs of college
community and to reduce impacts on neighborhood
Status of Compliance
A Joint Operating Agreement between the City and the Community College District
regulates parking for pool users as well as hours of operation, staffing requirements,
and maintenance. The property owner is in compliance with all Development
Agreement community benefits and operational requirements.
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Maguire Thomas
1733 Ocean Avenue
Agreement Effective: 10/18/1990
Expires: 10/18/2045
Amended: 12/1995
Reporting Period: July 1, 2013 to July 1, 2014
Good Faith Compliance Confirmed
The Agreement for the property at 1733 Ocean Avenue authorizes construction of a
four -story, 56 foot tall commercial development. It allows for a 68,040 square foot
building, including a maximum 5,983 square foot/250 seat restaurant and a maximum of
8,040 square feet of retail space. Three levels of subterranean parking provide 267
parking spaces.
Community Benefits Summary
® $250,000 contribution to the Civic Center /Oceanfront Improvement Special Fund
® $403,399 Housing and Parks Impact Mitigation Fee
® $820,854 Affordable Lodging Mitigation Fee
Status of Compliance
City staff received the annual Development Agreement Monitoring Report from the
property owner on October 27, 2014. Based on staff's review of the Agreement, the
property is in compliance with the provisions of its Development Agreement.
In accordance with Agreement terms that allow for minor changes to the project and
project site plan subject to approval by the City's Zoning Administrator, the ownership
was allowed to lease up to 50 parking spaces to non - tenants until the end of August
2014. The property owner submitted a parking utilization study to demonstrate that
there is sufficient parking available to meet on -site tenants' parking demand. In January
2013, in accordance with Agreement terms, the Zoning Administrator made a finding
that the proposed project change to allow the owner to lease up to 50 parking spaces to
non - tenants would not be detrimental to the public health, safety, convenience or
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general welfare, and would not adversely affect the architectural integrity of the project
and community benefits associated with the project. A new request to lease up to 50
parking spaces to non - tenants until October 1, 2015 was approved by the Zoning
Administrator on December 17, 2014,
Providence Saint John's Health Center
132822 nd Street/ 2121 Santa Monica Blvd
Agreement Effective: 719/1998
Amended: 7/12/2011
Expires: 7/9/2053
Reporting Period: January 1- December 31, 2013
(Compliance reports are due annually in July
for the preceding calendar -year reporting period)
Good Faith Compliance Confirmed
As amended in July 2011, the Saint John's Health Center Development Agreement
grants approval for construction of new hospital facilities that would occur in two
phases. Phase I consists of vested rights, subject to extension, for the construction of a
new 475,000 square foot hospital and was completed by the end of the Phase I vesting
period on January 31, 2014:
• Below -grade central plant
• Inpatient Center (205,000 SF & maximum height of 75 feet)
• Outpatient and Diagnostic & Treatment Center (265,000 SF & maximum height
of 58 feet) with ambulance entrance and North Lawn
• Provide on- and off -site parking to meet peak facility demand and construct an
Entry Plaza on Santa Monica Boulevard
Phase II has a 17 -year vested rights term until July 2015, subject to extension, to
implement a Phase II South Campus health center master plan with sufficient floor area
for health care - related uses and parking as outlined in the Agreement. The City retains
broad discretion to review future applications for Phase II buildings on the north campus
and south campus, to review a future application for a proposed Phase II South
Campus Master Plan, and to require environmental review in compliance with the
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California Environmental Quality Act (CEQA) for all work associated with Phase II on
the North Campus and the South Campus.
Subject to the terms and procedures of the Agreement, an extension of the Phase II
vested rights term may be granted by the Planning Commission, or Council on appeal,
in conjunction with its review and approval of a Phase II South Campus Master Plan. It
is anticipated that an application for a Phase II South Campus Master Plan will be
submitted during the first quarter of 2015. Key components of Phase II include:
• Permits new construction of up to 799,000 square feet of hospital and hospital -
related floor area, subject to vested uses as defined by the Development
Agreement, and with maximum building heights ranging from 70 -95 feet
• Requires approval of a South Campus Master Plan prior to approval of any
Phase II buildings on the South Campus
• Requires approval of Development Review Applications for all Phase II buildings
on the North Campus and on the South Campus
• CEQA determination /review required for Phase II buildings and the South
Campus Master Plan
Community Benefits Summary
• 2013 Community Benefit Program and Annual Plan: Program to support the
health and well -being of Santa Monica residents and community; the annual plan
summarizes benefits provided and economic valuation.
2013 calendar year: Providence Saint John's Health Center provided services
and cash support equal to $10,800,245 in 2013 plus an additional $38,493,875 in
unreimbursed Medicare costs
Based on the 2013 community benefit data self - reported from non - profit Catholic
hospitals throughout the state to California's Office of Statewide Health Planning
and Development, the average dollar value of community benefits provided by
these facilities in 2013 was $41,236,667
Providence Saint John's Health Center reported $49,294,120 for 2013, a value
that exceeds the average value of benefits provided by other non - profit Catholic
general acute hospitals that self- reported data to OSHPD by more than 19.5%
• 2013 Santa Monica Community Access Plan: A component of the annual
Community Benefit Program requiring the following health service activities:
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• In -kind and cash support to local non - profit agencies that service Santa
Monica residents and to the Santa Monica Malibu Unified School District
• Charitable medical and mental health services provided to patients that are
clients of and directly referred by local non - profit organizations
• Charitable medical and mental health services provided to patients that are
students and directly referred by the School District
• Free community services available to the general Santa Monica community
that promote health education and preventative health services
Annual minimum level of support: $732,000 dollar value subject to 1.5%
compounded annual adjustment ($915,170 required for calendar year 2013).
