City Council Meeting: November 13, 2007

Agenda Item: 8-F

 

To:                   Mayor and City Council 

From:              Eileen P. Fogarty, Director Planning & Community Development

Subject:          Workshop Follow-up on Land Use and Circulation Element Principles for Industrial Area

 

Executive Summary

On October 25, 2007 the LUCE team held the second Industrial Lands Workshop with approximately 120 members of the community in attendance. Developed from community input received during Industrial Lands Workshop No. 1 held in July, 2007, the second workshop explored Guiding Principles, a draft Land Use Diagram and Concepts for two Opportunity Sites centered around proposed Exposition Line stations at Memorial Park and Bergamot Station.  The community, working with facilitators at nine breakout tables, provided the LUCE team with critique and input on the principles, the land use diagram and the opportunity site concepts.  There was general community support for all three components presented.    

 

Discussion

Key to the LUCE process has been the identification of Guiding Principles.  The Guiding Principles are statements of intent that guide the continuing process of developing the Plan.  The Council has “endorsed” the Principles for the Neighborhood and Placemaking Workshops.  The Council’s endorsements provide direction to the planning team for the next steps of the planning process.  The following Residential/Placemaking Principles were identified as overarching principles that were identified in earlier workshops and endorsed by the Council:

•           Protect/Enhance Residential Neighborhoods (the residential neighborhoods create Santa Monica’s overall defining character):

•           Provide neighborhood serving services at boulevard transit nodes w/in walking distance;

•           Create active/vital mixed-use “Places” with neighborhood services;

•           Enhance the pedestrian environment: including walkways and lighting;

        

·        Promote “Safe Routes to Schools Program.”

 

Industrial Lands Draft Principles:

 

The draft Principles in Exhibit 1 below were developed based on the community input provided at the first Industrial Lands Workshop in July.   The list of draft Principles below was provided to each of the attendees at the October 25th workshop. Following a presentation of the principles the community formed nine workgroups to discuss the principles.   In addition to the group discussion each of the attendees was encouraged to fill out the form to provide input on the principles. 

 

Overall the principles were well received by the community.   An initial analysis of the 76 evaluation forms returned by the attendees indicates that of the 55 general principles 47 were strongly supported.  Only one was not supported – Provide opportunities for auto related industry.  The principles that were modestly supported included:

·        Limit housing in the industrial lands west of Memorial Park

·        Maintain the commitment to the City owned mobile home park

·        Capitalize on opportunities adjacent to transit stations

·        Consider shared parking near transit stations

·        Consider maximum parking requirements rather than minimum

·        Price parking to maximize the efficiency and support land use goals

The latter three will be addressed in more detail at the upcoming community workshop on parking policy planned for December.  

 

Following Council’s endorsement of Principals for the Industrial Areas, planning will proceed to the next steps to analyze transportation/circulation considerations, conduct market analysis to ensure a sound market for the proposals, conduct economic analysis to ensure a sound basis for future real estate development, and assess capital and operational funding requirements for proposed public initiatives.  

 

Exhibit 1 – Industrial Lands Principles

 

Industrial Land Use Principles

•          Maintain support for City’s Industrial Lands as an important part of its economic and job base;

•          Preserve the opportunities for appropriate large/small employers;

•          Maintain the use, character and scale of the traditional M-1 zone for small and incubator businesses;

•          Limit housing in the industrial lands west of Memorial Park to ensure a future supply of industrial land;

•          Capitalize on Opportunities Adjacent to Transit Stations with focus of change on Opportunity Sites 1 - Memorial Park & 2 Bergamot;

•          Require Mixed-Use Commercial / Residential @ Transit Nodes to:

•          Support Jobs/Housing Balance;

•          Mix Direction of Peak Hour Travel;

•          Extend Hrs/Days of Transit Use;

•          Provide 18 hr/7 day activities

•          Maintain/create the fine-grained city urban designed streetscape fabric;

•          Assure that buildings are appropriately scaled to their surrounding & the city.

•          Assure that buildings are well designed & contribute to the “public benefit” through the provision of open space, enhanced landscape and/or public art

•          Assure that buildings face & engage the street (the public realm) and are compatible with the pedestrian scaled streetscape;

•          Assure pedestrian scaled sidewalks & streetscapes:

•          Adequate width;

•          Landscaped;

•          Lighting;

•          Ground level building activities

•          Assure mixed-use development at or near transit nodes to assure a vital, 18 hr/7 day environment and transportation/parking diversification;

Urban Design Principles

•          Maintain/create the fine-grained city urban designed streetscape fabric;

•          Assure that buildings are appropriately scaled to their surrounding & the city.

