Planning Commission Report · 6/3/2015 · A mix of uses such as retail, cultural, office, hotel, and residential, Exceptional architecture and sustainable design, Public access

Planning Commission Report

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Planning Commission Meeting: June 3, 2015

Agenda Item: 9-A

To: Planning Commission

From: Amanda Schachter, City Planning Division Manager

Subject: Discussion of Concept Plans for a proposed Development Agreement (14DEV-003) for a 12-story (148 feet), 420,000 square foot mixed-use development consisting of approximately 195 hotel rooms, 206,800 square feet of office space, 40,000 square feet of retail space, 48 affordable residential units, 12,000 square feet of cultural space, 51,000 square feet of public open space, and 1,143 parking spaces within a four-level subterranean parking garage.

Address: 1301 4th St Applicant: Metropolitan Pacific Capital Recommended Action It is recommended that the Planning Commission: 1. Review and discuss the applicant’s conceptual plan to provide direction

regarding the appropriateness for the development of the site, and potential community benefits to be negotiated as part of the proposed Development Agreement before it returns for formal Planning Commission consideration.

Executive Summary On December 10, 2013, City Council authorized staff to execute an Exclusive Negotiating Agreement (ENA) with the development team led by Metropolitan Pacific Capital, Clarett West, and DLJ West Capital (“Development Team”) to develop the Site. Council directed staff to provide a six-month progress update during the exclusive negotiating period. Council also directed the Development Team to complete a design study of an 84-foot height scenario and outline the tradeoffs related to different height scenarios. On June 10, 2014, City Council reviewed the Development Team’s design study and analysis of trade-offs between an 84-foot height scenario and 148-foot height scenario. The Council gave direction to staff to begin the process with the Development Team looking at the 148-foot scenario as the base project and proceeding with the public process. Subsequent to the Council’s direction, the applicant submitted the Development Agreement application. The applicant, Metropolitan Pacific Capital, is proposing that the City consider a Development Agreement to permit a new mixed-use building located at 1301 4th St.

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The project consists of 9 parcels with a total of 112,000 square feet enveloped by 4th Street, Arizona Avenue, and 5th Street. The site has 350 feet of frontage along 4th Street and 5th Street and 320 feet of frontage along Arizona Avenue. The site is currently developed with two one-story commercial buildings (Bank of America, Chase Bank), surface parking lots, and 4th Court alley. Surrounding uses along 4th Street, 5th Street and Arizona Avenue include Parking Structure #3, a three-story bank, a two-story retail building, the former post office building, one- to three-story commercial buildings, and a three-story parking structure. A pending development agreement application (15ENT-0225) for a four-story (84’) movie theater is proposed on 4th Street on the Parking Structure #3 site. Background The parcels were purchased by the City between 2007 and 2010. On December 14, 2010, Council endorsed guiding principles for the Site and approved initiation of a community planning process. In March 2011, the Planning Commission and Downtown Santa Monica Inc. held two community workshops to solicit community input on the future of the Site. The results of those meetings and an update on the visioning process were presented to Council at a Study Session on May 10, 2011. Another community workshop was held on January 26, 2012, to discuss alternatives for development of the Site within the context of the Downtown Specific Plan process. On April 10, 2012, Council authorized the issuance of a Request for Qualifications (RFQ) to solicit development team qualifications for the Site. On November 13, 2012, Council directed staff to issue an RFP to the top three teams that were selected through the RFQ. At that time, Council adopted development objectives that were incorporated into the RFP, including:

The development of programmable gathering space, Ground-floor retail, restaurant, and cultural space, A mix of uses such as retail, cultural, office, hotel, and residential, Exceptional architecture and sustainable design, Public access to views, A minimum of 339 public parking spaces, A highly flexible development approach, and The incorporation of concepts identified in the Downtown Specific Plan process.

On February 1, 2013, staff issued the RFP to solicit proposals from development teams led by Forest City Development, Metropolitan Pacific Capital, and Related California, and received their proposals on May 1, 2013. The proposals and the RFP are available online at www.smgov.net/4thandarizona. Upon receiving the proposals, staff completed a review and due diligence process. An evaluation panel comprised of eight City staff members from Planning and Community Development, Community and Cultural Services, Public Works, and Housing and Economic Development, as well as two real estate finance consultants from Keyser Marston Associations (KMA), reviewed the proposals and conducted interviews with the three development teams. Staff issued an Information Item on July 10, 2013 summarizing the evaluation panel’s review of each

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proposal against the selection criteria and recommending selection of the Metro Pacific team comprised of Metropolitan Pacific Capital, Clarett West Development, DLJ Real Estate Capital, and their designers and consultants. On August 27, 2013, staff sought Council approval to enter into exclusive negotiations with the Metro Pacific team with direction from Council to pursue affordable housing as part of the development. Council directed staff to pose several follow-up questions to two of the three applicant teams—Metropolitan Pacific Capital and Related California—and to return to Council with additional information. One of the questions was regarding whether and how each team could achieve a potential 84-foot building scenario, given that Council had directed staff to study a maximum height of 84 feet in the Downtown Specific Plan Environmental Impact Report (EIR) on August 13, 2013. Upon review of each team’s responses to Council’s questions, the evaluation panel found that the team led by Metropolitan Pacific Capital, Clarett West, and DLJ West Capital (“Development Team”) continued to best address the RFP evaluation criteria, development objectives, and Council’s identified priorities.

