Planning Commission Speaker Series

The speaker’s discussion focused on balancing the development of new residential products with employment opportunities in order to maintain a stable local economy that would be resistant to downturns in the market. Citing that only 20 percent of people who work in Santa Monica can afford to live in the city, Trimbath argued for creating a diversified job environment with higher paying wages so that residents could keep pace with the cost of living. In addition to the obvious benefit to the workers, there might be a city-wide benefit resulting from a reduction in traffic and congestion that comes with encouraging job growth in industries where employees make enough to live and work in the same city. Trimbath addressed the need for Santa Monica to “fill the gap” between small-scale business activities and national enterprises, particularly in the financial services industry. According to Trimbath, this path must be directed through strategic planning efforts that allow for a diversity of employment opportunities that cater to our range of residential products and match the population’s demands.

Key Recommendations:

Enable diversification in the local economic base and encourage industries with high labor costs to locate in Santa Monica in order to keep revenue local, and resist economic shocks encompassing local, regional, and national trends.
Improve housing:jobs relationship so that people can afford to live where they work.
“Zone to Use.” Through observation of what people are already doing, ensure that what is built matches worker’s needs, and that is it built where they want it.
Enlist the help and guidance of individuals living in new residential typologies, such as mixed-use, to describe the pluses and the minuses of this type of housing.
Get a handle on where the outside owners of Santa Monica apartments live, and find out what would prompt them to make a real estate investment here.
Develop mechanism to secure interest of the financial services industry to retain wealth generated by local economy.

Additional Information or Points to Consider:

· The housing to job balance has a circular relationship. Without a diverse housing stock, workers unable to afford Santa Monica will ultimately leave the city. As a corollary, without a sufficient volume and diversity of jobs in the city, residents will relocate to other destinations.

Attachments:

Smart City Foolish Choices (Trimbath Editorial dated May 12, 2005)

http://72.14.207.104/search?q=cache:V9eRrI-eU5wJ:www.smdp.com/archives/051205.pdf+%22smart+city+foolish+choices%22&hl=en&gl=us&ct=clnk&cd=1

Housing Affordability in Three Dimensions: Price, Income and Interest Rates

http://72.14.207.104/search?q=cache:V9eRrI-eU5wJ:www.smdp.com/archives/051205.pdf+%22smart+city+foolish+choices%22&hl=en&gl=us&ct=clnk&cd=1

JULY 6, 2005

12-B. Presentation by Robert Harris, SAIA, regarding livable communities, land use density, and pedestrian orientation with consideration to the City’s ongoing effort with the Shape the Future 2025 and Motion by the Ocean project. Requested by Commission Pugh.

Notes

Discussion Summary:

The speaker, Robert Harris, delivered a lecture on the art and science of urban placemaking. Drawing from urban design examples around the world, Harris related the importance of two guiding principles integral to many great cities: 1.) A supportive public realm where the accommodation of necessities (speed and convenience) and the provision of options (agreeable, tempting choices) give way to opportunities for social contact; and 2.) Places of privilege for everyone, everywhere. Through careful planning and design, cities can create areas of quality and distinction that are not only interesting to the inhabitants, but to the visitors as well. Citing his experience as a practicing architect, and as an urban designer, Harris advised the Commission to consider the impact of development from all scales ranging from the largest commercial building, to the smallest park, or sidewalk corner.

Key Recommendations:

· Develop a stronger housing base (workforce housing is critical)

· Create places of distinction for “people to go,” and make them accessible through landscape connections, and historic transects.

· Neighborhoods and districts should respond to young, and old, healthy and infirm, and to all the modes of movement from walking to transit.

· Public rights of way should be designed as quality public spaces.

· Enhance the connection to the Ocean. Ocean Avenue and the cross streets should be given a high priority for remodeling (enlarge sidewalks).

· Moderate density housing: Santa Monica should be confidant about encouraging moderate density.

· Ocean Park Blvd. is ready for remaking to become something worthy of Santa Monica.

· It takes a long time to build a great city.

Additional Information or Points to Consider:

· Density and Amenity: mixed-use matters, density is required to make it work; and density can create amenity.

· Traffic Moderation/Calming: streets that are too wide don’t work.

