Planning Commission Report

Planning Commission Report To: From: Subject: Planning Commission Planning Commission Meeting: July 9, 2014 Amanda Schachter, City Planning Division Manager Agenda Item: 6-B Discussion of Concept Plans for a proposed Development Agreement 13DEV-008 for a 7-story, 330,344 square foot mixed-use development project consisting of approximately 39,600 square feet of ground floor commercial area, 262 residential units, and 577 parking spaces within a four-level subterranean parking garage. Address: Applicant: 500 Broadway DK Broadway, LLC Recommended Action It is recommended that the Planning Commission: 1. Recommend that the City Council authorize staff to proceed with the negotiation process for the 500 Broadway Development Agreement. 2. Discuss the Applicant s conceptual plan and provide direction regarding the appropriateness for the development of the site, and potential community benefits to be negotiated. Executive Summary The applicant is proposing that the City consider a Development Agreement to permit a new mixed-use building located at 500 Broadway. The project involves the construction of a 7-story building (84 feet in height) that would consist of approximately 330,344 total square feet, including approximately 25,600 square feet of basement area, 39,600 square feet of ground floor commercial space, 262 residential units, and 577 parking spaces within a four-level subterranean parking garage. The project site consists of two contiguous parcels with a total of 67,500 square feet located on the southeast corner of Broadway and 5 th Street, and extending 450 feet in length along the east side of 5 th Street (between Broadway and Colorado Avenue). The site is currently developed with a one-story commercial building and surface parking lot (Fred Segal). Pursuant to the City s Interim Zoning Ordinance No. 2455 (CCS) ( IZO ), a Development Agreement is required for projects located in the Downtown Core land use designation with proposed buildings exceeding 32 feet in height. The Development Agreement project is considered a priority project for the purposes of processing based on the proposed residential unit mix, consisting of no more than 20% studio units, a minimum 20% of two-bedroom units, and a minimum 10% of three-bedroom units. The proposed uses are consistent with the underlying C3C zoning and Downtown Core land use designation. Project compliance is limited to the Land Use and Circulation 1

Element, while other aspects of the project such as height, floor area ratio, setbacks, open space, parking, and other standard zoning requirements would be established by the Development Agreement. Staff recommends that the Commission focus on the following items in considering this matter and provide comments on: Appropriateness of the project as a Development Agreement; Site plan layout, building size and massing, and overall design compatibility with the neighborhood context; Consistency with the Land Use and Circulation Element; Consistency with the draft Downtown Specific Plan; Consideration of alternatives; Identification of key negotiating points; Discussion of desirable community benefits. Project / Site Information The following table provides a brief summary of the project location. Zoning District: Land Use Element Designation: Parcel Area (SF): Parcel Dimensions: Existing On-Site Improvements (Year Built): Rent Control Status: Adjacent Zoning Districts and Land Uses: Historic Resource Inventory: Childcare Linkage Fee C3C (Downtown Overlay District) Downtown Core 67,500 SF 150 x 450 (2 parcels) Single story commercial building, (1959) Exempt Commercial North: C3C (commercial) East: C3 (commercial office, mixed-use residential) South: C3C (Future site of Hampton Inn Hotel) West: C3C (commercial, res) Not listed on Historic Resource Inventory. Based on project SF x retail and residential cost per SF at the time the DA is approved. For discussion purposes, based on current fee rates: Estimated $182,622 Site Location Map 2

Cultural Arts Fee: Based on project SF x 1% of construction costs at the time the DA is approved. For discussion purposes, based on current fee rates: Estimated $660,688 Transportation Impact Fee Based on project SF x retail and residential cost per SF for the downtown area at the time the DA is approved. For discussion purposes, based on current fee rates: Estimated $1,365,068.20 Affordable Housing: 5% extremely low-income; or 10% very low-income; or 20% low-income; or 100% moderate income units are required. Proposed affordable housing units have not been identified at this time. The project site consists of two contiguous parcels with a total of 67,500 square feet located on the southeast corner of Broadway and 5 th Street. The site has 150 feet of frontage along Broadway and 450 feet of frontage along the east side of 5 th Street (between Broadway and Colorado Avenue). The site is currently developed with a onestory commercial building and a 92-space surface parking lot (Fred Segal). View East on Broadway View North on 5 th Street View South on 5 th Street View West on Broadway 3