Figure 1: Original Proposal in response to RFP

On December 10, 2013, Council authorized staff to execute an Exclusive Negotiating Agreement (ENA) with the development team led by Metropolitan Pacific Capital, Clarett West, and DLJ West Capital (“Development Team”) to develop the Site. Council directed staff to provide a six-month progress update during the exclusive negotiating period. Council also directed the Development Team to complete a design study of an 84-foot height scenario and outline the tradeoffs related to different height scenarios. On June 10, 2014, City Council reviewed the Development Team’s design study and analysis of trade-offs between an 84-foot height scenario and 148-foot height scenario. The Council gave direction to staff to begin the process with the Development Team

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looking at the 148-foot scenario as the base project and proceeding with the public process. The Council also commented on a number of other issues including the mix of uses, suggestions for other community benefits including historic preservation, and that other height and massing scenarios should be analyzed but to proceed with studying the 148-foot scenario so as not to preclude options. Community Meeting On September 8, 2014, the applicant held a community meeting for the project attended by approximately 95 people at the Santa Monica Main Library. There was support for the project design, inclusion of public open space, and the museum. Concerns were expressed regarding the height of the project and potential traffic impacts and that the land should be used for a public park instead of the proposed project. The complete meeting summary is attached to this report (Attachment B). ARB Concept Review Prior to the City Council’s consideration of the two massing scenarios, the Architectural Review Board reviewed the project on April 21, 2014 to provide some preliminary feedback to the applicant. On December 15, 2014, the project was conceptually reviewed by the Architectural Review Board as part of the formal development agreement process. The Board was generally supportive of the project design but expressed some concern about the south elevation of the project and the need for more perspectives that showed the mass and scale of the project from the ground level. The Board also indicated that the quality and texture of surface materials and further study regarding the “hinges” in the building design would be important in future submittals. Broader comments were also made about access and circulation from a vehicular and pedestrian experience perspective, the texture and color of the plant palette and landscape concepts, and questions regarding how the plaza would be activated. Discussion Development Agreement Process Pursuant to guidelines established by the City Council for development agreements, the following are the next steps for the project subsequent to the Planning Commission’s float-up review:

City Council – Float Up, Approval of Initial Business Terms, and Extension of ENA

Environmental Review Planning Commission hearing City Council hearing ARB hearing (post DA approval)

The project will require a General Plan Amendment and Subdivision application. Because the project is located on City-owned land, a Disposition and Development Agreement (DDA) and associated Ground Lease will also be negotiated for the project. The DDA will be processed concurrently with the Development Agreement.

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Project Components The proposed project consists of an approximately 420,000 square-foot, 12-story, 148-foot high building. The project proposes approximately 1,143 parking spaces within a four-level subterranean parking garage. The following provides the use mix of the project Table 1: Project Use Mix (approximate square feet)

Use Floor Area (SF) Floor Area % of Total Hotel 117,000 28% Residential 40,300 9.5% Office 206,800 49% Retail 42,200 10% Cultural 12,000 3% Bike Center 1,700 0.4% Total 420,000 100% Public Open Space 51,700

The Council was presented with the following project program at the June 10, 2014 meeting and the program has largely remained unchanged. It is anticipated that as the project progresses through the entitlement process that the program may change in response to comments from the Planning Commission, City Council, and community.

Hotel: The hotel component is proposed on floors 8 to 12 of the project and will include approximately 195 rooms. The hotel will be a union hotel.

Residential: The residential component is proposed on floors 5 to 7 of the project and will include 48 units affordable to 50% income households.

Office: The office component is proposed on the mezzanine level up to Floor 7 of

the project and will include approximately 206,800 square feet.

Retail: The retail component is proposed with approximately 42,200 square feet of ground-floor space including a marketplace for smaller neighborhood-serving vendors.

Cultural: The cultural component is proposed with an approximately 12,000 sf

ground-floor space. The applicant is currently in discussions with the Zimmer Children’s Museum to occupy the space.

Bike Center: The project will include a bike center with services to be determined

but it is anticipated that at minimum, the bike center would provide a bike valet and repair function. Given the limited ground floor area available for the retail and cultural space, it is not anticipated that the bike center will be of the size and scale of the existing City-owned Bike Center on Colorado Avenue.

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Open Space: The project proposed approximately 51,000 square feet of public

open space including 38,200 square feet on the ground floor and 13,500 square feet on a second floor terrace that would be fully programmed. An additional 37,300 square feet of semi-public open space would be available on the hotel terrace. Private open space associated with the office and residential tenants would total approximately 36,000 square feet.

Parking: The project proposes approximately 1,143 parking spaces in a four-

level subterranean garage. 339 of the parking spaces are public parking spaces that will address the potential need for additional Downtown public parking identified in the Downtown Parking Study completed by Walker Parking Consultants. An additional 196 public parking spaces are being proposed, primarily associated with visitors to project tenants, for a total of 535 parking spaces that would be open to the public. The remaining 615 parking spaces are intended to be allocated for the project tenants with some of those spaces being made available for public parking when they are unused.

