SR 01-26-2016 8E
City Council
Report
City Council Regular and Special Joint Meeting: January 26, 2016
Agenda Item: 8.E
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To: Mayor and City Council
From: David Martin, Director, Planning and Community Development, Planning
Commission Agenda (PCD)
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 31
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 27, 2015 meeting. This year’s summary includes review of
all 19 completed projects, five projects that are under construction, and the status of the
remaining seven 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 staff’s review of each of the 19 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 18 of these Agreements are in
good faith compliance with requirements specified for each property. As discussed more
fully in this report, compliance for one completed project is still under review and staff
will provide a report to Council on this property during the second quarter of 2016. This
report also summarizes staff’s work with three other properties that are, consistent with
development agreement requirements, implementing additional transportation demand
management measures to 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
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subject to annual compliance reporting is scheduled for January 2017.
Background
Chapter 9.48 of the Municipal Code (recodified as Chapter 9.60) 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 condition s of the
Agreements. Since the passage of this ordinance in 1982, 31 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 31 Development Agreements monitored by the Planning and Community
Development (PCD) Department are listed below and include five properties under
construction and seven properties where construction has not yet commenced. This
includes three projects approved since Council’s last annual review of Development
Agreement compliance in January 2015: 1415 5th Street, 1560 Lincoln Boulevard, and
1601 Lincoln Boulevard. All three are mixed-use commercial/residential projects in the
Downtown District.
PCD staff works closely with other City departments and divisions to confirm
compliance with agreement terms that fit within those departments’ areas of expertis e.
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 Agreements (31) Good Faith
Compliance
(18)
Staff Review
Pending (1)
Under
Construction
(5)
Construction Has
Not Commenced
(7)
2401-2525 Colorado Avenue - Colorado
Place II & II (Colorado Center) (1981)
•
1541 Ocean Ave - Paseo Del Mar (1982) •
2700 Colorado Ave - National Medical
Enterprise (Viacom) (1982)
•
530 Pico Blvd - Bayview CA Unlimited
Partnership (Le Meridien Delfina) (1983)
•
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Development Agreements (31) Good Faith
Compliance
(18)
Staff Review
Pending (1)
Under
Construction
(5)
Construction Has
Not Commenced
(7)
2000-2200 Colorado Ave - Arboretum
(AO Santa Monica) (1987)
•
1620 26th Street & 2425 Olympic Blvd -
Water Garden (1988)
•
1733 Ocean Ave - Maguire Thomas
(1990) •
2221 Santa Monica Blvd - Providence
Saint John’s Health Center (1998)
•
1776 Main Street - Rand (2000) •
3030 Olympic Blvd - Lantana East (2004) •
3030 Olympic Blvd - Lantana South (2004) •
1725 Ocean Ave - The Village (2008) •
725 California Avenue - Saint Monica’s
Catholic Community (2010)
•
1800 Stewart St - Agensys (2010) •
2834 Colorado Avenue - Colorado
Creative Studios (2011)
•
702 Arizona Avenue (2011) •
1317 7th Street (2011) •
401 Broadway (2011) •
710 Wilshire Boulevard (2012) •
1548 6th Street (2012) •
2930 Colorado Avenue (2013) •
1318 2nd Street (2013) •
1731 20th Street - Crossroads School
(2013) •
1554 5th Street - Courtyard by Marriott
(2013) •
501 Colorado Avenue - Hampton Inn &
Suites (2013)
•
315 Colorado Avenue - Arclight Cinemas
at Santa Monica Place (2014)
•
1402 Santa Monica Blvd - Mini
Automobile Dealership (2014)
•
1112-1122 Pico Blvd (2014) •
1415 5th Street (2015) •
1560 Lincoln Blvd (2015) •
1601 Lincoln Blvd (2016) •
1333-1337 Ocean Avenue - Hill Street
Partners III (2007)
Expired in 2012
1900 Pico Blvd - Santa Monica College
Parking & Pool (1989)
Expired in 2014
As explained in the compliance reports submitted to Council in 2010-2015, there are
also five very early Development Agreements:
Lincoln Property/Phase II of the Ocean Park Redevelopment Area
1426 California Avenue
2823-2825 Santa Monica Boulevard
1040 4th Street (Dorchester)
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
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Monica Boulevard required the payment of an Arts and Social Service Fee and an In -
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 2015 of the fifteen units, ten of the owners filed compliance reports
pursuant to the Development Agreement. Four of the un accounted units are part of
settlement agreements with the City, and the matter of the remaining unit has been
referred to the City Attorney’s office.
Discussion
As noted above, as a result of staff’s review of all 31 Development Agreements subject
to compliance reporting, 18 of the 19 constructed projects have been determined to be
in good faith compliance. This report summarizes all Agreements where annual
compliance reports have been submitted for the current review period, and provides a
brief status update on the projects under construction, those properties where
construction has not yet commenced, and the one property that is still under staff
review. Once City review is completed for this remaining property, a recommendation
regarding the status of compliance will be provided to Council during the second quarter
of 2016.
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.
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Recommend Finding of Good Faith Compliance: Completed Projects
Colorado Place I & II (Colorado Center)
2500 Broadway and 2501 Colorado Avenue
Agreement Effective: 10/27/1981
Expires: 9/15/2036
Amended: 4/1984; 7/1984; 5/1985; 12/1987; 6/2011
Reporting Period: 10/27/2014 to 10/27/2015
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 for Colorado Center was received from Equity
Office on October 27, 2015. The property owner is in good faith compliance with all
Development Agreement fee payments and community benefits associated with
requirements in effect during the October 2014 to October 2015 reporting period.
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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
during the peak-periods is a target, rather than a requirement. Per the amended
Development Agreement, the owner’s inability to achieve the AVR target for the peak
periods shall not constitute a default within the meaning of the Agreement, provided that
the owner is taking all reasonable and feasible steps to meet these targets, including
implementing additional transportation demand management measures designed to
achieve these stipulated AVR targets.
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.
The combined survey data for all Colorado Center employers in September 2015
yielded a 1.27 AVR during the a.m. peak period and a 1.26 AVR during the p.m. peak
period. Though the site has not yet reached its AVR targets, and these results reflect a
decline over the data collected from the 2014 reporting period, a number of new
measures were implemented over the past year. Efforts to increase average vehicle
ridership for all employees at Colorado Center during the past year centered on
implementation of additional TDM measures required by the City starting in early 2015.
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Colorado Center significantly expanded its “Evolve Your Commute” marketing plan to all
tenants to promote alternative modes of transportation and car/vanpools to and from the
property. The marketing plan reaches small and large tenants with weekly, monthly, and
quarterly communications via newsletter, website, and social media. The topics include
rideshare promotional events, bike-to-work and other commute challenges, and trip
planning assistance and coordination. Colorado Center’s Transportation Coordinator
works with CommuteSM (Ride Amigos) and VRide to assist tenants and employees in
forming new vanpools and in filling vacant seats in existing vans with Water Garden, a
neighboring commercial property.
In summer 2015, Colorado Center launched its own Zagster Bikeshare Program for free
use by all Colorado Center tenant employees. Equity Office also contracts with Zipcar
and provides two car-share vehicles and parking on site for use by both members of the
public Colorado Center tenants.