5 th Street Elevation between Broadway/Colorado Ave. Surrounding uses along 5 th Street, Broadway, and across the 5 th Court Alley include commercial retail and office, hotel (future Courtyard Marriott and Hampton Inn and Suites hotels), and residential uses. Across Broadway to the north is a one-story commercial building with a pending Development Agreement application for a 6-story mixed-use project. Existing structures in the area range in building height. The adjacent forthcoming 6-story Hampton Inn and Suites hotel would be 77 feet in height, and all mixed-use residential buildings (4) across the 5 th Court Alley on the west side of 6 th Street (1522-1548 6 th Street) are 5-stories, 60 feet in height. The adjacent office building across the 5 th Court Alley (520 Colorado Avenue) is 6-stories, 86 feet in height. The west side of 5 th Street is developed with a one-story retail building (420 Broadway, Fred Segal), the 6-story (70 ) Silvercrest Senior Housing building, the 5-story (56 ) Step- Up on Fifth mixed-use building, and the forthcoming 6-story (76 ) Courtyard Marriott hotel. The project site is a half block from the future light rail terminus station at the corner of 4 th Street and Colorado Avenue. Background This development agreement application was submitted to the City on August 27, 2013. The proposal has been brought forward for a conceptual review with the Planning Commission regarding the proposed land use, project design, LUCE and DSP compatibility, and to initiate a discussion on potential community benefits. The Commission s discussion will help advise the City Council, provide initial direction to staff, and inform the applicant. The information gathered during this discussion will be used by the applicant and City Council to evaluate the potential community benefits, site planning issues and overall design, and to inform the Council s decision on whether to proceed with Development Agreement negotiations. Community Meeting A community meeting was held for the project on December 5, 2013 at the Santa Monica Main Public Library. Thirty-five (35) members of the public were in attendance. The following comments were provided during the meeting: 4

Positive comments regarding the design approach in breaking the building massing into four elements, including the podium court openings. Positive comments regarding residential unit mix and sizes, although a higher percentage of 2 and 3 bedroom units should be considered. Positive comments regarding the proposed widened sidewalks. Building should be further stepped-back to avoid canyon effect. Consider more sculptural elements to further differentiate buildings, with greater emphasis along Broadway. Concern with the parking access. Landscape concept along 5 th Street and within each opening should be unique in efforts to enhance/activate the street. ARB Concept Design Review Overall design discussions between the applicant and the City design team will occur based on direction from the Planning Commission and City Council pertaining to the project s design, scale, pedestrian orientation, and streetscape design. The project was conceptually reviewed by the Architecture Review Board on February 3, 2014, and the Board provided the following design comments: Overall, the Board members were supportive of the project s design and proposed commercial uses. Good design approach of breaking the overall building mass into four separate building forms. A Board member commented that the project is a good precedent for development of this scale. Project has good color composition (white-on-white) and contrasting treatments on each façade elevation. Positive comment on the cantilevered upper floors, and fin extensions beneath cantilevers. Project has sculptural elements that should be continued to the ground level; the legs of the building are less successful compared to other components of the building. Compositional activity on the Broadway elevation works well. Internal access for residents (including bridges) would enhance the quality of life for residents. Project appears that it would be very active with visitors and residents. Concerns with north-facing facades looking directly at the south-facing facades in between buildings. The proposed screens and louvers would somewhat address this concern, however the glazing could be angled to help further provide privacy. Pay particular attention to the materiality properties of the louver screens (durability, adjustable, ease of use). Concern with the spacing between buildings 1-2 (from Broadway) that is narrower compared to other building openings (livability). Particular attention should be made to the interior livability of the units internal to the courtyard, and the courtyards themselves. A board member expressed concerns with the overall size of the project, and declined to further comment on the project based on this concern. 5