Project Design The proposed building design is contemporary and presents a unique “hinge” design that reduces the perceived mass of the building from the street level, maximizes ground floor and upper level open space in the project, and also increases opportunities for natural light and ventilation for project tenants. The design addresses all four sides of the parcel and is conducive to increasing pedestrian permeability. A significant portion of the ground floor is provided as fully programmed, public open space particularly along Arizona Avenue where the project steps back to mid-block towards the southern part of the site maximizing the openness of the largest public space. In addition to the public open space described above, the project also proposed approximately 21,750 square feet of private open space on second and fifth floors for the residential and office components of the project. The project steps back the upper floors to approximately mid-block on 4th and 5th Streets pushing the majority of the building mass towards the southern end of the project site. A 75-foot stepback from Arizona Avenue property line starts on the second “bar” of the building (Levels 2-4), increases to 133 feet for the third “bar” of the building (Levels 5-7), and increases further to 254 feet for the highest floors of the project (Levels 8-12). Along 4th and 5th Streets, the building reaches to approximately 4 feet from the property lines but the building mass is reduced through stepbacks as the project progresses to the higher levels. Pedestrian Oriented Design The ground floor of the project includes approximately 38,200 square feet of public open space including the major plaza on Arizona Avenue and the second floor terrace that will both be fully programmed in order to activate the spaces. The ground floor retail spaces surround the Arizona Avenue plaza and wrap around to 4th and 5th Streets activating all street frontages surrounding the project. In addition, smaller scale pocket parks and plazas are located on all three street frontages allowing for more reflective open spaces. The plaza facing Arizona Avenue would be the location of a seasonal ice

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rink and would otherwise be programmed with activities to be managed by a single-purpose entity with input from an advisory committee consisting of community stakeholders. The sidewalks around the project are 18-20 feet in width between the building face and the curb, consistent with the Draft DSP, supporting a pedestrian-oriented environment around the project site. Parking and Circulation The project proposes approximately 1,143 parking spaces. Of those spaces, 805 are allocated for the project, including 196 that are public spaces primarily associated with visitors of project tenants. An additional 339 public spaces will address the potential need for additional Downtown public parking identified in the Downtown Parking Study completed by Walker Parking Consultants. The following table outlines the project’s parking requirement pursuant to the Draft DSP. Table 2: Proposed and Required Vehicle Parking

Land Use Draft DSP Standards Draft DSP Required Proposed

Hotel 117,000 sf 195 rooms 8,000 sf bar/lounge

0.5 spaces/guest room + 1 space for each 250 sf used for meetings and banquets. Other uses such as bars, restaurants, retail and services which are open to the general public shall provide parking as required for the use at a rate ½ the individual rate (1 space/50sf).

98 + addtl pkg for meeting/banquet space

(outdoor terrace may be incl) + 80 for bar/lounge = 178 + addtl pkg for

meeting/banquet space (outdoor terrace may be incl)

178

Multi-Family Residential 48 units Affordable 8 Studios 25 1BR 11 2BR 4 3BR

Studio – 0.5 spaces/unit 1BR – 1 space/unit 2BR+ - 1.5 space/unit Guest – 1 space/10 units Minimum requirements for units with deed restrictions on maximum allowable rent below 120% shall be halved

52/2 = 26 + 5 guest = 31 31

Office 206,800 sf

1 space/500 sf 414 414

Retail 42,200 sf

Less than 5000 sf – 1 space/500 sf 5000 sf + - 1 space/300 sf

84 – 141 141

Cultural 12,000 sf

1 space/500 sf 40 40

Minimum Required Parking Range 747 – 804 + addtl hotel pkg for

banquet/meeting space 804

Maximum Allowable Parking Range 821 – 884 + addtl hotel pkg for

banquet/meeting space Additional Public Parking 339 339

The proposed 1,143 spaces exceed the maximum allowable parking per the Draft DSP. The Draft DSP states that no more than 900 parking spaces shall be built as part of one parking structure unless analysis clearly shows peak demand hours that are different from the identified peak of the connecting street network. Additional analysis will be

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necessary regarding the excess parking and its impacts on the Downtown circulation system. This analysis will be included in the Environmental Impact Report for the project. Staff has been working with the applicant on the project’s parking design and circulation. The proposed parking access plan is significantly improved from the initial submittal and addresses staff’s initial concerns regarding vehicle stacking and maneuvering through the parking structure. Valet parking is proposed for the parking that would be available to primarily hotel guests with the pick-up function occurring within the subterranean garage. Valet-assist will be offered during peak usage periods, which means that tandem parking spaces will be opened, allowing for drivers to leave their keys with the valet attendant if their car needs to be moved. Valet drop-off is proposed on 5th Street which may allow for the drop-off area to expand and contract depending on demand and various hours of the day. Staff will continue to work with the applicant on the valet function, parking design, access, and circulation. Given the amount of parking being proposed in a Downtown Core location, an objective is for the parking to be integrated into the City’s existing network of public parking structures. An operational agreement between the City and Developer is anticipated that outlines terms of how the structure should be operated to maintain consistency with key operational elements of public parking structures. Staff and the applicant will continue to discuss the terms of such an operating agreement that may address parking rates, wayfinding and signage, and maintenance. The project also proposes a bike center with services to be determined although the applicant has proposed a bike valet service. Bicycle parking is yet to be integrated into the project plans. The following table illustrates the project’s bicycle parking requirements and the proposed bicycle parking: Table 3: Proposed and Required Bicycle Parking

Use Draft DSP Standards

Draft DSP Required

Proposed Project

Long-Term Bicycle Parking

Retail 1/1500 sf; min 4 42,200/1500 =

28 28

Cultural 1/1500 sf; min 4 12,000/1500 =

8 8

Office 1/500 sf, min 4 206,800/500 =

414 414

Hotel 0.25/room 195*0.25 = 49 49 Residential 1/bedroom, min 2 1*67 = 67 67 Total 574 574 Short-Term Bicycle Parking