To address this year’s survey results, staff met with Equity Office on December 16,
2015 to discuss new single-occupancy vehicle trip reduction measures to implement at
Colorado Center during the next reporting cycle. In order to achieve the property’s AVR
targets, additional incentives and trip reduction measures are necessary. These
measures build on Equity Office’s 2015 plan improvements and focus on the following:
Increase number of rideshare/bicycle/commuter events and challenges hosted by
Colorado Center for all tenants
Purchase, install, and maintain real-time transit arrival/departure information
screens
Continue outreach with individual tenants’ transportation coordinators and
contacts and join the Citywide Transportation Management Organization when
formed later this year
Develop, in consultation with City staff, a comprehensive transit information
packet and outreach plan specifically for new tenants as vacant office spaces are
leased at Colorado Center
Host Expo Light Rail information/outreach meetings for tenants with a Metro
representative in conjunction with the Expo Light Rail line opening
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Equity Office will be required to update and expand its TDM plan by the end of February
2016, subject to approval by the Planning Director. Implementation will begin
immediately thereafter through Colorado Center’s site-wide Transportation Management
Association and Transportation Coordinator. City staff will continue its bimonthly
discussions with Equity Office to monitor TDM plan implementation over the next
calendar year.
In accordance with the Fifth Amendment, the property owner held its sixth annual
community meeting on September 16, 2015 to discuss Development Agreement
compliance with residents in the vicinity of the project site. Ten members of the public
attended. The ownership will continue to collaborate with Santa Monica Mid-City
Neighbors on annual community events that may be hosted at the property. Mid -City
Neighbors worked with Equity Office and held its second annual Make Music Day at the
Colorado Center park on June 21, 2015.
Paseo Del Mar
1541 Ocean Avenue
Agreement Effective: 1/26/1982
Expires: 10/1/2031
Reporting Period: 1/26/2015 to 1/26/2016
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 loca tion
$75,000 Art and Social Service fee or in-kind provision of art on-site
Parking, Carpool, and Transit Incentive Program
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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
2015 reporting period and verified that the property owner is in good faith compliance
with Agreement requirements, including affordable housing obligations.
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: 4/16/2014 to 4/16/2015
Good Faith Compliance Confirmed
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 April 2015. Staff has verified
compliance with all Development Agreement requirements for the 2014-2015 reporting
period. In addition, the child care facility has continued their outreach efforts by hosting
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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
good faith compliance with all requirements.
Bayview CA Unlimited Partnership (Le Meridien Delfina Hotel)
530 Pico Boulevard
Agreement Effective: 6/29/1983
Expires: 12/1/2022
Reporting period: 6/29/2014 to 6/29/2015
Good Faith Compliance Confirmed
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 6 th Street
Installation of public art piece approved by the Arts Commission
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Status of Compliance
The required annual compliance report was received on October 23, 2015. Staff has
reviewed the annual report and determined that the property owner is in good faith
compliance with all reporting year requirements, including provisions addressing
operational requirements, community benefits, and fees.
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 Job Fair and
implemented its own colleague referral program by providing incentives to current
employees for referring new employees who are Santa Monica residents. There are
currently a total of eleven Santa Monica residents employed by the hotel (as of Fall
2015) compared to eight employees as noted in the 2013 Council report.
Arboretum - Previously Colorado Place III (AO Santa Monica)
2000-2200 Colorado Avenue
Agreement Effective: 12/16/1987
Expires: 1/1/2042
Amended: 12/1988; 2/1995
Reporting Period: 12/16/2014 to 12/16/2015
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
removed the hotel as a permitted use, and allowed for a general market/grocery use
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(not to exceed 50,000 square feet), and multi-family residential development that
includes 97 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 2, 2015.
After reviewing Agreement terms and all of the supporting documentation provided to
the City, staff has determined that the Arboretum is in good faith 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
1620 26th Street and 2425 Olympic Boulevard
Agreement Effective: 3/23/1988
Expires: 3/23/2043
Reporting Period: 3/23/2014 to 3/23/2015
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
subterranean parking for 4,035 vehicles. The development also includes an open
space area and man-made lake.
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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 pe rmit 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 Agreement terms and all supporting documentation provided to the City
on September 28, 2015, 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 (ARB) 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 26 th Street/Bergamot Expo Light Rail
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 good faith compliance with Development Agreement requirements. These site
improvements are currently under construction.
Maguire Thomas
1733 Ocean Avenue
Agreement Effective: 10/18/1990
Expires: 10/18/2045
Amended: 12/1995
Reporting Period: 07/01/2014 to 07/01/2015
Good Faith Compliance Confirmed
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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 Monito ring Report from the
property owner on September 9, 2015. Based on staff’s review of the Agreement and a
staff site visit, the property is in good faith compliance with the provisions of its
Development Agreement.
Providence Saint John’s Health Center
1328 22nd Street / 2121 Santa Monica Blvd
Agreement Effective: 7/9/1998
Amended: 7/12/2011
Expires: 7/9/2053
Reporting Period: 1/1/2014 to 12/31/2014
Good Faith Compliance Confirmed
Project Summary: Phase One
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 One 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 One
vesting period on January 31, 2014:
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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
Project Summary: Phase Two
Phase Two has a 17-year vested rights term until July 2015, subject to extension and
requirements for timely submittal of certain applications to maintain vested rights
beyond the July 2015 term, to implement a Phase Two South Campus health center
master plan with sufficient floor area for health care-related uses and parking as
outlined in the Agreement. Consistent with Development Agreement requirements,
applications for a South Campus Master Plan and Development Review Permits for
associated buildings were timely submitted prior to the Phase Two vesting deadline in
July 2015 as outlined below:
Up to 799,000 SF of Phase Two development authorized by the original
Development Agreement approved in July 1998
o Up to 396,500 SF on South Campus and 402,500 SF on North Campus
All Phase Two buildings on the north and south camp uses require City review
and approval of Development Review (DR) Permit Applications
CEQA environmental review is required for Phase Two development
South Campus Master Plan Application filed on 2/5/2015
o Process: Review by Planning Commission or Council on appeal
DR Permit Applications for eight Phase Two buildings filed on 3/31/2015
o Process: Review by Planning Commission or Council on appeal
Development Agreement Amendment Application filed on 3/31/2015
o Process: Review by Planning Commission; Council approval required
Request to amend Development Agreement: Allow more time to obtain
building permits for each of the eight Phase Two buildings; modify
existing entry plaza design in response to staff comments to improve
Phase Two vehicle circulation
Proposed time frames to obtain building permits would be established
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with the DR Permits for each of the eight buildings
Requested time frames range from 21 months to 233 months following
approval of the associated South Campus Master Plan and DR Permits
Phase Two Process
First applicant-hosted community meeting held on July 30, 2015
Planning Commission and City Council ’float-up’ review for proposed
Development Agreement Amendments
o Phasing and requested time to pull building permits (21-233 months)
o Community benefits negotiations
o Circulation concepts - new streets and alignment, parking
CEQA Environmental Impact Report (EIR) preparation
Public hearings at Planning Commission and City Council after Draft EIR is
prepared for Development Agreement Amendment, Phase Two South Campus
Master Plan, and associated DR Permits
Phase One Community Benefits Summary
2014 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.
2014 calendar year: Providence Saint John’s Health Center (PSJHC) provided
services and cash support equal to $11,873,016 in 2014 plus an additional
$38,444,645 in unreimbursed Medicare costs.
Based on the 2014 community benefit data self -reported from non-profit Catholic
hospitals throughout the state to California’s Office of Statewide Health Planning
and Development, the five-year average dollar value of community benefits
provided by these facilities was $40,805,734.
Providence Saint John’s Health Center reported a five-year average of
$44,663,564, a value that exceeds the five-year average value of benefits
provided by other non-profit Catholic general acute hospitals that self-reported
data to OSHPD by approximately 9.3%.