Discussion DA Process for Projects Subject to CEQA The project is subject to environmental review pursuant to the California Environmental Quality Act (CEQA), and preparation of an Environmental Impact Report would be required for this project. According to the process adopted by the City Council for Development Agreements that are subject to CEQA review, the next steps for the project subsequent to Planning Commission s float-up review are: City Council float-up review; Planning Commission hearing; City Council hearing; ARB hearing (post DA approval). Project Components The proposed conceptual project consists of a 7-story, approximately 330,344 total square foot (including basement commercial space) building with a maximum height of 84 feet, consisting of 39,600 square feet of ground floor commercial space, up to 262 residential units, and 577 parking spaces within a four-level subterranean parking garage. Below are key elements of the proposed project: Residential Component: Project includes up to 262 residential units consisting of a mix of studio (19.9%), one-bedroom (48.9%), two-bedroom (20.6%), and threebedroom units (10.7%), with unit mix percentages consistent with the priority processing categories established by the City Council. The project would exceed the City s Affordable Housing Production Program requirements by providing affordable units either on-site, off-site, or combination thereof, subject to further discussions with the applicant. Commercial Component: Project includes approximately 39,600 SF of ground floor commercial space, and would include pedestrian-oriented, neighborhoodserving commercial retail and restaurant uses, including the potential for a fullservice grocery store. Below the ground floor on the first and second subterranean levels, approximately 5,500 SF of commercial storage area and 20,100 SF of commercial space would be provided (25,600 SF total basement floor area). A potential exercise/gym facility may occupy a portion of the ground floor space, and basement level commercial space. Public Open Space: A publicly-accessible plaza of approximately 3,800 SF is designed at the corner of Broadway and 5 th Street. Along street elevations, the building is setback to provide additional open space on the ground floor, resulting in a minimum sidewalk width of 18 feet (curb to building) along Broadway and a minimum sidewalk width of 15 feet along 5 th Street, consistent with the Building Frontage Line standards of the draft Downtown Specific Plan. Outdoor dining/seating areas would be provided in the corner plaza and in various areas along 5 th Street. Common Open Space: The project would provide private and common open space for project residents through private balconies, landscaped courtyards on the 6

second floor podium level between the four building forms, and a mix of private and shared open space on each of the four rooftops. The landscaped courtyards will include amenities for residents such as gardens and outdoor seating. The rooftop amenities may include a pool and spa, barbeque areas, gardens, and lounge areas with outdoor seating. Additionally, shade canopies with mounted photovoltaic panels would provide shading for lounge/seating areas. Cross Court Driveway: A publicly-accessible shared vehicular, pedestrian, and bicycle path approximately 9,000 SF is designed adjacent to the southern property line of the site connecting 5 th Street and 5 th Court alley. The driveway would provide access to the subterranean garage for both commercial and residential uses from the alley and street, and would support commercial loading/unloading operations for the site. The proposed breakdown of unit sizes is as follows: Unit Type Number of Units/Percentage of Project Average Size of Units (SF) Studio 52 / 19.9% 560 1-Bedroom 128 / 48.9% 800 2-Bedroom 54 / 20.6% 1,150 3-Bedroom 28 / 10.7% 1,360 Project Design 7 Conceptual Rendering: Broadway + 5 th Street The proposed building design is modern/contemporary. The building is divided into four separate building forms above the podium level (second floor) with landscaped courts in between the structures with seating areas for project residents. The buildings above the podium level consist of residential uses, and are connected by open pedestrian bridges on each floor providing access between the buildings. Separating the building into four sections breaks the overall building mass of the entire structure, and allows for adequate light and air passage through the project creating separation between

