Santa Monica, California
Council Meeting: January 9, 1996
TO: Mayor and City Council
FROM: City Staff
SUBJECT: Recommendation to Adopt a Resolution Certifying the
Final Environmental Impact Report on the Bayside
District Specific Plan and Alternative Roadway
Configurations; Adopt a Resolution Making Findings and
Adopting a Statement of Overriding Consideration; Adopt
a Resolution Adopting the Bayside District Specific
Plan; Introduce for First Reading an Ordinance Amending
the Official Districting Map to Create the Bayside
Commercial District; Introduce for First Reading an
Ordinance Amending Section IX of the Santa Monica
Municipal Code to Add a Definition for Billiard Parlors
to the Definition Section, Amend the C3-C Section,
Establish Standards for the Bayside Commercial District
and Amend the Section of the Sign Code Related to the
Bayside District Specific Plan Area; Authorize the City
Manager to Negotiate and Execute a Contract with Roma
Design Group to Prepare the Downtown Urban Design Plan;
and Select Three Councilmembers for the Downtown Urban
Design Plan Advisory Committee.
INTRODUCTION
This report recommends that the City Council review the Bayside
District Final Environmental Impact Report (FEIR) and adopt a
resolution certifying the FEIR, adopt a Statement of Findings and
Overriding Considerations for impacts related to traffic and air
quality, adopt a resolution adopting the Bayside District
Specific Plan, introduce for first reading an ordinance amending
the Official Districting Map to create the Bayside Commercial
(BSC) District, introduce for first reading an ordinance amending
Section IX of the Santa Monica Municipal Code to add a definition
for billiard parlors, amend the C3-C section, establish standards
for the BSC District and amend the section of the sign code
related to the Bayside District Specific Plan area, authorize the
City Manager to negotiate and execute a contract with Roma Design
Group to prepare the Downtown Urban Design Plan and select three
Councilmembers for the Downtown Urban Design Plan Advisory
Committee.
BACKGROUND
Third Street Mall Specific Plan
The existing Third Street Mall Specific Plan was adopted by the
City Council in 1986. The policies of the Third Street Mall
Specific Plan were intended to enhance economic activity in Santa
Monica's downtown core by encouraging specified land uses such as
entertainment establishments and restaurants, with a particular
emphasis on creating an environment that would be a center for
both daytime and nighttime activity.
Since the Specific Plan adoption, the Mall has been transformed
from a declining area virtually uninhabited during the evening
hours, into a vital, pedestrian intensive center of activity.
The addition of seventeen movie theater screens, numerous eating
and entertainment establishments, new retail uses and increased
office development in the area have been factors in the
revitalization. In addition, the Mall public space was
redesigned, and after improvements were complete in 1989, the
Mall was renamed the Third Street Promenade. Since its
reopening, the Promenade has received national recognition as a
successful urban business and entertainment environment.
Purpose of the Plan Update
As part of City Council review of a Development Review
application, the City Council reviewed an application for a Text
Amendment to the Third Street Mall Specific Plan to add a policy
which would have allowed buildings located in the Anchor Use
Overlay Zone to be constructed to a height of six stories, 84'
with a floor area ratio of 3.5 if the fifth and sixth floors were
devoted exclusively to residential uses and all inclusionary
units and residential parking were provided on site. In
reviewing the Text Amendment application, Council expressed
general support for the concept of allowing a height bonus for
residential uses in development projects. However, Council
concluded that rather than approve an amendment that would apply
only to a few parcels within the Specific Plan area, it would be
more appropriate to prepare a comprehensive update of the Third
Street Mall Specific Plan.
One of the main differences between the 1986 Third Street Mall
Specific Plan and the draft Bayside District Specific Plan ("the
Plan") is the increase in the boundaries of the Plan area to
include additional areas peripheral to the Promenade. As
proposed, the boundaries would be expanded to include the west
side of Second Street and the east side of Fourth Street, thus
making the Plan area boundaries consistent with the existing
downtown parking assessment district boundaries. In addition,
the Plan contains policies intended to maintain existing uses and
activity levels, increase housing opportunities in the downtown,
encourage retail growth, and manage the number and types of food
and alcohol outlets within the area. The Plan focuses on uses
that will generate pedestrian activity on Second and Fourth
Streets, as well as the cross streets of Wilshire Boulevard,
Arizona Avenue, Santa Monica Boulevard and Broadway. To
accomplish this, the Plan emphasizes the need for additional
retail services and provides incentives for the development of
housing within the Plan area and for the provision of passageway
links from the public parking structures to the Promenade.
Public Process
As part of the Plan update, staff has held a series of meetings
with City Council, the Planning Commission, the Bayside District
Board of Directors and the Community to describe the proposed
plan, receive comments and respond to questions. A list of these
meetings is contained in Attachment A.
ANALYSIS
DEVELOPMENT STANDARDS
In September of 1992 the City Council approved the Draft Bayside
District Specific Plan, which contained development standards and
permitted uses for the Bayside District, and directed staff to
prepare an Environmental Impact Report on the proposed standards.
The Environmental Impact Report, prepared by Michael Brandman and
Associates, analyzes the impact of the proposed standards on the
study area. As proposed, the area included in the Plan would be
rezoned to create the BSC District. The BSC standards would
become part of the Zoning Ordinance and the Bayside District
Specific Plan would be used as a policy document.
As indicated on the Bayside District Map (Attachment B), the BSC
zoning standards would divide the subject area into four sub-
areas with one overlay zone. The development standards would be
as follows:
BSC -1 - Promenade Fronting Parcels
Height: 4 Stories/56 feet
FAR: 3.0
BSC - 2 - Parcels Fronting on the West Side of 4th Street
and the East Side of 2nd Street
Height: 4 Stories/56'
84' if top two floors are used
exclusively for residential
FAR: 3.0
3.5 if top two floors are used exclusively for
residential
BSC - 3 - Parcels Fronting on the East Side of 4th Street
Height: 4 Stories/56'
84' if top two floors are used
exclusively for residential
FAR: 2.5
3.5 if top two floors are used exclusively for
residential
BSC - 4 - Parcels Fronting on the West Side of Second
Street
Height: 3 Stories/45'
FAR: 2.0
Passageway Overlay Zone
Height: 6 Stories/84' if passageway is provided and top
two floors are used exclusively for residential
FAR: 3.5 if passageway is provided and top two floors
are used exclusively for residential
The proposed standards outlined above are consistent with the
project reviewed in the FEIR, with the exception of the floor
area ratio standards for the east side of Fourth Street, which is
currently zoned C3-C. When the draft Plan was approved in
concept by City Council in 1992, the Plan included a 3.0 FAR for
the east side of Fourth Street, which was consistent with the
existing zoning for that area. However, since that time, the
Council has adopted new standards for the C3-C District which
reduce the FAR for commercial projects to a 2.5 FAR. Therefore,
staff is recommending that commercial projects on the east side
Fourth Street be limited to four stories with a 2.5 FAR and six
stories with a 3.5 FAR if the fifth and sixth floors are devoted
exclusively to residential uses.
Comparison of Buildout Potential Between Third Street Mall
Specific Plan and Bayside District Specific Plan
The overall development potential of the nine block area of the
Bayside District Specific Plan at buildout is similar to the
development potential of the nine block area under existing
zoning and the Third Street Mall Specific Plan. The following
chart compares the potential square footage of each use under
existing zoning at buildout and under the proposed Plan at
buildout. Both sets of numbers are for the expanded nine block
area, including the east side of Fourth Street and the west side
of Second Street.
(The chart is not available on PEN).
As indicated in the chart, total buildout of the Bayside District
Specific Plan would be slightly more (2% or 101,643 square feet)
than buildout under existing zoning standards. This 2% increase
in square footage is attributable to the fact that even though
office square footage at buildout under the proposed Plan will be
9% less than that at buildout under existing zoning, there would
be a slight increase in retail and institutional uses at buildout
under the proposed Plan compared to existing zoning for the nine
block area and more than double the amount of square footage
devoted to residential use, which is consistent with one of the
goals of the Plan to provide more opportunities for mixed use and
residential development in the downtown.
While buildout under either scenario would result in a large
increase in square footage in the area, it is important to
recognize that these numbers represent total buildout, which
would only occur if every property in the district were developed
to the maximum allowable FAR. In recent years, several new
buildings in the downtown area have been developed below the
maximum allowable FAR. Furthermore, several older, one and two
story buildings have recently been seismically retrofitted and
are now occupied by new restaurants and retail stores.
Therefore, the likelihood of every parcel being developed to its
maximum allowable FAR is slight.
The BSC district development standards also contain additional
stepback and pedestrian related requirements. Additionally, the
standards state that there shall be no limit on the number of
stories of any hotel, detached parking structure, or structure
containing at least one floor of residential use, so long as the
height does not exceed the maximum number of feet permitted, and
that floor area devoted to residential uses shall be discounted
by fifty percent for purposes of the floor area ratio
calculation.
Planning Commission Recommendations on Development Standards
At the Planning Commission meeting on May 24, 1995 the Commission
approved a final motion recommending certification of the FEIR,
adoption of a Statement of Overriding Consideration and approval
of new standards for the BSC District. In recommending approval
of the Plan, the Commission supported the development standards
as contained in the Plan with the following modifications:
Passageway Overlay Zone
o The Planning Commission approved a motion to
allow seven stories in Passageway Overlay
Zones when a passageway is provided, with the
extra three stories to be one of office and
two of residential and residential square
footage to be counted at .25 (FAR). However,
if the City provides funding for housing, no
height or FAR bonus shall be provided.
Staff's recommendation as reflected in the Draft Plan is a
maximum height of 84' in the Passageway Overlay Zone when a
passageway is provided, with the requirement that the top two
floors be devoted to residential uses. As previously stated,
there would be no limit on the number of stories in any project
in the district when at least one floor of residential use is
provided, as long the overall height of the building does not
exceed the maximum permitted height limit. Therefore, since the
Planning Commission recommendation did not involve increasing the
overall height of the buildings, it is consistent with staff's
recommendation. The Planning Commission also recommended that
the residential square footage of a project be counted at .25
(FAR). Due to the fact that the FEIR did not consider the
impacts of counting residential square footage at .25, additional
environmental analysis would be required. Additionally, the
Planning Commission is recommending that when the City provides
funding for a project, no height or FAR bonus shall be provided.
Staff feels that such projects should not be excluded from height
and FAR bonuses, since the projects would be providing housing in
the downtown area, which is one of the objectives of the Bayside
Specific Plan.
West Side of Second Street
o The Planning Commission approved a motion for
five stories on the west side of Second
Street with the two top floors devoted
exclusively to residential.
The Planning Commission approved the motion to allow five stories
for projects with residential on the top two floors on the west
side of Second Street because they felt that Second Street
offered one of the best opportunities for residential development
in the downtown area. Furthermore, the Commission felt that the
many existing tall and mid-rise buildings on Ocean Avenue and
Second Street already impacted on ocean views and breezes.
Staff's recommendation as reflected in the Draft Plan is three
stories, 2.0 FAR on the west side of Second Street with no height
bonus for residential. Limiting the building height to three
stories is intended to protect the ocean views and breezes in the
downtown area and to prevent a "canyon effect" from occurring on
Second Street with tall buildings on both sides of the street.
Additionally, while there are currently a number of tall
buildings on Ocean Avenue, staff feels that a three story height
limit on the west side of Second Street will help establish a
building height profile for the City which has predominantly low-
rise buildings close to the ocean and taller buildings in the
core of downtown. Therefore, the proposed plan does not include
the Planning Commission recommendation to allow five stories on
the west side of Second Street.
West Side of Fourth Street and East Side of Second Street
o The Planning Commission approved a motion to
provide a one story height bonus on the west
side of Fourth Street and the east side of
Second Street for projects that provide a
passageway from the alley to Second or Fourth
Streets, provided the passageway is not
within fifty feet of a cross street
(Wilshire, Arizona, Santa Monica and
Broadway).
The Planning Commission recommended a bonus for passageways from
Second and Fourth Streets in order to encourage linkages and
promote activity between the Promenade and Second and Fourth
Streets, as well as in the rear alleys.
The Bayside District Specific Plan does not include any provision
for passageways from the alleys to Second or Fourth Streets.
Since the recommended standards for these areas include six story
buildings, to allow an additional story (without the requirement
that the top two floors be devoted to residential use) could
result in five story commercial buildings. Since the FEIR for
the project did not consider the impacts of commercial buildings
over four stories, approval of standards that would allow five
story commercial buildings would require additional environmental
analysis.
Additionally, passageways are encouraged on the Promenade in
order to directly link the Promenade to the parking structures.
A passageway between Second Street or Fourth Street and the rear
alley is not necessary to provide access to the parking
structures since the structures front on both Second and Fourth
Streets. Furthermore, such passageways could have a negative
impact in relationship the Plan objective which is to encourage
pedestrian activity on the cross streets of Wilshire Boulevard,
Arizona Avenue, Santa Monica Boulevard and Broadway, by pulling
pedestrians away from these streets.
Public Comments on Development Standards
At the Community Meeting in October, 1994 some members of the
public expressed concern about the amount of development that
would be allowed under the proposed Plan. Even though the
proposed Plan only represents a 2% increase in the amount of
square footage that could be built as compared to the existing
Plan, they felt that perhaps development standards should be
decreased by up to half of what is currently allowed. The
project being considered is based on the Draft Bayside District
Plan approved in concept by City Council in September of 1992,
and it has been the policy of the City Council that while
development standards have been reduced in other areas of the
City, development standards be maintained in the downtown area in
order to intensify the concentration of uses and services, and
create a viable pedestrian core.
Throughout the public process for the Bayside Specific Plan,
varying opinions have been expressed regarding the inclusion of
residential uses in the downtown. Some members of the public
have stated that residential and commercial uses were inherently
incompatible. Others viewed increasing housing opportunities in
the City as a top priority. In general, it was felt that
standards should be developed to protect residential uses from
the impact of the District's more noise intensive uses such as
entertainment venues and restaurants.
The proposed plan addresses the potential conflict of noise
intensive uses and residential uses by concentrating new
residential units on Second and Fourth Streets, away from the
Promenade. Furthermore, the proposed development standards
require that buildings be stepped back on the upper floors, where
residential uses are likely to be located.
USES
The list of permitted and conditionally permitted uses for the
BSC District are generally the same as those uses currently
allowed for the subject area. However, issues regarding certain
specific uses have been raised since the City Council approval of
the Draft Specific Plan in 1992. Each of these uses are
discussed in detail below.
Virtual Reality and Motion Simulator Theaters
In October, 1992 the City Council denied a Conditional Use Permit
application for a Virtual Reality facility at 1350 Third Street
Promenade. In denying the application, the Council expressed
concern about "arcade type" entertainment uses and stated that
such uses would be more appropriately located on the Santa Monica
Pier. In conjunction with the interim ordinance adopted by City
Council limiting the number of food serving establishments and
alcohol outlets, the Council also prohibited game arcades in the
Bayside District. The Council stated that the issue of virtual
reality facilities should be decided in conjunction with the
adoption of the Bayside District Specific Plan.
Planning Commission Recommendation on Virtual Reality and Motion
Simulator Theaters
o The Planning Commission approved a motion to
allow up to two Virtual Reality facilities,
subject to the approval of a CUP.
o The Planning Commission agreed to leave
motion simulator theaters as a prohibited use
(no Commission motion-no action).
When the Planning Commission reviewed the Bayside District
Specific Plan, one Commissioner suggested that staff establish a
definition for virtual reality facilities, and that if the
definition was specific enough to prohibit game arcades, virtual
reality facilities may be allowed as a conditionally permitted
use. Staff has contacted the City of Pasadena, which recently
approved a virtual reality facility in the Old Pasadena area, and
has also worked with a virtual reality facility operator to
establish criteria for the facilities. Several characteristics
of the virtual reality facilities distinguish them from typical
game arcades. These include the following:
o In virtual reality facilities, there are no coin-
operated machines.
o In virtual reality facilities, there is a high
ratio of employees to machines, with an average of six
employees for a 24 game facility. A typical video
arcade may have as many as 75-100 games with one or two
employees.
o In virtual reality facilities, the game area is
less than 50% of the total square footage of the
facility.
Staff concurs with the Planning Commission recommendation to
allow up to two Virtual Reality facilities in the BSC District,
subject to the approval of a CUP. Staff is recommending that a
CUP be required in order to provide control over the location of
such facilities, and to ensure that the facilities do not become
game arcades, which are a prohibited use. Staff is recommending
the following definition for virtual reality facilities to be
included in the BSC section of the Zoning Ordinance:
Virtual Reality Facility. An establishment containing
a maximum of thirty virtual reality simulators where
there are no coin-operated machines and the game area
is less than fifty percent of the total square footage
of the facility.
In relation to motion simulator theaters, staff concurs with the
Planning Commission recommendation to keep motion simulator
theaters as a prohibited use in that the use is an amusement type
ride and should be limited to the Santa Monica Pier.
Pawn Shops
Ordinance 1775(CCS), which was adopted by City Council in
November, 1994 limits the number of pawnbroker licenses in the
City to a maximum of four. Due to the fact that the existing
ordinance adequately prevents the proliferation of pawnbrokers,
and that any new pawnbrokers would be required to obtain a Police
Permit and a business license, staff recommends that pawnbrokers
be included as a permitted use in the BSC District.
Planning Commission Recommendation on Pawn Shops
o The Planning Commission approved a motion to
allow pawn brokers by CUP.
Due to the fact that current ordinance limits the number of pawn
brokers in the entire City to four, staff believes that this
limitation is adequate to prevent proliferation and a CUP
requirement is not necessary.
Food Serving Establishments and Alcohol Outlets
Since 1992 the City Council has adopted ordinances which restrict
the number of alcohol outlets and restaurants in the Bayside
District. The current interim ordinance (Ordinance 1820 (CCS)),
expires in May, 1996.
The limitations on the number of food serving establishments per
block in the interim ordinance were established in order to
prevent further proliferation of food uses and alcohol outlets in
the Plan area and encourage other types of uses in order to
create a balanced environment with a desirable mix of activities,
including theaters, restaurants, office, retail and housing.