In addition to the five-year average data provided, the calendar year 2014 value
of benefits provided by the Health Center was $50,320,680.
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2014 Santa Monica Community Access Plan: A component of the annual
Community Benefit Program requiring the following health service activities:
o In-kind and cash support to local non-profit agencies that service Santa
Monica residents and to the Santa Monica Malibu Unified School District
o Charitable medical and mental health services provided to patients that
are clients of and directly referred by local non-profit organizations
o Charitable medical and mental health services provided to patients that
are students and directly referred by the School District
o 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 ($928,897 required for calendar year 2014).
Providence Saint John’s Health Center provided health services valued at
$5,876,605 during calendar year 2014 through its Santa Monica Community
Access Plan, an amount that is over six-times greater than its annual
requirement for 2014.
Child Care Program: Non-therapeutic child care for 47 children provided,
including 21 infant and toddler spaces.
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) unless duplicative public transit service is
provided by the City.
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; City installation of the crosswalk anticipated during first quarter
2016).
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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 One development and the First
Amendment. City staff also reviewed Phase Two procedural requirements with
Providence. With respect to compliance with Development Agreement terms for the
January 1, 2014 to December 31, 2014 review period, the annual compliance report
was received from PSJHC on July 1, 2015.
Phase One 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.
Annual Community Meeting
The hospital held its annual community meeting to discuss Development Agreement
compliance on June 29, 2015. The Health Center’s Community Ombudsperson
provided the City with a summary of the issues and questions discussed at the meeting,
the annual Ombudsperson record of calls/correspondence from community members,
and a summary of the Health Center’s responses to those inquiries.
Transportation Demand Management
With respect to compliance with vehicle trip reduction meas ures, 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 2014 and 2015. The First Amendment
identifies a 1.5 Average Vehicle Ridership (AVR) standard for both the a.m. and p.m.
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peak periods starting in November 2013. Non -achievement of the AVR standard does
not constitute a default within the meaning of the Development Agreement so long as
the Health Center is taking all feasible steps to achieve compliance, including
implementing additional transportation demand management measures designed to
achieve the 1.5 peak-period AVR standards.
In 2015 the Health Center was required to implement a series of additional measures
and incentives to increase the effectiveness of its TDM program which, in conjunction
with existing TDM measures, were designed to achieve the AVR standard established
by the amended Agreement. Over the past year, City staff has worked with PSJHC on a
bimonthly basis to discuss TDM plan enhancements and review implementation status.
Prior to the Health Center’s May 2015 AVR survey, the following additional trip -
reduction incentives were implemented subject to City staff approval:
Six month free paid vanpool lease for all newly formed vanpools
Free 13 Ride Pass for Big Blue Bus for all new employees (regardless of their
commute method)
Enrollment in Metro Rewards Program to all employees who qualify
Quarterly Rideshare “Spotlight on Green Commuting Superstar” article
highlighting a caregiver who uses alternative transportation and their commuting
experience
New bike racks at the north side of the Health Center
Following the Health Center’s May 2015 AVR survey, expanded TDM Plan measures
were also implemented, subject to City staff approval:
100% free vanpool for all caregivers outside 15-mile radius. Increased internal
marketing provided for this enhanced incentive
Increased financial incentive to $3/day for all employees reporting they use a
non-single-occupancy-vehicle (SOV) mode as their primary commute method
The PSJHC Green Commute marketing plan to Health Center employees was
redesigned and improved to feature the new incentives
A 90-day trial for all new employees to receive $3/day financial incentive to use
non-SOV mode even if they have not committed to non -SOV mode as their
primary commute method
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Hosted a self-defense class that discussed safety as potential barrier to walking,
biking, public transportation use; this class will also be held in spring 2016
Bike maintenance education workshop was held on December 17, 2015
In Fall 2015, the PSJHC Transportation Coordinator submitted to the City its annual
AVR survey results with and without South Coast Air Quality Management District
(AQMD) off-peak hour trip credits used in the AVR calculation. The term ‘off -peak hour
trips’ refers to those employee arrival/departure trips that occurred outside of the a.m.
and p.m. peak hours:
1.34 AVR during the a.m. peak period and 1.36 AVR during the p.m. peak period
1.45 AVR during the a.m. peak period and 1.48 AVR during the p.m. peak period
with off-peak hour trip credits
In either case, the Health Center’s survey results do not meet the 1.5 AVR goal for the
peak periods, despite the facility implementing new TDM measures in 2014 and 2015,
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.
City staff, PSJHC Administration, and its Transportation Coordinator reviewed in detail
the survey results, methodology, and aggregate employee shift data and identified
employee response errors that may have affected the Health Center’s overall AVR
calculation. Based on this review, due to the non-traditional schedules worked by many
Health Center employees, survey response errors appear to have affected the peak -
hour AVR calculations during the last reporting cycle.
More specifically, the Health Center’s compressed work schedules for nurses and other
employees have proven to be difficult to record accurately in the AQMD survey format
applicable to large employers (250+ employees) as it is structured for traditional office-
type employee schedules. For example, during the five -day survey period in May 2015,
there was an average of 107 employees each day working a compressed work week
schedule, however, on any day, only 8 -17 employees reported their shift accurately.
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While this evaluation of the Health Center’s data collection and reporting procedures
does not change the results of its 2015 AVR survey, it does provide context for the AVR
calculations in light of the Health Center’s on-going efforts to improve its Transportation
Demand Management Plan and reduce single-occupancy vehicle trips associated with
Health Center employees.
The City has had a series of meetings with Health Center Administration to formulate
the additional TDM Plan measures that will be necessary, building on the enhanced
plan adopted as part of the First Amendment, and the measures implemented last year.
Most recently on December 15, 2015, City staff and the Health Center also discussed
its plan to reevaluate its AVR survey methodology and employee education plan to
ensure that the next AVR survey results more accurately reflect typical, weekday
employee travel and work shift patterns at the Health Center.
To date, City staff and the Health Center have identified the following additional
measures for implementation in 2016. Some of these additional measures and
obligations have been under discussion since Spring 2015 to ensure the financial
incentives, operational requirements, and information are in place for the opening of the
Expo Light Rail later this year, and are incorporated in the Health Center’s annual
budget cycle:
Execute Service Agreement with Big Blue Bus (BBB)
o PSJHC to pay for Big Blue Bus public transit service enhancements from
the Memorial Park Expo Light Rail Station to PSJHC with 15-minute
frequency of service and an estimated six-minute travel time that matches
Health Center peak employee shift times.
o Routes 41 and 42 would be adjusted to travel between the corner of Santa
Monica Boulevard and 20th Street and the station entrance at 17th Street
and Colorado Avenue, stopping only one time in between the Health
Center and the station, at or near the corner of Broadway and 20th
Streets.
o PSJHC to pay for Big Blue Bus Transit Pass Program for all Health Center
employees and contract employees with unlimited BBB use.
o This Service Agreement is in lieu PSJHC’s 15-month employee shuttle
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requirement between the Memorial Park Expo Light Rail Station and the
Health Center; it provides transit service enhancements available to the
broader community and establishes the BBB transit pass program for all
Health Center employees.
Continued participation and leadership role in Santa Monica Transportation
Management Association (TMA) formation. PSJHC recently participated in the
City’s selection committee for the consultant team that will form and staff the
Citywide TMA.
Provide direct outreach to all Health Center employees who request a RideGuide
guide and who live in Santa Monica zip codes offering personal assistance to set
up alternative transportation.