residential units. These physical breaks between the buildings also provide light, air, and building mass relief for adjacent office and residential uses across the 5 th Court alley. Exterior building materials would consist of cement plaster, fixed aluminum panels, and sunshade louvers. The four building elements are designed with windows in a variety of sizes and arrangements (horizontally and vertically), and include private balconies that are either street facing or face the interior corridors. 5 th Street Elevation Corridor View Between Buildings Pedestrian Oriented Design The ground floor building design incorporates a variety of glazing surfaces (approximately 16 in height) with varying setbacks throughout the 5 th Street elevation, creating pockets for outdoor seating areas, short-term bike parking, and gathering spaces adjacent to the public sidewalk. The ground floor would have a minimum 18-0 floor-to-floor height with transparent glazing along Broadway and 5 th Street elevations. A public plaza (3,800 SF) is designed at the corner of Broadway and 5 th Street, and includes outdoor seating and landscape elements. Ground floor building setbacks would provide additional open space resulting in widened sidewalks and additional outdoor gathering spaces in various areas in front of the ground floor commercial spaces. Two residential lobbies are designed, one for each street elevation. Ground Floor Plan + Vehicular Access 8

Parking Vehicular Access The four-level subterranean garage is currently designed with driveway access from both 5 th Street and 5 th Court Alley, connected by a cross court driveway. The proposed garage provides 577 vehicular parking spaces (and 68 motorcycle spaces) for residents, guests, and commercial uses. Approximately 81 of these spaces would be provided in a tandem configuration. Eighteen (18) commercial tandem spaces would be used for restaurant valet use, and 63 residential tandem spaces would be rented to units requesting 2 spaces. Residential parking would be unbundled. As proposed, the project s commercial parking is below the draft DSP commercial parking requirement by 19 spaces, however exceeds the residential requirement by 62 spaces. The applicant states that the surplus residential parking can be used by commercial employees. Both commercial and residential parking levels are accessed by ramps located off of the cross court driveway. Commercial parking is located on the first and second (P1, P2) subterranean levels, and residential parking is located on the third and fourth (P3, P4) levels. Residential parking spaces would be secured and separated from the commercial parking spaces. The Planning Commission could consider the anticipated reduced parking demand in the area due to the location of the site in the downtown, and its proximity to the future light rail station. Furthermore, reduced parking requirements are being considered as a part of the draft Zoning Ordinance update for districts in proximity to light rail, and the draft DSP similarly recommends lower parking requirements. The following table compares the minimum vehicular and bicycle parking requirements between the current and draft zoning ordinances, and draft DSP. Parking Type Proposed Project Current Zoning Code Draft Zoning Code Update Draft DSP Automobile Off- Street Parking 365 residential 212 commercial 577 total 460 residential 416 commercial* 876 total* 329 residential 437 commercial 766 total 303 residential 231 commercial 534 total Motorcycle Parking 28 com. / 40 res. (68 total) - - - Bicycle Parking (long-term) 396 residential 24 commercial 420 total 5% of total parking spaces (short-long combined) 372 residential 23 commercial 395 total 372 residential 41 commercial 413 total Bicycle Parking (short-term) 43 total (Res + Com) 5% of total parking spaces (short-long combined) 43 total (Res + Com) 78 total (Res + Com) Total Bike Parking 463-438 491 * Commercial parking is an approximate. Exercise facilities consist of two parking rates based on the division of exercise space (1/80) and back-of-house areas (1/300). For information purposes, the exercise facility is included in calculation assuming 50% exercise area/50% support area. Similarly, restaurant parking is included assuming a 60% seating area/40% back-of-house average. The division of these spaces would occur based on tenant needs occupying the space, and is therefore unknown at this time. 9