While the number of restaurants permitted is different for each
block, in general the ordinance allows a greater number of
restaurants on the Promenade and a fewer number on Second and
Fourth Streets. The restaurants are concentrated on the
Promenade due to their proximity to theaters and the opportunity
for outdoor dining. While fewer restaurants are allowed on
Second and Fourth Streets, most of those allowed are concentrated
in the blocks between Santa Monica Boulevard and Broadway, which
are closer to activity centers such as Santa Monica Place and the
Santa Monica Pier. Since the adoption of the interim ordinance,
the area has experienced an increase in the level of retail
activity. Incorporation of numerical limits into the permanent
ordinance would allow this trend to continue. Therefore, staff
is recommending that the numerical limits be incorporated into
the Bayside Commercial District standards in the Zoning
Ordinance.
The existing interim ordinance contains an exemption that would
have allowed an approved 360 seat restaurant located at 1201 3rd
Street (the "Europa" project) to be divided into up to four
separate food service establishments. When the City Council
extended the interim ordinance in September of 1995, they
included the exemption and stated that the issue should be
resolved in the permanent standards. Since that time, no
applications have been filed for the subject location. Staff
does not feel it would be appropriate to include the exemption in
the permanent standards, since there would not be an expiration
date associated with the exemption.
Under the provisions of the proposed ordinance, there would be
one remaining allocation for a food service use and one remaining
allocation for an alcohol outlet in Block 4, which is the block
where the Europa project is located. Therefore, eliminating the
exemption from the permanent standards would not prevent a
restaurant with an alcohol license from opening in the space
adjacent to the Europa project, provided there is an allocation
available at the time appropriate applications for the restaurant
are filed.
Planning Commission Recommendation on Food Serving Establishments
and Alcohol Outlets
o The Planning Commission approved a motion to
make the existing numbers in the food uses
interim ordinance part of the BSC District
standards with an increase on Second and
Fourth Streets to allow a total of four
restaurants (two per side) in blocks 1, 2, 7
and 8 and one additional restaurant on the
east side of Fourth Street in block 3 for a
total increase of eight, all of which may
have an alcohol license, subject to the
approval of a CUP.
The Planning Commissions's recommendation to increase the number
of food uses on Second and Fourth Streets is an attempt to
increase the level of activity on these streets. Some members of
the public have expressed concern about the increase in the
number of alcohol outlets in relation to the number of church
uses on Second and Fourth Streets. While staff understands these
concerns, staff supports the Planning Commission recommendation
since the additional alcohol outlets would be subject to either
an Alcohol Exemption or a CUP, and as part of that process, their
proximity to existing uses would be considered.
o The Planning Commission approved a motion to
not include incidental food uses in per block
allocations.
The Planning Commission recommendation regarding incidental food
is an attempt to allow existing retail stores an opportunity to
provide incidental food uses as part of their retail operations.
The Commission's concern was prompted by the fact that two large
bookstores have recently opened in the Bayside District, and an
existing bookstore stated that they were not able to compete
because they did not have the opportunity to obtain a permit for
a coffee bar, as the two new stores had done. However, this
recommendation could result in an increase in the number of food
uses in the Bayside District since it would permit an unlimited
number of small food outlets with a small amount of seating. Due
to the fact that the intent of the limitations on food serving
establishments is to encourage retail uses, staff recommends that
incidental food uses continue to be counted in the limitations as
set forth in the proposed BSC District standards.
Fast Food
The existing interim ordinance (Ordinance 1766 (CCS)) prohibits
any additional fast food establishments in the proposed Bayside
District Specific Plan area. According to the interim ordinance,
existing fast food uses remain legal-nonconforming uses. If the
use is closed for a period of six months or longer it cannot be
replaced with a fast food use.
Planning Commission Recommendation on Fast Food
o The Planning Commission approved a motion to
make fast food uses a prohibited use except
for those contained in a fast food food
court.
o The Planning Commission approved a motion to
allow an additional fast food food court on
north block of the Promenade (the block
between Wilshire Boulevard and Arizona
Avenue) and amend fast food food court
definition to include the requirement that a
fast food food court include a dedicated
passageway from the Promenade to the adjacent
rear alley. Although the fast food food
court may contain multiple fast food outlets,
for purposes of the food serving
establishment limitations, a fast food food
court shall be counted as one establishment.
In approving a motion to make fast food uses a prohibited use,
the Planning Commission also expressed their desire to provide
affordable dining opportunities and as a result approved a motion
recommending that an additional fast food food court be permitted
in the 1200 block of the Promenade (the block between Wilshire
Boulevard and Arizona Avenue). There are already fast food food
courts in the 1300 and 1400 blocks. Allowing an additional fast
food food court in the 1200 block will allow for an equal
distribution of such facilities. Furthermore, since under the
proposed ordinance, an existing fast food food use closed for
more than one year is not allowed to reopen, the fast food food
courts offer an opportunity for affordable food uses in the
Bayside District. Staff supports the Planning Commission motion,
and in order to distinguish between fast food uses and fast food
food courts, staff recommends that a definition be included in
the BSC District standards. Staff is recommending the following
definition for Fast Food Food Courts:
Fast food food court. A multi-tenant food service
complex with at least four food service outlets where
the complex is under common management, there is no
table service, and tenants share a common seating area.
The size of the individual food service facilities
shall be limited to 750 square feet and the complex
must include a public passageway from the Third Street
Promenade to the rear alley.
Automotive Repair
As proposed, the Bayside Commercial District standards would
prohibit auto repair facilities. Currently there is one auto
repair facility located on the northeast corner of Broadway and
Fourth Street. This site is currently zoned C3-C and in the C3-C
zone, expansion or intensification of existing automotive repair
facilities is permitted with approval of a CUP. Under the
proposed BSC District standards, no expansion of this facility
would be permitted and the use would remain an existing non-
conforming use. Staff feels this is appropriate in that one of
the goals of the proposed plan is to encourage uses which promote
pedestrian activity, such as retail uses, and automotive repair
uses do not fit in this category.
Planning Commission Recommendation on Automotive Repair
The Planning Commission recommendation on automotive repair
facilities is the same as the staff recommendation.
CHANGES TO BAYSIDE DISTRICT SPECIFIC PLAN
Based on comments received since the City Council approval of the
Draft Bayside District Specific Plan, the final version of the
Plan (Attachment I) has been modified. One of the main changes
to the Plan is the removal of permitted uses and development
standards. Due to the fact that the BSC District standards in
the Zoning Ordinance will contain permitted uses and specific
development standards for the Bayside Commercial District, it is
not necessary to repeat the uses and standards in the Plan. The
Plan contains general goals and policies which set the parameters
for the permitted uses and development standards.
The final version of the Plan also contains a revised list of
buildings in the District which may be of historic significance.
This is because some buildings, such as Henshey's and Ethical
Drugs, were demolished as a result of the 1994 earthquake.
Additionally, the reference to the role of the Bayside District
Corporation has been deleted from the Plan. This is due to the
fact that it is more appropriate to define the role of the
Bayside District Corporation in their contract with the City and
not in a planning document such as the Plan.
URBAN DESIGN PLAN
Over the course of preparing the Bayside District Specific Plan,
the community has expressed its concerns related to the
pedestrian quality of the downtown streets in terms of the public
rights-of-way and public facilities and the need to develop a
streetscape plan to improve the quality of the street environment
in the downtown. Staff has been supportive of this idea and also
believes that it is important to provide better linkages to
adjoining activity nodes such as the Civic Center Specific Plan
area, the Santa Monica Pier, Palisades Park, Ocean Avenue and the
surrounding residential areas. In order to address these issues,
staff prepared a Request for Proposal (RFP) for consultant
services to prepare a Downtown Urban Design Plan. Elements of
the plan may include landscaping, lighting, street furniture,
paving treatment and public art. The Planning Commission
approved the scope of work for the RFP with the following
modifications, which were incorporated into the RFP.
o the team should have expertise in historic
preservation;
o the team should examine limiting through traffic and
centralizing waste collection in the alleys;
o the team should look at the possibility of widening the
Colorado Avenue pedestrian crossing between Santa
Monica Place and Sears to make a better connection;
o the boundaries of the streetscape plan area should be
the north side of Wilshire Boulevard on the north, the
Freeway on the south, Seventh Court Alley on the east
and Ocean Avenue on the west;
o the team should examine how the aesthetics of the
public parking structures can be improved to better
relate to the pedestrian environment on the street.
Consultant Selection Process
A Request for Proposal was issued in August, 1995 to
approximately sixty architects, urban designers, landscape
architects and artists. The RFP stated that the City was looking
for an interdisciplinary team with expertise in the fields of
architecture, urban design, landscape architecture, lighting,
public art, historic preservation and project financing.
Proposals were submitted by ten teams and reviewed by a committee
consisting of staff from the Departments of Planning and
Community Development, Resource Management, Environmental and
Public Works, Community and Cultural Services and representatives
from the Bayside District Corporation and the Chamber of
Commerce.
The four top-rated consulting teams were interviewed by the
committee. These teams included Roma Design Group (Kim Yasuda,
Engineering Enterprise, Economic Planning System, Avacon
Corporation, Kaku Associates); Aleks Istanbullu/John Kaliski
(Wallace Roberts & Todd, MIG, Kim Yasuda, Horton-Lees, SKMG,
Adamson); Public Works Design (Katherine Spitz, Lighting Design
Alliance, Kim Abeles, Art Kassan, Historic Resource Group,
Landmark Partners); and Melendrez Associates (The Arroyo Group,
Wayne Hunt Design, Hoffman and Associates, Valencia Perez, Manual
Pastor, Mark Lere, Dalan Engineering). After the interviews and
complete reference checks, the committee recommends that the Roma
Design Group team be engaged for the following reasons:
o The Roma Design Group team has experience in preparing
streetscape plans for similar cities, including Santa
Cruz, San Jose and San Francisco.
o The Roma Design Group team has the necessary technical
expertise to prepare the streetscape plan, including
expertise in architecture, landscape architecture,
urban design and planning.
o The Roma Design Group team understands the importance
of public participation in developing a streetscape
plan and has proposed appropriate and innovative
approaches to obtain input.
o The Roma Design Group team is familiar with the City of
Santa Monica and it's Downtown. Members of the team
have considerable previous experience working in the
City and understand the need to balance the desires of
many different viewpoints.
o The Roma Design Group team understands the importance
of public art in developing a streetscape plan and in
this regard provided the most participation by the
public artist.
o The Roma Design Group team recognizes the importance of
circulation issues in the downtown and in this regard
was the only team to include a traffic consultant.
Traffic Circulation
Over the past several years a variety of alternatives have been
developed to improve traffic circulation in the downtown. While
these alternatives have been fully analyzed as part of the FEIR,
and many meetings have been held with the business and property
owners in the area to discuss the alternatives, it became clear
that it was premature to recommend an alternative circulation
plan for the downtown without also planning for the urban design
improvements concurrently. Therefore, as part of its work, the
Roma Design Group team will be reexamining the traffic
circulation patterns in the downtown and working with the
community to develop a circulation plan that balances the needs
of the business and residential community as well as visitors to
the downtown.
Scope of Work
The Roma Design team proposal includes extensive public
participation with a series of community interviews and
workshops. The time frame for the project will be approximately
6 to 9 months, and will result in final design plans for the
entire project area which will indicate, where appropriate,
specific types, styles and quantities of all components including
trees, paving, curbs, medians, pedestrian crossings, major
planting areas, furnishings, lighting, locations for banners and
other signage.
Public Process for Urban Design Plan Preparation
Public process will be an important component of development of
the urban design plan. In order to balance the needs of the
downtown as well as the needs of the residents who use the
downtown, staff is recommending that an advisory group be formed
to guide the planning and design process for this project. Staff
recommends that this group be comprised of 3 Councilmembers and 2
Planning Commissioners. Additionally, staff recommends that a
Technical Advisory Committee be formed consisting of City staff
from various City departments and technical experts who have
previously worked with the various business entities in the
Downtown and have examined technical issues particularly related
to circulation. In order to involve the business and residential
community, staff recommends the formation of a Business Community
Advisory Committee and a series of neighborhood workshops. Staff
feels this approach representing the broad spectrum of the
community will serve as an ideal forum to launch ideas, set the
stage for community dialogue, issue resolution and consensus
building.
ENVIRONMENTAL IMPACTS OF PROJECT
The FEIR identifies environmental effects, mitigation measures
and significant unavoidable adverse impacts of the proposed
project. The FEIR also looks at alternatives to the proposed
project and impacts of the alternatives. The FEIR concludes that
implementation of the proposed project would have significant, or
potentially significant, impacts in the areas of transportation,
air quality, noise, shadows, water and sewer service, and solid
waste. However, with the incorporation of the mitigation
measures outlined in the FEIR, the project would only have
unavoidable adverse impacts on traffic and air quality.
The FEIR traffic study concludes that the project would result in
significant impacts at twelve area intersections during the P.M.
peak hour. These include the following:
o Ocean Avenue and Santa Monica Boulevard
o Second Street and Santa Monica Boulevard
o Main Street and Colorado Avenue
o Fourth Street and Santa Monica Boulevard
o Fourth Street and Broadway
o Fourth Street and Colorado Avenue
o Fourth Street and I-10 West Bound Off-Ramp
o Fourth Street and I-10 West Bound On-Ramp
o Fourth Street and Pico Boulevard
o Lincoln Boulevard and Wilshire Boulevard
o Lincoln Boulevard and Santa Monica Boulevard
o Lincoln Boulevard and I-10 West Bound Off-Ramp
Because of the Specific Plan level of analysis of the FEIR,
detailed mitigation measures would be identified later during
project-level analysis of individual projects.
As a direct result of the traffic impacts that would result from
buildout of the proposed Bayside District Specific Plan, buildout
of the plan would result in substantial increases in all measured
pollutants. CO emissions would have the largest daily emission
generation, and buildout would exceed all but one emission
threshold (SOx) for criteria pollutants. Again, due to the
Specific Plan level of analysis in the FEIR, detailed mitigation
measures would be identified later during project-level analysis
of individual projects. Adoption of the proposed project would
therefore require City Council adoption of a Statement of
Overriding Consideration.
Alternatives
As required by the California Environmental Quality Act (CEQA),
the FEIR examines alternatives to the proposed project and
impacts of the alternatives. The project alternatives are
described below.
No-Project Alternative
This alternative considers the environmental conditions
in the project area if no development were to occur.
Obviously, under this alternative, no additional
traffic would be generated, natural resources would not
be consumed by additional development, and the air
quality would not be impacted. Therefore the no-
project alternative is considered to be environmentally
superior to the proposed project. However, this
alternative would not accomplish the objectives of the
Plan.
No-Action Alternative
This alternative considers the consequences of not
adopting the proposed Bayside District Specific Plan.
If the Plan were not adopted, the existing Third Street
Mall Specific Plan and current C3 and C3-C zoning would
be the guiding factor for development. This
alternative examines full buildout of the area under
existing zoning. Due to the fact that the amount of
development allowed under this alternative is similar
to that allowed under buildout of the project, the
impacts would also be similar. However, due to the mix
of uses and the fact that the existing standards would
allow more office square footage than the proposed
standards, buildout under the existing standards would
result in thirteen significantly impacted
intersections, as opposed to twelve under the proposed
standards. In addition to the twelve intersections
significantly impacted under the proposed project, this
alternative would also significantly impact the
intersection of Fourth Street and Wilshire Boulevard.
Bayside District Specific Plan with Additional Residential
Incentives at Full Buildout
This alternative considers the environmental
consequences of the proposed Bayside District Specific
Plan at buildout with added density bonuses for
residential development in all areas of the Bayside
District, as opposed to the proposed Plan which only
provides a residential density bonus on both sides of
Fourth Street and the east side of Second Street. This
alternative would significantly impact fourteen
intersections as opposed to twelve under the proposed
Plan. The primary increase in development would come
from more office and residential square footage. In
addition to the twelve intersections significantly
impacted under the proposed project, this alternative
would also impact the intersections of Fourth Street
and Wilshire Boulevard and Lincoln Boulevard and the I-
10 East Bound On-Ramp.
Bayside District Specific Plan at Full Buildout with 20% of
the Office Space converted to Residential Space
This alternative considers the environmental
consequences of a change in the development patterns
within the Bayside District. As a means for reducing
the traffic generation characteristics of the project
area, this alternative assumes twenty percent of the
office uses allowed under the proposed project would be
replaced by residential uses. From a traffic volume
standpoint, this alternative would generate fourteen
percent fewer daily trips than the proposed project at
buildout. However, the same twelve intersections would
have significant impacts.
Bayside District Specific Plan at Full Buildout with a 50%
Reduction in Permitted FAR
This alternative assumes development standards for the
Bayside District that would substantially reduce the
development potential in the area. The standards would
restrict the height and maximum FAR for development
within each of the land uses zones in the District.
The maximum FAR would be 2.0 and the maximum height
would be three stories, 45 feet. This alternative
would result in significant impacts at only four
intersections, which would be a significant reduction
in impacts in comparison to the proposed project.
Therefore, this alternative is considered
environmentally superior to the proposed project.
However, development would be severely limited, which
would be inconsistent with the standards contained in
the Draft Bayside District Specific Plan, which was
approved by City Council in 1992. This alternative
would also not meet the objective of expanding the
activity level of the Promenade to surrounding streets
and would therefore not meet many of the objectives of
the project.
10-Year Scenario
In order to provide a realistic development scenario
and for information purposes, the FEIR examines the
likely impact of the proposed project over the next ten
years. Parcels likely to redevelop were identified by
planning staff through a parcel by parcel analysis.
Based on the growth projections developed in this
analysis, it was determined that approximately 940,000
square feet of development would occur in the Bayside
District by the year 2002. The FEIR traffic study
concludes that at ten years the project would result in
significant impacts at the following five area
intersections:
o Ocean Avenue and Santa Monica Boulevard
o Main Street and Colorado Avenue
o Fourth Street and Colorado Avenue
o Lincoln Boulevard and Santa Monica Boulevard
o Fourth Street and Pico Boulevard
SUSTAINABILITY
The Planning Commission and the City's Environmental Task Force
have recommended that the Bayside District Specific Plan contain
broad language stating that development in the Bayside District
shall comply with the standards identified in the City's
Sustainable City Program. Staff is recommending that such
language be added to the Conservation Element of the Bayside
District Specific Plan.