Retail 1/1000, min 4 42,200/1000 =

42 42

Cultural 1/1000, min4 12,000/1000 =

12 12

Office 1/8000, min 4 206,800/8000

= 26 26

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Hotel 8/hotel 8 8 Residential 0.1/bedroom 67*0.1 = 7 7 Total 98 98

The project will include a TDM program based on the Draft TDM ordinance with augmented requirements for the transportation allowance. The alignment of the entries to the parking garage, particularly on 4th Street, will need to be further evaluated by staff in relation to locations of traffic lights and crosswalks to ensure there are pedestrian/vehicular conflicts. Sustainability The applicant’s sustainability proposal is based on aligning with the City of Santa Monica Sustainable City Plan Targets for 2020 and includes the following elements: LEED Gold v2009 20% energy improvement over Title 24 24% reduction in indoor water use 30% reduction in wastewater generation 90% construction waste reduction Grid connected solar PV system Although the project is targeting LEED Gold certification, in line with the Sustainable City Plan’s target for new municipal buildings, staff recommends that the project achieve a LEED Platinum rating or consideration should be given for superior energy and water conservation elements integrated into the building design that may be unrelated to a rating system. The project will include a greywater system that will recycle greywater on site to fulfill the demand for toilet flushing and some of the hotel laundry demand. In addition, high efficiency fixtures and appliances as well as low water use landscape and irrigation system will reduce water demand. Approximately 10,000 square feet of photovoltaic cells will be installed on the roof and shade structures within the development at an approximate total of 100kWp capacity. In addition, the feasibility of site energy generation such as a micro turbine will be investigated with the potential to reuse waste heat for pool heating and building conditioning. The Development Team’s sustainability goals and objectives are attached to this report. Public Objectives/Proposed Community Benefits On November 13, 2012, Council endorsed specific development objectives for the site that were included in the RFP. In recommending the Development Team to Council staff concluded that the project proposal successfully achieved the development objectives. The following are public objectives that have been incorporated into the project and will be identified as either significant project features or community benefits in the Development Agreement, as applicable:

Public Open Space and Management: Approximately 51,000 square feet of public open space of which the ground floor and second-floor terrace would be

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fully programmed with an annual operating budget of $860,000. Staff will continue to meet with the Development Team regarding the revenue and funding of the programming and how that relates to the operating budget, financial reporting mechanisms, the open space programming governance structure, potential operating guidelines to ensure full public access and participation, and how best to integrate the new programming with existing events and programs. The project will also include a 12,000 square foot cultural space. A management program and funding plan for the cultural space will need to be developed to ensure its long-term viability. The Development Team is currently in discussions with the Zimmer Children’s Museum but further discussion points include assurances that the cultural space remains viable and self-sufficient.

Ground Floor Activation: Ground floor neighborhood serving retail to activate 4th Street, 5th Street and Arizona Avenue plaza including a marketplace for smaller, unique vendors.

Affordable Housing: 48 units affordable to 50% income households. The

Developer is partnering with Community Corporation of Santa Monica to manage the units.

Parking and Circulation: Approximately 535 public parking spaces to be operated

by the Developer. Additional spaces may be made available to the public if not used by project tenants. The project plans show space for a bicycle center that may provide bike valet and services to be determined.

Exceptional Architecture and Sustainable Design: Iconic architecture with

proposal for LEED Gold Certification and project elements to align with Sustainable City Plan.

Public Access to Views: Publicly accessible upper floor terraces and a roof-top

deck will be open to the public.

Flexible Development Approach: Design ensures long-term flexibility of use. The Ground Lease would specify permitted uses in the project.

Fiscal Impacts: The annual ground lease is estimated to start at approximately

$1.3 million with annual tax revenue estimated at approximately $6 million. In addition to the public objectives articulated by the City Council, staff would recommend that additional contributions towards historic preservation initiatives and an augmented Transportation Impact Fee be negotiated as part of the Development Agreement. It is anticipated that the amount and nature of affordable housing, cultural space, and public space programming would exceed the contributions that would have

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otherwise been negotiated for childcare, cultural arts, affordable housing, and parks and recreation. LUCE and Draft Downtown Specific Plan Consistency The project is located within the LUCE Downtown Core designation, which defers to the 1984 General Plan and Bayside Specific Plan until the preparation of a Downtown Specific Plan. The Draft DSP was released for public review in February 2014 and the project is analyzed in comparison to the proposed development standards of the Draft DSP. The western portion of the project is located in the Downtown Core designation and the eastern portion of the project is located in the Core Neighborhood Transition designation of the Draft DSP. It is anticipated that the project and public review of the Draft DSP would proceed concurrently and as a result, staff recommends that the Draft DSP inform the project’s development during the review process. The project will be consistent with the general plan in effect at the time the project is formally considered by City Council. Based on an initial review of the project’s basic development standards, the project is inconsistent with the Draft DSP in the following areas as detailed in the Project Compliance Table provided in Attachment C. Building Height The portion of the project east of 4th Court alley is designated Core Neighborhood Transition in the Draft DSP with a maximum height of 76 feet. The portion of the project west of 4th Court alley is designated Downtown Core with a maximum height of 84 feet. The proposed project is 148 feet and therefore, does not comply with the Draft DSP. At the June 10, 2014 meeting, Council gave direction to proceed with the 148-foot high scenario as the project to be studied as part of the public process with direction to also study other height scenarios. As proposed, the project would require a general plan amendment for building height. Maximum Floor Plate Ratios The Core Neighborhood Transition portion of the project would need to have a maximum floor plate ratio of 80% of the ground floor at Floor 3, 70% at Floor 4, and 50% at Floor 5 and above. In the Downtown Core portion of the project, the project would need to have a maximum floor plate ratio of 80% of the ground floor at Floor 4, 70% at Floor 5, and 50% at Floor 6. The project has a ground floor plate of 70,500 sf.