•          Assure that buildings are well designed & contribute to the “public benefit” through the provision of open space, enhanced landscape and/or public art

•          Assure that buildings face & engage the street (the public realm) and are compatible with the pedestrian scaled streetscape;

•          Assure pedestrian scaled sidewalks & streetscapes:

•          Adequate width;

•          Landscaped;

•          Lighting;

•          Ground level building activities

•          Assure mixed-use development at or near transit nodes to assure a vital, 18 hr/7 day environment and transportation/parking diversification;

•          Create a pedestrian environment along Colorado Avenue and the LRT alignment;

•          Establish overlay zones to assure protection and compatibility of new construction w/ adjacent residential neighborhoods and historic building resources;

•          Provide retail or other active retail along the ground floor of primary pedestrian streets. 

Open Space/Park/Recreation Principles

•          Provide Opportunities for New or Expansion of Public Open Space/Parks/Recreation space;

•          Consider Bridging I-10 to create new park space.  Study
environmental and health impacts due to auto emissions;

•          Require public access green or open space with new major development;

•          Connect parks and open space with pedestrian and bike routes;

•          Create a “Freeway Forest” by increasing the number of trees and the tree canopy along the I-10 embankment;

•          Create a “Green Streets” program to increase the amount and quality
of the landscaping on public streets;

Transportation Principle

•          Focus “change areas” at strategic locations along transit routes and nodes;

•          Provide greater connectivity and continuity for vehicles and pedestrians through the large blocks – reduce the size of the grid;

•          Break down the I-10 Freeway Barrier

•          Provide goods/services w/in walking distance to reduce vehicle trips;

•          Move toward jobs housing balance in the corridor through mixed-use development;

•          Extends the hours of use of transit;

•          Mixes direction of peak hour travel;

•          Expand “Transit Demand Management” – on all projects – Consider TDM by district;

•          Enhance Big Blue Bus transit connections and frequency to transit hubs and activity centers;

•          Create new street priorities to assure vehicular, pedestrian & bike continuity/connectivity;

•          Promote Concept of “Flex Cars & Flex Bikes”   

Parking Principles

•          Consider shared parking facilities for commercial development through a parking district;

•          Capitalize upon the diversity of uses (fewer spaces required)

•          Create centralized parking to eliminate on-grade parking lots;

•          Consider reducing parking requirements near transit stations;

•          Consider maximum parking requirements rather than minimum parking when development is supported by transit;

•          Potential to lower the cost of housing near transit centers

•          Price parking to maximize efficiency and support land use goals;

Implementation Principles

•          Develop Implementation Plan to assure coordination of transit systems
availability w/ new development;

•          Prepare Specific/or Area Plans to provide more detailed guidance.

 

Sustainability Principles

•          Santa Monica is committed to meeting its existing needs without compromising the ability of future generations to meet their own needs;

•          Santa Monica is committed to protecting, preserving and restoring the natural environment and cultural resources;

•          Santa Monica is committed to providing equal opportunities for all citizens;

•          The City will lead by example and encourage other community stakeholders to use sustainable principles to guide their decisions and actions;

•          The City will act as a strong advocate for the development and implementation of model programs and innovative approaches by regional, state and federal government that embody the goals of sustainability;

•         Partnerships among the City government, businesses, residents and all community stakeholders will be utilized to achieve a sustainable community.      

 

 

Land Use Districts

A preliminary designation of Land Use Districts was presented at the second workshop along with two Opportunity Sites that were identified by the community at first workshop in July.

 

Exhibit 2 – Proposed Land Use Districts

The Land Use Diagram above (Exhibit 2) indicates three primary Land Use Districts in addition to the two Opportunity Sites.  The Traditional Industrial District is characterized as being similar to the existing M-1 Zone with the intent of maintaining an area of the City where small and incubator businesses could flourish.  Residential uses with their currently higher land values would be limited to ensure the maintaining an inventory of lower priced industrial lands.   The existing low Floor Area Ration (FAR) requirement of 1.0 is maintained along with a height limit of 30.’  The Traditional Industrial Land w/ Housing Option District was presented as an area within the Traditional Industrial District that could, with more study accommodate infill housing.

 

The Boulevard District is identified for the north side of Colorado and both sides of Broadway to create active pedestrian streets and include ground level retail or active pedestrian uses with two stories or residential or commercial use above. 

 

The Mixed-Use Creative Arts Infill District supports “loft” type uses relating to the entertainment industry.  While the “primary use” is the creative arts use, residential is acceptable as a secondary use to support the job/housing balance and to establish an active area with 18hour/day/7 day /week activity.  Within this district a Main Street overlay is identified with the concept of developing a neighborhood serving commercial district along Nebraska. 