BUDGET/FINANCIAL IMPACT
This staff report recommends that the City Manager negotiate and
execute a contract with Roma Design Group for an amount not to
exceed $245,000 to prepare a downtown urban design plan. The
contract amount of $245,000 will be financed from the following
accounts: a) Transfer $115,000 currently budgeted at account
#01-210-267-00000-5506-00000 ($85,000 for this project and
$30,000 to be reallocated from development of a Conservation
Element which is rescheduled to FY 1996/97) to account #01-210-
267-78521-5506-00000; b) Transfer $68,848 of TDA Article 3
Pedestrian/Bikeway funds to operating budget account #20-700-695-
78521-5506-00000, including $5,446 from CIP account #20-770-416-
28990-8905-9920, $21,898 from #20-770-416-28993-8905-9920, and
$19,257 from account #20-770-416-28991-8905-9920. The additional
appropriation of $22,247 will be financed from restricted cash
accounts from TDA Article 3 monies. c) Reappropriate $45,000
budgeted at account #01-620-264-00000-5506-00000 and $16,152
budgeted at account #01-720-263-20094-8900-99044 to account #01-
210-267-78521-5506-00000.
RECOMMENDATION
This report recommends that the City Council:
1. Adopt a Resolution Certifying the FEIR.
2. Adopt a Resolution making findings and adopting a Statement
of Overriding Consideration.
3. Adopt a resolution adopting the Bayside District Specific
Plan.
4. Introduce for first reading an ordinance amending the
Official Districting Map to create the BSC District.
5. Introduce for first reading an ordinance amending Section IX
of the Santa Monica Municipal Code to add a definition for
Billiard Parlors to the definition section, amend Section
9.04.08.20.060 regarding the C3-C District, adding Part
9.04.08.15 to establish standards for the BSC District, and
amending Section 9.2.170 regarding signage in the Bayside
District Specific Plan area.
6. Authorize the City Manager to negotiate and execute a
contract with Roma Design Group consultant team to develop a
Downtown Urban Design Plan taking the necessary budget
actions outlined above.
7. Select three Councilmembers for the Downtown Urban Design
Plan Advisory Committee.
Prepared by: Suzanne Frick, Director of PCD
Karen Ginsberg, Planning Manager
David Martin, Associate Planner
Attachments: A. Chronology of Public Process
B. Map of Bayside Specific Plan area
C. Resolution Certifying the Final Environmental
Impact Report
D. Resolution Making Findings and Adopting a
Statement of Overriding Consideration
E. Resolution Adopting the Bayside District
Specific Plan
F. Ordinance Amending the Official Districting Map
G. Ordinance Amending Section IX of the Santa
Monica Municipal Code
H. Letters from Bayside District Corporation dated
March 28, 1995 and November 2, 1995
I. Final Bayside District Specific Plan
J. Official Districting Map
K. Final EIR
*****************************************************************************
ATTACHMENT C:
City Council Meeting 01-09-96 Santa Monica, California
RESOLUTION NO.
(City Council Series)
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF SANTA MONICA
CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT
ON THE BAYSIDE DISTRICT SPECIFIC PLAN AND ALTERNATIVE
ROADWAY
CIRCULATION
WHEREAS, a Notice of Preparation of an Environmental Impact
Report was issued in March, 1993 and July of 1994; and
WHEREAS, a Notice of Completion of a Draft Environmental
Impact Report was published in September of 1994; and
WHEREAS, the Draft Environmental Impact Report was
circulated for a 45-day period and Revised Sections of the Draft
Environmental Impact Report were circulated for a 45-day period;
and
WHEREAS, in February, 1995, the Final Environmental Impact
Report was published; and
WHEREAS, the Planning Commission has reviewed and considered
the contents of the Final EIR in its decision-making process; and
WHEREAS, the Planning Commission recommended certification
of the Final EIR; and
WHEREAS, on January 9, 1996, the City Council, as Lead City
Agency, reviewed the Final Environmental Impact Report,
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA
DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. The City Council has reviewed and considered the
Final Environmental Impact Report on the Bayside District
Specific Plan and Alternative Roadway Circulation prior to acting
on the project.
SECTION 2. The City Council certifies that the
environmental review for the project was conducted in full
compliance with State and City CEQA Guidelines, that there was
adequate public review of the Draft Environmental Impact Report,
that it has considered all comments on the Draft Environmental
Impact Report and responses to comments, that the Final
Environmental Impact Report adequately discusses all significant
environmental issues, that the Final Environmental Impact Report
reflects the independent judgement of the City, and that the City
Council has considered the contents of the Final Environmental
Impact Report in its decision-making process.
SECTION 3. The City Clerk shall certify to the adoption of
this Resolution, and thenceforth and thereafter the same shall be
in full force and effect.
APPROVED AS TO FORM:
________________________
MARSHA JONES MOUTRIE
City Attorney
******************************************************************************
ATTACHMENT D:
City Council Meeting 01-09-96 Santa Monica, California
RESOLUTION NO.
(City Council Series)
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF SANTA MONICA MAKING FINDINGS NECESSARY TO APPROVE
THE BAYSIDE COMMERCIAL DISTRICT SPECIFIC PLAN AND DEVELOPMENT
STANDARDS AND ADOPTING A STATEMENT OF OVERRIDING CONSIDERATIONS
WHEREAS, the City Council has certified an Environmental
Impact Report for the Bayside Commercial District Development
Standards and Alternative Roadway Configurations;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA
DOES HEREBY APPROVE THE ESTABLISHMENT OF THE BAYSIDE COMMERCIAL
DISTRICT AND RELATED DEVELOPMENT STANDARDS AND MAKES THE
FOLLOWING FINDINGS:
SECTION 1. Consistent with Article VI, Section 12 of the
City of Santa Monica CEQA Guidelines and Sections 15091 and 15092
of the State of California CEQA Guidelines, the City Council
finds that most impacts resulting from the project can be reduced
to an acceptable level. Most significant environmental effects
as identified below can feasibly be avoided and have been
eliminated or substantially lessened. The remaining unavoidable
significant effects cannot be fully mitigated but are
nevertheless found to be acceptable due to overriding
considerations as discussed in Sections 2 and 3.
(a) The final EIR determined that without mitigation, the
proposed project could have a potentially significant effect on
light and glare. Consistent with Article VI, Section 12 of the
City CEQA Guidelines and Section 15091 of the State CEQA
Guidelines, the City Council finds that the following mitigation
measure has been required in the project which will mitigate or
reduce the impact of the project on light and glare to below a
level of significance:
(1) The Zoning Ordinance will require that all
projects over 56' in height (except single parcel
developments located in the Passageway Overlay Zone)
obtain a Development Review Permit. During the
development review process for such projects, a shade
and shadow diagram of the proposed building will be
required as part of the project analysis. Approval of
such projects shall be conditioned on the bulk of such
buildings being configured to limit the shadow cast to
the extent feasible.
(b) The final EIR determined that without mitigation, the
project could result in significant impacts to solid waste. The
solid waste generated by the project would increase the City's
total solid waste generation at buildout by 3 percent.
Consistent with Article VI, Section 12 of the City CEQA
Guidelines and Section 15091 of the State CEQA Guidelines, the
City Council finds that the following mitigation measure has been
required in the project which will reduce or mitigate the impact
of the project on solid waste to below a level of significance:
(1) All individual development projects within the
Bayside Commercial District shall be required to comply
with applicable City ordinances regarding solid waste
disposal, such as Section 9.04.10.02.150 (Refuse and
recycling storage areas), which requires that each
parcel in commercial and industrial districts
containing a building or structure provide and maintain
one or more refuse containers and recycling containers
on the premises.
(2) In compliance with waste reduction goals
established by the California Waste Management Act of
1989, the City has prepared its Source Reduction and
Recycling Element (SRRE) document which establishes a
1990 baseline solid-waste tonnage generation of 124,064
tons per year. Per directive of AB-939, this baseline
tonnage must be reduced by 25% by the end of 1995 and
by 50% by the end of the year 2000, and the City has
adopted programs and ordinances to effectuate this
goal.
SECTION 2. The Final EIR found that the project would
result in significant unavoidable adverse impacts upon traffic.
Consistent with Article VI, Section 13 of the City CEQA
Guidelines and Section 15093 of the State of California CEQA
Guidelines, the City Council hereby makes a Statement of
Overriding Considerations and finds that the benefits of the
project outweigh its unavoidable environmental impacts based on
the following reasons:
(a) While buildout of the project would result in 12
impacted intersections, the traffic impacts of the
existing Specific Plan and Zoning Ordinance standards
at buildout would result in 13 impacted intersections.
Therefore, adoption of the project would decrease the
number of intersections that would be impacted at total
buildout of the area.
(b) Individual projects over 30,000 square feet in
area will require project specific environmental
review. In the event that an EIR is required, the
traffic analysis to be included within those EIRs will
be more detailed and specific than the traffic analysis
which was conducted for this project. Such EIR traffic
analyses will include detailed mitigation measures
which are warranted based on the specific development
proposals.
(c) While the number of vehicle trips generated by
development under the project would create significant
impacts at 12 intersections, these impacts would be
reduced by compliance with existing and future City
policies and programs, including intersection signal
upgrades and Chapter 9.16 of the Santa Monica Municipal
Code (Transportation Management), which requires all
employers of ten or more employees and all developers
of nonresidential projects which result in ten or more
peak period trips to submit a Worksite Transportation
Plan to the City.
(d) The allowances and incentives for new residential
units in the Bayside Commercial District are consistent
with the policies of the Southern California Area
Governments (SCAG), which promotes a balance of housing
units and employment opportunities as a means of
reducing traffic congestion, reducing vehicle
emissions, decreasing commute times, and reducing the
need for major capital expenditures for the development
of mass transit facilities. SCAG identifies Santa
Monica as a jobs-rich subregion and the allowances and
incentives for residential units in the Bayside
Commercial District are consistent with the SCAG goal
of increasing the number of residential units in the
City.
(e) While buildout of the project would result in 12
impacted intersections, the development standards and
permitted uses in the district would be consistent with
the intent of the Bayside Commercial District which is
to provide a concentration of retail, office and
entertainment uses, promote pedestrian activity, and
provide opportunities for residential development.
SECTION 3. The Final EIR found that the project would
result in significant unavoidable adverse impacts upon air
quality. Consistent with Article VI, Section 13 of the City CEQA
Guidelines and Section 15093 of the State of California CEQA
Guidelines, the City Council hereby makes a Statement of
Overriding Considerations and finds that the benefits of the
project outweigh its unavoidable environmental impacts based on
the following reasons:
(a) While buildout of the project would result in
cumulative construction emissions, the air quality
impacts of the project are similar to the impacts
associated with buildout under existing zoning
standards for the project area. Therefore, adoption of
the project would not increase the air quality impacts
that would be associated with total buildout of the
area.
(b) Individual projects over 30,000 square feet in
floor area will require project specific environmental
review. In the event that an EIR is required, the air
quality analysis to be completed within those EIRs will
be more detailed and specific than the analysis which
was conducted for this project. Such EIR analyses will
include detailed mitigation measures which are
warranted based on the specific development proposals.
(c) While buildout of the project may result in
significant impact on air quality, the development
standards and permitted uses in the district would be
consistent with the intent of the Bayside Commercial
District which is to provide a concentration of retail,
office and entertainment uses, promote pedestrian
activity, and provide opportunities for residential
development.
SECTION 4. Consistent with Section 21081.6(d) of the
California Environmental Quality Act, the documents which
constitute the record of proceedings for approving this project
are located in the Planning and Community Development Department,
1685 Main Street, Room 212, Santa Monica, California. The
custodian of these documents is Associate Planner David Martin.
SECTION 5. The City Clerk shall certify to the adoption of
this Resolution, and thenceforth and thereafter the same shall be
in full force and effect.
APPROVED AS TO FORM:
________________________
MARSHA JONES MOUTRIE
City Attorney
********************************************************************************
ATTACHMENT E:
City Council Meeting 01-09-96 Santa Monica, California
RESOLUTION NO.
(City Council Series)
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF SANTA MONICA
ADOPTING THE BAYSIDE DISTRICT SPECIFIC PLAN WHICH REPLACES THE
THIRD STREET MALL SPECIFIC PLAN
WHEREAS, a Resolution of Intention to adopt the Bayside
District Specific Plan to replace the Third Street Mall Specific
Plan was approved by the Planning Commission on November 16,
1994; and
WHEREAS, a Notice of Completion of a Draft Environmental
Impact Report on the Bayside District Specific Plan was published
in September of 1994; and
WHEREAS, the Draft Environmental Impact Report was
circulated for a 45-day period and Revised Sections of the Draft
Environmental Impact Report were circulated for a 45-day period;
and
WHEREAS, in February, 1995, the Final Environmental Impact
Report was published; and
WHEREAS, the Planning Commission has reviewed and considered
the contents of the Bayside District Specific Plan and the Final
EIR in its decision-making process; and
WHEREAS, the Planning Commission recommended adoption of the
Bayside District Specific Plan and certification of the Final
EIR; and
WHEREAS, on January 9, 1996, the City Council reviewed the
Bayside District Specific Plan.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA
DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. The Bayside District Specific Plan set forth in
Exhibit "A" is hereby adopted, and replaces the Third Street Mall
Specific Plan adopted August 12, 1986, by Resolution Number 7284.
SECTION 2. The City Clerk shall certify to the adoption of
this Resolution, and thenceforth and thereafter the same shall be
in full force and effect.
APPROVED AS TO FORM:
________________________
MARSHA JONES MOUTRIE
City Attorney
***********************************************************************
ATTACHMENT F:
City Council Meeting 01-09-96 Santa Monica, California
ORDINANCE NUMBER
(CITY COUNCIL SERIES)
AN ORDINANCE OF THE CITY COUNCIL OF THE
CITY OF SANTA MONICA AMENDING THE OFFICIAL DISTRICTING MAP TO
ESTABLISH THE BAYSIDE COMMERCIAL DISTRICT IN PORTIONS OF THE
EXISTING C3 AND C3C DISTRICTS
WHEREAS, concurrently with adoption of
this amendment to the
Official Districting Map to establish the Bayside Commercial
District ("BSC District") in portions of the existing C3 and C3C
Districts, the City Council is adopting an amendment to the
Zoning Ordinance to establish authorized uses and property
development standards for the BSC District; and
WHEREAS, the City Council finds and declares that the
proposed amendment to establish the BSC District in portions of
the existing C3 and C3C districts is consistent in principle with
the goals, objectives, policies, land uses, and programs
specified in the adopted General Plan, in that, consistent with
Land Use and Circulation Element Policies for the Downtown Core
and Objective 1.3, the development standards and permitted uses
designated for the BSC District further the goal of reinforcing
Downtown as the focus of the City, supporting the greatest
concentration of activity; and consistent with Objective 1.4, the
development standards and permitted uses designated for the BSC
District further the goal of recognizing the important role the
Third Street Promenade plays in making Downtown the activity
focus of the City; and
WHEREAS, the public health, safety, and general welfare
require the adoption of the proposed amendment, in that the BSC
District standards set appropriate limits to development in the
area, in order to allow growth in amounts sufficient to keep the
city fiscally sound, and at a level that will protect the health
and welfare of city residents and maintain quality of life
standards;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA
DOES ORDAIN AS FOLLOWS:
SECTION 1. The Official Districting Map of the City of
Santa Monica set forth in Exhibit "A" is hereby adopted.
SECTION 2. Any provision of the Santa Monica Municipal Code
or appendices thereto, inconsistent with the provisions of this
Ordinance, to the extent of such inconsistencies and no further,
are hereby repealed or modified to the extent necessary to effect
the provisions of the Ordinance.
SECTION 3. If any section, subsection, sentence, clause, or
phrase of this Ordinance is for any reason held to be invalid or
unconstitutional by a decision of any court of competent
jurisdiction, such decision shall not affect the validity of the
remaining portions of this Ordinance. The City Council hereby
declares that it would have passed this Ordinance, and each and
every section, subsection, sentence, clause, or phrase not
declared invalid or unconstitutional without regard to whether
any portion of the Ordinance would be subsequently declared
invalid or unconstitutional.
SECTION 4. The Mayor shall sign and the City Clerk shall
attest to the passage of this Ordinance. The City Clerk shall
cause this ordinance, or summary thereof to be published once in
the official newspaper within 15 days after its adoption. This
Ordinance shall become effective 30 days from its adoption.
APPROVED AS TO FORM:
MARSHA JONES MOUTRIE
City Attorney
**********************************************************************
ATTACHMENT G:
City Council Meeting 01-09-96 Santa Monica, California
ORDINANCE NUMBER
(CITY COUNCIL SERIES)
AN ORDINANCE OF THE CITY COUNCIL OF THE
CITY OF SANTA MONICA ADDING ORDINANCE SECTION 9.04.02.030.142
ESTABLISHING A DEFINITION FOR BILLIARD PARLORS, AMENDING ZONING
ORDINANCE SECTION
9.04.08.20.060 REGARDING THE C3-C DOWNTOWN OVERLAY DISTRICT
PROPERTY DEVELOPMENT STANDARDS, ADDING PART 9.04.08.15
ESTABLISHING ZONING STANDARDS FOR THE BAYSIDE COMMERCIAL
DISTRICT, AND AMENDING MUNICIPAL CODE SECTION 9.52.170 REGARDING
SIGNAGE STANDARDS IN THE BAYSIDE DISTRICT SPECIFIC PLAN AREA
WHEREAS, the Planning Commission adopted a Resolution of
Intention to amend the development standards and permitted uses
in portions of the C3 and C3-C districts of the City and create
the Bayside Commercial District ("BSC District"); and
WHEREAS, the Planning Commission held a public hearing on
the BSC District standards and made recommendations to the City
Council following the hearing; and
WHEREAS, the City Council, concurrently with this Ordinance,
has adopted an amendment to the Official Districting Map
establishing the BSC District; and
WHEREAS, the City Council held a public hearing on the BSC
District standards; and
WHEREAS, the City Council finds and declares that the
proposed amendment to establish zoning standards for the BSC
District is consistent in principle with the goals, objectives,
policies, land uses, and programs specified in the adopted
General Plan, in that, consistent with Land Use and Circulation
Element Policies for the Downtown Core and Objective 1.3, the
development standards and permitted uses designated for the BSC
District further the goal of reinforcing Downtown as the focus of
the City supporting the greatest concentration of activity; and
consistent with Objective 1.4, the development standards and
permitted uses designated for the BSC District further the goal
of recognizing the important role the Third Street Promenade
plays in making Downtown the activity focus of the City; and
WHEREAS, the public health, safety, and general welfare
require the adoption of the proposed amendment, in that the BSC
District standards set appropriate standards for mixed-use
development in the area in order to encourage residential
development and allow non-residential growth in amounts
sufficient to keep the city fiscally sound, and at a level that
will protect the health and welfare of city residents and
maintain quality of life standards,
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA
DOES ORDAIN AS FOLLOWS:
SECTION 1. Section 9.04.02.030.142 of the Municipal Code is
added to read as follows:
9.04.02.030.142 Billiard Parlor. Any establishment or
portion thereof in which there are four (4) or more billiard
tables.