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Table 4: Required and Proposed Maximum Floor Plate Ratios

Floor Gross SF

Core Ngbhd Transition

Maximum Floor Plate Ratio (%)

Downtown Core Maximum Floor Plate Ratio (%)

% of Ground

Floor Complies?

Floor 3 57,900 80 -- 82 No

Floor 4 57,900 70 80 82 No

Floor 5 26,700 50 70 38 Yes Floor 6 26,700 50 50 38 Yes Floor 7 26,700 50 50 38 Yes Floor 7A 11,600 50 50 16 Yes Floor 8 25,900 50 50 37 Yes Floor 9 25,900 50 50 37 Yes Floor 10 25,900 50 50 37 Yes Floor 11 25,900 50 50 37 Yes Floor 12 25,900 50 50 37 Yes

The project complies with the maximum floor plate ratio standard for each designation with the exception of the 3rd and 4th floors which exceed the maximum floor plate ratio by 2% and 12%. However, the innovative design and significant building setback and stepbacks serve to reduce the perceived mass of the building from the ground level surrounding the project site and are likely appropriate trade-offs for this minor exceedance of the Draft DSP development standard. Alternative Actions In addition to the recommended action, the Planning Commission could consider the following with respect to the project: A1. Continue discussion for analysis of additional options with agreement from the

applicant. Conclusion The Planning Commission’s recommendations regarding the appropriateness of the applicant’s proposal, potential community benefits, and project requirements will assist staff in initiating the Development Agreement negotiation and review process. Prepared by: Jing Yeo, Acting Principal Planner Attachments A. Public Notification B. Community Meeting Summary C. Development Standards Comparison D. Applicant’s Sustainability Proposal E. Applicant’s Conceptual Plans

14 Attachment A Public Notification Information

NOTICE OF A PUBLIC HEARING BEFORE THE SANTA MONICA PLANNING COMMISSION

SUBJECT: 14DEV003

1301 4th St APPLICANT: Metropolitan Pacific Capital PROPERTY OWNER: City of Santa Monica

A public hearing will be held by the Planning Commission to consider the following request: A discussion of concept plans for a proposed Development Agreement 14DEV-003 for a 12-story (148 feet), 420,000 square foot mixed-use development consisting of up to 225 hotel rooms, up to 220,000 square feet of office space, up to 40,000 square feet of retail space, 48 affordable residential units, approximately 12,000 square feet of cultural space with an approximately 4,800 square-foot mezzanine, approximately 51,000 square feet of public open space, and approximately 1,100 parking spaces within a four-level subterranean parking garage.

DATE/TIME: WEDNESDAY, JUNE 3, 2015, AT 7:00 PM

LOCATION: City Council Chambers, Second Floor Santa Monica City Hall

1685 Main Street, Santa Monica, California HOW TO COMMENT The City of Santa Monica encourages public comment. You may comment at the Planning Commission public hearing, or by writing a letter. Written information will be given to the Planning Commission at the meeting. Address your letters to: Jing Yeo, Acting Principal Planner Re: 14DEV003 City Planning Division 1685 Main Street, Room 212 Santa Monica, CA 90401 MORE INFORMATION If you want more information about this project or wish to review the project file, please contact Jing Yeo at (310) 458-8341, or by e-mail at <email>@SMGOV.NET. The Zoning Ordinance is available at the Planning Counter during business hours and on the City’s web site at www.santa-monica.org. The meeting facility is wheelchair accessible. For disability-related accommodations, please contact (310) 458-8341 or (310) 458-8696 TTY at least 72 hours in advance. Every attempt will made to provide the requested accommodation. All written materials are available in alternate format upon request. Santa Monica Big Blue Bus Lines numbered 1, 2, 3, 5, 7, 8, 9, and 10 serve City Hall. Pursuant to California Government Code Section 65009(b), if this matter is subsequently challenged in Court, the challenge may be limited to only those issues raised at the public hearing described in this notice, or in written correspondence delivered to the City of Santa Monica at, or prior to, the public hearing.