Providence Saint John's Health Center provided health services valued at
$5,353,900 during calendar year 2013 through its Santa Monica Community
Access Plan, an amount that is nearly five -times greater than its 2013 annual
requirement
• Child Care Program: provide a minimum of 49 full -day child care for employees
and the community; 21 of these spaces must be infant/toddler care. Compliance
with these requirements has been confirmed for the reporting year
• North Lawn: 41,000 SF public open space, including landscaping and walkways
• Off -site public works improvements: payment of $641,000 in fees to the City
to construct sidewalks, curbs, streetlights, and street paving in the project area;
payment made in July 1998
• Transportation Demand Management Program: enhanced by First
Amendment
• Light rail shuttle: 15 -month requirement to operate shuttle to /from Memorial
Park light rail station starting within six months of the Expo light rail opening
(required by First Amendment)
• Off -site transit improvements: $100,000 contribution for Memorial Park light
rail station upgrades paid to the City in December 2012 (required by First
Amendment)
• Neighborhood protection measures: eleven requirements including
establishing a community Ombudsperson, providing a reduced valet rate for
parking 90 minutes or less, and payment of $30,000 for installation of a
crosswalk at 21St Street/Arizona Avenue and payment of $15,000 for a pedestrian
safety study (required by First Amendment; both amounts paid to the City in
Spring 2013)
in
Status of Compliance
Providence Health and Services (Providence) assumed full sponsorship of Saint John's
Health Center from the Sisters of Charity of Leavenworth in early 2014. Providence is
now the sole sponsor of the Saint John's Health Center (renamed Providence Saint
John's Health Center), the John Wayne Cancer Institute, and all clinics and centers
associated with the Health Center. City staff worked with Providence during its due
diligence process and sponsorship transition to review the requirements of the
Development Agreement and provide a detailed overview of the key issues and
community concerns that were associated with Phase I development and the First
Amendment to the Development Agreement.
Phase I Completion
The new Health Center Entry Plaza on Santa Monica Boulevard opened to the public in
October 2013 with ancillary repaving and signage installation in and nearby the Entry
Plaza completed in January 2014. An administrative extension was granted for the
Phase One vesting deadline to January 31, 2014 to allow for completion of the Entry
Plaza in part because of construction delays that resulted from reduced staffing at the
State of California's Office of Statewide Health Planning and Development ( OSHPD).
OSHPD is responsible for reviewing and issuing building permits for the hospital
property. Issuance of building permits from OSHPD for the Entry Plaza and associated
work took approximately 20 months, along with additional time also necessary for final
OSHPD approvals for the canopy over the main building entrance. This extended
OSHPD review period necessitated the need for the extension of the Phase One
vesting period deadline and is permitted by the Amended Development Agreement with
the City based on a showing of good cause.
Annual Community Meeting
With respect to compliance with Development Agreement terms for the January 1, 2013
to December 31, 2013 review period, the required annual compliance report was
received from Providence Saint John's Health Center (PSJHC) on July 1, 2014. The
hospital held its annual community meeting to discuss Development Agreement
compliance on June 30, 2014. The Health Center's Community Ombudsperson
19
provided the City with a summary of the issues and questions discussed at the meeting
and a summary of the Health Center's responses provided as follow -up. Examples
included questions about the use of ambulance sirens and general noise from
ambulance and response vehicles; lack of parking at the nearby Held and Koll parking
garages (parking facilities not operated by Providence); a noticeable sewer odor and
facility engineering staff speaking on radios at 6:00 AM on a particular day in June
2014; parking at a business along Broadway behind the Health Center; and an inquiry
about how the PSJHC Expo Light Rail Station shuttle will work.
Based on community member feedback during these annual meetings, the Health
Center is working on installing signage on the property to inform the EMS /ambulance
drivers of Development Agreement requirements related to siren use and route of travel
to the hospital. As well, in response to a neighbor's suggestion at the June 2014
community meeting, the Health Center is also working to add simple landscaping at the
border of the Broadway and 22nd Street and to replace the fence on Broadway to
improve aesthetics for the neighborhood.
Health Center staff provides periodic updates to the City about neighborhood .
notification mailers related to construction (such as implementation of the recent
Electronic Records Project at the Health Center), upcoming community meetings, its
'good neighbor' reminders disseminated to hospital employees, and its Ombudsperson
report that includes a log of the questions and concerns discussed with community
members and the follow -up provided on those matters during the past reporting year.
Transportation Demand Management
With respect to compliance with vehicle trip reduction measures, staff has verified that
Saint John's Health Center is implementing its TDM program in accordance with
Agreement terms, including the additional measures and incentives required by the First
Amendment in 2011 and by City staff in early 2014. The First Amendment identifies a
1.5 Average Vehicle Ridership (AVR) target for both the a.m. and p.m. peak periods
starting in November 2013. These AVR peak - period targets are structured as goals
20
with the requirement to implement additional transportation demand management
measures to work toward achieving these AVR rates.
As noted in last year's report to Council, the Health Center's Transportation Coordinator
submitted its annual AVR survey results in November 2013 which indicated a 1.42 AVR
during the a.m. peak period and 1.41 AVR during the p.m. peak period. At that time, the
1.42 and 1.41 peak hour AVR rates reflected steady improvement since 2011 when
SJHC reported a 1.34 AVR for both the a.m. and p.m. peak periods.
In early 2014 the Health Center was required to implement a series of additional
measures and incentives to increase the effectiveness of its TDM program to achieve
the AVR targets established by the amended Agreement. Some of these additional
measures included the following: .
• Paying six -month leases for all new vanpools
• Providing 13 -day Big Blue Bus passes to all new employees to promote bus
ridership
• Enrolling all employees who qualify on a quarterly basis to receive entertainment
and dining discounts
• Promoting PSJHC's Rideshare Program with employees featured in articles for
the Health Center's internal website, and
• Installing new bicycle racks at the Emergency Department and at the valet
parking lot near the main entrance on Santa Monica Boulevard
In November 2014, the PSJHC Transportation Coordinator submitted its annual AVR
survey results which reflect a decline in the Health Center's average vehicle ridership
compared to 2013 results: 1.36 AVR during the a.m. peak period and 1.31 AVR during
the p.m. peak period. City staff, PSJHC Administration, and its Transportation
Coordinator reviewed the survey results to determine the cause of the decline despite
the facility implementing new TDM measures in 2014, its recognition in May 2014 as a
Metro Diamond Award recipient for Outstanding Rideshare Leadership for 2013 -2014,
and no significant work shift changes for Health Center employees.
21
Based on the initial evaluation, it appears that the survey results do not reflect typical
employee trip patterns due to the timing of survey. More specifically, the AVR survey
was conducted in August 2014 concurrent with a series of electronic medical records
training classes that required temporary shift changes for a substantial portion of the
Health Center's employees. This required Health Center employees to make additional
AM and PM peak -hour trips to and from the hospital for a series of intensive classroom
training sessions in order to rollout the facility -wide electronic records system at PSJHC
(e.g., 8:00 AM to 5:00 PM sessions).
The trips associated with the electronic records system training are not consistent with
typical employee shifts such as the 3/36 schedule for many nursing staff. City staff
worked with the hospital in advance of the project implementation to ensure that
sufficient parking accommodations were made by the Health Center in conjunction with
these training sessions. However, at the time, it was not apparent how this temporary
change in schedules for hospital staff might affect the AVR survey data collection.