Community Benefits Detailed below is an initial preliminary list of potential community benefits provided by the applicant as a starting point for discussion. Staff is prepared to initiate a substantive discussion and negotiation of community benefits appropriate for the proposed project following the float-up process. Specifically, based on feedback from the Planning Commission, City Council, and the community, staff will identify and negotiate a full program of community benefits for the proposed project. Proposed Community Benefit Description Physical Improvements: Open Space Physical Improvements: Expanded Sidewalks A publicly accessible plaza consisting of approximately 3,800 SF would be designed with outdoor seating at the corner of Broadway and 5 th Street. Ground floor setback resulting in a 6-0 sidewalk widening on Broadway to achieve 18-0 minimum sidewalk (660 SF of site area). Ground floor setback resulting in a 6-0 sidewalk widening on Broadway to achieve 18-0 minimum sidewalk (1,032 SF of site area). Physical Improvements: Cross-Court Driveway Transportation Demand Management Program Provision of a 48-0 wide vehicle and pedestrian pathway connecting Fifth Court and Fifth Street that will be publicly accessible (termed Cross-Court) that can be used by adjoining uses (including residential use across the alley). The applicant believes this driveway would improve the overall circulation within the block, particularly at the south end of the 5 th Court Alley at Colorado Avenue, and the 5 th Street and Colorado Avenue intersection adjacent to the Expo Light Rail station. TDM plan that would include measures that would reduce vehicular trips and parking demand generated by the proposed project. Measures may include, but not be limited to, transportation information, an AVR target, transit pass subsidies, unbundled parking, and participation in Transportation Management Association. Bicycle amenities would include showers and lockers for commercial employees who bike to work, ground level shortterm visitor bike parking, long-term parking for employees, secured parking for residents, residential elevators to facilitate convenient transport of bicycles throughout the project. Furthermore, the project would create the opportunity for an on-street bicycle share station along Broadway near the corner of Broadway and Fifth Street through the removal of two vehicle parking spaces on Broadway and their replacement on Fifth Street where the project is removing a curb cut. 10

Car Share The applicant would work with the City and its designated car share operator to facilitate car share, either within the project s subterranean garage or adjacent to the project. Transportation/Pedestrian Infrastructure Contribution A monetary contribution towards transportation and pedestrian improvements in the Downtown in excess of the TIF Ordinance requirements is anticipated. Open Space Contribution A monetary contribution towards parks and open space improvements in the Downtown is anticipated. Historic Preservation Contribution A monetary contribution towards historic preservation in the Downtown is anticipated. Sustainable Design Applicant proposes that the project would achieve equivalency of LEED Gold status in project s design. Solar Infrastructure The project would include solar panels and solar water heating technology on the roof decks, with quantity to be determined. EV Charging Stations/Stub Outs The project would include EV charging stations and stubouts in an amount to be determined. Affordable Housing The project would exceed the City s Affordable Housing Production Program requirements by providing deedrestricted affordable units, either on-site, off-site, or a combination subject to further discussion with the City. The applicant is currently exploring off-site opportunities with Community Corporation of Santa Monica ( CCSM ). CCSM has advised the applicant their preference of an off-site option whereby CCSM would own and manage the affordable units. The percentage of affordable units would depend on the level of affordability (i.e. extremely low, very low, or low income), subject to discussions with the applicant. Local Hiring Provision The project would include local hiring programs for construction-related and permanent employment. 11

LUCE Downtown Specific Plan Consistency The project is located in the Downtown Core land use designation and within the LUCE Downtown District. Both the project and the public review of the draft Downtown Specific Plan (DSP) would proceed concurrently, and although the project is currently subject to the 1984 LUCE, staff recommends that the draft DSP inform the project s development during the review process. The project shall be consistent with the general plan in effect at the time the project is formally considered by Council. Based on an initial review of the project s basic development standards, the project is inconsistent with the 1984 LUCE or draft Downtown Specific Plan in the following areas as detailed in the following table; number of stories, floor area ratio, ground floor commercial depth, floor plate ratios, and open space. Development Standard Height / Stories 1984 LUCE / C3C LUCE: 84 / 6 Stories C3C: 76 / Unlimited Draft DSP Proposed Project 84 / Unspecified 84 / 7 Stories Compliance LUCE: No DSP: Yes Floor Area Ratio (FAR) Basement Commercial SF (P1, P2) exempted as FA, per IZO 2455 and draft ZO. LUCE: 3.5 C3C: 2.5 (w/50%res.discount) 4.0 w/housing 4.5 w/housing (303,750 SF) 2.54 w/50% residential discount No Ground Floor Commercial SF Basement Commercial 26,594 SF (P1, P2) exempted as FA, per IZO 2455 and draft ZO. Grocery Store (+ P1 storage) Fitness Center Retail Restaurant Bars Outdoor Dining 39,600 SF Not Including Basement SF 27,800 SF 27,400 SF 5,000 SF 4,000 SF 1,000 SF 994 SF Residential Units Studio / % / Ave Size 1-Bed / % / Ave.Size 2-Bed / % / Ave.Size 3-Bed / % / Ave.Size - - - - - - - - 52 / 19.9% / 560 SF 128 / 48.9% / 800 SF 54 / 20.6%/ 1,150 SF 28 / 10.7%/ 1,360 SF 12