Provide $35,000 for Transportation Management Association formation, as
required by the First Amendment.
The Health Center’s TDM plan modification will be finalized by end of February 2016
and is subject to approval by the Planning Director. Staff will require PSJHC to
implement the new measures before the Health Center’s annual employee AVR survey
in May.
Parking Obligations
The Health Center provided its annual Parking Management Plan in February 2015.
Staff has reviewed the documentation and periodically monitored changes in the Health
Center’s overall parking supply during the reporting year. Based on this review, City
staff determined that the facility’s effective parking supply of approximately 1,350
spaces in February 2015 and 1,265 spaces as of June 2015 is sufficient to meet the
1,060-space peak parking demand for the Health Center.
The parking demand summary provided in the February 2015 Walker Report is
consistent with the Health Center’s previous annual submittal which estimated a peak
parking demand of approximately 1,126 spaces. The current data is also consistent with
the parking demand assessments previously submitted during the years 2008 -2013
which includes the time-period following the 2009 completion of the In-Patient Suites
and Diagnostic and Treatment Center on the North Campus. The City also requires a
minimum of 948 spaces that are either owned or deemed functionally-equivalent leased
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spaces, per the amended Agreement, which are provided.
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 originally approved 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, 2014 to December 31 ,
2014 reporting year, including current 2015 AVR data. Accordingly, staff has
determined that Providence Saint John’s Health Center is in good faith compliance with
the terms and conditions of its Development Agreement, including its annual and
ongoing Community Benefit Program and Santa Monica Community Access 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: 11/23/2014 to 11/23/2015
Good Faith Compliance Confirmed
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.
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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
$500,000 contribution to Early Childhood Development Programs/Early Child
care Education in the Civic Center
Status of Compliance
The required annual compliance report was received by staff in November 2015. The
required annual compliance report was received in Nove mber 2015. Based on staff’s
review of Rand’s Development Agreement, including the ongoing compliance with their
Transportation Demand Management Program and activities relating to early childhood
programs, the project has been determined to be in good faith compliance with all
requirements.
Lantana East
3030 Olympic Boulevard
Agreement Effective: 10/28/2004
Expires: 10/28/2024
Amended: 08/2008
Reporting Period: 10/28/2014 to 10/28/2015
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 capital improvements to Edison
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Language Academy, plus $35,600 paid annually for five 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 2015
for the 2014-2015 reporting year. Based on staff’s review of the Agreement, the project
has been determined to be in good faith compliance with all Development Agreement
fee payments, community benefits, and operational requirements. The Santa Monica
Malibu Unified School District (“School District”) approved construction of a new school
facility and associated playground area for the Edison Language Academy. The Joint
Use Improvement Fees collected from the Lantana East and Lantana South
Development Agreements funds a small portion of the School District’s overall capital
cost for the school campus improvements and outdoor areas that are utilized, in p art,
through the Playground Partnership with the City where by the City may use School
District facilities for outdoor activity programs. A total of $356,200 for capital costs and
$178,000 for a program operating subsidy was required as a shared obligation between
the Lantana East and Lantana South Development Agreements. These payments were
made to the City per the amended Agreement and the School District anticipates that
the Edison Language Academy playground improvements will be completed and in use
by January 2016.
Lantana South
3131 Exposition Boulevard
Agreement Effective: 10/28/2004
Expires: 10/28/2024
Amended: 8/2008
Reporting Period: 10/28/2014 to 10/28/2015
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 capital improvements to Edison
Language Academy, plus $35,600 paid annually for five years (requirement
shared with Lantana East)
$133,350 child care contribution
$60,000 arts fee
Off-site roadway improvements
Status of Compliance
The annual Development Agreement Compliance Report was submitted in November
2015 for the 2014-2015 reporting year. Based on staff’s review of the Agreement, the
project has been determined to be in good faith compliance with all Development
Agreement fee payments, community benefits, and operational requirements.
The Village
1725 Ocean Avenue
Agreement Effective: 5/27/2008
Expires: 12/31/2028
Reporting Period: 10/1/2014 to 10/1/2015
Good Faith Compliance Confirmed
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
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Maximum 65’ building height
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
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Status of Compliance
The Village project completed construction in late 2014. Based on staff’s review of the
Agreement and the owner’s annual report, the project has been determined to be in
good faith compliance with Agreement requirements. Examples of these requirements
include public infrastructure improvements, payment of the Transit, Cultural Arts, and
Child care contributions outlined above, and operational requirements such as
allocating 50% of the retail square footage to neighborhood -serving uses and providing
a minimum of two spaces on site for a carshare service available to the public.
Saint Monica’s Catholic Community
725 California Avenue
Agreement Effective: 5/27/2010
Expires: 5/27/2030
Reporting Period: 5/27/2014 to 5/27/2015
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:
Demolition of existing Pastoral Center
Construction of a new Community Center (27,500 SF) with three levels of
subterranean parking (154 parking spaces)
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 locate d 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
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Status of Compliance
Pursuant to the Development Agreement, St. Monica’s plans for interior renovations to
the gymnasium, and interior/minor exterior improvements to the Trepp Center located
on-site are currently being reviewed by the City, with anticipated construction
commencing in 2016. St. Monica’s Catholic Community is in good faith compliance with
Development Agreement requirements for the 2014-2015 reporting year.
1548 6th Street
Agreement Effective: November 22, 2012
Expires: November 22, 2022
Reporting Period: 11/22/2014 to 11/22/2015
Good Faith Compliance Confirmed
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
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
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infrastructure in the Downtown area.
Arclight Cinemas at Santa Monica Place
315 Colorado Avenue
Agreement Effective: May 23, 2014
Expires: May 23, 2034
Reporting Period: 5/23/2014 to 5/23/2015
Good Faith Compliance Confirmed
The Arclight 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. The approved project does not
include new floor area. The project includes bar/café/retail spa ce 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 was 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 in April 2014.
Project and Community Benefits Summary
$140,820 Colorado Esplanade Contribution for design and physical
improvements
$100,000 Downtown Wayfinding Metro Grant project Contribution
Minimum LEED Gold certification per the LEED Rating System
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
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Fourth Street Station for the Exposition Light Rail Line is fully operational), and
transit subsidies
Status of Compliance
The Arclight Cinemas Project completed construction and opened to the public in
November 2015. All community benefits and construction-related requirements have
been met. 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. The required wayfinding signs in Santa Monica
Place to direct members of the public to areas outside Santa Monica Place, including
Santa Monica Pier and the Third Street Promenade were installed prior to opening the
theater in November.
Arclight submitted its required local hiring plan to the Director of Planning in August
2015. This plan was approved and Arclight implemented its outreach and on-site job fair
targeted towards recruitment of local resident candidates for employment at the theater.
Based on staff’s review of the Agreement, the project has been determined to be in
good faith compliance with its Development Agreement requirements.
702 Arizona Avenue
Agreement Effective: 12/8/2011
Expires: 12/8/2021
Reporting Period: 12/8/2013 to 12/8/2014
Good Faith Compliance Confirmed
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.