More specifically, the training required Health Center staff to attend classroom sessions
at the hospital while also being required to continue their normal clinical duties. This
resulted in classroom training occurring on days when employees would normally not
work and created additional, non - typical, employee trips to the Health Center and
appears to have affected the overall AVR survey response rate from employees.
While this preliminary evaluation of the Health Center's data collection and reporting
procedures does not change the 2014 peak - period data submitted by the hospital in
November 2014, it does provide context for how the survey results were influenced by
the atypical employee schedules and reporting that occurred during their survey effort in
2014. The City met with Health Center Administration and its Transportation
Coordinator on December 17, 2014 to review the survey results in more detail and
discuss the additional TDM Plan measures that will be necessary, building on the
enhanced plan adopted as part of the First Amendment, and the new /additional
measures implemented last year.
22
The new TDM plan modification will be finalized by end of January 2015 and is subject
to approval by the Planning Director. Staff will require PSJHC to implement the new
measures immediately thereafter and conduct a mid -year AVR survey to supplement its
August 2015 employee trip data collection. This information will be provided to the City
to help determine whether further actions will be necessary mid -year in order to further
reduce single - vehicle occupancy trips during the peak -hour periods before the Health
Center conducts its next annual survey.
Parking Obligations
Related to the January 1, 2013 to December 31, 2013 annual review period, staff
provided a series of. Information Items to Council (March 28 2013, October 3, 2013,
October 8. 2013) regarding SJHC's December 2012 receipt of a 120 -day written notice
from Equity Office's parking operator, Standard Parking, canceling the Parking License
Agreement for all spaces that were leased by the hospital at Colorado Center (formerly
Yahoo Center) effective March 31, 2013.
Based on this notification, Saint John's Health Center initiated the process specified in
Section 2.2 of the First Amendment to the Development Agreement which sets forth
procedures for City review and approval of a revised Parking Management Plan. This
revised plan needed to include the hospital's proposed functional equivalent to the
Colorado Center parking lease and demonstrate that parking to meet the hospital's
peak parking demand generated from Health Center employees, patients, and visitors is
provided at all times.
After reviewing a series of submittals from the Health Center, staff determined on June
26, 2013 and reconfirmed on March 10, 2014, that its updated Parking Management
Plan, submitted initially in January 2013 and updated in January 2014 is consistent with
Development Agreement requirements. More specifically, staff determined that the
Health Center complies with its obligation to provide parking at all times that is
functionally - equivalent to the North Campus subterranean parking garage as set forth in
the First Amendment.
23
City staff also determined that the facility's effective parking supply of approximately
1,350 spaces is sufficient to meet the 1,126 -space peak parking demand of the facility.
This parking demand summary provided in the January 2014 Walker Report is
consistent with the Health Center's previous submittal in February 2013 which
estimated a peak parking demand of approximately 1,160 spaces. The current data is
also consistent with the parking demand assessments previously submitted for the
years 2008, 2009, and 2010 which includes the time - period following the 2009
completion of the In- Patient Suites and Diagnostic and Treatment Center on the North
Campus. Therefore, in accordance with Section 2.2 of the First Amendment, PSJHC
has met its requirement to provide sufficient parking to meet the peak parking demand
of its various user groups and has met its requirement to provide parking that is
functionally - equivalent to the North Subterranean Parking Structure.
Summary of Compliance
In summary, staff has reviewed the amended Development Agreement, all of the
supporting documentation provided to the City for the January 1, 2013 to December 31,
2013 reporting year plus current 2014 AVR data, and conducted a site visit during the
annual review period. Based on this review, staff has determined that Providence Saint
John's Health Center is in good faith compliance with the terms and conditions of its
Agreement, including its annual and ongoing Community Benefit Program, Santa
Monica Community Access Program, and Childcare Program obligations; and Phase
One construction obligations and fee payments for neighborhood protection measures
approved with the First Amendment in 2011.
Rand Corporation
1776 Main Street
Agreement Effective: 11/23/2000
Expires: 11/23/2055
Reporting Period: 11/23/2013 to 11/23/2014
Good Faith Compliance Confirmed
24
The Rand Corporation Agreement involved the demolition and remediation of the
existing buildings on the 3.7 acre project site located at 1776 Main Street and the
construction of a 308,869 SF headquarters for Rand Corporation. The new five -story,
69' tall building houses research - related facilities, management, staff cafeteria, fitness
room, and meeting /conference rooms. Parking is provided in a four - level, 825 -space
subterranean parking garage.
Community Benefits Summary
® Land dedication and construction of Vicente Terrace
® Land dedication for Main Street Circle should this be constructed
® TDM Program implementation
® Policy Analysis Partnership on Childhood Development and Education including
pursuing research funding for early childhood development
® Early Childhood Development Research, including organizing conferences and
maintaining a child policy website, www.promisingpractices.com
• $500,000 contribution to Early Childhood Development Programs /Early Childcare
Education in the Civic Center
Status of Compliance
The required annual compliance report was received by staff in November 2014. Last
year, the Director of Planning issued approval of a Minor Modification to the
Development Agreement (pursuant to Section 2.5.2) to reschedule the annual early
childhood conference (for 2013) to 2014. As such, the conference was held on April 26,
2014. Section 4.5 of the Agreement pertains to RAND's involvement in early childhood
development research and programs, and requires that RAND participate in a
community conference for the purpose of promoting community awareness of current
research on child - related topics. Based on staff's review of the amended Development
Agreement, the project has been determined to be in full compliance with all
requirements.
25
Lantana East
3030 Olympic Boulevard
Agreement Effective: 10/28/2004
Expires: 10128/2024
Amended: 08/2008
Reporting Period: 10/28/2013 to 10/28/2014
Good Faith Compliance Confirmed
Lantana East consists of a 3 -story, 64,105 SF building with entertainment production /post-
production studio space and 433 subterranean and surface parking spaces.
Community Benefits Summary
• $356,200 joint use improvement fee for improvements to Edison School, plus
$35,600 paid annually for 5 years (requirement shared with Lantana South)
• $266,650 child care contribution
• $90,000 arts contribution
• New public restrooms at Stewart Park
• Construction of neighborhood traffic protection & off -site roadway improvements
Status of Compliance
The annual Development Agreement Compliance Report was submitted in August 2014
for the 2013 -2014 reporting year. Based on staff's review of the Agreement, the project
has been determined to be in full compliance with all Development Agreement fee
payments, community benefits, and operational requirements.