· Sustainability/Efficient Use of Infrastructure: new construction should occur where the infrastructure is already present, and where mixed-use reduce travel necessities. Santa Monica appears well suited for phased population growth.

· Local Economy: a moderate mix of uses on secondary streets provides the opportunity for local business to thrive.

· Santa Monica has an opportunity to have both its recreational park (Palisades Park) AND a vital urban edge.

· The demands on architecture are not just to create great buildings, but also to help define the space between them.

Attachments:

Life Between Buildings: Jan Gehl

http://www.rudi.net/bookshelf/classics/lifebetweenbuildings/index.shtml

AUGUST 3, 2005

11-A. Presentations and panel discussion by Donald Shoup, Ph.D., Jennifer Wolch, Ph.D., and Ventura City Councilmember Bill Fulton regarding their experiences and knowledge of theories and practices related to urban planning; transportation; parking; and, environmental sustainability, as well as a discussion regarding General Plan requirements and procedures with particular consideration to the City’s on-going effort with the Shape the Future 2025 and Motion by the Ocean projects. Requested by Commissioner Pugh. **Dr. Wolch did not attend this meeting**

Notes

Discussion Summary:

Bill Fulton described the challenges of updating a General Plan stating the importance of the choices that must be made in the process. One of the difficulties in the long-range planning process is in planning for future generations while trying to gain support from those currently active in the community – a generational transition. How does Santa Monica stay the same yet also try to best manage change? For Santa Monica, one of the key questions is how to deal with problems that result from the city being a job/tourist center. Expectations that the future of Santa Monica includes less traffic, lower housing prices, lower density, fewer tourists, less economic integration with metropolitan Los Angeles, and a jobs/housing balance are unrealistic. According to Fulton, figuring out what the real choices and challenges are and how to shape those choices are keys to the process. A link between local jobs and local housing will only happen with participation and financial support from employers. The General Plan update should identify next steps including implementation strategies and whether specific studies and plans are required. In an urban environment, coordination between private development review and public capital investment is important. Form-based codes should not take the place of actual district planning.

According UCLA professor of Urban Planning, Donald Shoup, Ph.D., parking requirements have a strong impact on land use and have been more about quantity over quality. Parking requirements prevent good architecture as designs revolve around parking – form following function. In addition, much of today’s traffic is a result of drivers searching for free or underpriced parking, usually because most parking spaces are fully occupied. Underpricing of parking results in traffic and leads to an increased demand for higher off-street parking requirements. The price of curb parking should be raised to create a 15% vacancy rate. Professor Shoup cited a case study in Old Town Pasadena where municipal parking structures with ground floor retail were built, off-street parking requirements were reduced, and revenue from parking meters was used for public improvements in the area yielding many positive results. Land in Santa Monica is valuable, but somehow it has always been made free for vehicles. With so much land committed to parking, land for housing is scarce and expensive. If the city relaxes off-street parking requirements, more land could become available for housing and other land uses.

Continued on next page

Key Recommendations:

· Figure out how to get as many people off the transportation grid as possible.

· Make the transition from visioning to general plan update quickly, and narrow down the issues quickly.

· Make sure there is coordination between private development review and public capital investment.

· Combine land use and design review.

· Charge market-rate prices for curb parking to achieve a 15% vacancy rate.

· Use the curb-parking revenue to improve neighborhoods.

· Relax off-street parking requirements.

Additional Information or Points to Consider:

The High Cost of Free Parking (Available for Purchase – also available for review at the Santa Monica’s City Planning Division)

www.planning.org/bookservice/description.htm?BCODE=AHCF

www.planetizen.com/books/2006#6

Attachments: None.

OCTOBER 5, 2005

11-A. Presentation from Jennifer Wolch, Director of the USC Center for Sustainable Cities, will discuss with the Planning Commission concepts of sustainability applied to land use decisions and specific opportunities in Santa Monica to implement some policies through the Shape the Future 2025 and Motion by the Ocean Projects. Requested by Commissioner O’Day.