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Community Benefits Summary
TDM Program that includes secure bicycle storage for residents, employee s, 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 Compliance
Project construction completed during the last reporting period and residential and
commercial occupancy of the building has begun with one of the two ground floor
commercial spaces occupied to date. The annual compliance report was submitted for
the property on December 2, 2015. Transit ($50,000), Cultural Arts ($66,030), and Child
care ($5,873.12) contributions were paid to the City in August 2012. Some of the
community benefits that have been provided during the last reporting period include the
following:
Transportation information center is located in the lobby of the leasing office, and
transportation information welcome packets are provided to all new residents
On-site transportation coordinator is located on site
Residents are charged for unbundled parking on site
Transit passes are offered to employees and residents in lieu of parking
Secure bicycle storage and shower and locker facilities are provided on site
Property owner has been marketing the residential component of the project to
Downtown employers as well as employers throughout the City to encourage
those that work in the area to consider residing in the project
AVR requirement of 1.75 is required for the employees of the commercial tenant
spaces by the third year after the issuance of the Certificate of Occupancy for the
project
Based on staff’s review of the property, the 702 Arizona Avenue project has been
determined to be in good faith compliance with its Development Agreement
requirements.
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1317 7th Street
Agreement Effective: 12/8/2011
Expires: 12/8/2021
Reporting Period: 12/8/2014 to 12/8/2015
Good Faith Compliance Confirmed
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
One extra on-site affordable housing unit
TDM Program with 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 Compliance
Project construction completed during the last reporting period. The property owner is
operating in good faith compliance with Agreement. Requirements including Transit
($50,000), Cultural Arts ($77,524), and Child care ($6,807.48) contributions were paid to
the City in August 2012. The following are some of the community benefits that have
been provided during the last reporting period:
Transportation information center is located in the lobby of the leasing office, and
transportation information welcome packets are provided to all new residents
On-site transportation coordinator is located on site
Residents are charged for unbundled parking on site
Transit passes are offered to employees and residents in lieu of parking
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Secure bicycle storage and shower and locker facilities are provided on site
Property owner has been marketing the residential component of the project to
Downtown employers as well as employers throughout the City to encourage
those that work in the area to consider residing in the project
AVR requirement of 1.75 is required for the employees of the commercial tenant
spaces by the third year after the issuance of the Certificate of Occupancy for the
project
Based on staff’s review of the property, the 1317 7th Street project has been determined
to be in good faith compliance with its Development Agreement requirements.
Crossroads School
1731 20th Street
Agreement Effective: August 8, 2013
Expires: August 8, 2033
Reporting Period: 8/8/2014 to 8/8/2015
Good Faith Compliance Confirmed
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 provides enhanced educational
opportunities for students
Bicycle Path Easement Agreement with for establishing a public bicycle path
Photovoltaic Panels and Photovoltaic Panel-Ready Roof
Pico Neighborhood Outreach and Prioritization for Summer Program
Status of Compliance
Project construction recently completed for the beginning of the 2015-2016 school year.
The school operated in full compliance with Agreement requirements for project’s
construction phase. The required annual compliance report was received from
Crossroads School on November 18, 2015. The property owner is in good faith
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compliance with Development Agreement requirements. The following are some of the
community benefits that have been provided during the last reporting period:
Representatives from Crossroads admissions and summer programs held
informational sessions in February 2015 at the Pico Youth and Family Center
and in September 2015 at Virginia Avenue Park for Pico neighborhood residents
Crossroads continues to prioritize residents of the Pico neighborhood for both
enrollment and financial aid and offers some free enrollment for Pico
neighborhood residents to classes that are not fully enrolled
Employees and students are required to pay for parking, and employees who
ride a bike, walk, or take public transit to Crossroads receive financial and other
incentives (bus passes, TAP cards, gift certificates, etc.)
Crossroads maintains a full time employee transportation coordinator and
transportation information center
Crossroads School is meeting with City staff to review its TDM Plan and implement
additional measures to achieve its AVR goal of 1.6 for both a.m. and p.m. peak periods.
Their latest report indicates an a.m. AVR of 1.54 and p.m. AVR of 1.5. City staff is
currently working with Crossroads on these revisions to their plan and anticipates
approving the TDM plan revision by the end of February.
Completed Projects - Recommendation on Compliance Pending
Agensys
1800 Stewart Street
Agreement Effective: 10/28/2010
Expiration: at termination of ground lease
Reporting Period: 10/28/2014 to 10/28/2015
Recommendation on Compliance Pending Completion of Staff Review
The Agensys Agreement permits a project including the following key components:
24,625 square feet for administration offices and entry lobby
45,590 square feet for manufacturing of new cancer treatments
72,050 square feet for research and development
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11,390 square feet of meeting rooms, employee amenities including a cafeteria
open to the public during lunchtime hours
5,140 square-feet of publicly accessible open space
Publicly-accessible pedestrian path to allow access to the Bergamot Station site
and future Expo Line light rail station
Surface parking for 200-220 cars
Community Benefits Summary
Publicly-accessible pedestrian path
Publicly-accessible passive open space along Stewart Street
Widened sidewalk along Stewart Street
Café open to pedestrians during limited daytime hours
TDM Program geared to the project site’s location within a “Higher Goal” District
designated by the Land Use and Circulation Element (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 December 2,
2015. All of the site community benefits such as the pedestrian path linking Bergamot
Station to Stewart Street, the Sculpture Garden, Pedestrian Café (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
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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. Agensys
is in good faith 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.
In contrast to other development agreements where AVR rates are structured as targe ts
or goals, the Agensys Development Agreement specifies that Agensys’ initial employee
average vehicle ridership requirement shall be 1.6 until such time that the Expo light rail
is operational. More specifically, Agensys is required to achieve a 1.6 AVR rate 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 is due to the project site’s location within a “higher goal” LUCE
District for achieving vehicle trip reduction.
The Agensys Agreement also provides that in the event the applicable AVR requirement
is not reached in any annual Employee Trip Reduction Plan (ETRP), Agensys shall
propose modifications to the TDM program to achieve the AVR requirements by the
next ETRP submittal. This issue of non-compliance with the AVR requirement was also
reported on during the last compliance review cycle for 2014. As a result, staff met with
Agensys in March 2015 to review the additional TDM measures required to achieve the
AVR requirement.
The annual Emission Reduction Plan submitted by Agensys to the City in September
2015, in accordance with the City’s Employee Trip Reduction Ordinance (SMMC
Chapter 9.53), contains the numeric AVR calculation for the last reporting period and
indicates that the property complies with the 1.6 AVR requirement. However, the City
disagrees with the methodology used for Agensys’ 2015 AVR survey and consequently
the validity of the survey results. This disagreement is being addressed in accordance
with the procedures established in SMMC Chapter 9.53 for employer monitoring,
enforcement, and administrative appeals. Staff is also working with Agensys to clarify
how several of its TDM Plan requirements have been implemented. Therefore,
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determination of Agensys’ compliance with all Development Agreement requirements is
still under City review pending the outcome of the SMMC Chapter 9.53 process. Staff
anticipates providing a report to Council on the status of compliance for the property
during the second quarter of 2016.
Projects Under Construction
1318 2nd Street
Agreement Effective: July 25, 2013
Expires: July 25, 2023
Reporting Period: 7/25/2013 to 7/25/2014
Project Under Construction
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
$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
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Status of Compliance
Building permits for the project were issued in October 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 build ing permit issuance. Building
completion is anticipated for Summer 2016. The project has been determined to be in
good faith compliance with Development Agreement requirements, including
construction-period monitoring such as construction mitigation and local hiring
(construction employees), at this current phase of the development.
Courtyard by Marriott Hotel
1554 5th Street
Agreement Effective: December 26, 2013
Expires: December 26, 2038
Project Under Construction
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.
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)
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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
The demolition permit for this project was issued in September 2014, with overall
building permit issuance in March 2015. The project is currently under construction.