SECTION 2. Section 9.04.08.20.060 of the Municipal Code is
amended to read as follows:
9.04.08.20.060. Property Development Standards.
The property development standards for the C3-C District
shall be four stories, fifty-six feet and 2.5 FAR, except that
floor area devoted to residential uses shall be discounted by
fifty percent.
For parcels bounded by 4th Court, 5th Court, Colorado Avenue
and Wilshire Boulevard, the maximum height shall be six stories,
seventy-six feet, and the FAR for commercial square footage shall
not exceed 2.5. For such projects, no more than twenty percent
of the second floors shall be devoted to retail uses, and the
fifth and sixth floors shall be devoted entirely to residential
uses. The top floor may contain a restaurant provided the same
amount of square footage occupied by the restaurant is provided
in residential square footage on the second, third or fourth
floors.
There shall be no limitation on the number of stories of any
hotel, or structure containing at least one floor of residential
uses, so long as the height does not exceed the maximum number of
feet permitted in this Section.
SECTION 3. Part 9.04.08.15 is added to the Municipal
Code to read as follows:
Part 9.04.08.15 BSCD BAYSIDE COMMERCIAL DISTRICT
9.04.08.15.010. Purpose.
The BSC District is intended to provide for a concentration
of retail, entertainment, office and housing uses in addition to
complementary uses such as hotels and cultural facilities. The
development standards for the BSC District are intended to permit
a greater amount of floor area per parcel than other zoning
districts in order to encourage an increase in the mix of uses
and level of activity in the area while providing for development
that maintains a sense of human scale and pedestrian-oriented
character, consistent with the goals, objectives, and policies of
the General Plan.
9.05.08.15.015. Definitions.
The following words or phrases as used in this Part shall
have the following meanings:
Bayside Commercial District-1 (BSC-1) That area
bounded by Wilshire Boulevard on the north, Broadway on the
south, Mall Court East on the east, and Mall Court West on the
west.
Bayside Commercial District-2 (BSC-2) That area
bounded by Wilshire Boulevard on the north, Broadway on the
south, Mall Court West on the east, and Second Street on the
west, and that area bounded by Wilshire Boulevard on the north,
Broadway on the south, Fourth Street on the east, and Mall Court
East on the west.
Bayside Commercial District-3 (BSC-3) That area
bounded by Wilshire Boulevard on the north, Broadway on the
south, Fourth Court Alley on the east and Fourth Street on the
west.
Bayside Commercial District-4 (BSC-4) That area
bounded by Wilshire Boulevard on the north, Broadway on the
south, Second Street on the east, and First Court Alley on the
west.
Block One. That area bounded by Wilshire Boulevard on
the north, Arizona Avenue on the south, Fourth Court Alley on the
east, and Mall court East on the west.
Block Two. That area bounded by Arizona Avenue on the
north, Santa Monica Boulevard on the south, Fourth Court Alley on
the east, and Mall Court East on the west.
Block Three. That area bounded by Santa Monica
Boulevard on the north, Broadway on the south, Fourth Court Alley
on the east, and Mall Court East on the west.
Block Four. That area bounded by Wilshire Boulevard on
the north, Arizona Avenue on the south, Mall Court East on the
east, and Mall Court West on the west.
Block Five. That area bounded by Arizona Avenue on the
north, Santa Monica Boulevard on the south, Mall Court East on
the east, and Mall Court West on the west.
Block Six. That area bounded by Santa Monica Boulevard
on the north, Broadway on the south, Mall Court East on the east,
and Mall Court West on the west.
Block Seven. That area bounded by Wilshire Boulevard
on the north, Arizona Avenue on the south, Mall Court West on the
east. and First Court Alley on the west.
Block Eight. That area bounded by Arizona Avenue on
the north, Santa Monica Boulevard on the south, Mall Court West
on the east, and First Court Alley on the west.
Block Nine. That area bounded by Santa Monica
Boulevard on the north, Broadway on the south, Mall Court West on
the east, and First Court Alley on the west.
Fast Food Food Court. A multi-tenant food service
complex with at least four food service outlets where the complex
is under common management, there is no table service, and
tenants share common seating area. The size of the individual
food service facilities shall be limited to 750 square feet and
the complex must include a dedicated public passageway from the
Third Street Promenade to the rear alley.
Virtual Reality Facility. An establishment containing
a maximum of thirty virtual reality simulators where there are no
coin-operated machines and the game area is less than fifty
percent of the total square footage of the facility.
9.04.08.15.020. Permitted Uses.
(1) The following uses shall be permitted in the BSC-1
portion of the BSC District. All uses shall be conducted within
an enclosed building, except where otherwise specified:
(a) Art galleries.
(b) Artist studios above the first floor and at the
rear 75' of a parcel.
(c) Bakeries.
(d) Barber or beauty shops.
(e) Business colleges.
(f) Child day care centers.
(g) Cleaners.
(h) Congregate housing.
(i) Cultural facilities.
(j) Dance studios.
(k) Domestic violence shelters.
(l) Exercise facilities.
(m) General offices above the first floor and in the
rear 75' of a parcel.
(n) General retail.
(o) Homeless shelters with less than fifty-five beds.
(p) Medical, dental and optometrist clinics and
laboratories above the first floor and in the rear 75' of a
parcel.
(q) Multifamily dwelling units.
(r) Museums.
(s) Outdoor newsstands.
(t) Pawnbrokers.
(u) Photocopy shops.
(v) Places of worship.
(w) Restaurants, subject to the limitations contained
in Section 9.04.08.15.080.
(x) Senior group housing.
(y) Senior housing.
(z) Sidewalk cafes, subject to the provisions of the
Outdoor Dining Standards for the Third Street Promenade, approved
by Resolution of the City Council.
(aa) Single-room occupancy housing.
(bb) Tailors.
(cc) Trade schools.
(dd) Transitional housing.
(ee) Accessory uses which are determined by the Zoning
Administrator to be necessary and customarily associated with and
appropriate, incidental, and subordinate to, the principal
permitted uses and which are consistent and not more disturbing
or disruptive than permitted uses.
(ff) Other uses determined by the Zoning Administrator
to be similar to those listed above and which are consistent and
not more disturbing or disruptive than permitted uses.
(2) The following uses shall be permitted in the BSC-2,
BSC-3 and BSC-4 portions of the BSC District. All uses shall be
conducted within an enclosed building, except where otherwise
specified:
(a) Art galleries.
(b) Artist studios above the first floor.
(c) Appliance repair shops.
(d) Bakeries.
(e) Banks and savings and loan institutions.
(f) Barber or beauty shops.
(g) Business colleges.
(h) Child day care centers.
(i) Cleaners.
(j) Congregate housing.
(k) Cultural facilities.
(l) Dance studios.
(m) Domestic violence shelters.
(n) Exercise facilities.
(o) General offices above the first floor and in the
rear 75' of a parcel.
(p) General retail.
(q) Homeless shelters with less than fifty-five beds.
(r) Laundromats.
(s) Medical, dental and optometrist clinics and
laboratories above the first floor and in the rear 50' of a
parcel.
(t) Multifamily dwelling units.
(u) Museums.
(v) Outdoor newsstands.
(w) Pawnbrokers.
(x) Party equipment rentals.
(y) Photocopy shops.
(z) Places of worship.
(aa) Restaurants, subject to the limitations contained
in Section 9.04.08.15.080.
(bb) Senior group housing.
(cc) Senior housing.
(dd) Single-room occupancy housing.
(ee) Tailors.
(ff) Theaters.
(gg) Trade schools.
(hh) Transitional housing.
(ii) Accessory uses which are determined by the Zoning
Administrator to be necessary and customarily associated with and
appropriate, incidental, and subordinate to, the principal
permitted uses and which are consistent and not more disturbing
or disruptive than permitted uses.
(jj) Other uses determined by the Zoning Administrator
to be similar to those listed above and which are consistent and
not more disturbing or disruptive than permitted uses.
9.04.08.15.030. Uses subject to performance standards permit.
(1) The following uses may be permitted in the BSC-1
portion of the BSC District subject to the approval of a
Performance Standards Permit:
(a) None.
(2) The following uses may be permitted in the BSC-2, BSC-3
and BSC-4 portions of the BSC District subject to the approval of
a Performance Standards Permit:
(a) Sidewalk cafes, subject to the limitations
contained in Section 9.04.08.15.080.
9.04.08.15.040 Conditionally permitted uses.
(1) The following uses may be permitted in the BSC-1
portion of the BSC District subject to the approval of a
conditional use permit:
(a) Bars, subject to the limitations contained in
Section 9.04.08.15.080.
(b) Billiard parlors.
(c) Bowling alleys.
(d) Cinemas.
(e) Clubs and lodges.
(f) Convention and conference facilities.
(g) Fast food food courts, subject to the limitations
contained in Section 9.04.08.15.080.
(h) Homeless shelters with fifty-five beds or more.
(i) Hotels and motels.
(j) Nightclubs, subject to the limitations contained
in Section 9.04.08.15.080.
(k) Open-air farmers markets.
(l) Skating Rinks.
(m) Theaters.
(n) Virtual reality facilities, provided the total
number of such facilities in the BSC District does not exceed
two.
(2) The following uses may be permitted in the BSC-2, BSC-3
and BSC-4 portions of the BSC District subject to the approval of
a conditional use permit:
(a) Automobile parking lots and structures.
(b) Bars, subject to the limitations contained in
Section 9.04.08.15.080.
(c) Billiard parlors.
(d) Bowling alleys.
(e) Cinemas.
(f) Clubs and lodges.
(g) Convention and conference facilities
(h) Homeless shelters with fifty-five beds or more.
(i) Hotels and motels.
(j) Nightclubs, subject to the limitations contained
in Section 9.04.08.15.080.
(k) Open-air farmers markets.
(l) Skating rinks.
(m) Virtual reality facilities, provided the total
number of such facilities in the BSC District does not exceed
two.
9.04.08.15.050 Prohibited uses.
The following uses are prohibited in the BSC-1, BSC-2, BSC-3
and BSC-4 portions of the BSC District:
(a) Drive-in and drive-through restaurants.
(b) Game arcades.
(c) Fast food restaurants, except those located in a
fast food food court.
(d) Any use not otherwise authorized.
9.04.08.15.060 Property development standards.
All property in the BSC District shall be developed in
accordance with the following standards:
(a) Maximum Building Height and FAR. Maximum building
height, number of stories and floor area ratio shall be
determined as follows:
Maximum Maximum Number Maximum
District Height of Stories FAR
BSC-1 56' 4 3.0
BSC-2 56' 4 3.0
BSC-3 56' 4 2.5
BSC-4 45' 3 2.0
Notwithstanding the above:
(1) There shall be no limitation on the number
of stories of any hotel, detached parking structure, or structure
containing at least one floor of residential use, so long as the
height does not exceed the maximum number of feet permitted in
this section.
(2) Floor area devoted to residential uses shall
be discounted by fifty (50) percent for the purposes of floor
area ratio calculation.
(3) Parcels of 15,000 square feet or less within
the Passageway Overlay Zone, as depicted in the Bayside District
Specific Plan, may be developed to a maximum height of eighty-
four (84) feet, and a 3.5 FAR provided the following conditions
are met:
(i) The top two floors are used exclusively
for residential purposes.
(ii) All inclusionary units required by
Section 9.28 of the Municipal Code are provided on site.
(iii) Parking for the residential uses is
provided on site, notwithstanding Section 9.04.10.08.030(m).
(iv) A passageway dedicated to the City of
Santa Monica as a recorded easement is provided.
(v) The dedicated passageway is a minimum of
twelve (12) feet in width and is well lighted and visually
unobstructed from the Promenade to the alley.
(vi) There shall be only one dedicated
passageway permitted on each side of each block, however
dedicated passageways existing as of the effective date of this
Section shall not count toward this limit.
(4) With the approval of a Development Review
permit, parcels over 15,000 square feet within the Passageway
Overlay Zone, as depicted in the Bayside District Specific Plan,
may be developed to a maximum height of eighty-four (84) feet,
and a 3.5 FAR provided the following conditions are met:
(i) The top two floors are used exclusively
for residential purposes.
(ii) All inclusionary units required by
Section 9.28 of the Municipal Code are provided on site.
(iii) Parking for the residential uses is
provided on site, notwithstanding Section 9.04.10.08.030(m).
(iv) A passageway dedicated to the City of
Santa Monica as a recorded easement is provided.
(v) The dedicated passageway is a minimum of
twelve (12) feet in width and is well lighted and visually
unobstructed from the Promenade to the alley.
(vi) There shall be only one dedicated
passageway permitted on each side of each block, however
dedicated passageways existing as of the effective date of this
section shall not count toward this limit.
(5) With the approval of a Development Review
permit, parcels in the BSC-2 and BSC-3 Districts may be developed
to a maximum height of eighty-four (84) feet, and a 3.5 FAR
provided the following conditions are met:
(i) The top two floors are used exclusively
for residential purposes.
(ii) All inclusionary units required by
Section 9.28 of the Municipal Code are provided on site.
(iii) Parking for the residential uses is
provided on site, notwithstanding Section 9.04.10.08.030(m).
(b) Building Stepbacks. For new structures or
additions to existing structures, any portion of a building
elevation fronting on Second Street, Third Street Promenade or
Fourth Street, above thirty (30) feet in height shall be stepped
back at a 36.9 degree angle measured from the horizontal. For
buildings located in the Passageway Overlay Zone, there shall be
no additional stepback requirement above fifty-six (56) feet of
building height. In addition, for parcels one hundred feet (100)
in depth measured from Wilshire Boulevard, Arizona Avenue, Santa
Monica Boulevard or Broadway (cross streets) any portion of a
building elevation fronting on the cross street, above thirty
(30) feet in height, shall be stepped back fifteen (15) feet from
the cross street. The Architectural Review Board may allow the
fifteen (15) foot stepback to be provided only for the portion of
the building above forty-five (45) feet in height if the
Architectural Review Board determines that such a stepback is
necessary to maintain the District's existing character and to
provide visual continuity with nearby structures.
(c) Minimum Parcel Size. For all zoning
classifications in the BSC District, minimum parcel size shall be
seven thousand five hundred square feet. Each parcel shall
contain a minimum depth of one hundred fifty feet and a minimum
width of fifty feet, except that legal parcels existing on the
effective date of this Section shall not be subject to this
requirement.
(d) For all zoning classifications in the BSC
District, a Development Review Permit is required for any new
development of more than thirty thousand square feet of floor
area and for any development with rooftop parking.
9.04.08.15.070. Special project design and development
standards.
In all zoning classifications in the BSC District, the
following special project design and development standards shall
apply:
(a) Ground floor uses shall be pedestrian oriented
uses for a minimum depth of seventy five (75) feet measured from
the front of the structures.
(b) In any new or reconstructed building, a minimum of
seventy (70) percent of the building facade at the street
frontage at the ground floor level shall be designed with
pedestrian orientation, as defined in Part 9.04.02.030 of this
Chapter, unless precluded by the presence of significant existing
architectural features.
(c) In any new or reconstructed building, clear
untinted glass shall be used at the ground floor level to allow
maximum visual access to the interior of buildings. Mirrored and
highly reflective glass shall not be permitted at any level of a
structure.
(d) In any new or reconstructed building, walk-up
facilities shall be recessed and provide adequate queuing space
to avoid interruption of the pedestrian flow.
(e) Security grills at the street level, shall be
designed as an integral component of the building, shall be of
the roll-down type, shall have an open web sufficient to provide
visibility to the interior when the grill is in the closed
position, and shall be placed to the interior of the outside
glass.
9.04.08.15.080. Limitations on food uses and alcohol outlets.
(a) The number of alcohol and food serving
establishments in the BSC District shall be limited on a block by
block basis. For purposes of this section, a food serving
establishment shall include any restaurant, including, without
limitation, any drive-through or drive-in restaurant, fast-food
or take-out restaurant, or sidewalk cafe, and any use which
includes incidental food service. The number of food serving
establishments and on-sale alcohol outlets in the BSC District
shall not exceed the limitations below. For purposes of this
section, fast food food courts shall be counted as one food
serving establishment and one alcohol outlet, even though
individual tenants within a fast food food court may be required
to obtain separate Conditional Use Permits in order to obtain an
on-sale alcohol license.
Block 1: Food Serving Establishments: 4, 4 of which may
have a Type 41 (On-Sale Beer and Wine) or Type 47 (On-Sale
General) Alcohol License, and 0 of which may be a fast food food
court. However, no more than 2 food serving establishments shall
be permitted on each side of Block 1. Type 48 (On-Sale General
for Public Premise) Alcohol License: 0. Other On-Sale Alcohol
License Types: 0.
Block 2: Food Serving Establishments: 4, 4 of which may
have a Type 41 (On-Sale Beer and Wine) or Type 47 (On-Sale
General) Alcohol License, and 0 of which may be a fast food food
court. However, no more than 2 food serving establishments shall
be permitted on each side of Block 2. Type 48 (On-Sale General
for Public Premise) Alcohol License: 0. Other On-Sale Alcohol
License Types: 0.