Lantana South
3131 Exposition Boulevard
Agreement Effective: 10/28/2004
Expires: 10/28/2024
Amended: 8/2008
Reporting Period: 10/28/2013 to 10/28/2014
Good Faith Compliance Confirmed
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Lantana South consists of a 3 -story, 130,000 SF building for entertainment
production /post- production studio space with a total of 456 subterranean and surface
parking spaces.
Community Benefits Summary
® $356,200 joint use improvement fee for improvements to Edison School, plus
$35,600 paid annually for five years (requirement shared with Lantana East)
e $133,350 childcare contribution
e $60,000 arts fee
e Off -site roadway improvements
Status of Compliance
The annual Development Agreement Compliance Report was submitted in December
2014 for the 2013 -2014 reporting year. Based on staffs review of the Agreement, the
project has been determined to be in full compliance with all Development Agreement fee
payments, community benefits, and operational requirements.
Saint Monica's Catholic Community
725 California Avenue
Agreement Effective: 5/27/2010
Expires: 5/27/2030
Reporting Period: 5/27/2013 to 5/27/2014
Good Faith Compliance Confirmed
The Saint Monica's Catholic Community Development Agreement consists of
construction of a single -phase Campus Enhancement and Parking Improvement Plan
on St. Monica's property. The project includes the following key components:
e Demolition of existing Pastoral Center
® Construction of a new Community Center (27,500 SF) with three levels of
subterranean parking (154 parking spaces)
27
® Construction of a 7,700 SF addition to the High School East building
® Renovation of the existing auditorium, gymnasium and other facilities
Community Benefits Summary
• TDM Program for students, employees, and parishioners
• Shared parking allowing neighborhood use of 15 parking spaces located at the
off -site surface parking lot at 1140 7th Street during off -peak hours
• Availability of a community meeting space to city departments, community
groups, and nonprofit organizations
• Public use of the Bookstore /Coffee Bar during all operating hours
Status of Compliance
The St. Monica's Catholic Community Center building has been completed and the
project's second phase which included courtyard landscaping and surface parking re-
striping/re- surfacing was approved by the Architectural Review Board and completed in
Fall 2014. St. Monica's Catholic Community is in full compliance with Development
Agreement requirements for the 2013 -2014 reporting year.
15486 th Street
Agreement Effective: November 22, 2012
Expires: November 22, 2022
Reporting Period: 11/22/2013 to 11/22/2014
Good Faith Compliance Confirmed
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The 1548 6th Street Development Agreement was approved by Council on October 23,
2012 and authorizes the conversion of 3,038 square feet of non - usable space into four
residential units within an existing mix -use, market -rate rental housing project.
Community Benefits Summary
0 One one - bedroom deed - restricted very low income unit
• TDM Plan with measures that include a 1.75 AVR by the second year after
Certificate of Occupancy issuance
• $75,000 contribution towards transit and circulation infrastructure in the
Downtown area prior to issuance of a Certificate of Occupancy
• Residential tenant bicycle repair station and bicycle racks
Status of Compliance
Construction for this project is completed. A Minor Amendment to the Development
Agreement was approved on February 14, 2014, to reduce the number of publicly -
accessible bicycle racks from 28 to 24. The bicycle racks and required residential tenant
bicycle repair station have been installed. The final inspection on the building permit
was completed on September 24, 2014.
Compliance has been verified for the requirement to provide one one - bedroom deed -
restricted, very-low income residential unit and the applicant has paid the $75,000
contribution towards transit and circulation infrastructure in the Downtown area.
The Village
1725 Ocean Avenue
Agreement Effective: 5/27/2008
Expires: 12/31/2028
Reporting Period: 5/27/2013 to 5/27/2014
Good Faith Compliance Confirmed
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The Village development provides six residential buildings with approximately 324
residences, and approximately 20,000 square feet of commercial retail on three
separate development sites. The following summarizes key project components:
Site A:
• Two condominium buildings, with ground floor retail on Ocean Avenue
• Olympic Drive and Main Street frontages with approximately 66 residences
• Maximum 65' building height
29
® 109,346 gross square feet (GSF) of residential and 9,930 GSF of retail uses
® 180 parking spaces
Site B:
® Four affordable apartment buildings with ground -floor live /work space
® Approximately 28 one - bedroom, 56 two- bedroom, and 66 three - bedroom units
® 10 affordable units of live /work space intended for artists
® Maximum 60' building height
® 191,549 GSF
® 197 parking spaces
Site C:
• One condominium building (96' height) with ground floor retail
• Approximately 98 one - bedroom and 98 two- bedroom residences
• 159,288 GSF of residential and 7,400 GSF of retail uses
• 237 parking spaces
Community Benefits Summary
® 160 affordable units, including 10 units of live /work space intended for artists
® LEED Silver certified buildings
® Completion of the Olympic Drive Extension, including signalization at the
intersections of Olympic Drive with Main Street and with Ocean Avenue, with
new sidewalks and landscaping
® $500,000 toward design, construction, operation and /or maintenance of a Civic
Center Child Care Facility prior to issuance of a Certificate of Occupancy for
project buildings
® $700,000 Transit Service Enhancement Fund payable in two installments prior to
issuance of a Certificate of Occupancy for project buildings
® Provide two public art pieces on site, valued at approximately $920,000 with a
minimum value of $460,000 for the art work itself and pay an in -lieu Private
Developer Cultural Arts contribution for a portion of the site's square footage prior
to issuance of a Certificate of Occupancy
30
Status of Compliance
The Village project recently completed construction. The property owner submitted its
annual compliance report earlier this month and operated in full compliance with
Agreement requirements for the project's construction phase. Examples of these
requirements include public infrastructure improvements and work performed in
compliance with the required construction mitigation plan. Transit, Cultural Arts, and
Childcare contributions outline above have been paid. Compliance with operational
requirements of the Agreement will be monitored and reported on during the next report
to Council in January 2016.