Notes

Discussion Summary:

The LUCE is a major opportunity for implementing the City’s sustainability goals. Ms. Wolch proposed that the City consider four principles of action:

#1: Rethink local economy & what it means for land use: Get away from standard economic development approaches emphasizing increase in tax base; take a more sustainable approach. Beware of transforming our industrial land and losing it forever. This land could become the location of a new kind of green industry that could be the heart of a sustainable local economy.

· Sustainable local economy: an eco-industrial approach, one that produces locally many of the goods we need and want; minimizes energy use; provides living wage jobs with career ladders; utilizes waste products for future goods; allows walking and biking to shop & work and minimizes pollution.

· Wrong decisions about retail could lead to driving out existing local retail that people walk to today.

#2: Focus on the City’s matrix as well as buildings and thoroughfares. This means everything within the City that is not a building or road. Change to an approach that does not pave over and close off all areas between the buildings and the streets. Recapture ecosystems below the ground. Restore the city’s hydro-geography and by doing so enhance the whole region; stem the erosion of the Palisades by planting native or other appropriate plants and extend that principle to all development to enhance the city’s habitat value. Convert alleys to permeable greenways and bike paths; create more pathways through “super blocks” and make streets narrower where they are wider than necessary. This provides amenities for the large number of people that like to walk in the city. Teach environmental stewardship.

#3: Get off the Grid: create more energy at the source that goes into the grid; use more grey water; keep our local compost here; make the urban fabric more permeable. In land use activities, take an approach that incorporates incentives to encourage more getting off the grid.

· Circulation: Access for people rather than cars. Mobility is generally based on land use patterns and congestion is a concern. But more than ever, people want access, not just mobility. Distribute uses so that they are accessible by walking or biking. Use more land for pedestrian facilities and use less for cars. Think about how to create affordable housing near transit corridors and especially the planned Expo line. Minimize parking requirements and increase open space requirement instead, so that with increased density we achieve higher quality of life. Start seeing the matrix as a foreground, not a background, and the picture stands out very differently.

#4: Monitor the Plan’s Performance: Build into the plan measures for monitoring the success of programs and policies to see if the city is really achieving its goals. This is sometimes a difficult challenge and is often not done. Monitor whether, for instance, the efforts to make the city pedestrian friendly result in more people walking. This means the city has to have sufficient research capacity to collect data and monitor results as the plan is implemented.

Key Recommendation:

· Find ways to incorporate the four principles outlined above in land use and circulation; there are many opportunities.

Additional Information or Points to Consider:

· There are no great models that exist for developing land use and circulation elements that emphasize sustainability. Santa Monica may be breaking new ground. The question of how to use the land on which traditional industrial uses are no longer viable requires the city to think about what it really wants there that will produce products that meet local needs. The LUCE needs to create incentives to attract those industries.

· Look to innovations outside of the United States: Much is done in Europe, especially the UK, to create more sustainable local economies.

· Jobs-Housing balance: Sounds good but the tricky part is matching the housing and jobs provided so that people living here work locally.

· Alleys are the great untapped resource for storm drain projects, recreation, bikeways and more.

· Growth is coming to the region and we need to accommodate our fair share within the constraints of our limited land supply. Where it is possible to rethink the fabric of the City, we should do so in a way that accommodates more people.

Attachments:

Center for Sustainable Cities

http://www.usc.edu/dept/geography/ESPE/

NOVEMBER 2, 2005

11-B. Mary Ann Yurkonis, Rent Control Administrator, from the City’s Rent Control Department will make a presentation and discuss the status of rent control and affordable housing in Santa Monica. Requested by Commissioner Johnson.

Notes

Discussion Summary:

Mary Ann Yurkonis described the current state of affordable housing, particularly rent-controlled affordable housing, in the City of Santa Monica as having eroded over time. Maintaining the economic diversity of the past 20 years will be difficult to maintain over the next 20 years. Although substantial areas of rent-controlled housing exist throughout the city, the supply of rent-controlled units has been impacted over the past 20 years by three main factors:

1) TORCA – Approximately 3,100 controlled units were approved for conversion to condominium units, accounting for approximately 10% of the controlled unit housing stock at the time.

2) The Ellis Act – Approximately 1,600 units were removed from the rental market via the Ellis Act.

3) Vacancy Decontrol – Responsible for the largest impact on affordable housing in Santa Monica. As of October 31, 2005, 47% of controlled units had been subsequently rented at market rates.