Block 3: Food Serving Establishments: 8, 8 of which may
have a Type 41 (On-Sale Beer and Wine) or Type 47 (On-Sale
General) Alcohol License, and 0 of which may be a fast food food
court. However, no more than 6 food serving establishments shall
be permitted on the west side of Block 3. Type 48 (On-Sale
General for Public Premise) Alcohol License: 0. Other On-Sale
Alcohol License Types: 0.
Block 4: Food Serving Establishments: 18, 10 of which may
have a Type 41 (On-Sale Beer and Wine) or Type 47 (On-Sale
General) Alcohol License, and 1 of which may be a fast food food
court. Type 48 (On-Sale General for Public Premise) Alcohol
License: 0. Other On-Sale Alcohol License Types: 0.
Block 5: Food Serving Establishments: 16, 10 of which may
have a Type 41 (On-Sale Beer and Wine) or Type 47 (On-Sale
General) Alcohol License, and 1 of which may be a fast food food
court. Type 48 (On-Sale General for Public Premise) Alcohol
License: 0. Other On-Sale Alcohol License Types: 0.
Block 6: Food Serving Establishments: 18, 11 of which may
have a Type 41 (On-Sale Beer and Wine) or Type 47 (On-Sale
General) Alcohol License, and 1 of which may be a fast food food
court. Type 48 (On-Sale General for Public Premise) Alcohol
License: 0. Other On-Sale Alcohol License Types: 0.
Block 7: Food Serving Establishments: 4, 4 of which may
have a Type 41 (On-Sale Beer and Wine) or Type 47 (On-Sale
General) Alcohol License, and 0 of which may be a fast food food
court.. However, no more than 2 food serving establishments shall
be permitted on each side of Block 7. Type 48 (On-Sale General
for Public Premise) Alcohol License: 0. Other On-Sale Alcohol
License Types: 0.
Block 8: Food Serving Establishments: 4, 4 of which may
have a Type 41 (On-Sale Beer and Wine) or Type 47 (On-Sale
General) Alcohol License, and 0 of which may be a fast food food
court. However, no more than two food serving establishments
shall be permitted on each side of Block 8. Type 48 (On-Sale
General for Public Premise) Alcohol License: 0. Other On-Sale
Alcohol License Types: 0.
Block 9: Food Serving Establishments: 8, 6 of which may
have a Type 41 (On-Sale Beer and Wine) or Type 47 (On-Sale
General) Alcohol License, and 1 of which may be a fast food food
court. Type 48 (On-Sale General for Public Premise) Alcohol
License: 0. Other On-Sale Alcohol License Types: 1.
9.04.08.15.090 Architectural review.
All new construction, new additions to existing buildings,
and any other exterior improvements that require issuance of a
building permit shall be subject to architectural review pursuant
to the provisions of Chapter 9.32 of this Article.
SECTION 4. Section 9.52.170 of the Municipal Code is
amended to read as follows:
9.52.170 Bayside District Specific Plan Area.
The standards for signs contained in the approved Bayside
District Specific Plan shall prevail over conflicting provisions
contained in Sections 9.52.130, 9.52.140, 9.52.150, and 9.52.160
with respect to signs on buildings located within the Bayside
District Specific Plan area.
SECTION 5. Any provision of the Santa Monica Municipal Code
or appendices thereto inconsistent with the provisions of the
Ordinance, to the extent of such inconsistencies and no further,
are hereby repealed or modified to that extent necessary to
effect the provision of this Ordinance.
SECTION 6. Ordinance 1770 (CCS) is hereby repealed.
SECTION 7. Ordinance 1820 (CCS) is hereby repealed.
SECTION 8. If any section, subsection, sentence, clause, or
phrase of this Ordinance is for any reason held to be invalid or
unconstitutional by a decision of any court of competent
jurisdiction, such decision shall not affect the validity of the
remaining portions of this Ordinance. The City Council hereby
declares that it would have passed this Ordinance, and each and
every section, subsection, sentence, clause, or phrase not
declared invalid or unconstitutional without regard to whether
any portion of the Ordinance would be subsequently declared
invalid or unconstitutional.
SECTION 9. The Mayor shall sign and the City Clerk shall
attest to the passage of this Ordinance. The City Clerk shall
cause this ordinance, or a summary thereof to be published once
in the official newspaper within 15 days after its adoption.
This Ordinance shall become effective 30 days from its adoption.
APPROVED AS TO FORM:
MARSHA JONES MOUTRIE
City Attorney
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Policy and Planning Analysis Division
Planning and Community Development Department
City of Santa Monica
1.0 INTRODUCTION
1.1 PURPOSE
The Third Street Mall Specific Plan was originally adopted in
1986 to provide a framework of strategies to revitalize Santa
Monica's downtown pedestrian mall and surrounding peripheral
areas. Included in this plan were policies geared toward
enhancing the area's economic activity through the encouragement
of specified land uses as well as physical improvements to be
implemented by the City in concert with the Third Street
Development Corporation (TSDC) and private sector developers.
The policies and recommended actions were intended to reverse the
pattern of decline, deterioration, and disinvestment which had
characterized Santa Monica's downtown core area since the 1960s.
The Specific Plan has successfully achieved many of the initial
goals to improve the physical character of the downtown area and
create an active pedestrian environment during both daytime and
nighttime hours. The Plan focused on providing for a diversity
of uses, activities, business and job opportunities that would
serve all City residents and visitors. Through this
transformation from a depressed downtown to an active and vital
City Center, the Plan intended to foster an environment which
would be characterized by its pedestrian oriented, mixed use
character and scale, open air environment, and unique public
amenities.
Since the adoption of the Specific Plan the area has seen a
tremendous amount of private investment as well as extensive
public improvements. In September 1989, following twelve months
of construction, a redesign of the Mall public spaces was
completed and the area was renamed the Third Street Promenade.
The public improvements included the elimination of the
pedestrian-only mall and the creation of a two-way road to allow
for vehicular movement, if desired. The redesign also included
retail pavilions along the central portion of the 1200 and 1400
blocks of the Promenade, landscaping and water elements, public
benches, street lamps, signage, and banners. In addition, a
competition for public art resulted in the selection of topiary
dinosaur sculptures, which are located in the central landscaped
area of each block.
Private development projects have included mixed use development
such as Janss Court, which combines movie theaters, restaurants,
office space and apartment units into a 118,380 square foot
building. Other projects that have been instrumental in the
revitalization of area and have encouraged increased pedestrian
activity are the Mann Criterion and AMC multi-screen movie
theater complexes, numerous restaurants, and new office
development at Fourth Street and Arizona Avenue and the Promenade
and Arizona Avenue.
As a result of the growth that has occurred since the adoption of
the original Third Street Mall Specific Plan, the City Council
determined that the Plan should undergo a revision to provide
goals for the future. This revised Specific Plan update provides
the opportunity to reevaluate the goals, objectives, and policies
that govern land uses in this vital portion of Santa Monica to
ensure that the Plan continues to address the area's needs. In
particular, goals and policies have been redirected to emphasize
the enhancement of the existing activity level in the 1300 and
1400 blocks of the Promenade through the addition of retail uses
and to continue the revitalization of the 1200 block of the
Promenade as well as the entire Bayside District.
The Plan focuses on encouraging uses that will generate
pedestrian activity on Second and Fourth Streets as well as the
cross streets of Wilshire Boulevard, Arizona Avenue, Santa Monica
Boulevard, and Broadway. To accomplish this, the Plan emphasizes
the need for additional retail services, and provides incentives
for the development of housing within the Specific Plan area and
for the provision of passageway links from the public parking
structures to the Promenade. In a short amount of time the
Bayside District has become the activity focus of Santa Monica.
It represents the nucleus of the City where residents and
visitors may find a mix of residential, retail, entertainment,
office, and dining opportunities. This type of multi faceted
environment is unique in Southern California. Therefore, the
purpose of this Specific Plan is to provide a framework for
maintaining the area's character while allowing for continued
revitalization.
The Specific Plan establishes the regulations, programs, and
legislation which are required for the systematic execution of
the General Plan.
1.2 PROJECT LOCATION
The Bayside District Specific Plan project area has been expanded
from the original Specific Plan boundaries. Previously the area
encompassed the six blocks which abut Third Street and was
bounded by the south side of Wilshire Boulevard on the north, the
north side of Broadway on the south, the west side of Fourth
Street on the east, and the east side of Second Street on the
west. The new boundaries, as shown in Figure 1, now include the
east side of Fourth Street, and the west side of Second Street.
The Specific Plan area is located at the western edge of the
City, approximately 15 miles west of downtown Los Angeles and
adjacent to the Pacific Ocean. As shown in Figure 2, the City is
surrounded by the communities of Pacific Palisades, Brentwood,
West Los Angeles, Mar Vista, and Venice.
FIGURE 1
FIGURE 2
The travel distances from the Promenade to other significant
points in the greater Los Angeles metropolitan area are listed
below.
Location
Marina del Rey 2 miles
UCLA 3 miles
Beverly Hills 5 miles
Los Angeles International Airport 6 miles
Downtown Los Angeles 15 miles
Pasadena 26 miles
Santa Monica is directly accessible to the Los Angeles basin to
the north, east, and south by the Santa Monica (Interstate 10)
and the San Diego (Interstate 405) Freeways. the Pacific Coast
Highway, to the west, links Santa Monica to Malibu and the Santa
Monica Mountains.
1.3 RELATIONSHIP TO THE GENERAL PLAN
The City of Santa Monica General Plan Land Use Element, adopted
in 1984, recommended the preparation of a specific plan for the
Third Street Promenade area. It stipulated that:
The specific plan should provide detail on
revitalization plans, mid-block access to public
parking lots, and appropriate use of public right-of-
way, and specific development standards.
In addition, this plan should make specific urban
design recommendations to enhance the visual character
and pedestrian environment in the Downtown, and should
address transit services/needs in the area...
The Third Street Development Corporation (TSDC) shall
have primary responsibility for preparing the Third
Street Mall portion of the plan. The specific plan
process will accommodate comment and discussion from
property owners, residents, and business people from
both the Third Street Mall and other Downtown area, as
well as other interested parties...
This updated Bayside District Specific Plan continues to provide
detailed development standards, design guidelines, and policies
to encourage uses that attract pedestrian activity. The
expansion of the project area boundaries is intended to provide a
stimulus for the continued revitalization and increased
pedestrian use of the streets immediately adjacent to the
Promenade.
The updated Specific Plan remains consistent with the intent of
the Land Use Element objectives and policies for the downtown
area. The primary objective for the downtown area is to
"reinforce the Downtown as the focus of the City, supporting the
greatest concentration of activity." The Land Use Element
recommends that this be accomplished by making the downtown the
primary location for commercial, entertainment, and cultural
uses.
1.4 PLANNING PROCESS
The City Council directed the preparation of this Specific Plan
update in February 1991 with the intent that the Plan be modified
to address the current concerns regarding maintenance of existing
uses and activity levels, increased housing opportunities in the
downtown, and continued retail growth. The process has included
a several community workshops held in between May 1991 and August
1995 in order to solicit community identification of major
planning issues that should be considered in the Plan update.
2.0 PROJECT AREA DESCRIPTION
The following presents an overview of the existing conditions and
significant issues associated with the Bayside District Specific
Plan project area.
2.1 LAND USE AND ZONING
The Specific Plan project area consists of approximately 37.2
acres of land, an estimated 2.4 million square feet of private
development, and 3,127 automobile parking spaces located in the
public parking structures.
In 1986, the existing project area square footage totaled 1.8
million square feet. Retail and offices uses composed the
majority of this development at approximately 1,239,930 square
feet. Restaurant uses totaled 46,298 square feet while
entertainment facilities occupied 11,549 square feet of building
area. The square footage of development existing in 1986 is more
fully detailed below in Figure 3.
FIGURE 3
1986 Existing Development
LAND USE ESTIMATED EXISTING IN 1986
Retail/Service 736,896 square feet
Restaurant 46,298 square feet
Office 375,824 square feet
Residential 92,500 square feet
Entertainment 11,549 square feet
Institutional 15,000 square feet
Bank/Finance 127,210 square feet
Hotel 42,298 square feet
TOTAL 1,447,575 square feet
Major development projects in the Specific Plan area since 1986
have been primarily office and entertainment related. As shown
in Figure 4, office square footage comprises more than half of
the new development in the Plan area since 1986. Out of a total
of 550,244 square feet of new development, 306,851 square feet
has been designated for office use.
FIGURE 4
As a result of the policies in the original Third Street Mall
Specific Plan, entertainment and restaurant uses have increased
substantially since 1986. Today, 124,210 square feet of
development is entertainment related, of which 98,085 square feet
is new movie theater development. A recent survey of restaurant
and alcohol outlets in the downtown area found that there are 74
restaurants in Specific Plan area. Out of this group 49
facilities have alcohol licenses, of which 25 outlets have full
bar alcohol licenses and 24 outlets have beer and wine licenses.
The following is a summary of the key land use and zoning issues.
A. The Street level of the Bayside District Specific Plan
project area is largely characterized by restaurant, movie
theater, and entertainment activity during both the day time
and evening hours. In particular, during the evening hours
the area becomes a regional activity center. This mix of
uses is largely the result of the policies set forth in the
1986 Third Street Mall Specific Plan, which encouraged the
development of such uses to attract patrons to the area and
increase the pedestrian density. In the Promenade's new
role as both a local and regional entertainment center, the
following new issues have emerged:
Increasing the retail component in the Specific Plan
area has been identified as a high priority by both
City residents and area users.
Encouraging residential uses on the upper levels of
multi story structures both along the Promenade and on
the peripheral streets. Any additional uses located
between the ground floor use and the residential units
may include offices or artist studios, but these uses
should serve to buffer the residential units from the
street level activity.
Increasing not only the housing opportunities in the
area, but especially the affordable housing
opportunities.
Improving management of the outdoor spaces of the
Bayside District area, including specifically
maintenance and security.
Revitalizing the 1200 block of the Promenade by
attracting appropriate destination uses, including
anchor retail establishments and an appropriate mix of
restaurant and entertainment uses.
Continuing effort to create a calendar of public events
and organized activities in the Promenade public spaces
which directly appeal to senior citizens, children,
people from a wide variety of socio-economic
backgrounds, and varying cultures.
Expanding the plan area boundaries to encompass the
areas immediately adjacent to the Promenade or located
in the Parking Assessment District which are impacted
by the area activity but are not benefited by inclusion
in the Specific Plan.
Providing for greater emphasis on the revitalization of
Second Street, Fourth Street, and the Promenade cross
streets of Wilshire Boulevard, Arizona Avenue, Santa
Monica Boulevard, and Broadway through urban design
techniques, design guidelines for new construction,
additional passageway linkages to the Promenade,
special events, security, and maintenance.
2.2 ARCHITECTURE
Existing buildings within the Bayside District Specific Plan
project area are characterized by a variety of architectural
styles, a mix of older buildings, some with historic
significance, and new construction, as well as a combination of
low scale, single story buildings and multi story mixed use
developments. Despite the influx of new development during the
past five years, opportunities continue to exist for new
construction. Emerging issues include:
The Bayside District Specific Plan project area
contains structures characterized by a mix of
architectural styles. Many exhibit significant
historic architectural details. These structures could
be recognized and enhanced through rehabilitation,
thereby retaining a unique and identifiable quality in
the area.
New project design should continue to consider the
pedestrian scale and character of this downtown area,
particularly at the Promenade cross streets and
peripheral boundaries.
Any planned building rehabilitations should be
sensitive to the structure's original character
defining architectural design details ;and to the
pedestrian environment of the Promenade.
2.3 URBAN DESIGN
While substantial public improvements have occurred along the
Third Street Promenade, consideration of parking structure
pedestrian access and the incorporation of the expanded Plan
boundary areas into the district's physical and visual
environment are among the additional urban design issues to be
considered. These issues are as follows:
Lack of clear transitions and linkages from the
Promenade to the two major neighborhood off site uses,
Palisades Park and the Santa Monica Pier.
While physical improvements have been completed in the
alley ways, such as lighting, signage, and landscaping,
additional functional and design related issues remain.
Common loading and trash enclosures are needed as are
pedestrian entries to buildings from the alleys.
Develop strategies to extend the revitalization of
economic activity to Second Street and Fourth Street as
well as the cross streets by creating more effective
linkages to the Promenade area, in particular, urban
design mechanisms such as signage, tree lighting,
maintenance services, public benches, light standards,
or paving.
While seven passageways linking the parking structures
to the Promenade currently exist, additional such
connections are needed to improve accessibility to the
Promenade. Passageways must be well identified through
signage, decorative paving, and lighting.
Develop signage and urban design elements that identify
Santa Monica Boulevard as the terminus of the historic
Route 66.
2.4 PARKING AND CIRCULATION
A parking inventory prepared by the Parking and Traffic Division
for the downtown parking assessment district determined that a
total of 3,127 parking spaces and 9 motorcycle spaces are located
in the City owned public parking structures. Of these spaces,
approximately one-third, or 1,133 spaces as well as all 9
motorcycle spaces, are metered for four hour use. Over one-
third, or 1353 spaces, are designated as twelve hour spaces. The
permit only parking spaces have been eliminated and the 154
parking spaces that may be used by permit holders are also
available as four hour metered spaces . A total of 487 spaces
are restricted as leased parking spaces.
In addition, a total of 1906 parking spaces are located in
privately owned parking facilities within the assessment
district. These facilities range in size from 7 spaces to 340
spaces located in a subterranean parking garage. A map
identifying the location of the private facilities is contained
in Figure 6 and a list of the locations by address is contained
in Figure 6A.