Completed Projects Working to Achieve Compliance
Agensys
1800 Stewart Street
Agreement Effective: 10/2812010
Expiration: at termination of ground lease
Reporting Period: 10/28/2013 to 10/28/2014
Working to Achieve Compliance
The Agensys Agreement permits a project including the following key components:
e 24,625 square feet for administration offices and entry lobby
e 45,590 square feet for manufacturing of new cancer treatments
e 72,050 square feet for research and development
e 11,390 square feet of meeting rooms, employee amenities including a cafeteria
open to the public during lunchtime hours
e 5,140 square -feet of publicly accessible open space.
e Publicly accessible pedestrian path to allow access to the Bergamot Station site
and future Expo Line light rail station
e Surface parking for 200 -220 cars
31
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The Agensys Agreement permits a project including the following key components:
e 24,625 square feet for administration offices and entry lobby
e 45,590 square feet for manufacturing of new cancer treatments
e 72,050 square feet for research and development
e 11,390 square feet of meeting rooms, employee amenities including a cafeteria
open to the public during lunchtime hours
e 5,140 square -feet of publicly accessible open space.
e Publicly accessible pedestrian path to allow access to the Bergamot Station site
and future Expo Line light rail station
e Surface parking for 200 -220 cars
31
Community Benefits Summary
• Publicly - accessible pedestrian path
• Publicly - accessible passive open space along Stewart Street
• Widened sidewalk along Stewart Street
• Cafe open to pedestrians during limited daytime hours
• TDM Program geared to the project site's location within a "Higher Goal" District
designated by the LUCE
• Sculpture garden with up to 10 sculptures adjacent to the pedestrian path
• Local hiring program including a job fair and a local hiring policy
• Student internship program
• Student tours
• Signage and way- finding system
• Shared parking for events at Bergamot Station
• Continued community outreach
• Transit contribution toward improved transit infrastructure focused on bicycle
access at the light rail station
Status of Compliance
Construction for the Agensys project began in Spring 2011 and was completed in
January 2013. Staff received the facility's annual compliance report on January 5,
2015. All of the site community benefits such as the pedestrian path linking Bergamot
Station to Stewart Street, the Sculpture Garden, Pedestrian Cafe (LIME), public open
space, and widened sidewalk were complete with the construction of the project site.
Operational community benefits such as a local hiring program; internship program for
Santa Monica College students or Santa Monica residents; Santa Monica - Malibu
Unified School District student tours; providing shared parking for special events at
Bergamot Station; and continuing community outreach are on -going benefits and
Agensys is in compliance with these Agreement requirements. Financial payments of
$70,350 for the project's required Bergamot Station Transit Infrastructure Contribution
and $20,000 for bicycle access improvements in the area were verified in January
2014.
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City staff is working with the applicant to schedule a meeting in early 2015 to discuss
how to achieve compliance with one term of the Agreement now that the facility is
completed and in operation. Specifically, the Applicant is working to achieve
compliance with its 1.6 AVR requirement for the a.m. and p.m. peak -hour periods. The
Applicant's most current AVR survey conducted in July 2014 yielded an AVR of 1.35
during the a.m. and 1.36 in p.m. peak -hour periods. While these numbers represent an
improvement from the 2013 survey, which yielded a 1.26 during the a.m. and 1.28 in
p.m. peak -hour periods, compliance with Development Agreement AVR requirements
has not been achieved. City staff is working with Agensys to recommend additional
transportation demand measures for implementation that will result in attainment of the
1.6 AVR by Summer 2015.
In contrast to the Agreements for Providence Saint John's Health Center and Colorado
Center, where AVR targets are structured as goals with accompanying requirements for
implementation of additional TDM measures to help work toward achieving those AVR
goals, the AVR rates specified in the Agensys Development Agreement were identified
as requirements due to the project site's location within a "higher goal" LUCE district.
Consistent with Agreement terms, City staff will work with Agensys representatives to
modify its current TDM plan to include additional trip reduction measures to achieve the
AVR requirements set forth in the Agreement. Specifically, the Agreement establishes
that the City shall monitor TDM plan performance based on facility's annual Employee
Trip Reduction Program (ETRP) report that includes AVR survey results. The
Agreement also specifies that in the event the AVR requirement is not reached in any
annual ETRP report, the Applicant shall propose modifications to its TDM plan to
achieve the AVR requirements by the next submittal of the facility's annual ETRP report.
Once TDM plan modifications are finalized and approved by the Planning Director,
implementation will begin immediately thereafter in order to allow sufficient time to
implement and to assess effectiveness during the Applicant's next annual AVR survey
in Summer 2015. Staff will report back to Council on the status of compliance on this
matter as part of its annual report to Council in January 2016.
33
Projects Under Construction
702 Arizona Avenue
Agreement Effective: 12/812011
Expires: 12/8/2021
Reporting Period: 12/8/2013 to 12/8/2014
Project Under Construction
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The Development Agreement for 702 Arizona Avenue authorizes construction of a new,
four -story mixed -use building with approximately 6,276 SF of neighborhood - serving
commercial space on the ground floor, 49 residential units on the upper floors, and two
levels of subterranean parking.
Community Benefits Summary
• TDM Program that includes secure bicycle storage for residents, employees, and
visitors
• $50,000 contribution towards transit infrastructure in the Downtown area
• Infrastructure for potential future installation of electric vehicle charging stations
• Achievement of a minimum LEED Silver certification or a demonstrated
equivalent sustainable design status
• Local hiring program
• Urban design features including a small pedestrian courtyard and walkway
Status of Construction
The project is currently under construction with completion anticipated by
January/February 2015. The property owner is operating in full compliance with
Agreement requirements for the project's construction phase. Examples of these
requirements include work in progress for compliance with sustainable design
requirements; implementation of local hiring program goals; and work performed in
compliance with the required construction mitigation plan. Transit ($50,000), Cultural
Arts ($66,030), and Child Care ($5,873.12) contributions were paid to the City in August
34
2012. Staff's review of compliance with terms for the 2014 -2015 reporting year will be
provided to Council in January 2016.
Finally, a Minor Amendment was requested last year to apply modified commercial
parking standards for a proposed ground -floor restaurant (one space per 500 square
feet of floor area) and for a ground -floor yoga studio (one parking space per 300 square
feet of floor area). The Applicant submitted a report for review by the Planning and
Community Development Director identifying the property's anticipated parking demand
in order to demonstrate that the property's on -site parking would be adequate for all
uses with the proposed commercial parking requirements. The Minor Amendment was
reviewed and approved during the first quarter of 2014.
13177 1h Street
Agreement Effective: 12/8/2011
Expires: 12/8/2021
Reporting Period: 12/812013 to 12/8/2014
Project Under Construction
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This Development Agreement authorizes construction of a new, five -story mixed -use
building with approximately 2,929 SF of neighborhood - serving commercial space on the
ground floor, 57 residential units, and two levels of subterranean parking.