15 Attachment A Public Notification Information

ESPAÑOL Esto es una noticia de una audiencia pública para revisar applicaciónes proponiendo desarrollo en Santa Monica. Si deseas más información, favor de llamar a Carmen Gutierrez en la División de Planificación al número (310) 458-8341. APPROVED AS TO FORM: ___________________________ Amanda Schachter Planning Manager

16 Attachment B Community Meeting Summary

ATTACHMENT B

COMMUNITY MEETING SUMMARY









25 Attachment C Development Standards Project Compliance Table

ATTACHMENT C

Development Standards Project Compliance Table

Development Standard

1984 LUCE / BSC3 & C3C

Draft DSP [Downtown Core

(DC)& Core Neighborhood

Transition (CNT)]

Proposed Project Compliance

Height/Stories

1984 LUCE: 84’ / 6 stories

BSC3: 56’ / 4

stories

C3C: 76’ / 6 stories

DC: 84’

CNT: 76’ 148’ / 12 stories No

FAR

1984 LUCE: 3.0

BSC3: 3.0

C3C: 2.5

DC: 4.0

CNT: 3.75 3.75 No

Ground Floor Commercial Sq Ft

N/A N/A 42,200 sf of

ground floor retail Yes

Commercial Ground Floor Frontage / Commercial Space Depth

N/A

DC: 60% of frontage/75’ depth

CNT: 60% of

frontage/50’ depth

Commercial frontage:

approximately 50-100%

Commercial space depth:

approximately 90’

Yes

Ground Floor to Floor Height

N/A 18 feet 18 feet Yes

Floor-to-Ceiling Height

N/A 8 feet 8-12 feet Yes

Floor Plate Ratios N/A See Table 4 of

staff report See Table 4 of

staff report Yes*

Building Frontage Line: Widened Sidewalk

N/A 15 feet 18-20 feet Yes

Open Space N/A 30% of lot area (20% at grade,

10% above grade)

38,200 sf at grade; 13,500 sf at Floor

2 Yes

Private Deck Sq Ft Average

N/A N/A

Residential units will have private open space or

common courtyard

Yes

LEED Certification N/A LEED Gold or Cal Green Tier 2 green building standards

LEED Gold Yes

*Indicates compliance with one standard but not another due to split land use designation/zone

26 Attachment D Applicant’s Sustainability Proposal

ATTACHMENT D

APPLICANT’S SUSTAINABILITY PROPOSAL

SMP | 04-23-2015

SUSTAINABILITY

AGENDA

SMP | 04-23-2015

The Plaza at Santa Monica | Sustainability goals and objectives

vision: high efficiency integrated design that responds to its environment objectives: • Alignment with the City of Santa Monica Sustainability

Plan • LEED Gold • 20% energy improvement over title 24 • 24% reduction in indoor water use • 30% reduction in wastewater generation • 90% construction waste reduction • A solar PV system (grid connected)

SMP | 04-23-2015


sustainable city plan:

SMP | 04-23-2015


resource conservation:

Indicator City of Santa Monica Target for 2020

The Plaza at Santa Monica Strategies

solid

was

te

• Generation • Landfilled • Diversion

• Do not exceed year 2000 levels • Reduce per capita generation to 2.4

lbs/person/day • Achieve 85% diversion rate

The development will incorporate a “whole of life” materials strategy, a section of which will address operational waste diversion through the provision of recycling receptacles as well as storage within the building for separated recyclables. The materials strategy will also outline how the owner will work with vendors to reduce packaging used within the development to reduce the overall generation of waste per capita.

wat

er u

se

• Total citywide use (Self Sufficiency) • Total citywide use (Per Capita) • Percent local vs. imported • Potable vs. non-potable

• Reduce water demand by 1,300,000 gallons per day (GPD)

• Reduce per capita use to 123 gallons per capita per day (GPCD) (500,000 GPD)

• Increase to 100% local • Upward trend in non-potable use

A grey water system will recycle grey water on site to fulfill the demand for toilet flushing within the building, as well as a proportion of the hotel laundry demand. In addition, high efficiency fixtures and fittings, as well as a low water use landscape and irrigation system will be included to reduce overall water demand.

ener

gy u

se

• Total municipal use • Total citywide use • Efficiency • Efficiency

• Reduce use 10% • Reduce use 10% • Demonstrate incremental progress

towards achieving reduction in energy use intensity

• Increase efficiency in existing buildings to achieve reductions of 1 million kWh annually

The development is targeted to not only meet the Santa Monica requirement of a 15% improvement over Title 24, but to better this by a further 5%. This would result in an increase in efficiency that would reduce average EUI in the City of Santa Monica.

SMP | 04-23-2015


resource conservation:



ren

ewab

le e

ner

gy u

se • Total use

• Total use from clean distributed generation in Santa Monica

• At least 50% of all electricity should come from renewable sources

• Total use from clean distributed generation in SM- Install 7.5MW of solar citywide

• Total use from clean distributed generation in SM – Install 1 MW of solar on city operated facilities

Approximately 10,000 sq. ft. of PV will be installed on the roof and shade structures within the development at an approximate total of 100kWp capacity. In addition, the feasibility of high efficiency on site energy generation such as a 200kW micro turbine will be investigated, with the potential to produce energy on site, and reuse waste heat for pool heating and building conditioning.

gree

n c

on

stru

ctio

n

• New Construction • O&M • Residential • Non-Residential

• 100% of new municipal buildings achieving LEED GOLD certification

• Demonstrate 100% of existing municipal buildings achieving LEED GOLD certification

• Demonstrate incremental increase in the percentage of residential buildings achieving energy efficiency and green construction certifications

• Demonstrate incremental increase in the percentage of non-residential buildings achieving energy efficiency and green construction certifications

The development is currently targeting a LEED v2009 Gold rating, in line with the requirements of the City Plan for new municipal buildings, and above the minimum rating of SILVER required by the Santa Monica Municipal Code

solid

w

ast

e

SMP | 04-23-2015


environmental & public health:



Air

Qu

alit

y • # Days ambient air quality standards exceeded

• Zero days ambient air quality standards exceeded

The development’s unique design provides for a significant amount of green area on site. This aids in increasing the air quality locally as well as in the City as a whole.