FIGURE 5
FIGURE 6
FIGURE 7
BAYSIDE DISTRICT OFF-STREET PARKING INVENTORY
LOT DESCRIPTION CAPACITY
A 301 Broadway, Janss Court 193
B 1455 Fourth Street, alley parking 27
C 1432 Fourth Street, alley parking 26
D A Fourth Street, alley parking 12
E 1427 Third Street Promenade, alley parking 11
F 331 Santa Monica Boulevard, Home Savings 15
G 1347 Fourth Street, alley parking 28
H 1333 Fourth Street, Great Western Savings 36
I 1301 Fourth Street, Bank of America 52
J 1212 Fourth Street, surface lot 26
K 402 Wilshire, office building 17
L 1217-21 Second Street, J.C. Penny's 95
N 1299 Ocean Avenue, office building 340
O 1301 Second Street, alley parking 12
P 1318-22 Second Street, surface parking 25
Q 201 Santa Monica Boulevard, office building 260
R Northwest Corner Second and Santa Monica Boulevard
surface lot 95
S 1401 Second Street, alley parking 15
T 223 Broadway, alley parking 7
U 1250 Fourth Street, Security Pacific Bank 312
V 307 Arizona, Miko Building 14
W 1331 Second Street, office building 262
X 1256-60 Third Street Promenade, Van Tilburg
Building 18
A parking demand analysis was prepared for the downtown
structures in May 1991. The usage survey conducted determined
the peak weekday and weekend utilization periods. The study
showed that on weekdays the peak utilization for the six parking
structures occurs between 1 p.m. and 2 p.m. when 1,892 spaces, or
62 percent of the available non-permit non-leased spaces are
occupied. The peak weekend demand occurs at night between 9 p.m.
and 10 p.m. when 1,923 spaces, or 63 percent of the available
spaces are occupied.
While the study has shown that sufficient parking exists in the
area, concerns remain regarding the following issues;
A number of parking structures are not directly linked
by passageways to the Promenade and some that exist are
not well signed and/or unattractive. All passageways
should remain open during evening hours.
The location of the parking spaces available in private
facilities is not adequately marked and no program
exists to insure these facilities are made available to
the general public.
The parking structures require upgrading; in
particular, the elevators, lighting system, lobbies,
restrooms, and signage graphics should be improved.
2.5 SOCIOECONOMIC CHARACTERISTICS
This section summarizes the demographic characteristics available
from the 1990 Census for the census tract in which the Specific
Plan project area is located. A map of the census tract area is
contained in Figure 8. The population in the area declined by
5.7 percent between 1980 and 1990, with a total of 2,621
residents in 1980 and 2,472 in 1990. In addition, the number of
housing units in the area also decreased, from 2,129 units in
1980 to 1,896 units in 1990, a 10.9 percent change. However, in
the Specific Plan project area the number of housing units
increased by 32 units. An additional 80 single room occupancy
units have been approved for construction.
FIGURE 8
3.0 PLAN FRAMEWORK:
GOALS, GENERAL OBJECTIVES AND THEME
Functioning as the framework for this Specific Plan update is the
goal, the general objectives, and the development theme which
serve as the guideposts for the continued revitalization and
management of the area. This section provides the basic
framework for the set of detailed objectives and policies that
follow in Sections 4 through 12.
3.1 GOAL
It shall be the goal of the City of Santa Monica to continue to
revitalize the Bayside District area, in particular the 1200
block of the Promenade, as well as Second Street and Fourth
Street and the cross streets of Wilshire Boulevard, Arizona
Avenue, Santa Monica Boulevard, and Broadway. The revitalization
plan should enhance and contribute to the unique qualities of the
Bayside District and to its role as the principal center of
community activity in Santa Monica. The Bayside District is
notable in the Los Angeles area for its pedestrian oriented, open
air environment. The Specific Plan should give special attention
to nurturing the character of the Bayside District as a safe,
comfortable, attractive and affordable center for dining,
entertainment, and cultural and retail activity which serves
persons of all ages who are from diverse social and economic
strata, varied cultures, races and ethnicities, and who possess a
range of interests. Sufficient office space and residential uses
should be provided to supply the economic base for these
community oriented activities.
3.2 GENERAL OBJECTIVES
A. Improve the economic and physical relationship of the Third
Street Promenade as well as the entire Bayside District to
major peripheral uses and destinations.
B. Attract and accommodate a mix of uses which serve the
daytime and evening Bayside District residents, City-wide
residents, as well as the many tourists and visitors to the
Santa Monica area.
C. Accommodate new development compatible with the existing
scale and character of the Bayside District, including the
Third Street Promenade and surrounding streets within the
Specific Plan boundaries.
D. Improve the physical and environmental character of the
alleys consistent with their use as service, access, and
pedestrian thoroughfares.
E. Perform adequate infrastructure and traffic circulation
improvements to accommodate demands generated by the
expanded use of the Bayside District Specific Plan area.
F. Provide a full range of transportation alternatives to and
from the Promenade area.
G. Stimulate economic activity in the Bayside District area and
the generation of new job and business opportunities for
community residents.
H. Encourage uses and urban design elements on Second Street
that will generate pedestrian and expanded retail activity
and uses on Fourth Street that are compatible with its
character as a transportation corridor into the downtown.
I. Emphasize the need for additional retail services for area
residents, office workers, as well as the visitor
population.
J. Encourage and provide incentives for the development of
housing within the Specific Plan area, particularly on
Second Street and Fourth Street where there are more
opportunities for development.
3.3 DEVELOPMENT THEME
Santa Monica's Bayside District is a unique area with a
combination of older buildings and new construction,
entertainment, retail, restaurant, and business facilities as
well as housing opportunities and pedestrian oriented public
spaces located in an inviting outdoor setting. It represents one
of the few open air, pedestrian oriented, commercial and
residential environments in an oceanfront community in Southern
California that is designed to serve both local residents and
visitors to the area who possess a range of interests, diverse
social and economic backgrounds, and varied reasons for being
drawn to the many activities available in the District. These
distinguishing attributes provide a character and quality, or
theme, which can and should be enhanced to continue to make the
Bayside District a vital community center and an area which
succinctly defines Santa Monica's character. New developments,
uses, building rehabilitations, public spaces, and design styles
should be consistent with, as well as promote, this central
theme.
3.4 SPECIFIC PLAN FORMAT
This Bayside District Specific Plan presents the detailed
objectives and policies for nine elements: Land Use, Open Space,
Parking and Circulation, Housing, Noise, Seismic Safety, Public
Safety, Conservation, and Historic Preservation. The Specific
Plan objectives and policies are organized in Elements similar to
those contained in the City's adopted General Plan since the
Specific Plan objectives and policies are intended to be
consistent with and supplement General Plan objectives and
policies by providing greater specificity and detail for the
Bayside District Specific Plan project area.
4.0 SPECIFIC PLAN LAND USE ELEMENT
The Land Use Element of the Bayside District Specific Plan is
presented in two subsections. The first describes the overall
concepts and structure of uses for the planning area and the
second presents the detailed objectives and policies. These
objectives and policies include and expand upon the objectives
and policies contained in the City's General Plan Land Use
Element.
LAND USE OVERVIEW
The Bayside District Specific Plan provides for the maintenance
and management of existing activity in the Plan area, while
continuing to encourage the expansion of revitalization on
Wilshire Boulevard, Arizona Avenue, Santa Monica Boulevard,
Broadway, Second Street and Fourth and in the north block of the
Third Street promenade. The Bayside District continues to be
conceived as the central core of the City and as the City's
primary shopping and entertainment area. The district is
intended to accommodate the daily and special shopping needs of
nearby and district residents, to serve as an outdoor destination
point for both residents and visitors, and to provide for new
housing opportunities, office space, and dining, entertainment
and cultural facilities.
The Specific Plan emphasizes the renovation and reuse of
structures which display unique or historically important
architectural or historic details. Any new construction shall be
sensitive to and compatible with adjacent structures. As in the
1986 adopted Specific Plan, which stated that "...with the
exception of a number of key sites, the existing Mall structures
be retained, renovated, and/or adaptively reused or replaced with
new structures of similar scale and character...", the Plan
stresses the preservation of identified cultural resources and
provides for policies and design guidelines to insure new
construction is compatible with adjacent structures and the
area's pedestrian character. Structures that have been
identified as priorities for preservation are listed by address
in the Specific Plan Historic Preservation Element.
The Plan limits ground floor uses along the promenade to those
which are pedestrian oriented. Among these are general and
specialty retail, retail services, restaurants, entertainment,
and cultural uses. Office, residential units, and other uses
which are not pedestrian intensive are permitted on the upper
floors. In addition, the ground floor of Promenade facing
structures are permitted to be divided for a second retail,
office, or service use with access provided from the alley.
On streets in the Bayside District Specific Plan area other than
the Third Street Promenade, the Plan permits pedestrian oriented
uses but, in addition, allows uses that are less pedestrian
oriented such as offices at the rear third of a ground floor
storefront, financial institutions, and personal and convenience
services. Residential uses are also encouraged in this area
through the provision of a height and floor area ratio bonus in
exchange for the construction of housing units.
The project area zones and subarea overlay zones established in
the 1986 Plan have been consolidated and simplified. The Plan
now provides for four primary zones and one overlay zone. Zone 1
is the designation for Promenade fronting parcels. Policies in
this area are intended to allow for uses which create an
interesting, active and human scale environment for pedestrians
while enhancing the interaction between the second story
commercial and residential uses and the Promenade open space.
Zones 2 and 3 establishes policies for the Plan areas peripheral
to the Promenade. These are the parcels fronting on the east
side of Second Street and both sides of Fourth Street. This area
is intended to reinforce and complement the activity and uses
located on the Promenade through a combination of pedestrian
oriented and service related retail businesses. In addition,
incentives are provided to encourage the provision of affordable
housing in this zone.
Zone 3 4 establishes policies for the Plan area located on the
west side of Second Street. Permitted uses in this area are the
same as for Zones 2 and 3, however, the building height and floor
area ratio requirements remain consistent with the underlying C3
zoning.
The Passageway Overlay Zone, Subarea A, encourages the provision
of passageway structures to serve as links between the public
parking structures and the promenade. In exchange for dedicating
an easement to the City for a public passageway the developer
receives a height and density bonus. A map of the land use zones
is contained in Figure 9.
OBJECTIVES AND POLICIES
This section contains the Specific Plan objectives and policies
which govern development in the Bayside District Specific Plan
project area. The Specific Plan also incorporates policies which
are contained in the General Plan Land Use Element. Additional
policies are contained in this section which complement and
provide more specific policy guidance for the Bayside District
Specific Plan project area.
4.1 OBJECTIVE
Recognizing the important role the Bayside District can play in
making Downtown the activity focus of the City, encourage the
maintenance of existing facilities on the Third Street promenade
and the expansion of retail uses, housing, and additional urban
design elements throughout the Bayside District. Goods,
services, and urban design features should be provided which
address the needs of both existing residents living near and in
the Bayside District and a wide range of consumers visiting the
District.
FIGURE 9
GENERAL POLICIES
Types of Uses
4.1.1Concentrate retail uses and other complementary uses (such
as hotels, offices, cultural facilities, restaurants, social
services, and housing) on or near the Third Street Promenade as
necessary to maintain a vibrant downtown environment.
4.1.2Require that the ground floor street frontage be devoted to
pedestrian oriented uses on Second Street and Fourth Street
between Broadway and Wilshire Boulevards and on Broadway (north
side) and Wilshire Boulevard between Second and Fourth Street
(General Plan LUCE Policy 1.4.2).
4.1.3Provide for the development of uses as necessary to maintain
the economic viability of the Bayside District, including retail
and specialty commercial uses, eating establishments,
entertainment facilities (theaters, clubs, etc.), and
professional offices.
4.1.4Provide for the development or preservation of uses which
serve neighborhood needs.
4.1.5Allow for the renovation and/or development of new housing
above the first floor of existing or new structures.
4.1.6 Encourage the development of professional offices,
personal and business services, entertainment,
restaurants, cultural, educational, health facilities,
artist studios, and other related uses above the first
floor of structures throughout the Bayside District.
4.1.7 Introduce improvements and uses which enhance the
Promenade's ability to capture the significant
residential and tourist market.
4.1.8 Encourage the expansion of existing uses and the
introduction of new uses to provide new job
opportunities for the community.
4.1.9 The number of on-sale alcohol outlets and food serving
establishments in the Bayside District shall be limited
on a block by block basis in order to provide for a mix
of activities including retail and entertainment, and
to prevent an over concentration of food serving and
alcohol outlets.
Cultural Facilities, Events, and Promenade Public Space
4.1.10 Promote appropriate retail and cultural activity within
the Promenade right-of-way (Farmers Market, outdoor
cafes, performing and visual arts, etc.) (General Plan
LUCE Policy 1.4.3)
4.1.11 Promote new cultural activities and uses within the
Promenade space and/or adjacent structures.
4.1.12 Provide an annual calendar of events for the Bayside
District area.
4.1.13 Promote uses in the Promenade public space which are
physically and visually compatible with adjacent
structures and integral to the overall organization and
form of outdoor spaces, such as pushcarts selling food
or other retail items, seasonal holiday entertainment
or activities, or special events.
4.1.14 Provide for the continuation of uses which attract
nighttime use of the Promenade, such as movie theaters,
cultural performance halls, restaurants, and
entertainment facilities.
4.1.15 Ensure the continuation of an open air Farmers Market
and other special outdoor events by designing future
Bayside District improvements to be compatible with
these activities.
4.1.16 Maintain a management organization and program to
coordinate promenade promotions, activities, and
maintenance.
Project Design and Development
4.1.17 Provide for the retention and/or adaptive reuse of
existing structures of significant architectural styles
and/or historic interest in accordance with the Bayside
District Architectural Design Guidelines.
4.1.18 Permit the division of the ground level of existing
structures and accommodate in their alley-facing
portion offices, service, or retail uses which are not
pedestrian intensive.
4.1.19 Require that 70 percent of any Promenade or street
facade to a height of 10 feet be visually transparent
and physically accessible to enhance observation and
pedestrian access unless precluded by significant
architectural design details of existing buildings.
4.1.20 Require that unreinforced masonry structures be
upgraded where necessary to meet applicable City of
Santa Monica seismic standards.
4.1.21 Permit the replacement of existing buildings and ensure
that those which are newly constructed are compatible
with existing buildings and comply with the Bayside
District Architectural Design Guidelines.
4.1.22 Within the parameters of this document, provide the
opportunity for the development of individual
structures of higher intensity at selected locations in
order to facilitate pedestrian activity on the
Promenade.
4.1.23 There shall be no limitation on the number of stories
of any hotel, detached parking structure, or structure
containing at least one floor of residential use, so
long as the height does not exceed the maximum number
of feet permitted in the District.
4.1.24 The minimum site parcel size for new parcels in the
Bayside District Specific Plan area shall be 7,500
square feet.
PROMENADE FRONTING PARCEL (ZONE 1) POLICIES
4.1.25 Permit buildings to be constructed to a maximum height
of 56 feet or four stories. Portions of buildings above
30 feet in height shall be stepped back in order to
maintain solar access, minimize the perceived mass of
structures, and to maintain the existing character of
the Promenade.
4.1.26 Permit buildings to be constructed to a maximum floor
area ratio of 3.0.
4.1.27 Allow encroachments of up to 12 feet into the Promenade
from the abutting property frontage to accommodate
outdoor dining. Uses located in the Promenade
encroachment zone shall be in accordance with the
approved Third Street Promenade Outdoor Dining
Standards subject to an encroachment permit. The
complete outdoor dining guidelines are contained in
Appendix A.
4.1.28 The ground floor of a structure may be divided to
accommodate uses that provide primary recessed access
from the alley, incorporate the alley address on the
building facing the alley, and include an entry,
identification sign, and windows which are compatible
with the overall design character of the building.
4.1.29 To encourage the continuity of "live" retail sales and
services, at least seventy (70) percent of the total
width for the first 12 feet of elevation of any new or
reconstructed building, parallel to and facing the
Promenade, shall be devoted to entrances, show windows,
or other displays which are of interest to pedestrians,
unless precluded by the presence of significant
existing architectural features. Where substantial
length of windowless wall is found to be unavoidable,
eye-level display, a contrast in wall treatment, an
offset wall line, decorative features, outdoor seating
and/or landscaping shall be used to enhance visual
interest and pedestrian vitality.
4.1.30 Clear untinted glass shall be used at the ground floor
promenade level to allow maximum visual access to the
interior of buildings. Mirrored and highly reflective
glass shall not be permitted at any level of structure.
4.1.31 Walk-up facilities shall be recessed and provide
adequate queuing space to avoid interruption of the
pedestrian flow.
4.1.32 Any security grills at the street level shall be
designed as an integral component of the building,
shall be of the roll-down type, shall have an open web
sufficient to provide visibility to the interior when
the grill is in the closed position, and shall be
placed to the interior of the outside glass.
PARCELS FRONTING THE EAST SIDE OF SECOND STREET AND THE WEST SIDE
OF FOURTH STREET (ZONE 2)
4.1.33 Permit buildings to be constructed to 4 stories and 56
feet. Portions of buildings above 30 feet in height
shall be stepped back in order to maintain solar
access, minimize the perceived mass of structures, and
to maintain the pedestrian character of the Specific
Plan area. The 15 foot setback may be permitted above
45 feet (instead of 30 feet) if it can be determined by
the Planning Commission that such a setback is
necessary to maintain the District's existing character
and to provide visual continuity with nearby
structures4.1.34Permit buildings to be constructed to a
maximum floor area ratio of 3.0
4.1.35 With approval of a Development Review Permit, allow
additional height of up to 84 feet and additional floor
area ratio of up to 3.5 provided that the top two
floors are used exclusively for residential purposes,
all inclusionary units are provided on site, and
residential parking as required by Municipal Code
Section 9.04.10.08 is provided on site. During the
Development Review process, the Planning Commission
shall consider the potential for creating a "canyon"
effect along Fourth Street. A project that involves
the construction or expansion of a City owned public
parking structure shall be permitted to be constructed
up to 84 feet in height without the approval of a
Development Review Permit.
4.1.36 All uses located below grade except for parking shall
be counted as floor area.
4.1.37 Floor area devoted to residential uses shall be
discounted by 50 percent for the purposes of floor area
ratio calculations.
4.1.38 Where feasible, provide the opportunity for development
of commercial uses within the public parking structures
at the ground floor.