Community Benefits Summary
e One extra on -site affordable housing unit
e TDM Program with secure bicycle storage for residents, employees, and visitors
e $50,000 contribution towards transit infrastructure in the Downtown area
e Infrastructure for potential future installation of electric vehicle charging stations
e Achievement of a minimum LEED Silver certification or a demonstrated
equivalent sustainable design status
35
® Local hiring program
® Urban design features including a small pedestrian courtyard and walkway
Status of Construction
The project is currently under construction with completion anticipated by February
2015. The property owner is operating in full compliance with Agreement requirements
for the project's construction phase. Examples of these requirements include work in
progress for compliance with sustainable design requirements; implementation of local
hiring program goals; and work performed in compliance with the required construction
mitigation plan. Transit ($50,000), Cultural Arts ($77,524), and Child Care ($6,807.48)
contributions were paid to the City in August 2012. Staff's review of compliance with
terms for the 2014 -2015 reporting year will be provided to Council in January 2016.
13182 Ild Street
Agreement Effective: July 25, 2013
Expires: July 25, 2023
Reporting Period: 7/25/2013 to 7/25/2014
Project Under Construction
918 �09
The 1318 2nd Street project consists of a four -story (45') and 46,421 SF mixed -use
development with 6,664 SF of commercial space; 53 residential units, 6,664 SF of retail
space, 66 subterranean parking spaces, and 132 bicycle parking spaces. The project
was approved by Council on June 25 2013.
Community Benefits Summary
• $125,493 Transportation Infrastructure Contribution
® $125,000 Colorado Esplanade Contribution
® $225,000 Open Space Contribution
• $25,000 Big Blue Bus Contribution
36
® $25,000 Historic Preservation Contribution
® TDM Plan that exceed Zoning Ordinance requirements
® 24 Solar Panels
® Five Electric Vehicle Charging Stations
® Local Hiring Provision to facilitate the hiring of local workers during construction
and for permanent commercial employees
Status of Compliance
Building permits for the project were issued in September 2014. Required Development
Agreement contributions towards Historic Preservation ($25,000), Transportation
Infrastructure ($125,493), Colorado Esplanade $125,000, Big Blue Bus $25,000, and
Open Space ($225,000) were paid to the City prior to building permit issuance. The
project has been determined to be in compliance with Development Agreement
requirements at this current phase of the development.
1731 20th Street (Crossroads Schools)
Agreement Effective: August 8, 2013
Expires: August 8, 2033
Reporting Period: 8/8/2013 to 8/8/2014
Project Under Construction
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The Crossroads School Science Learning Center project permits development of a new
three -story (41'), 23,856 SF science learning center and temporary modular classrooms
and 50 bicycle parking spaces. The project was approved on June 25, 2013.
Community Benefits Summary
® Development of an educational facility that will provide enhanced educational
opportunities for students
® Bicycle Path Easement Agreement with for establishing a public bicycle path
® Photovoltaic Panels and Photovoltaic Panel -Ready Roof
37
® Pico Neighborhood Outreach and Prioritization for Summer Program
Status of Compliance
The project is currently under construction with completion anticipated by June 2015.
The School is operating in full compliance with Agreement requirements for the project's
construction phase. Examples of these requirements include work in progress for
compliance with sustainable design requirements; work performed in compliance with
the required construction mitigation plan; and targeted community outreach for school
aged children and their parents residing with the Pico Neighborhood for the School's
summer programs and admission.
315 Colorado Avenue
(Macerich Cinemas at Santa Monica Place)
Agreement Effective: May 23, 2014
Expires: May 23, 2034
Project Under Construction
The Macerich Cinemas at Santa Monica Place project consists of conversion of
approximately 50,000 square feet of existing entitled, vacant retail space on the third
level of the Bloomingdale's building located on the property into a multi- screen movie
theater complex with up to 13 screens, up to 1500 seats (including stadium -style
seating), related ticketing, lobby and concession space. No additional floor area will be
added. The project may also include bar /cafe /retail space and /or a lounge area each
with food and beverage service, including alcoholic beverages. Alternatively, the lounge
area could be used for additional theater space or theater concession areas, depending
upon the needs of the theater operator. To accommodate the theater, the existing roof
of the Bloomingdale's building will be raised by up to approximately 36 feet, from a
current height of 48 feet, to up to approximately 84 feet above existing grade. The
project was approved by Council on April 22, 2014.
38
Project and Community Benefits Summary
e $140,820 Colorado Esplanade Contribution for design and physical
improvements
e $100,000 Downtown Wayfinding Metro Grant project Contribution
e Minimum LEED Gold certification per the LEED Rating System
e Theater Operator to make up to three movie screens available to the American
Film Market during its annual film festival
• Local Hiring Provision: job fair targeted toward recruitment of local residents for
theater services employment
• Transportation Demand Management Program including a 2.0 AVR target
commencing one year after opening theater to public (or 1.75 AVR until the
Fourth Street Station for the Exposition Light Rail Line is fully operational), and
transit subsidies
Status of Construction
The project is currently under construction with completion anticipated in Fall 2015.
The Colorado Esplanade contributions ($140,820) and Wayfinding program contribution
($100,000) were paid to the City as stipulated by the Agreement and prior to
commencement of construction. Staff's review of compliance with terms for the 2014-
2015 reporting year will be provided to Council in January 2016.
1554 5th Street (Courtyard by Marriott Hotel)
Agreement Effective: December 26, 2013
Expires: December 26, 2038
Project Under Construction
o
m ,
The Courtyard by Marriot Hotel project consists of development of a new six -story,
78,750 SF hotel with 136 guest- rooms, and 78 subterranean parking spaces. The
project was approved by Council on November 26 2013.
39
Community Benefits Summary
• Permanent Historic Commemorative Installation on the property in a publicly
accessible location
• Artistic Exhibition Program for the purpose of showcasing different forms of art in
periodic exhibitions at the hotel, including art sourced from professional galleries,
local artists, and Santa Monica students
• Community access to on -site meeting space
• Physical space dedicated for a future bicycle sharing program station
• $294,000 Colorado Esplanade Contribution
• $50,000 Hospitality Training Academy Contribution
• $75,000 Historic Preservation Contribution
• Fourth Court Alley Improvement Contribution (or if not implemented, contribution
would become a Parks & Recreation /Open Space Contribution of $210,000)
• Affordable Housing Contribution of $21,000
• Minimum LEED Gold certification as established by the LEED Rating System
• Solar energy systems including photovoltaic solar panels
• One electric vehicle charging station and seven stub -outs for charging stations
• Minimum 30% water reduction for the hotel's total water use
• Local Hiring Provision: internship program, job fair, and 40% hiring goal
• TDM Program including a 2.0 AVR target, bicycle parking, bicycle rentals, car -
share spaces, transit subsidies, etc.