The task of maintaining economic diversity and housing opportunities will be a major challenge for the next 20 years.

Key Recommendations:

· When approving new residential development, weigh its benefit to the community in terms of the smallest resulting number of habitable units being demolished.

· For the approval of new residential projects, if a large number of existing residential units need to be demolished, the affordable housing fee should reflect this loss of existing housing to the community.

· When looking at where development should occur, the loss of existing housing should be a factor in the decision.

· Make it easier for second units to be allowed in single-family areas.

Additional Information or Points to Consider:

· Consider that the approval of residential redevelopment projects comes at the cost of the demolition of existing habitable residential units.

· Planning for the future involves trade-offs.

Attachments: None.

FEBRUARY 1, 2006

11-A. Dr. Thomas Donner, Interim Superintendent / President of Santa Monica College, or Donald Girard, Executive Assistant to the President, will report on the Santa Monica College Master Plan, as well as long-term trends in post-secondary education that are expected to affect the land use and circulation needs of Santa Monica College. Requested by Commissioner Pugh.

Notes

Discussion Summary:

Donald Girard, the Executive Assistant to the President spoke before the Commission about the motivations behind the Santa Monica College (SMC) masterplan of 1998, and painted a picture of anticipated outcomes resulting from the masterplan’s implementation. Girard began by reinforcing the College’s position within the community by stating that the public overwhelmingly valued the College as an asset that perpetuated Santa Monica’s unique identity through its various educational, arts and cultural programs. Additionally, the College’s commitment to continuing education, lifelong learning, and workforce development placed it at the center of the ongoing discussion about Santa Monica’s future growth and its economic stability within the region.

Citing that a lack of funding has often been the “source of invention” for Santa Monica Community College, Girad focused discussion of the masterplan on the strategies the College has implemented to address community concerns. Previous polls had shown that residents were clearly dissatisfied with vehicular traffic and pedestrian safety in the areas under the College’s influence. In response, the SMC managed traffic congestion by increasing on-campus parking, and expanding the free shuttle service. In point of fact, the masterplan has facilitated a large number of traffic reduction activities that have reduced the total trip demand. Some of these benefits have been realized through adaptive reuse practices and satellite campuses, which will ultimately lead to an overall reduction of the planned and future build-out of the main campus by 12%. Other benefits have resulted from the creation of a pedestrian-only zone within the main campus, as well as a new 3-acre open space quad available to the public.

There have been several programmatic strategies born from the long-term plan as well. 100% on-line enrollment, and 5% online classes have reduced traffic, and this number is expected to grow as additional curriculum becomes web-enabled. The College has also implemented a program granting free bus tokens for students through partnerships with regional and state agencies.

According to the speaker, over the next ten years future land-based growth is projected at about 7%, which is about half of what was projected prior to the implementation of the SMC masterplan. The College’s existing campuses throughout the city along with the planned improvements are sufficient to meet future needs. With online education projected to double, the College will continue to address community concerns by ensuring more parking related self-sufficiency, exploring more innovative methods of alternative transportation, and working with the City on development initiatives to minimize the impact on future populations.

Attachments:

Santa Monica College Masterplan

http://www.smc.edu/facilities_airport/pdf_files/10-17-05_scoping_ppt-ebook.pdf

Airport Campus Long Range Plan

http://www.smc.edu/facilities_airport/pdf_files/comm_mtng_03-29-05-screen.pdf

MARCH 1, 2006

12-A. Presentation from Susan Cloke, Parks and Recreation Commission Chairperson, regarding the Parks and Recreation Master Plan, Open Space Element, future goals, visions and plans for open space and recreation, and the importance of these issues in the development of a new Land Use and Circulation Element and Zoning Ordinance.

Notes

Discussion Summary:

Cloke summarized Parks and Recreation Commission recommendations to the City Council and identified opportunities to integrate open space and recreation goals with the Land Use and Circulation Element Project.

Key Recommendations:

· Put policies into place that promote responsible stewardship of the beach.

· Identify the beach parking lots, south of Pico, as possible, future locations for new soccer fields, best management storm water practices and habitat areas.