Required contributions towards Historic Preservation, Colorado Esplanade, Fourth
Court Alley Improvements, Affordable Housing Linkage, and the Hospitality Training
Academy were provided to the City prior to building permit issuance.
The Director of Planning issued a minor modification in February 2015 during plan
check review to allow a 47% compact parking percentage whereas a maximum of 40%
is required by the Development Agreement due to placement of required structural
columns within the subterranean garage levels, and to reduce the drive way openings
into a single curb cut, resulting in a reduction of the overall driveway width along 5th
Street.
The developer presented the project’s Historic Commemorative Installation to the Santa
Monica Landmarks Commission in December 2015 as a courte sy review to invite
comments and suggestions on the proposed installation. Building completion is
anticipated for Summer 2016. The project has been determined to be in good faith
compliance with Development Agreement requirements, including construction -period
monitoring such as construction mitigation and local hiring (construction employees), at
this current phase of the development.
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Hampton Inn & Suites Hotel
501 Colorado Avenue
Agreement Effective: December 26, 2013
Expires: October 31, 2035
Project Under Construction
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
Status of Compliance
The demolition permit for this project was issued in September 2014, with overall
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building permit issuance in September 2015. The project is currently under construction.
Required contributions towards Historic Preservation, Colorado Esplanade,
Transportation Infrastructure, Parks and Recreation, and the Hospitality Training
Academy were provided to the City prior to building permit issuance. Building
completion is anticipated for Summer 2016. The project has been determined to be in
good faith compliance with Development Agreement requirements, including
construction-period monitoring such as construction mitigation and local hiring
(construction employees), at this current phase of the development.
Colorado Creative Studios
2834 Colorado Avenue
Agreement Effective: 9/22/2011
Expires: 9/22/2026
Project Under Construction
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 café
Internships to Santa Monica College students or Santa Monica residents
Shared parking program
TDM Program implementation
Local hiring program for construction-related jobs
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Status of Compliance
A building permit for the project was issued on July 1, 2015 and it is currently under
construction. Compliance with the construction-related requirements of the
Development Agreement are ongoing and will be continually monitored by the Build ing
& Safety Division, Public Works Department, and City Planning Division throughout the
duration of construction. The payment of the contribution to the Expo station
enhancement at Bergamot is required prior to the issuance of a Certificate of
Occupancy.
MINI Automobile Dealership
1402 Santa Monica Boulevard
Agreement Effective: August 22, 2014
Expires: August 22, 2024
Project Under Construction
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 café, 21 service bays, and 135 parking
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
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allowance and parking cash out, free on-site shared bicycles for employees, etc.
Café 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 is currently under construction with completion anticipated by 2017. The
property owner is operating in good faith 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. Transportation Infrastructure contribution ($189,424.74) and Historic
Preservation contribution ($20,000) were paid prior to the issuance of a building permit
in September 2015.
Update on Projects Not Under Construction
401 Broadway
Agreement Effective: February 9, 2012
Expires: February 9, 2022
Amended: October 22, 2013
Compliance Not Required at this Time
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 t he
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
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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
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. An Administrative Approval and Architectural Review Board approvals were
issued for a 7,500 SF commercial building in 2015. This commercial building is currently
in plan check review and is not associated with the approved Development Agreement.
710 Wilshire Boulevard
Agreement Effective: May 10, 2012
Expires: May 10, 2022
Compliance Not Required at this Time
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
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$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
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 foundation-only permit issued for foundation and
subterranean garage only last year. The $244,000 Transportation Infrastructure fee paid
on September 15, 2015 as a prerequisite to issuance of permit for foundation permit.
The applicant indicates that there have been no job openings related to the foundation -
only permit (shoring and excavation). Morley is the contractor for the main construction
but their contract has not been executed yet pending outcome of design review process.
The project design was 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 property owner’s
appeal of the JDRB’s denial of the ARB application for the new hotel building was heard
by Council on December 8, 2015. The appeal was denied and a revised design and
new ARB application will need to be filed for future review by the Joint Design Review
Body.
2930 Colorado Avenue
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
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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
$179,000 contribution to trust fund to be used for child care subsidies for low
income families (includes voluntary assignment of required child care 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 project is currently in plan check review for subterranean concrete work and the
first floor slab. The required $350,000 contribution for Senior and Disabled Services was
paid on May 12, 2015. The funds were disbursed as part of the Communi ty Cultural
Services Department - Human Services Division grant cycle. These funds will be
distributed over the next four years to the following agencies:
Meals on Wheels West - More than a Meal: Home Delivered Meals
OPCC - Interim Housing and Wellness Program
Westside Center for Independent Living - Independent Living Services
WISE & Healthy Aging - Care Management
Federal Transit Administration - New Freedom Program (Cash Match)
Human Services Division - Senior Housing Task Force
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1112-1122 Pico Boulevard
Agreement Effective: December 26, 2014
Expires: December 26, 2024
Compliance Not Required at this Time
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
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
11 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.
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1415 5th Street
Agreement Effective: November 27, 2015
Expires: November 27, 2018
Compliance Not Required at this Time
The 1415 5th Street project mixed-use project involving construction of a six-story (84
feet) building consisting of approximately 52,545 tota l square feet: 6,345 square-feet of
ground floor commercial space, 64 residential units, and 105 parking spaces within a
three-level subterranean parking garage. The project was approved by Council on
October 13, 2015.
Community Benefits Summary
14 deed-restricted affordable units
Minimum LEED Platinum certification as established by the LEED Rating System
Water conservation requirement fifty percent (50%) below the CALGreen (Title
24) baseline for exterior water use and landscaping, and (ii) 30% below the
CALGreen (Title 24) baseline for interior building water use
Energy conservation designed to use and shall achieve 15% less energy than
required by the California Energy Code
TDM Program including a Transformation Information Center, employee secure
bicycle storage, employee showers and locker facilities, short-term bicycle
parking, unbundled parking, AVR target of 2.2, parking cash out and 100%
transportation allowance
$20,000 Transportation Management Association contribution
$40,000 Big Blue Bus contribution
$90,000 Enhanced Transportation Impact Fee
$280,000 Enhanced Parks and Recreation Fee
$100,000 Early Childhood Initiatives contribution
$50,000 Historic Preservation contribution
$300,000 Water Conservation Program contribution
Local hiring provision
Shared parking provision
Local preference marketing plan
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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.
1560 Lincoln Boulevard
Agreement Effective: November 27, 2015
Expires: November 27, 2018
Compliance Not Required at this Time
The 1560 Lincoln Boulevard project was approved by Council on October 13, 2015 for a
new five-story, 102,500 square-foot mixed-use project consisting of 100 residential
units, 13,800 square feet of ground floor commercial space, and 232 parking spaces
within a three-level subterranean parking garage. It is anticipated that Architectural
Review Board consideration of the building’s design, colors, and materials will occur
later this year.
Community Benefits Summary
20% On-Site affordable housing: 20 residential units
o 50% income households: 10 one-bedroom units & 5 two-bedroom units
o 80% income households: 5 two-bedroom units
Enhanced impact fees
o Transportation Impact Fee: $750,000
o Parks and Recreation Fee: $745,000
o Affordable Housing Commercial Linkage Fee: $175,000
Early Childhood Initiatives contribution: $150,000
Historic Preservation contribution: $50,000
Big Blue Bus contribution: $80,000
Transportation Management Association contribution: $50,000
Transportation Demand Management Plan including a 2.2 AVR target, short and
long-term bike parking, and a 100% transportation allowance
Sustainability elements
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o LEED® for Homes Platinum Certification
o Solar panels
o 15% less energy than required by California Energy Code
o Interior building water usage 30% below CALGreen baseline standards
o Non-potable water for landscape irrigation and exterior water usage of
50% below CALGreen baseline standards
o Water Conservation contribution of $300,000
Bioswale infiltration system that would capture, treat, and infiltrate stormwater
along Lincoln Bouevard
Electric vehicle parking
Shared parking for City use: 20 parking spaces
Community meeting space
Local hiring program
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.