FIGURE 11FIGURE 12
PARCELS FRONTING THE EAST SIDE OF FOURTH STREET (ZONE 3)
4.1.39Permit buildings to be constructed to 4 stories and 56
feet. Portions of buildings above 30 feet in height shall be
stepped back in order to maintain solar access, minimize the
perceived mass of structures, and to maintain the pedestrian
character of the Specific Plan area
4.1.40Permit buildings to be constructed to a maximum floor area
ratio of 2.5
4.1.41With approval of a Development Review Permit, allow
additional height of up to 84 feet and additional floor area
ratio of up to 3.5 provided that the top two floors are used
exclusively for residential purposes, all inclusionary units are
provided on site, and residential parking as required by
Municipal Code Section 9.04.10.08 is provided on site. During
the Development Review process, the Planning Commission shall
consider the potential for creating a "canyon" effect along
Fourth Street.
4.1.42All uses located below grade except for parking shall be
counted as floor area.
4.1.43Floor area devoted to residential uses shall be discounted
by 50 percent for the purposes of floor area ratio calculations.
4.1.44Where feasible, proved the opportunity for development of
commercial uses within the public parking structures at the
ground floor.
PARCELS FRONTING THE WEST SIDE OF SECOND STREET (ZONE 34)
4.1.45Permit buildings to be constructed to 3 stories and 45
feet. Portions of buildings above 30 feet in height shall be
stepped back in order maintain solar access, minimize the
perceived mass of structures, and to maintain the pedestrian
character of the Specific Plan area.
4.1.46Permit buildings to be constructed to a maximum floor area
ratio of 2.0.
4.1.47Floor area devoted to residential uses shall be discounted
by 50 percent for the purposes of floor area ratio calculations.
PASSAGEWAY OVERLAY ZONE (SUB-AREA A)
All underlying land use policies apply unless superseded by the
following:
4.1.48Only one new public passageway shall be permitted on each
side of each block. Public passageways existing on the effective
date of this Specific Plan shall not count toward this
limitation.
4.1.49 Require a vertical stepback above 30 feet in order
maintain solar access, minimize the perceived mass of
structures, and to maintain the pedestrian character of
the Promenade.
4.1.50 When a passageway is provided, permit the passageway
mixed-use structure to be constructed to a maximum
floor area ratio of 3.5 on parcels of 15,000 square
feet or less, excluding the passageway. Permit a
maximum floor area ratio of up to 3.5 on parcels over
15,000 square feet only with approval of a Development
Review permit.
4.1.51 Require that the passageway area be dedicated as an
easement to the City of Santa Monica. Dedicated
passageways shall be a minimum of 12 feet in width.
The public passageway shall be well lighted and
visually unobstructed from the Promenade to the alley
to insure the safety and comfort of passageway users.
4.1.52 Permit structures to be constructed to maximum height
of 84 feet when a passageway is provided. The top two
stories must be devoted exclusively to residential use.
FIGURE 13
FIGURE 14
5.0 SPECIFIC PLAN OPEN SPACE ELEMENT
The objectives and policies of the Open Space Element of the
Bayside District Specific Plan are as follows:
OBJECTIVE
5.1Maintain the physical character and image of the Bayside
District to insure continued pedestrian use and community
activity.
POLICIES
5.1.1Establish a program and schedule to ensure regular
maintenance of existing Specific Plan area amenities such as
streetscape and landscape elements, signage, light standards,
benches, bicycle racks, drinking fountains, phone booths and
trash receptacles.
5.1.2Provide space within the Promenade for outdoor performances,
public assemblies, and art displays.
5.1.3Provide opportunities for services and uses on the Promenade
which cater to the special needs of the elderly and children.
OBJECTIVE
5.2Enhance the relationship among the three blocks along the
Promenade and the relationship between individual buildings and
the Promenade public common area.
POLICIES
5.2.1 Provide adequate information for Promenade users
regarding the location of businesses, parking
structures, transit, and major destinations outside of
the downtown area, including frequent updates of the
business directories and increasing the number of
directional and information signs.
5.2.2 Provide for commercial uses into the Promenade public
space including outdoor dining and push carts.
5.2.3 Establish standards to encourage a variety of street
performers while maintaining a balance with Promenade
patrons and residents
OBJECTIVE
5.3 Improve the physical and environmental character of the
alleys consistent with their use as service, access, and
pedestrian thoroughfares.
POLICIES
5.3.1 Improve the facades and setbacks of Promenade buildings
facing the alleys with new design elements, materials,
and landscaping.
5.3.2 Encourage pedestrian entries to buildings from the
alleys.
5.3.3 Improve the physical pedestrian crossings and surfaces
of the alleys.
5.3.4 Establish common areas for loading zones and trash
enclosures along Mall Court West and Mall Court East.
OBJECTIVE
5.4 Improve the physical relationship of the Third Street
Promenade with the entire Specific Plan area and major
peripheral uses and destinations.
POLICIES
5.4.1 Establish definable entries from peripheral streets and
uses in the Specific Plan area.
5.4.2 Improve and expand the system of linkages between the
Specific Plan area and the parking structures.
5.4.3 Provide improved landscaping, paving and signage along
Wilshire Boulevard, Arizona Avenue, Santa Monica
Boulevard, and Broadway to visually and physically link
the Promenade with the Palisades.
5.4.4 Extend the Promenade streetscape and signage to
peripheral streets to visually link the Promenade with
its immediate surroundings in the Bayside District.
5.4.5 Provide pedestrian, bicycle, and shuttle linkages
between the Bayside District and the Santa Monica Pier,
Main Street, and the Civic Center.
5.4.6 Introduce a coordinated signage program throughout the
Specific Plan area which defines points of interest,
public and private parking facilities, and key
destinations points within the downtown area.
6.0 SPECIFIC PLAN PARKING AND CIRCULATION ELEMENT
PARKING AND CIRCULATION OBJECTIVES AND POLICIES
The objectives and policies which govern the parking and
circulation element of the Bayside District incorporate those
relevant objectives and policies from the City of Santa Monica's
Land Use and Circulation Element.
A. CIRCULATION
OBJECTIVE
6.1 Provide a balanced circulation program which serves future
land use needs consistent with:
City's ability to finance and maintain.
Satisfying accessibility needs of the City's residents,
including the poor, elderly, and disabled.
Minimizing and mitigating negative environmental
effects (General Plan Circulation Element Objective
4.1).
POLICIES
6.1.1 All circulation improvements shall be in accordance
with the Circulation Plan Maps (General Plan
Circulation Element Policy Element Policy 4.1.1).
6.1.2 The City shall encourage overall land use patterns
which reduce vehicle miles traveled and number of trips
(General Plan Circulation Element Policy 4.1.2).
6.1.3 Land use and public facilities and services should be
located and designed for convenient access and
efficient transport of all intended users (General Plan
Circulation Element Policy 4.1.3).
6.1.4 The City shall support the implementation of short- and
long-range transportation measures for reducing air
pollution from transportation sources as recommended by
the South Coast Air Quality Management District
(General Plan Circulation Element Policy 4.1.4).
6.1.5 Effects of transportation-general noise shall be
mitigated to comply with the policies and standards in
the City's Noise Element (General Plan Circulation
Element Policy 4.1.5).
6.1.6 The City shall encourage transportation alternative
consistent with the Transportation Management Plan to
reduce the use of fossil fuels (General Plan
Circulation Element Policy 4.1.7).
6.1.7 The City shall support transportation alternatives
consistent with the Transportation Management Plan
which reduce use of land for parking (General Plan
Circulation Element Policy 4.1.7).
6.1.8 The City shall provide bicycle racks on the Promenade
common area and in the public parking structures
consistent with the requirements in the Bicycle Master
Plan.
6.1.9 In order to protect the north of Wilshire residential
neighborhood from Bayside District related overflow
parking, the city shall assist in the establishment of
a preferential parking district.
B. PUBLIC TRANSIT
OBJECTIVE
6.2 Encourage the use of public transit through an improved
system which can include downtown shuttles, expanded bus
lines, light rail, and transit user amenities and
incentives.
POLICIES
6.2.1 The City will continue to coordinate transit planning
with the Southern California Associate of Governments
(SCAG), the Los Angeles County Transportation
Commission (LACTC), and the Metropolitan
Transportation Authority (MTA) (General Plan
Circulation Element Policy 4.5.1).
6.2.2 The City endorses the concept of rail rapid transit,
either heavy or light rail, serving the City of Santa
Monica and shall promote locating a transit station in
the Downtown area. The City should select the most
appropriate type of transit system and the most
appropriate route after public review and consideration
of the options available to the City (General Plan
Circulation Element Policy 4.5.2).
6.2.3 The City endorses Wilshire Boulevard as a major bus
transit corridor which could potentially be upgraded
for mass transit in the future (General Plan
Circulation Element Policy 4.5.2).
6.2.4 Future mass transit planning shall be coordinated with
regional mass transit planning efforts (General Plan
Circulation Element Policy 4.5.4).
6.2.5 If feasible, a distinctive transit shuttle system
should be implemented to link recreation, visitor-
serving, and shopping activities in the Downtown,
beach, Main Street, Pier, Civic Center, and oceanfront
areas with parking facilities, and regional transit
routes (General Plan Circulation Element Policy 4.5.6).
6.2.6 The bus stops throughout the Specific Plan area should
be coordinated with any future public improvements in
the area. The stops should have benches and be
outfitted with schedules and other information items
related to the system for user convenience.
6.2.7 Improve inter-modal coordination of transit services in
the Downtown (General Plan Circulation Element Policy
4.5.9).
6.2.8 The City should consult with public transit users for
advice on improvements to public transit (General Plan
Circulation Element Policy 4.5.11).
6.2.9 Downtown merchants shall encourage the use of public
transit through the provision of bus tokens to
customers and employees and through the dissemination
of bus line information.
C. PARKING
OBJECTIVE
6.3 Establish a comprehensive program to monitor parking supply
and demand throughout the Specific Plan Area.
POLICIES
6.3.1 Require a periodic update of the analysis to determine
parking structure expansion needs.
6.3.2 Ensure that the private parking facilities are made
available to the general public through the development
of a Third Street Promenade area management system.
6.3.3 Evaluate the establishment of a coordinated valet
parking system throughout the District.
6.3.4 Install a system, either manual or mechanical, which
monitors the number of parking spaces available in each
structure at a given time.
6.3.5 Security in the parking structures shall be consistent
with the policies set forth in the Specific Plan Public
Safety Element.
OBJECTIVE
6.4 Encourage the restoration of significant pedestrian activity
to Fourth Street.
POLICIES
6.4.1 Evaluate the retention of on-street parking on Fourth
Street in order to stimulate pedestrian activity and
reduce traffic speed.
6.4.2 Evaluate traffic patterns on Fourth Street in terms of
impact related to pedestrian activity.
7.0 SPECIFIC PLAN HOUSING ELEMENT
This chapter enumerates the objectives and policies which have
been established for the Housing Element of the Bayside District
Specific Plan. The objectives and policies developed for the
Bayside District Specific Plan Housing Element are consistent
with the goals of the Housing Element of the General Plan of the
City of Santa Monica.
OBJECTIVE
7.1 Assure that the Bayside District area aids in meeting the
existing and projected housing needs in the City of Santa
Monica.
POLICIES
7.1.1 Encourage the development of housing consistent with
the incentives established in the Bayside District
Specific Plan Land Use Element.
7.1.2 Encourage innovative municipal and private sector
programs to promote the financing and development of
housing in the Bayside District for low and moderate
income persons and senior citizens.
7.1.3 Where appropriate, the City will pursue State and
Federal resources to achieve its housing objectives in
the Bayside District area.
7.1.4 Within the constraints established by the State law
the City shall work cooperatively with private sector
developers to construct the housing units necessary to
balance the impact of commercial office development in
the Bayside District area.
7.1.5 The City shall prudently utilize its revenue bonding
capacity and, where appropriate, its capital funds to
complement and support necessary housing development in
the Bayside District area.
7.1.6 Notwithstanding any policies in this Specific Plan to
the contrary, affordable housing projects as defined in
the Zoning Ordinance shall be subject to the
development standards set forth in said ordinance.
OBJECTIVE
7.2 Assure that affordable housing opportunities are provided in
the Bayside District area for all economic groups while
maintaining a fiscally sound and healthy environment.
POLICIES
7.2.1 Develop standards to ensure that housing developed in
the Bayside District area is well designed, buffered
from noise generated by commercial and entertainment
activity, offers ocean views when possible, is well
secured, and provides for sufficient on-site parking.
7.2.2 Consistent with Housing Element Policies, work with
owners of any unreinforced masonry structures to bring
their properties into compliance with seismic safety
regulations.
OBJECTIVE
7.3 Designate suitable areas for the construction or conversion
of existing commercial space into new housing units within
the Bayside District Specific Plan area.
POLICIES
7.3.1 Where feasible, promote the preservation of
architecturally or historically significant Bayside
District area structures that are identified in the
City's Historic Resources Inventory for housing use.
7.3.2 Where feasible, encourage the renovation and/or
rehabilitation of existing residential facilities.
7.3.3 Encourage and create incentives for the retention and
rehabilitation of existing residential units in the
Bayside District Specific Plan area.
8.0 SPECIFIC PLAN NOISE ELEMENT
The goals and policies for the Noise Element of the Bayside
District Specific Plan as excerpted from the General Plan are:
OBJECTIVE
8.1 Control noise levels appropriate to the Bayside District
consistent with those established in the Noise Element of
the General Plan.
POLICIES
8.1.1 Designate noise level limits desirable for the Bayside
District which are consistent with standards of the
State of California Office of Noise Control.
8.1.2 Minimize noise effects generated by the uses within the
Bayside District area by monitoring and controlling
their sources.
8.1.3 Reduce noise levels within the Bayside District area to
allowable noise level standards as incorporated into
the City of Santa Monica Noise Element.
8.1.4 Consistent with the General Plan Noise Element, require
acoustical mitigation design in new construction in the
Bayside District area.
OBJECTIVE
8.2 Control and set guidelines on entertainment and other noise
generating uses within the Bayside District Specific Plan
area to insure the protection of residential uses with the
area.
POLICIES
8.2.1 Where appropriate, require the use of noise mitigation
devices, such as double doors, sound insulation, and
double pane windows, in new developments or in adjacent
existing residential buildings impacted by the new
development.
8.2.2 Insure that outdoor dining areas comply with the
adopted Outdoor Dining Standards.
8.2.3 Insure that street performers and any outdoor music or
entertainment comply with City Noise Ordinance
requirements.
9.0 SPECIFIC PLAN SEISMIC SAFETY ELEMENT
The Seismic Safety Element of the Bayside District Specific Plan
establishes the policy for the upgrading of unreinforced masonry
structures to minimize the risk of seismic hazards.
OBJECTIVE
9.1. Protect pedestrian and building occupants within the Bayside
District Specific Plan area from seismic hazards.
POLICY
9.1.1 All unreinforced masonry buildings within the Bayside
District Specific Plan area shall conform to any
seismic retrofitting program adopted by the City.
10.0 SPECIFIC PLAN PUBLIC SAFETY ELEMENT
The objectives and policies of the Public Safety Element of the
Bayside District Specific Plan area as follows:
OBJECTIVE
10.1 Provide for a physically safe Bayside District area for all
residents and visitors in the district in relation to fire,
personal safety, and security.
POLICIES
10.1.1 City police shall continue to use highly visible forms
of patrol in the Bayside District Specific Plan area,
including, but not limited to, foot patrols and bicycle
patrols.
10.1.2 Police patrols shall insure compliance with outdoor
dining standards and City alcohol policy.
10.1.3 A neighborhood watch or other similar program shall be
established for the Bayside District area and that
program shall include participants that are area
residents, business people, and merchants.
10.1.4 Prior to special events on the Promenade, the event
sponsor shall ensure that crowd control plans,
emergency exit plans, and security plans have been
approved by the Police Department and the Fire
Department.
11.0 SPECIFIC PLAN CONSERVATION ELEMENT
The goals, objectives, and policies for the Conservation Element
of the Bayside District Specific Plan shall are as follows:
OBJECTIVE
11.1 Create a balance between the conservation of natural
resources and the needs and goals of the community.
POLICIES
11.1.1 New development within the Bayside District shall
comply with the standards identified in the City's
Sustainable City Program.
12.0 SPECIFIC PLAN HISTORIC PRESERVATION ELEMENT
The Historic Preservation Element of the Bayside District
Specific Plan establishes the objectives and policies for the
preservation of identified historic resources within the Plan
project area.
OBJECTIVE
12.1 Insure that structures located in the Bayside District
project area that are identified in the Santa Monica
Historic Resources Inventory are preserved through
restoration, rehabilitation or adaptive reuse.
POLICIES
12.1.1 With the assistance of the Bayside District
Corporation, encourage the retention of historically
and architecturally significant buildings through the
marketing of the downtown area as the historic core of
the City.
12.1.2 Using the Santa Monica Historic Resources Inventory as
a guide, promote the preservation of individually
significant structures through the landmark designation
process.
12.1.3 To insure that appropriate restoration or
rehabilitation techniques are used, encourage property
owners to obtain the recommendations of the Landmarks
Commission when alterations are proposed to buildings
that are identified in this Plan as priorities for
preservation.
12.1.4 The Rapp Saloon at 1438 Second Street and the Santa
Monica Bay Woman's Club building at 1210 Fourth Street
are designated City Landmarks and should be so
identified on any area wide directional signage and in
informational and marketing brochures about the area.
12.1.5 Unless reviewed and determined not to have historical
or architectural significance by the Landmarks
Commission, the following buildings are priorities for
preservation and landmark designation due to their
contribution to the historic character of the downtown:
Address Historic Name/Date Built
216 Santa Monica Boulevard Mayfair Theater built: c.
1911; remodeled 1929
221 Santa Monica Boulevard Bay Cities Guaranty
Building built: 1929
301 Santa Monica Boulevard Junipher Building
(Bayside Arts Building)
built: 1922
1301 Third Street Promenade Criterion Apartments
built: 1923
1456 Third Street Promenade Keller Block built: 1892
1424 Fourth Street Central Tower Building
built: 1929
1447-57 Fourth Street Lido Hotel built: 1931
The Landmarks Commission shall actively address the designation
of these structures.
12.1.6 The following buildings are priorities for preservation
and inclusion in a designated downtown historic
district.