· Put policies into place that will allow for the development of a grid of parks, so that every resident will live within in ¼ mile radius of a park (based on national standard).

· Put a policy into place that allows for interim use of land available to the City as park land, even if that is not the final, intended use.

· Develop the concept of ‘Streets as Connectors’ so that the LUE identifies and establishes criteria for connecting by viable walking streets.

· Put policies into place that promote, protect and enhance the public tree canopy.

· Parks should meet criteria that exemplify sustainable design as well as providing for recreation and beautiful landscape.

· Streetscapes should be designed to address stormwater pollution protection as well as to provide tree canopy and the essential purpose of connection. We see the streets and the public tree canopy as an integral part of connecting people to parks and parks to parks.

· Direct the consultants to set standards for multifamily housing that establish a minimum area for passive and active recreation as part of each multi family housing development.

· Direct the consultants to, at the appropriate point in the process, ensure that Land Use Element includes the policies and makes possible the zoning regulations for the vision expressed by the residents of the city to become realized under this new Land Use Element.

Additional Information or Points to Consider:

· Create opportunities for property owners to request a Woonerf-style street design on their block as a way to promote good design, improved pedestrian orientation and create a shared use of the road between cars, pedestrians and cyclists.

· Consider a variety of shuttle options, including bicycle cabs.

· Consider the quality of life and economic benefits of protecting and enhancing parkland, open space, the beach, and pier.

· The City already contains defined neighborhoods – there is no need to overlay new neighborhood concepts (Virginia Avenue Park for example).

· Examine the City of Pasadena Multi-Family Courtyard Standards

· Explore one-way streets to improve bicycle safety and neighborhood connections.

Attachments:

Park and Recreation Commission Letter to City Council

http://santa-monica.org/planning/commission/agendas/pc2006/012406%20LUE%20(2).pdf

MARCH 1, 2006

12-B. Presentation from Jessica Cusick, Cultural Affairs Manager for the Cultural and Community Services Department; Elsa Longhauser, Executive Director of the Santa Monica Museum of Art; Nancy Power, Principal of Nancy Goslee Power and Associates; Wayne Blank, Bergamot Station leasee/operator; and Clayton Campbell, co-executive director, 18^th Street Arts Center, regarding existing and planned cultural art institutions and programs that exist in the City and the importance of cultural arts and a cultural arts vision in the development of a new Land Use and Circulation Element and the Zoning Ordinance. (Requested by Commissioner Pugh)

Notes

Discussion Summary:

The speakers provided comments regarding the City’s existing creative arts clusters and spoke specifically regarding Santa Monica Museum, Bergamot Station and the 18^th Street Arts Complex. Significant to the discussion were remarks that highlighted community benefits associated with creative arts opportunities and the pressures that contribute to a loss of arts-related land uses; specifically high land values. Cusick noted that cultural amenities, a component of which is consistent with the Emerging Theme related to ‘a city rich in amenities’ is a great tool for building great cities and contribute significantly to a pedestrian oriented environment and improved quality of life.

Key Recommendations:

· To the extent possible require land use consultants to work collaboratively with the consultants working on the Community Cultural Arts Master Plan (anticipated completion in January 2007) to ensure recommendations are integrated in the Land Use Element.

· Santa Monica, for its size, has contributed significantly to contemporary arts. Efforts should be explored to ensure the continued preservation and enhancement of cultural arts in the City.

· Affordable artist studio space that truly benefits artists is needed. Creative Business / Live Work opportunities enrich the community and provide greater texture to the pedestrian environment.

· Look at incentives for adaptive reuse of commercial buildings for creative uses.

· Retain and preserve existing cultural uses and campuses.

Additional Information or Points to Consider:

· Look at maintaining existing creative arts places, galleries, museums and performance spaces throughout the City (Bergamot Station; Studio Program w/in Airport Hangers; 18^th / Olympic Boulevard; small creative businesses along Broadway and Colorado; Third Street and Main Street are developing arts areas)

· It is important that the cultural community is woven into the City’s DNA to ensure cultural arts remain a key focus in the future.

Attachments:

The Arts and Smart Growth: The Role of Arts in Placemaking

http://www.fundersnetwork.org/usr_doc/Arts_and_Smart_Growth.pdf