Affordable Units 5% extremely low (13 units) or 10% very-low (26 units) or 20% low-income (52 units), or 100% moderate (262 units) - TBD TBD Commercial Ground Floor Frontage/Commercial Space Depth 60% / 75 depth Min 60% / less than 75 depth. No Ground Fl. to Fl. Height / 15 18 min. 18 min. Yes Residential Ground Floor to Floor/ Upper Residential Floor to Ceiling Height 11 / 8 Ground Fl Res: None Upper Res Floor to Ceiling: Yes Floors 2-7: min 8 Floor Plate Ratios* 4 rd Floor 80% 5 th Floor 70% 6 th Floor 50% 7 th Floor 50% 4 rd Floor 5 th Floor 6 th Floor 7 th Floor 64.8% 63.6% 64.8% 63.6% No Building Frontage Line: Widened Sidewalk Broadway: 18 5 th Street: 15 Broadway: 18 5 th Street: 15 Yes Open Space 30% of lot area 34.5% total 20% of lot area provided atgrade. 5.6% at-grade (not including cross court or widened sidewalk SF) No Private Deck SF Range Most units would have private open space Studio Units - - 53-65 SF 1-Bed Units - - 50-147 SF 2-Bed Units - - 75-226 SF 3-Bed Units - - 96-179 SF 13

LEED Certification LEED Gold or CalGreen Tier 2 green building standards 14 LEED Gold Equivalent * Maximum floor plate ratios for Floors 4 & 5 may be averaged and applied to all floors included in the average (DSP Policy 6.3.I.1). Therefore, Floors 6-7 cannot be averaged, and the maximum floor plate ratio is 50% for each floor. Number of Stories Based on the conceptual plans, the project is inconsistent with the maximum number of stories (6 stories) allowed by the 1984 LUCE. Floor Area Ratio Based on the conceptual plans, the project exceeds the draft Downtown Specific Plan maximum allowances for floor area ratio. For the purposes of floor area ratio calculations, below grade floor area (such as the project s basement commercial space) is not included in the calculation per Interim Zoning Ordinance No. 2455 (CCS). The project would be consistent with the maximum allowable floor area ratio of 3.5 established by the 1984 LUCE. The proposed floor area, including a 50% residential discount on residential floor area as authorized by Zoning Code provisions, results in a floor area ratio of 2.54. Ground Floor Standard: Minimum Depth of Commercial Space The draft DSP envisions a minimum average of 70 feet in depth of ground floor commercial space for properties located in the Transit Adjacent sub-area. Based on the conceptual plans, the project may provide less than a 70 foot average, particularly at the portion of the ground floor commercial space adjacent to the cross court driveway and residential parking ramp. Floor Plate Ratios This requirement, in conjunction with other light and air stepback standards in the DSP, attempts to reduce upper-level building mass. Based on the conceptual plans, the proposed project would exceed the maximum floor plate ratios for floors 6-7. Maximum floor plate ratios for floors 4 and 5 may be averaged and applied to all floors included in the average (floors 4 and 5). However, floors 6-7 cannot be included in the average, and the maximum floor plate ratio is 50% for each floor. Open Space The draft Downtown Specific Plan (Chapter 4 D) outlines a series of policies and actions that address community priority for additional public and private open space that would support downtown s growing residential neighborhood. Policy OS1.1 discusses the desire to have all sites in the downtown within a two and a half minute walk (1/8 mile) from open space, and Policy OS1.2 states to negotiate for portions of the site to be used as publicly accessible parks or plazas through development agreements at identified sites throughout the Downtown. The subject property is identified as a large site that should provide significant open space to function as a public park. Centrally located within the Downtown s residential neighborhood, and across the street from a large senior housing development, the site is envisioned to provide passive recreational green open space for area residents. The proposed project provides ground floor open space that can be designed and provided with most mixed-use projects in the downtown (although at a greater amount) through the corner plaza, from widened sidewalks, and additional outdoor gathering spaces in various areas in front of the ground floor Yes