1601 Lincoln Boulevard
Agreement Effective: February 12, 2016
Expires: February 12, 2019
Compliance Not Required at this Time
The 1601 Lincoln Boulevard project was reviewed by Council on December 8, 2015 and
the project was approved on second reading of the ordinance on January 12, 2016. The
project consists of a new five-story, 77,758 square-foot mixed-use project consisting of
90 residential units, 10,617 square feet of ground floor commercial space, and 168
parking spaces within a two-level subterranean parking garage. It is anticipated that
Architectural Review Board consideration of the building’s design, colors, and materials
will occur later this year.
52 of 53
Community Benefits Summary
21% On-Site affordable housing: 19 residential units
o 50% income households: 11 one-bedroom units, 2 two-bedroom units, and
1 three-bedroom unit
o 80% income households: 2 one-bedroom units & 2 two-bedroom units
o Moderate income households: 1 studio unit
Enhanced Impact Fees
o Transportation Impact Fee: $820,000
o Parks and Recreation Fee: $600,000
o Affordable Housing Commercial Linkage Fee: $175,000
Early Childhood Initiatives contribution: $150,000
Historic Preservation contribution: $50,000
Big Blue Bus contribution: $80,000
Transportation Management Association contribution: $50,000
Transportation Demand Management Plan including a 2.2 AVR target, short
and long-term bike parking, and a 100% transportation allowance
Sustainability elements
o LEED® for Homes Platinum Certification
o Solar panels
o 15% less energy than required by California Energy Code
o Interior building water usage 30% below CALGreen baseline standards
o Non-potable water for landscape irrigation and exterior water usage of
50% below CALGreen baseline standards
o Water Conservation contribution of $300,000
Electric vehicle parking for 20% of the parking spaces (i.e. 34 spaces)
Shared parking for City use: 15 parking spaces
Local hiring program
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.
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Public Outreach
The Municipal 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.
Next Steps
Staff will provide an update to Council at a future meeting during the second quarter of
2016 to make a recommendation regarding the status of Development Agreement
compliance for the property still under City review. Staff will continue its ongoing
Development Agreement compliance review; reports will be made to Council annually in
January.
Financial Impacts & Budget Actions
There is no immediate financial impact or budget action necessary as a result of the
recommended action.
Prepared By: Roxanne Tanemori, Senior Planner
Approved
Forwarded to Council
Attachments:
A. Attachment A: TDM Program elements included in Development Agreements
since 2010
B. Written Comments
C. Powerpoint
1
Attachment A: TDM Program elements included in Development Agreements since 2010
Development
Agreements
Average Vehicle
Ridership Peak
Hour Targets
(AVR)
Bicycle Parking &
Amenities
Transit/
Infrastructure
Contribution
Light Rail
Shuttle
Transportation
Management
Association
(TMA)
Shared Parking
Facility
Employee Parking Cashout /
Financial Incentives -and-
Transit Coordinator/
Information Center
Colorado
Center
Amendment
(2011)
1.5 AVR
starting in 2013
1.6 AVR
with Light Rail
117 bicycle parking
spaces
Establish and
operate
facility-wide
TMA
Provides shared
parking facility
Yes
Yes
Saint John’s
Health Center
Amendment
(2011)
1.5 AVR
starting 2013
1.6 AVR
with Light Rail
90 bicycle parking
spaces
Shower & locker
Space for future bicycle
sharing station
$100,000
Required
15-month
shuttle
operation
Co-lead TMA
formation in
Healthcare
District
Fund TMA
study
Participate in
future
Healthcare
District TMA
Utilizes off-site
shared parking
facility
Yes
Yes
Saint Monica’s
Catholic
Community
(2010)
1.5 AVR
50 bicycle parking
spaces
Shower & locker
Assist in
formation of
geographic-
based TMA if
City requires
Participate in
future
geographic-
based TMA
Provides shared
parking facility
Yes
Yes
Agensys
(2010)
Requirements:
1.6 AVR
1.75 AVR
with Light Rail
25 bicycle parking
spaces
Shower & locker
$75,000 Participate in
future
geographic-
based TMA
Permitted to share
parking
Yes
Yes
Colorado
Creative
Studios
(2011)
1.6 AVR
1.75 AVR
with Light Rail
64 bicycle parking
spaces
Shower & locker
Space for future bicycle
sharing station
$363,200 Participate in
future
geographic-
based TMA
Provide shared
parking facility
Yes
Yes
2
Development
Agreements
Average Vehicle
Ridership Peak
Hour Targets
(AVR)
Bicycle Parking &
Amenities
Transit/
Infrastructure
Contribution
Light Rail
Shuttle
Transportation
Management
Association
(TMA)
Shared Parking
Facility
Employee Parking Cashout /
Financial Incentives -and-
Transit Coordinator/
Information Center
702 Arizona
Avenue
(2011)
1.75 AVR
by third year of
occupancy
63 bicycle parking
spaces
Shower & locker
$50,000 Participate in
future
geographic-
based TMA
Permitted to share
parking
Yes
Yes
1317 7th Street
(2011)
1.75 AVR
by third year of
occupancy
67 bicycle parking
spaces
Shower & locker
$50,000 Participate in
future
geographic-
based TMA
Permitted to share
parking
Yes
Yes
401 Broadway
(2012 & 2013
Amendment)
2.0 AVR
by third year of
occupancy
89 bicycle parking
spaces (including
secure spaces for
employees and
residents, and publically
assessable for
commercial and
residential visitors)
Shower & locker
$125,000 Participate in
future
geographic-
based TMA
Required to
unbundle parking
Yes
Yes
710 Wilshire
Boulevard
(2012)
1.75 AVR
by third year of
occupancy
64 secure bicycle
parking spaces
(employees) and
bicycle check for hotel
guests
16 guest bicycle
parking spaces
20 bicycles for shared
use by hotel guests (or
provide vouchers)
$244,000
Assist in
formation of
geographic-
based TMA if
City requires
Permitted to share
& unbundle
parking
Yes
Yes
3
Development
Agreements
Average Vehicle
Ridership Peak
Hour Targets
(AVR)
Bicycle Parking &
Amenities
Transit/
Infrastructure
Contribution
Light Rail
Shuttle
Transportation
Management
Association
(TMA)
Shared Parking
Facility
Employee Parking Cashout /
Financial Incentives -and-
Transit Coordinator/
Information Center
1548 6th Street
(2012)
1.75 AVR
by second year of
occupancy
108 secure bicycle
parking spaces for
residents
28 publically accessible
spaces
Residential tenant
bicycle repair station
$75,000 Participate in
future
geographic-
based TMA
Permitted to share
& unbundle
parking
Yes
(transit information center)
2930 Colorado
Avenue
(2013)
1.5 AVR for
commercial
tenants
PM peak-hour
vehicle trip cap
established
64 bicycle parking
spaces for visitors
5 secure bicycle
parking spaces
(employees)
377 spaces for
residents
Residential tenant
bicycle repair station
Shower & locker
Space for future bicycle
sharing station
$1,650,000 Participate in
future
geographic-
based TMA
Fund $50,000
toward area
TMA
formation
Requirement to