• Physical Improvements consisting of expanded sidewalks
• Shared parking provision
Status of Compliance
Building permits were issued to begin demolition and shoring /excavation at the project
site. The primary building permits for the new construction are currently in plan check
review. The project received its Architectural Review Board approval in June 2014.
UN
501 Colorado Avenue
(Hampton Inn & Suites Hotel)
Agreement Effective: December 26, 2013
Expires: October 31, 2035
Project Under Construction
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The Hampton Inn & Suites Hotel project consists of development of a new six -story,
78,750 SF hotel with 143 guest rooms, and 78 subterranean parking spaces. The
project was approved by Council on November 26, 2013.
Community Benefits Summary
• $294,000 Colorado Esplanade Contribution
• $50,000 Hospitality Training Academy Contribution
• $25,000 Historic Preservation Contribution
• $69,343 Transportation Impact Contribution
• $196,657 Parks & Recreation /Open Space Contribution
• Minimum LEED Gold certification as established by the LEED Rating System
• Solar energy systems including photovoltaic solar panels
• One electric vehicle charging station and seven stub -outs for charging stations
• Minimum 30% water reduction for the hotel's total water use
• Artistic Exhibition Program showcasing different forms of art in periodic
exhibitions at the hotel, including art sourced from professional galleries, local
artists, and Santa Monica students
• Community access to on -site meeting space
• Local hiring provision: internship program, job fair, and 40% hiring goal
• TDM Program including a 2.0 AVR target, bicycle parking, bicycle rentals, car -
share spaces, transit subsidies, etc.
• Physical Improvements consisting of expanded sidewalks
• Shared parking provision
41
Status of Compliance
Building permits were issued to begin demolition and shoring /excavation at the project
site. The project is currently being review by the Architectural Review Board and the
primary building permits for the project have not been issued yet.
Update on Projects Not Under Construction
Colorado Creative Studios
2834 Colorado Avenue
Agreement Effective: 9/22/2011
Expires: 9/22/2026
Compliance Not Required at this Time
This Development Agreement authorizes the construction of a four -story, 191,982
square foot mixed -use creative arts /entertainment production building over a three -level
subterranean parking garage with up to 640 parking spaces. The site includes
landscaping and seating areas and the building also features ground floor neighborhood
serving uses.
Community Benefits Summary
• Dedicated 62 -foot wide surface easement for the extension of Pennsylvania
Avenue and construction of roadway, curb, and gutters
• Contribution to Expo station enhancement at Bergamot of approximately
$363,000
• Widened sidewalks along Stewart Street to enhance the pedestrian environment
• Community cafe
• Internships to Santa Monica College students or Santa Monica residents
• Shared parking program
• TDM Program implementation
• Local hiring program for construction - related jobs
42
Qa
�s
J�
This Development Agreement authorizes the construction of a four -story, 191,982
square foot mixed -use creative arts /entertainment production building over a three -level
subterranean parking garage with up to 640 parking spaces. The site includes
landscaping and seating areas and the building also features ground floor neighborhood
serving uses.
Community Benefits Summary
• Dedicated 62 -foot wide surface easement for the extension of Pennsylvania
Avenue and construction of roadway, curb, and gutters
• Contribution to Expo station enhancement at Bergamot of approximately
$363,000
• Widened sidewalks along Stewart Street to enhance the pedestrian environment
• Community cafe
• Internships to Santa Monica College students or Santa Monica residents
• Shared parking program
• TDM Program implementation
• Local hiring program for construction - related jobs
42
Status of Compliance
Since this project has not advanced to issuance of a building permit, community
benefits have yet to be realized and there are no compliance issues to report. The
project recently completed its design review approvals with the Architectural Review
Board and is pending plan check submittal for building permits.
401 Broadway
Agreement Effective: February 9, 2012
Expires: February 9, 2022
Compliance Not Required at this Time
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noa
This Development Agreement was approved by Council on January, 10, 2012 and
authorizes construction of a new, five -story mixed -use development project consisting of
56 residential units and 4,159 SF of ground floor commercial space. An amendment to
the Development Agreement was approved on October 22, 2013 to permit 49
subterranean parking spaces accessed by a car elevator and minor modifications to the
ground floor plan.
Community Benefits Summary
® TDM plan with measures applicable to both the commercial and residential
components of the project
® $125,000 contribution for transit/circulation infrastructure in the Downtown area
® Ground floor arcade providing additional space for pedestrians at the street
• One on -site affordable housing unit exceeding the minimum five units required
• Minimum LEED Silver certification per the LEED Rating System or a
demonstrated equivalent sustainable design status
• Roof - mounted photovoltaic solar panels
® Local hiring provision to facilitate the employment of local workers during
construction
43
Status of Compliance
The 401 Broadway project has not advanced to issuance of a building permit, therefore,
community benefits have yet to be realized and there are no compliance issues to
report.
710 Wilshire Boulevard
Agreement Effective: May 10, 2012
Expires: May 10, 2022
Compliance Not Required at this Time
710 WILSWRE 60,/D
This Development Agreement was approved by Council on April 10, 2012 and
authorizes adaptive re -use of a six -story Landmark building located at 710 Wilshire
Boulevard for a new hotel with 55 rooms and 6,950 SF of ground floor retail /restaurant
space. The project also includes construction of new six -story hotel building on site with
230 rooms; 8,700 SF of ground floor retail /restaurant; a ground floor, open -air paseo;
and up to 325 subterranean parking spaces. The project also includes a living wage
provision, including health benefits, for covered hotel workers.
Community Benefits Summary
® Preservation and rehabilitation of a City Landmark building
® TDM Program that includes a 1.75 AVR target for employees of the project
achieved by the third year after the City's issuance of a certificate of occupancy,
bicycle parking for employees and guests, shared bicycles for guest use, and
transit subsidies for employees
o $244,000 transportation infrastructure fee
• Bicycle sharing area
• Electric vehicle infrastructure in parking garage for 30 electric vehicles
• Provide meeting space for non - profits and community organizations on a
reduced cost basis at least 12 times a year
M
® Paid internship program for at least two Santa Monica residents who attend
Santa Monica High School or Santa Monica College
® Local hiring for permanent and construction employees
Status of Compliance
The 710 Wilshire Boulevard project has not advanced to issuance of a building permit,
therefore, community benefits have yet to be realized and there are no compliance
issues to report. The project is currently being reviewed by the Joint Design Review
Body (JDRB), a single - purpose body created by the development agreement and
consisting of members from the Architectural Review Board and Landmarks
Commission. The JDRB is reviewing the application for Architectural Approval and
Certificate of Appropriateness. The JDRB has held two meetings on the project, on
June 30, 2014 and September 29, 2014, and continued the project at their last meeting
for the applicant to bring back design changes to the project.