 

OPPORTUNITY SITE 1

This area capitalizes on the potential for a Mid-Town LRT station, the potential to significantly expand Memorial Park and the opportunity to joint-venture with the SMMUD.  The following are the Principles for Opportunity Site 1

•         Capitalize upon the potential Exposition LRT Midtown Station location; (Olympic or Colorado)

•         Create enhanced pedestrian environment connecting medical campuses and Santa Monica College;

•         Expand/enhance the park and open space;

•         Consider expansion south and over the I-10,

•         Capitalize on joint-use potential with SMMUSD School District

•         Optimize land for park
and school district
facilities:

•         Consider a demonstration
mixed-use Admin Bldg,
Small High School,
Retail, Commercial
with Work Force Housing;

•         Create a mixed-use, vital, urban neighborhood surrounding the station and the expanded park facilities:

•         Seek a jobs housing balance;-

•         Incorporate gathering places to support social interaction, community events;

•         Assure buildings that are appropriate scaled, well designed and provide public benefit;

•         Provide diversity of peak hour trips;

•         Provide local serving retail to provide residential services within walking distance and to provide mid-day services to workers;

•         Create an 18 hour/day – 7 day/week active safe environment;

•         Provide for workforce housing to accommodate teachers/hospital workers/public employees;

•         Provide neighborhood serving retail

•         Create a parking district to ensure “shared” commercial parking to:

•         Capitalize on diversity of uses,

•         Maintain the public control of parking policy.

•         Reduce the parking requirements to reflect access to parking, recreation and services;

•         Require Transit Demand Management for institutional and commercial users to spread the peak hour demand

 

A general land use strategy is documented in the following concept diagram:

 

 

 

 

 

 

Exhibit 3 – Opportunity Site 1

 

OPPORTUNITY SITE 2 – BERGAMOT PARK

The following are the Principles for Opportunity Site 1

•         Maintain and enhance the Bergamot Station
art & cultural core;

•         Capitalize upon the Exposition LRT Station;

•         Enhance the park and open space;

•         Reduce the scale of the former railroad/
agricultural roadway grid to:

•         Enhance the diversity of pedestrian routes

•         Provide greater connectivity

•         Require mixed-use development to:

•         Seek a jobs housing balance

•         Provide diversity of peak hour trips

•         Provide local serving retail to provide residential services within walking distance and to provide mid-day services to workers

•         Enhance the pedestrian environment and connections to the surrounding areas;

•         Require “shared” commercial parking through a parking district to

•         Capitalize on diversity of uses,

•         Maintain the public control of parking policy.

•         Require Transit Demand Management on a district level to spread the peak hour demand

 

 

Exhibit 4 - Opportunity Site 2 Plan

 

This area of the City provides the opportunity for new development and new intensified in-fill development around the proposed Bergamot LRT station.  The intent is to maintain the existing Bergamot Station area as the focus of arts community and to capitalize on the redevelopment of the former Papermate property.  The construction of shared parking facilities provides the opportunity to consolidate parking and create new infill development on the current on-grade parking lots.  While the creative arts commercial development would be the primary use, residential would be required as a secondary use to insure that the area around the station is populated and supports an active, vital 18/7 neighborhood. 

 

There was general agreement that the light rail was a key element in the community’s future and that future areas of change should be tied to the area of the light rail or other transit improvement areas.  There was strong support for the Colorado Avenue Exposition Line alignment v. the Olympic Boulevard alignment.  While some individuals expressed concern about an increase of density around the light rail stations, the vast majority of the community in the breakout sessions supported the concept of mixed-use at somewhat higher densities.   The need to have a mix of housing and jobs was well understood as well as the concept of shared parking which results in less parking and continued public control over parking policy.  Some questioned whether reduced parking would still want to locate in these locations with less parking.  The potential for additional open space and recreation areas was well received along with the concept of bridging over I-10, which was originally brought up by citizens in the initial Industrial Workshop.   Maintaining a strong presence of the arts in the industrial area was deemed important. 

Creative strategies were expressed by the community such as the Transfer of Development Rights (TDR) which would allow small, valuable community businesses to sell their development rights and remain economically whole.  Some felt that the 1.0 FAR in the Traditional Industrial was not sufficient to encourage continued economic activity over the twenty year period of the plan. 

 

The principle of protecting and enhancing the existing neighborhoods was expressed through concerns of residential parking being taken away and the need for residential permit parking.

 

 

Approved:

 

Forwarded to Council:

 

 

 

 

 

 

Name

Director, Department

 

P. Lamont Ewell

City Manager