Re

sid

en

tial

H

ou

seh

old

H

azar

do

us

Was

te • Total volume collected

• Number and percent of households participating

• Cumulative number of participants

• No target • Number and percent of households

participating- Upward trend • Cumulative number of participants - 50%

cumulative participation

The development will provide a facility that assists in the disposal of hazardous waste from all of the residential units.

Urb

an R

un

off

R

edu

ctio

n • Effective impervious area

• Total acreage treated • Gallons polluted runoff treated

• Annual reduction • Annual increase • Annual increase

The provision of extensive green area within the development will increase the overall impervious area within the City. Passive and landscape strategies will treat runoff for reuse on site.

Fres

h, L

oca

l, O

rgan

ic P

rod

uce

• Percent of fresh, local, organic produce served at city facilities

• Percent fresh, local, organic produce served at community institutions: (SMMUSD,

SMC, Hospitals) • Sustainable food commitment

• 15% of total • 15% of total • 100% of City food purchases comply

with Santa Monica Sustainable Food Commitment

The development will include a local, sustainable, organic garden on one or more of the outdoor decks that will serve the restaurants within the development, and can also be used as a teaching garden for the local community.

SMP | 04-23-2015

The Plaza @ Santa Monica | Sustainability goals and objectives

environmental & public health:



Farm

ers

Mar

ket

• Total sales • Percent organic • Percent low chemical • Percent conventional

• Annual increase • Annual increase • Annual increase • No target

An artisanal food marketplace with local vendors is a main feature of the retail portion of the development. The marketplace will be integrated programmatically with the downtown Santa Monica Framer’s Market.

Foo

d

Ch

oic

es • Residential reduction in meat

and dairy consumption • 15% reduction The owner with work with vendors and

restaurateurs within the development to encourage provision of non-meat and non-dairy food options.

SMP | 04-23-2015


transportation:



INTR

OD

UC

TIO

N

Vehicle trip reduction and the use of alternative modes of transportation are inherent in the design of the project. Additionally, an extensive Transport Demand Management plan will be included with the development. Combined, they will address each of the transportation goals within the city plan. The projects transportation strategies are listed below. 1. Bicycle Facilities - Extensive bicycle facilities are an integral part of the projects design including:

i. Bicycle parking for occupants and visitors ii. Space for a Breeze bike share station iii. A bike center with showers and lockers

2. Transit Options - The project is strategically located in the heart of DTSM within easy walking distance of the Expo line and major bus lines.

3. Transportation Demand Management TDM - A project wide TDM will incentivize the reduction of Average Vehicle Ridership (AVR) and the use of

alternative modes of transportation for all occupants of the development including employers with less than 50 employees.

4. Pedestrian Improvements - Pedestrian travel will be improved dramatically by improving the pedestrian experience with significant pedestrian oriented design elements including:

i. widened sidewalks ii. activated street facades iii. street furniture, landscaping and other streetscape improvements iv. pedestrian passageways and linkages through the development site v. pocket parks adjacent to the pedestrian way

5. Car Share - Dedicated parking spaces for car share 6. Electric Vehicles - Electric Charging Stations/Fast Charge Station 7. Fleet Vehicles - The use of electric fleet vehicles for maintenance and hotel

SMP | 04-23-2015


transportation:



Mo

dal

sp

lit

• Number of trips by type, citywide • Average vehicle ridership

(AVR) of Santa Monica businesses with more than 50 employees

• Pedestrian travel volumes • Bike traffic volumes

• An upward trend in the use of sustainable (bus, bike, pedestrian, rail) modes of transportation - Drive alone max: 60%, Bike + Walk + Transit minimum: 25%, Bike + Walk: 15%

• 2 for Santa Monica businesses with more than 50 employees

• Annual increase • Annual increase

1. Bicycles Facilities, 2. Transit Options, 3. TDM

VM

T

• Total • Total per capita

• Downward trend • Downward trend

1. Bicycles Facilities, 2. Transit Options, 3. TDM

Res

iden

tial

; U

se o

f Su

st.

Tran

spo

rt • Percent of residents who have

intentionally not used their car but have instead used a sustainable mode of transportation in the past month

• Upward trend 1. Bicycles Facilities, 2. Transit Options, 3. TDM

Suff

icie

ncy

of

tran

spo

rt

op

tio

ns • Percent of households with high

quality transit service within ½ and ¼ mile

• 100% of households within ½ mile 2. Transit Options

Ped

estr

ian

Fa

cilit

ies

• Complete sidewalks • Public/private pathways • Crosswalk enhancements • Signal Timing enhancements

• Annual increase 4. Pedestrian Improvements

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transportation:



Bik

e fa

cilit

ies • Percent of bike network completed

• Total miles of bike lanes and paths installed or upgraded

• Total Bikeshare usage • Number of bikes parked by bike valet

• 100% • Annual increase • Annual increase • Annual increase

1. Bicycle Facilities

Veh

icle

Use

• Total number of automobiles maintained per person

• Percent of total automobiles that are qualified ZEV/PZEV or better

• Total Carshare usage

• 10% reduction • Annual percentage increase • Annual increase

2. Transit Options

Tran

sit

serv

ices

• Annual ridership on Santa Monica Big Blue Bus (BBB)