commercial spaces, however may not provide the functional open space envisioned for the site based on the draft DSP. Furthermore, the project s open space is inconsistent with the draft DSP open space standards. Overall, the project exceeds the minimum 30% open space (of entire lot size) overall, however the draft DSP envisions that 20% of the open space would be required at the ground level for public access, and that the remaining 10% may be provided at the podium level or further on upper floors through private balconies, roof decks, etc. For the purposes of calculating the ground floor open space, private property adjacent to the public sidewalk dedicated towards compliance with minimum sidewalk widths along Broadway and 5 th Street would not count towards meeting the requirement (as indicated on the project plans, shown as 1,700 SF for widened sidewalks). Furthermore, as discussed below, the applicant has included the cross court driveway area of 9,000 SF into the ground floor open space calculation. However, given the primary purpose of this cross court is vehicular circulation for both the project and adjoining uses, this shared concept does not provide usable open space that supports the purpose of this requirement. Motor Court as Open Space The volume and type of trips that will be using the driveway to access both commercial and residential uses conflicts with the draft DSP goal for usable, ground floor open space. Based on the high turnover and large vehicles typically associated with grocery use and exercise facilities, it is impractical to encourage people to use the driveway as open space. To avoid potentially negative conflicts between pedestrians and vehicles, staff recommends that the motor court be used specifically for accommodating vehicle maneuvers, and that open space be accommodated elsewhere on the site in a safer and vehicle free environment. Driveway Design The project proposes that the 50-0 wide cross court function as driveway access to both the residential and commercial parking levels, provide space for large tractortrailers to maneuver into and out of the loading dock, and create a connection between 5 th Street and 5 th Court alley. The design requires a curb cut along 5 th Street that is 25-0 north of the driveway to the adjacent hotel. This proposal is only partly in compliance with the draft Downtown Specific Plan, which supports alley access for residential uses, but allows street access for visitor-serving and higher turnover uses such as grocery stores. The side by side driveway design, providing access to the subterranean garage, results in path of travel conflicts between residential and commercial uses. More specifically, allowing residents to share access with the commercial uses, opposed to having a separate access from the alley to the subterranean garage, will result in residents attempting left turns into the site from 5 th Street, compounding circulation issues that may arise from future light rail operations one block south. Although there is a turn lane along 5 th Street, there is only a single southbound travel lane which could become blocked if queuing occurs due to vehicles attempting to access the site from 5 th Street. Staff has requested that the applicant revisit the access plan and make use of alley access for the residential driveway. 15