2930 Colorado Avenue (Village Trailer Park site)
Agreement Effective: May 9, 2013
Expires: May 9, 2023
Compliance Not Required at this Time
The 2930 Colorado Avenue project consists of an approximately 341,290 SF total
Mixed -use development with approximately 24,940 SF of commercial space, 377
residential units, including 38 affordable units, and 705 subterranean parking spaces.
The project was approved on April 9, 2013.
Community Benefits Summary
• Two new streets (Pennsylvania Avenue and New Road) that will be dedicated to
the City as surface easements
• $1,650,000 Transportation Infrastructure Fee
45
f�
H
L�
293U C'O�AOOAV[aw
t
The 2930 Colorado Avenue project consists of an approximately 341,290 SF total
Mixed -use development with approximately 24,940 SF of commercial space, 377
residential units, including 38 affordable units, and 705 subterranean parking spaces.
The project was approved on April 9, 2013.
Community Benefits Summary
• Two new streets (Pennsylvania Avenue and New Road) that will be dedicated to
the City as surface easements
• $1,650,000 Transportation Infrastructure Fee
45
® $179,000 contribution to trust fund to be used for childcare subsidies for low
income families (includes voluntary assignment of required childcare linkage fee)
® $350,000 contribution to trust fund to be used for services for seniors, disabled
persons, and families with minor children with priority given to entities who are
providing services to Village Trailer Park residents
® Approximately 27,000 SF of general public open space including expanded
sidewalks for outdoor dining and gathering on Colorado Avenue, smaller on -site
plazas, pedestrian pathways, and green space at the intersection of New Road
and Pennsylvania Avenue
® Approximately 15,000 SF of residential public open space including pedestrian
pathways and courtyards
® Local hiring program for construction
® Local hiring program for permanent employment for commercial uses greater
than 1,500 SF
Status of Compliance
The 2930 Colorado Avenue project has not advanced to issuance of a building permit,
therefore, community benefits have yet to be realized and there are no compliance
issues to report. The project received its Architectural Review Board approval on
August 18, 2014 with the landscape and interior courtyard elevations approved on
November 3, 2014. An appeal was filed for the ARB's approval of the landscaping and
courtyard elevations on November 7, 2014.
1402 Santa Monica Boulevard
(MINI Automobile Dealership)
Agreement Effective: August 22, 2014
Expires: August 22, 2024
Compliance Not Required at this Time
The project at 1402 Santa Monica Boulevard consists of the construction of a 33,400
square foot, 35 -foot tall automobile (MINI) dealership that would include a 6,144 square-
foot sales floor and offices, 507 square -foot cafe, 21 service bays, and 135 parking
46
1'N
The project at 1402 Santa Monica Boulevard consists of the construction of a 33,400
square foot, 35 -foot tall automobile (MINI) dealership that would include a 6,144 square-
foot sales floor and offices, 507 square -foot cafe, 21 service bays, and 135 parking
46
spaces within an enclosed surface parking area and a two -level subterranean parking
garage The project was approved by Council on July 22, 2014.
Community Benefits Summary
• $20,000 Historic Preservation Contribution
• $189,424.74 Transportation Infrastructure Contribution
• Minimum LEED Platinum certification as established by the LEED Rating System
• Photovoltaic solar panels
• Two electric vehicle charging stations and two conduits for charging stations
• Local hiring provision
• Internship program
• TDM Program including a 1.6 AVR target (1.75 AVR with Memorial Park Station
fully operational for at least one year), bicycle parking, employee transportation
allowance and parking cash out, free on -site shared bicycles for employees, etc.
• Cafe at corner of the project site open to the public during hours no less than
8:30 a.m. to 4:00 p.m., Monday through Saturday, with a minimum of 10 seats
Status of Compliance
The project has not advanced to issuance of a building permit, therefore, community
benefits have yet to be realized and there are no compliance issues to report. The
project design is currently being reviewed by the Architectural Review Board.
1112 -1122 Pico Boulevard
Agreement Effective: December 26, 2014
Expires: December 26, 2024
Compliance Not Required at this Time
iflPP1600LV0�„�
6 ,
Yc
The 1112 -1122 Pico Boulevard project consists of construction of a 32,088 square -foot,
45- foot -tall residential building consisting of 32 two - bedroom rental units and a two -level
EVA
subterranean parking garage with 64 parking spaces, Four of the residential units are
deed - restricted as affordable for occupancy by 50% Income Households and 11
additional units are price- restricted. The project was approved by Council on November
25 2014.
Community Benefits Summary
• Four residential units deed - restricted as affordable for occupancy by 50% Income
Households
• Eleven price - regulated residential units
• $77,453.55 Transportation Infrastructure Contribution
• $149,980.50 Parks and Open Space Contribution
• Minimum LEED Platinum certification as established by the LEED Rating System
• Photovoltaic solar panels
• Two electric vehicle conduits for charging stations
• Local hiring provision
• TDM Program including a 2.0 AVR target, carshare parking space, long- and
short -term bicycle storage /parking, bicycle rentals, two free on -site shared
bicycles for resident and visitor use, car -share spaces, transit subsidies, etc.
• Physical Improvements consisting of expanded sidewalks
• Shared Parking Provision
Status of Compliance
The project has not advanced to issuance of a building permit, therefore, community
benefits have yet to be realized and there are no compliance issues to report.
Public Outreach
The Code requires that that the City provide at least 10 days' notice to the Developer or
successor -in- interest of the City Council's scheduled meeting to review Development
Agreement compliance. This notice has been provided.
EN
Next Steps
Staff will continue its ongoing Development Agreement compliance review; reports will
be made to Council annually in January.
There is no immediate financial impact or budget action necessary as a result of the
recommended action.
Prepared by: Roxanne Tanemori, AICP, Senior Planner
Approved:
D�vid Martin
Director, Planning & Community
Development
Attachments
Forwarded to Council:
Rod Gould
City Manager
A. Summary of Key TDM Program elements included in Development Agreements
since 2010
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