• Percent of residents who have ridden the BBB in the past year

• Annual ridership on MTA routes originating in Santa Monica

• Annual Expo light rail ridership

• Annual increase • Annual increase • Annual increase • Annual increase

2. Transit Options, 3. TDM 2. Transit Options, 3. TDM 2. Transit Options, 3. TDM 2. Transit Options, 3. TDM

Alt

ern

ativ

e

Fuel

ed

V

eh

icle

s

• Percent of the city fleet vehicles using alternative fuels

• 80% of fleet 3. TDM

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transportation:



Trav

el V

olu

mes

• Auto corridor travel times • Peak Hour Trips • Signal Timing • Bus travel time

• No increase • No net new PM trips • 100% completion • No increase

1. Bicycles Facilities, 2. Transit Options, 3. TDM 1. Bicycles Facilities, 2. Transit Options, 3. TDM 2. Transit Options, 3. TDM 4. Pedestrian Improvements

Stre

et S

afet

y • Number of collisions o Vehicle-Vehicle o Vehicle-Pedestrian o Vehicle-Bicyclist o Bicyclist-Pedestrian o Bicyclist-Bicyclist

• Downward trend

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sustainable local economy:



Co

st o

f Li

vin

g

• Median household income in relation to cost of living

• Median household income in relation to living wage standard

• Percent of tenants rent-burdened

• No target • 90% of median household incomes

meet or exceed the living wage standard

The hotel portion of the development will be a union hotel providing well-paying union jobs and benefits. The project will be built with union labor providing a significant number of high paying union construction jobs.

Eco

no

mic

H

ealt

h • Number of businesses

• Number of employees • Annual payroll

• No net loss • No net loss • Increasing trend

The retail, commercial, and hotel elements of the program facilitate an increase in businesses and employees within the City.

Res

ou

rce

Effi

cien

cy o

f Lo

cal B

usi

nes

s

• Ratio of energy use to total economic activity by business sector

• Ratio of total water use to total economic activity by business sector

• Downward trend • Downward trend

The extensive energy efficiency and water efficiency strategies detailed earlier in this submission combined with the retail, commercial, and hotel elements of the program will result in a reduction in the ratio of energy use and water to economic activity.

SMP | 04-23-2015


housing:



Pro

du

ctio

n o

f A

ffo

rdab

le H

ou

sin

g • Number of new housing units produced in Santa Monica affordable to: o Very low income households o Low income households o Moderate o Market rate

• Number of new housing units produced in Santa Monica affordable to: o At least 428 o At least 263 o At least 283 o At least 700

48 new affordable housing units are currently included as part of this development. The units will be available to very low income households.

Dis

t. O

f A

ffo

rdab

le

Ho

usi

ng

• Distribution of low income housing by neighborhood

• No target The new affordable housing units will be located in a mixed use development in Downtown Santa Monica, improving the distribution of low income housing throughout the City.

Aff

ord

able

Ho

usi

ng

for

Spec

ial N

eed

s

• Number of new or rehabilitated affordable housing units for families, seniors, the disabled and other special needs groups as a percentage of all new or rehabilitated affordable housing development

• Upward trend A proportion of the affordable housing within the development will be designed to address the requirements for disabled occupants.

SMP | 04-23-2015


housing:



Pro

du

ctio

n o

f “L

ivab

le”

Ho

usi

ng • Percent of new units within ¼

mile of: o Transit stop o Open space o Grocery store

• Upward trend All of the new affordable housing units are within a quarter mile of numerous transit stops. Multiple plazas, pocket parks, and open spaces within the development will be available to the project’s housing occupants. A grocery store is within 1 ½ blocks of the site.

Pro

du

ctio

n o

f G

reen

H

ou

sin

g

Percent of new and substantially-rehabilitated housing that achieves LEED certification at LEED Silver or higher

• Upward trend The development is currently targeting a LEED v2009 Gold rating, which is above the minimum target of a SILVER rating.

community education and civic participation:



Par

tici

pat

ion

in

Nei

ghb

orh

oo

d

Org

aniz

atio

ns

• Percent of Santa Monica residents that are represented by an active neighborhood organizations

• Upward trend An initiative of the open space programming for the development will be to support and host neighborhood organizations, promoting wider participation w9ithin these organizations.

SMP | 04-23-2015


human dignity:



Res

iden

ts’

Per

cep

tio

n o

f Sa

fety

• Percent of Santa Monica residents who are satisfied with city efforts to reduce crime and protect public safety

• Upward trend The site design, pedestrian engagement, and created access are intended to not only improve the perception of safety, but create a safer environment for the occupants, visitors, and neighboring developments.

arts and culture:



Sup

po

rt f

or

the

Art

s

• Financial support for city arts grants • Charitable giving in the arts • Square footage of city property

leased for cultural uses at below market rates

• Annual Increase (blended) The development includes numerous performance spaces, exhibition areas, pocket parks, and public open space. Programming in these spaces will be supported by an $850,000 annual programming budget that will be professionally managed in conjunction with the City’s Department of Cultural Affairs, DTSM Inc. and local stakeholders. The project also includes a 12,000 SF children’s museum that will provide programs to all of Santa Monica.

27 Attachment E Project Concept Plans

ATTACHMENT E

PROJECT CONCEPT PLANS

Planning Commission Report · 6/3/2015 · A mix of uses such as retail, cultural, office, hotel, and residential, Exceptional architecture and sustainable design, Public access

Documents