Address Historic Name/Date Built
131 Broadway Whitworth Block
built: 1891
312 Wilshire Boulevard built: 1938
1305 Second Street Mar Vista Apartments
built: 1914
1428 Second Street built: 1921
1451 Second Street built: 1928
1452 Second Street built: 1922
1201 Third Street Promenade built: 1935
1322-24 Third Street Promenade built: 1949
1349-51 Third Street Promenade built: 1924
1452 Third Street Promenade built: 1898
1330 Fourth Street built: c. 1929
1344 Fourth Street built: 1927
1433-37 Fourth Street built: 1927
1443-45 Fourth Street built: 1929
In addition to these structures, the Landmarks Commission,
in any future historic district designation of the area, may
consider additional structures that have been documented in
the City's Historic Resources Inventory.
12.1.7 Any structures located within the Bayside District
Specific Plan area that are formally designated as
landmarks or as part of a historic district and have a
sign program or design plan previously approved by the
Architectural Review Board shall not be required to
obtain any further approvals for these plans from the
Landmarks Commission unless changes are proposed to
these approved plans.
12.1.8 The City shall encourage the preservation of the
Mayfair Theater by working with the property owner
through an appropriate mechanism such as the
Development Agreement process to achieve the following
goals:
Preservation of the Mayfair Theater;
Establishment of a live theater that contributes to the
cultural diversity of the City and the Bayside
District; and
Development of a strategy to identify other appropriate
theater-related uses for the building.
OBJECTIVE
12.2 Assure that new construction adjacent to identified historic
resources is compatible in terms of scale, massing and
materials.
POLICIES
12.2.1 New construction shall be designed consistent with the
Bayside District Specific Plan Design Guidelines.
13.0 SPECIFIC PLAN DESIGN GUIDELINES
This chapter provides a historical context for the Bayside
District project area, identifies key design issues, and presents
general guidelines for the design of new construction and the
treatment of older, historic buildings.
The guidelines are intended to provide direction to architects
and developers on the predominant design concerns in the Plan
project area as well as to assist the Planning Commission,
Architectural Review Board, and Landmarks Commission in the
review of area projects. While the guidelines serve as a common
starting point for these interested parties, the guidelines,
intentionally, are not prescriptive to a particular architectural
style, building material or color. The purpose is to encourage
creativity and exceptional building design.
13.1 AREA DESCRIPTION
Area Architectural and Development History
The Bayside District Specific Plan project area is, historically,
the commercial core of Santa Monica, with Second Street
representing the oldest commercial street in the City. In the
1880s this early commercial district extended from Broadway, then
Utah, north to the Rapp Saloon, today a City landmark located at
1440 Second Street. Other early uses along this portion of
Second Street included a post office, drug stores two grocery
stores, three saloons, two restaurants, offices, and the Pacific
Hotel.
However, by the early 1890s Third Street assumed the role of the
City's principal commercial corridor and Second Street became a
utility street where livery stables and later automobile garages
located. As a result, older architectural forms on Second Street
are modest in scale and distinctly unpretentious. Typical
facades utilized various shades of brick with decorative
detailing completed in patterns of glazed brick. The structures
located at 1428 and 1452 Second Street are representative of this
form of American vernacular commercial architecture.
In contrast, buildings on Third Street were larger and displayed
a greater variety of architectural styles. The Keller Block,
located at the northwest corner of Broadway and Third Street, was
constructed in 1892 and is the oldest three story masonry
building still standing in the City. Third Street and adjacent
cross streets contain a number of representative examples of
commercial architecture prevalent between the 1890s and the
1940s. The most noteworthy are: the Classical Revival Criterion
movie theater facade at 1441 Third Street built in 1933 and
incorporated into the Janss Court mixed use building completed in
1989; the Streamline Modern Europa Building at 1201 Third Street,
formerly a Ralphs Grocery constructed in 1935; the
Churriegueresque Mayfair Music Hall at 216 Santa Monica
Boulevard, originally constructed in 1911 and remodeled into its
current form in 1929, the Art Deco Bay Cities Guaranty Building
at 221-225 Santa Monica Boulevard, the City's first skyscraper
built in 1929; the classical brick vernacular Junipher Building
at 301 Santa Monica Boulevard constructed in 1922; and the two
story Churriegueresque building at 312 Wilshire Boulevard
constructed in 1928.
Fourth Street remained primarily a residential street until the
1920s. The only extant pre-1920 structure on Fourth Street is
the Santa Monica Bay Woman's Club building, constructed in 1914
and today a City landmark. Other noteworthy buildings are: the
Art Deco Central Tower Building at 1424 Fourth Street,
constructed in 1929; the Art Deco Lido Hotel at 1447-57 Fourth
Street, constructed in 1931; and a Churrigueresque structure at
1433-37 Fourth Street constructed in 1927.
While Third Street continued to be recognized as the City's
primary retail street, by the late 1950s merchants began to be
concerned about the aging of the area and its ability to continue
to attract patrons. Major new shopping centers were being
planned in the adjacent communities of West Los Angeles, Culver
City, and Century City that could draw shoppers away from Santa
Monica. Subsequent studies of the Third Street area led to the
recommendations that Third Street be closed to vehicular traffic
and pedestrian mall be created. With financing provided through
an assessment district and a bond issue, the street was converted
to a pedestrian mall and six new parking structures were built
and opened in the 1965.
Although successful in the early years, the Mall began to suffer
a decline in retail sales and high tenant turnover. The Mall
deteriorated further following the 1980 opening of the Santa
Monica Place, a regional shopping mall. The adoption of the
Third Street Mall Specific Plan in 1986 was intended to spearhead
revitalization of the outdoor pedestrian shopping district. The
redesign of the area's public space, transforming the district
into the Third Street Promenade, combined with the influx of new
restaurant, entertainment and retail uses, are the key components
of the area's recent renaissance.
Development Since Specific Plan Adoption
A number of noteworthy buildings have been constructed in the
area since the adoption of the Specific Plan in 1986. Among
these are Janss Court, a mixed use development that incorporates
movie theaters, restaurants, offices, and residential units into
a six story structure. Not only does this project take advantage
of Specific Plan policies that encourage a mix of commercial and
residential uses, the project also provides a public passageway
from the parking structure to the Promenade and utilizes the Art
Deco facade of a 1933 movie theater as the entrance to the new
four-plex theater.
The Criterion apartment building, which was damaged in the 1994
earthquake, has been revitalized with the addition of a six-plex
movie theater to the rear of the apartment building and the
conversion of the ground floor space into an additional theater
and retail space. Also located at the intersection of the
Promenade and Arizona Avenue is a new seven-plex movie theater
and two four story office buildings. A six story office building
now stands at the northwest corner of Fourth Street and Arizona
Avenue. Another six story office building is located adjacent to
the public parking structure on the 1300 block of Second Street.
A number of historic buildings in the district have also seen
reuse and rehabilitation. These include the Keller Block and the
Junipher Building. In addition, the Europa Building is
undergoing adaptive reuse.
13.2 GENERAL DESIGN STANDARDS
Since the Bayside District Specific Plan project area includes a
broad range of architectural styles, the intent of these
guidelines is to encourage good architectural design that either
respects the original facade design or is compatible with the
facades of adjacent structures. While opportunities exist for
both building rehabilitation and new construction in the Plan
area, each of which demand different design techniques, a number
of issues common to both types of structures are outlined as
follows.
Color Selection
All paint products, awning fabric or other color elements
shall be durable and fade resistant and shall be recommended
by the manufacturer for the proposed use and location.
The use of simple color schemes involving a maximum of three
colors is recommended.
The use of historic building colors and earth tones, pastels
and subdued colors for main building facades is encouraged.
The use of monochromatic and complementary accent and trim
colors is recommended.
The use of bold primary colors such as pure reds, blues, and
yellows is not recommended for building facades, except for
accent elements.
the use of bright or garish colors is discouraged.
The retention of building materials in their natural state,
particularly brick or terra cotta, is strongly recommended.
The painting of exposed and previously unpainted brick on
existing buildings is prohibited. Water proofing of exposed
red brick surfaces is also discouraged.
The use of colors to express individuality and identity
within a cohesive and attractive framework is encouraged.
Alleys
Since the Promenade is frequently entered by pedestrians from the
public parking garages, the alleys are often the first impression
received of the area. The alleys, therefore, become an important
visual element of the area and should be given proper attention
during any building rehabilitation or new infill construction.
It is recommended that:
Alley facades be designed to be consistent with the entire
building.
Abandoned pipes, conduits, wire, and signs shall be removed
and exterior anchors patched to match adjacent surfaces.
Brick masonry shall be cleaned or repainted as previously
described.
Signage shall consist of rear entry signs as specified in
the Specific Plan Signage Standards.
The use of awnings is encouraged to identify entrances and
to add visual interest at windows above the first level.
Any seismic structural upgrading shall be conducted at the
interior of the building unless the structural elements
blend into the architecture of the alley facade.
The alley design treatment should compliment the design of
any building remodel and should be consistent with the
overall architecture of any new building.
Building Security
The use of interior electric security and fire alarm systems
is recommended.
Vandal proof glazing which is resistant to impact is
recommended throughout the district.
If metal security grilles are used for security purposes,
only grilles which recess into pockets or overhead cylinders
and are completely concealed when retracted shall be
permitted.
13.3 DESIGN STANDARDS FOR EXISTING BUILDINGS AND HISTORICAL
REHABILITATION
Respect the Original Building Design
Buildings shall be recognized as products of their own time and
should not incorporate alterations which seek to create a
historic appearance unrelated to that building. Architectural
design represents the design philosophy and technology of a
specific time. Rehabilitation or renovation of a historic
building should not create a preconceived concept of a historic
building, but should reuse existing materials and character
defining design details.
Retain and Restore Original Elements
Original elements of a design which designate the particular
architectural style should be maintained. Where necessary, due
to damage or deterioration, the key stylistic elements should be
recreated. The elements of design include such items as original
wood frame double hung or casement windows, storefront bays,
decorative railings, moldings or trims, and terra cotta panels.
Distinctive stylistic features which exemplify the style shall be
retained and restored.
Replace Lost Features
Damaged architectural features shall be repaired rather than
replaced when possible. The repair of historic materials begins
with the concept of minimally affecting remaining original
historic materials. If replacement is necessary, the new
material should match the material being replaced in terms of
design, color, and texture. Replacement of historic elements
should be made with the original material when possible. If such
material is not available, the substitute material should convey
the visual appearance of the original material. When an entire
feature is missing, it should be replaced by researching historic
or pictorial documentation. If accurate information is not
available, a new design that is compatible with the remaining
features of the building may be used. This newly created element
should be designed to work with the size, scale, and material of
the entire building.
Accept Evolution
Buildings which have been altered as a part of a natural building
evolution are evidence of the history of an area. Often these
changes have a significance of their own, and this new
significance should be retained. Examples of buildings on the
Promenade which have evolved include the Hennessey and Ingalls
building at 1252 Third Street Promenade and the Border Grill
restaurant building at 1443 Fourth Street. Since these buildings
have attained architectural importance with their altered
facades, it is not a requirement of these Guidelines to recreate
the original facade.
Alterations to Existing Structures
Alterations or additions to a historically significant building
may be necessary to insure its continued use. Such changes may
be necessary to increase square footage or to structurally
reinforce seismically unsafe buildings. These changes should not
alter, obscure, or destroy historically significant features,
materials, forms, or finishes. Facade changes should be
considered only after closely evaluating alternate means of
achieving the same goal. For example, skylights can be used to
allow more natural light rather than cutting in new windows which
would disrupt the facade, or interior seismic bracing can be used
rather than exposed exterior bracing which would obscure the
facade.
Limit the Disruption of Additions
An addition should complement the original design and not be
overwhelming or disruptive. Additions should also be connected
to historical buildings so that the addition may later be removed
without destroying any original material.
Cleaning Facades
Exterior facades of historic buildings generally only need
cleaning to halt deterioration or to remove heavy soiling. The
cleaning of historic facades should always be approached by
employing the most gentle methods possible first, and then
increasing the severity of treatment as necessary.
Brick masonry and terra cotta should never be sandblasted to
clean or remove paint. Frequently, simple water, mild detergent,
and bristle brushes will provide adequate cleaning of these
surfaces. If these methods are inadequate, pressurized steam, or
a mild solution of muriatic acid with the steam, may be used.
Wood, also, should never be sandblasted. This technique will
create a texture inconsistent with the original appearance of the
material. Paint can be removed from wood by sanding, scraping,
chemical solutions, or with a heat gun. Metals should be
carefully cleaned using gentle methods if possible, but hard
metals may be lightly sandblasted to remove accumulated paint.
Location of Mechanical Systems
Mechanical equipment should be located so as not to detract from
the historical or architectural elements of the building. Solar
panels as well as heating and air conditioning units should be
located on the roofs of buildings at a distance from the edge of
the building to avoid visibility from the pedestrian level and to
reduce potential noise impacts. If equipment must be placed in a
visible located for functional reasons, it must be screened in a
manner consistent with the facade.
Window Treatment
In historical rehabilitation the original window type, style,
material and placement should be retained. When a window is very
deteriorated or missing, replacement window should match the
original. Glazing should not incorporate mirror reflective glass
or dark tinted glass. The total proportion of facade glazing to
solid wall mass should not be significantly altered.
Storefront Elements
The elements of a storefront are numerous and include display
windows, signs, entry doors, transoms, kick plates, and window
base constructed of wood, ceramic tile, or plaster. Proportion,
scale, and rhythm are important features of storefronts that
should be retained or, when modified, designed consistent with
the area's pedestrian character. Awnings should be used for sun
control instead of tinted glass.
Many historic storefront designs include recessed entries to
provide the tenant with display space. While this space is
sometimes as much as 15 or 20 feet deep and can be reduced to
meet the needs of a tenant, it should not be eliminated.
Awnings and Building Architecture
Awning design should be sensitive to the overall building
architecture. Historical commercial building often used
retractable awnings which were placed at the transom level and
could be extended to create a sun barrier and reduce the building
to and intimate, pedestrian scale. An awning should not be the
predominant element of a facade. While the inclusion of awnings
is encouraged, design plans should show the building with and
without the awnings since no permit is required for awning
removal.
13.4 DESIGN STANDARDS FOR NEW CONSTRUCTION
New construction is reviewed with particular attention paid to
compatibility with existing adjacent structures. This includes
consideration of both the overall architectural style as well as
the structure's specific design elements. These elements include
color, texture, scale, pedestrian orientation, and building
massing.
Massing
The massing of new construction should remain generally
consistent with adjacent existing structures and with existing
structures located either across the Promenade or across an
alley. New facades should not mimic adjacent forms and patterns,
but also should not be disruptive to existing building
proportions and placement of architectural elements.
Scale of Components
The scale of a proposed project should have similar qualities as
adjacent and nearby structures. Building components such as
windows, doors, and storefront modules should be considered in
respect to each other, the entire new facade, and the scale of
these element in adjacent and nearby structures.
Limit Visual Impression of Height
The maximum height of proposed project shall be consistent with
the standards specified in the Land Use Element of the Bayside
District Specific Plan. However, Promenade facing projects in
particular should be designed to be in harmony with the maximum
height predominant in adjacent structures. New buildings
exceeding the predominant height shall step back the stories
above this limit from the face of the Promenade.
Proportion
The proportion of the major elements of a building should be
complementary to the proportion found between similar elements in
buildings in the area. These elements include windows, doors,
and storefront design. For example, multi-paned glazing is
rarely found in storefronts; single pane glazing should be used
if this is a common element in the area.
Texture
The texture of new facades should be compatible with existing
buildings in the area. The predominant materials found on the
Third Street Promenade include brick masonry, terra cotta,
plaster, travertine, marble details, and clear glass in windows
or storefronts. Other materials may be inappropriate for the
area, particularly where surface texture or pattern differs
substantially from existing materials. For example, diagonal
wood siding or buildings constructed primarily of glass is not
compatible in the context of the Promenade because the pattern
this would create is substantially different from the masonry
materials used in the area.
Cross Streets
Buildings located along the cross streets of Wilshire Boulevard,
Arizona Avenue, Santa Monica Boulevard, and Broadway shall be
designed in conformance with Specific Plan Land Use Element
policies . In addition, ground floor elevations shall be
designed at a pedestrian scale and include frequent entrances,
display windows, awnings, pedestrian oriented signage, and any
other design details which provide interest and visual variety at
the street level.
13.5 SIGNAGE STANDARDS
Signage within the Bayside District Specific Plan area shall be
subject to Chapter 9.52 - Santa Monica Sign Code, of the Zoning
Ordinance. However, in an effort to allow and encourage
pedestrian oriented signage, the following exceptions and
additions to the sign code have been included:
1. The use of signs along awning valances is allowed but letter
height is limited to 6 inches or less. Letter color should
be compatible with the awning and building color scheme.
2. The use of flags or banners of reasonable size which add
color and movement to the Promenade Bayside District area is
allowed, subject to ARB review and approval.
3. Direct and indirect lighting methods are allowed provided
that they are not harsh or unnecessarily bright. The use of
can type box signs with translucent backlit panels are not
allowed within the Specific Plan area.
4. Signage type shall be appropriate for the building face upon
which the sign is to be located. The sign shall not obscure
or conceal historic building elements or details important
to the building's image.
5. The placement of small wall mounted signs at the rear of
each business or address is strongly encouraged. The area
of the sign shall be limited to four (4) square feet and
shall not count toward the total sign area permitted for the
building.
6. In order to maintain the pedestrian scale in the area, signs
shall not exceed 24" in height.
7. The use of projecting, "pedestrian oriented" signs shall be
allowed in the Bayside District Specific Plan area, but
shall not exceed 4.5 square feet in area and shall provide a
vertical clearance to the sidewalk of at least eight feet.
The area of the projecting sign shall be included in the
total sign area permitted for that building.
8. In order to encourage quality, creativity, and artistic
expression, or in order to assure adequate business
identification, a Sign Adjustment from the sign requirements
for the Bayside District Specific Plan area may be granted
subject to the provisions of the Sign Ordinance, Section
9.52.120.
9. Portable signs, off premise signs, and any type of
freestanding sidewalk or "sandwich" signs shall be
prohibited.
10. Signage is prohibited on outdoor table umbrellas.