Commission Focus In summary, the Commission should focus on the following project-related areas: 1) Whether the proposed building mass, size, and scale is appropriate for this location in the downtown area. 2) Whether the quality of the proposed design is appropriate, given the project s prominent location/intersection in the Downtown. 3) Whether the ground floor is adequately designed for this project, considering the project s corner location, the overall length of the project site along 5 th Street, and the future growth of pedestrian activity along 5 th Street upon completion of the future light-rail station and Colorado Esplanade. 4) Whether the project design is consistent with LUCE policies to enhance the quality of the streetscape and create an open space environment that encourages pedestrian activity and interaction. 5) The extent to which consistency with the draft DSP standards should be considered, including, but not limited to the floor area ratio, open space requirements, and vehicular access. 6) Discussion on community benefits that would be appropriate for this project. Alternative Actions: In addition to the recommended action, the Planning Commission could consider the following with respect to the project: A1. Continue discussion for analysis of additional options with agreement from the applicant. Conclusion The Planning Commission s recommendations regarding the appropriateness of the applicant s proposal, potential community benefits, and project requirements will assist with informing the City Council s decision regarding whether to direct staff to initiate the Development Agreement negotiation and review process. Prepared by: Steve Mizokami, Associate Planner Bradley J. Misner, Principal Planner Attachments A. Public Notification B. Applicant s Conceptual Plans, Renderings, & Photographs Booklet F:\CityPlanning\Share\PC\STRPT\2014\PC Float Up for 6-25-14\13DEV-008 (500 Broadway PC Float-Up).doc 16

ATTACHMENT A PUBLIC NOTIFICATION INFORMATION Sign posting and mailed notices are not required by Code for this initial discussion procedure, however, notice of the public hearing was mailed to all owners and residential and commercial tenants of property located within a (500 foot) radius of the project and published in the Santa Monica Daily Press at least ten consecutive calendar days prior to the hearing. On May 13, 2014, the applicant was notified of the subject hearing date. The applicant provided the following information regarding attempts to contact area property owners, residents, and recognized neighborhood associations: Community Meetings: A community meeting was held at the Santa Monica Main Public Library on December 5, 2013 to discuss the project. Thirty-five (35) members of the public were in attendance. 17

NOTICE OF A PUBLIC HEARING BEFORE THE SANTA MONICA PLANNING COMMISSION SUBJECT: Development Agreement 13-008 500 Broadway APPLICANT: DK Broadway, LLC PROPERTY OWNER: DK Broadway, LLC A public hearing will be held by the Planning Commission to consider the following request: Discussion of concept plans for a proposed Development Agreement 13DEV-008 for a new 7-story (84-0 in height) mixed-use development project. The proposed project consists of approximately 264,150 square feet of residential (262 residential units), approximately 65,200 square feet of ground floor and subterranean commercial space, and a four-level subterranean parking garage. The project site consists of two contiguous parcels with a total lot size of 67,500 square feet located in the Downtown. DATE/TIME: LOCATION: WEDNESDAY, JULY 9, 2014, AT 7:00 PM City Council Chambers, Second Floor Santa Monica City Hall 1685 Main Street, Santa Monica, California HOW TO COMMENT The City of Santa Monica encourages public comment. You may comment at the Planning Commission public hearing, or by writing a letter. Written information will be given to the Planning Commission at the meeting. Address your letters to: Steve Mizokami, Associate Planner Re: 13DEV-008 City Planning Division 1685 Main Street, Room 212 Santa Monica, CA 90401 MORE INFORMATION If you want more information about this project or wish to review the project file, please contact Steve Mizokami at (310) 458-8341, or by e-mail at steve.mizokami@smgov.net. The Zoning Ordinance is available at the Planning Counter during business hours and on the City s web site at www.smgov.net. The meeting facility is wheelchair accessible. For disability-related accommodations, please contact (310) 458-8341 or (310) 458-8696 TTY at least 72 hours in advance. All written materials are available in alternate format upon request. Santa Monica Big Blue Bus Lines #1, #2, #3, Rapid 3, #7, and #9 service the City Hall and the Civic Center. Pursuant to California Government Code Section 65009(b), if this matter is subsequently challenged in Court, the challenge may be limited to only those issues 18

raised at the public hearing described in this notice, or in written correspondence delivered to the City of Santa Monica at, or prior to, the public hearing. ESPAÑOL Esto es una noticia de una audiencia pública para revisar applicaciónes proponiendo desarrollo en Santa Monica. Si deseas más información, favor de llamar a Carmen Gutierrez en la División de Planificación al número (310) 458-8341. APPROVED AS TO FORM: Amanda Schachter Planning Manager 19

ATTACHMENT B CONCEPTUAL PLANS, RENDERINGS, & PHOTOS 20