share portion of
parking &
permitted to
unbundle parking
Yes
Yes
4
Development
Agreements
Average Vehicle
Ridership Peak
Hour Targets
(AVR)
Bicycle Parking &
Amenities
Transit/
Infrastructure
Contribution
Light Rail
Shuttle
Transportation
Management
Association
(TMA)
Shared Parking
Facility
Employee Parking Cashout /
Financial Incentives -and-
Transit Coordinator/
Information Center
1318 2nd Street
(2013)
2.0 AVR by the
third year of
occupancy
7 short-term bicycle
parking spaces for
commercial patrons
6 short-term bicycle
spaces for resident
visitors
4 secure bicycle
parking spaces
(employees)
One bicycle parking
space per residential
unit
53 additional bicycle
parking spaces for
residents
Shower & locker
$125,493 Participate in
future
geographic-
based TMA
Required to
unbundle parking
Yes
Yes
1731 20th Street
(Crossroads)
(2013)
1.6 AVR until the
second year after
opening of Light
Rail
1.75 AVR by the
third year after
opening of Light
Rail
Execute an easement
agreement granting to
the City a ten-foot wide
surface easement
across the southerly
portion of the property
for purposes of
establishing a public
bike path
50 bicycle parking
spaces for employees,
students, visitors (and
increase as needed)
None None Participate in
the formation
of a
geographic-
based TMA
Yes
Yes
5
Development
Agreements
Average Vehicle
Ridership Peak
Hour Targets
(AVR)
Bicycle Parking &
Amenities
Transit/
Infrastructure
Contribution
Light Rail
Shuttle
Transportation
Management
Association
(TMA)
Shared Parking
Facility
Employee Parking Cashout /
Financial Incentives -and-
Transit Coordinator/
Information Center
1554 5th Street
(Courtyard by
Marriott Hotel)
(2013)
2.0 AVR from
one year after the
City’s issuance of
a final certificate
of occupancy
1.75 AVR if Light
Rail is not fully
operational at
that time
31 long-term bicycle
parking spaces for
employees and hotel
guests
12 short-term bicycle
parking spaces for
visitors
10 bicycles available for
rental by hotel guests
Shower & locker
$294,000
Colorado
Esplanade
contribution
$210,000 for 4th
Court alley
bicycle
improvements
OR parks and
recreation
contribution if 4th
Court project not
pursued
Participate in
establishment
of future
geographic-
based TMA
Permitted to share
parking
Yes
Yes
501 Colorado
Avenue
(Hampton Inn
& Suites Hotel)
(2013)
2.0 AVR from
one year after the
City’s issuance of
a final certificate
of occupancy
1.75 AVR if Light
Rail is not fully
operational at
that time
33 long-term bicycle
parking spaces for
employees/hotel guests
12 short-term bicycle
parking spaces for
visitors
10 bicycles available for
rental by hotel guests
Shower & locker
Space for future bicycle
sharing station
$69,343 for
Downtown area
transportation
improvements
$294,000
Colorado
Esplanade
contribution
Participate in
formation of
future
geographic-
based TMA
Permitted to share
parking
Yes
Yes
315 Colorado
Avenue
(Arclight
Theater at
Santa Monica
Place)
(2014)
1.75 AVR if Light
Rail is not fully
operational at
that time
2.0 AVR from
one year after the
City’s issuance of
a final certificate
of occupancy or
theater open to
public if Light Rail
is operational
$120,000
Colorado
Esplanade
contribution
$20,820
Colorado Avenue
design costs
$100,000
Downtown
Wayfinding
Participate in
formation of
future
geographic-
based TMA
Yes
Yes
6
Development
Agreements
Average Vehicle
Ridership Peak
Hour Targets
(AVR)
Bicycle Parking &
Amenities
Transit/
Infrastructure
Contribution
Light Rail
Shuttle
Transportation
Management
Association
(TMA)
Shared Parking
Facility
Employee Parking Cashout /
Financial Incentives -and-
Transit Coordinator/
Information Center
1402 Santa
Monica Blvd
(Mini
Dealership)
(2014)
1.6 AVR
commencing
from issuance of
Certificate of
Occupancy
1.75 AVR by the
first year after the
City’s issuance of
a Certificate of
Occupancy if the
Light Rail has
been fully
operational for at
least one year
10 secure long-term
employee bicycle
parking spaces
10 convenient short-
term customer/visitor
parking spaces on
ground floor
Free on-site shared
bicycles (unless
Bikeshare is within two
blocks)
Shower & locker
$189,424.74 for
transportation
infrastructure
improvements
Participate in
the formation
and activities
of TMA
Yes
Yes
1112 Pico Blvd
(2014)
4 short-term bicycle
parking spaces
Long-term bike parking
spaces provided on site
(one space per
bedroom)
Bicycle tools and repair
stand
2 free on-site shared
bicycles (unless
Bikeshare is within two
blocks)
$77,453.55 for
transportation
infrastructure
improvements
Participate in
the formation
and activities
of TMA
Unbundled
parking
Yes
Yes
1560 Lincoln
Blvd
(2015)
2.2 AVR
Short-term bicycle
parking spaces
provided on site
Long-term bike parking
spaces provided on site
Lockers and showers
provided on site
$750,000
Transportation
Impact Fee
$80,000 Big Blue
Bus contribution
Fund $50,000
toward area
TMA
formation
Unbundled
parking
Shared parking for
City use
Yes
Yes
7
1415 5th Street
(2015)
2.2 AVR
Short-term bicycle
parking spaces
provided on site
Long-term bike parking
spaces provided on site
Lockers and showers
provided on site
$90,000
Transportation
Impact Fee
$40,000 Big Blue
Bus contribution
Fund $20,000
toward area
TMA
formation
Unbundled
parking
Shared parking
Yes
Yes
1601 Lincoln
Blvd
(2016)
2.2 AVR
Short-term bicycle
parking spaces
provided on site
Long-term bike parking
spaces provided on site
$820,000
Transportation
Impact Fee
$80,000 Big Blue
Bus contribution
Fund $50,000
toward area
TMA
formation
Unbundled
parking
Shared parking for
City use
Yes
Yes
Santa Monica City Council
January 26, 2016
Development Agreement
Compliance Review
2
31 Development Agreements
o 19 properties –completed
o 18 –good faith compliance recommended
o 5 properties –under construction
o 7 properties –construction has not begun
Development Agreement Compliance Review
Annual Review
3
Development Agreement Compliance Review
AVR Compliance –Transportation Demand Management
TDM Plan modifications required
o PCD Director approval
o Colorado Center
o Providence SJHC
o Crossroads School
o Review AVR data, mode-split, employee base
o Focus on all non-SOV modes & travel behavior
4
Development Agreement Compliance Review
AVR Compliance –Transportation Demand Management
Trip-reduction measures
o Financial incentives / marketing & employee outreach
o Bikeshare/carshare
o Expo Line
o Transportation allowance & parking pricing
o Citywide TMO –new in 2016
5
Development Agreement Compliance Review
AVR Compliance –Transportation Demand Management
Staff review pending –Agensys property
o SMMC Chapter 9.53 –
Transportation Demand Management Ordinance
o Employee Trip Reduction Plan –annual requirement
o Procedures for employer monitoring, enforcement,
administrative appeals
6
Next steps
o Finalize TDM Plan modifications –February 2016
o Agensys –recommendation on compliance –Spring 2016
o Annual report –January 2017
Development Agreement Compliance Review
Annual Review