March 28, 2024 Breaking News, Latest News, and Videos

SMa.r.t. Column: So Sad

This is an article about the decline of a city locked into a poorly conceived code, about a city controlled by developers and the money they bring to the table. It is also about one of the storied beachfront neighborhoods in Santa Monica and a project reflective of our permissive zoning code. The homeowners in this community of 100-year-old, one and two-story cottages asked our group for advice to maintain the character and scale on Vicente Terrace at the southern edge of their neighborhood. In the face of a proposed large four and five-story project at Pico Boulevard and Ocean Avenue. Our subsequent “pro-bono” suggestions came with the City’s LUCE (Land Use & Circulation Element) in mind. This article discusses the neighbors’ appeal and my takeaway from a four hour hearing on a project that is an unfortunate reflection of our city’s larger issues.

Six years ago, the City reworked its codes under strong influence of the development community to fashion a three-tiered zoning code:

Tier 1 – by right with maximum 35 feet height limit

Tier 2 – allowed an additional story for supposedly affordable units in exchange for appropriate payment.

Tier 3 – allows still higher and denser development in exchange for a ransom amount identified as “public benefits.”

Tiers 2 and 3 income helps support staff salaries and growing underfunded pensions along with a litany of overpriced public projects ($2.3 million public restroom, $500,000 mural in an interior City Hall stairwell, a hugely overpriced City Hall expansion, $20 million contesting district voting approval, countless dollars for public relations contracts, etc., etc).

The hearing proceeded for this 83 unit apartment project over a 3 level, 277 car subterranean garage. The neighborhood did not object to 83 units but had real concern with the 50 foot height of the buildings facing their cottages – building facades over fifteen times the size of their modest homes only 50 ft away. And justifiably so, as the Shutters Hotel being developed 30 years earlier somehow influenced the city to transfer 20 feet of the public street width for their new 7 story project with only 5 feet of sideyard required. And 30 years later, is the city again betraying this community?

All the neighbors wanted was a less massive project facing their 100-year-old neighborhood. There appeared to be an easy, realistic middle ground with no loss of apartment units or square footage, just a reworking of the 4 buildings surrounding a center courtyard – one that more closely adhered to the LUCE in establishing a scale and character significantly more compatible.

Neighbors wanted the large building facade facing their homes reduced from 4 & 5 stories to 3 stories and from 1 large building facade to 2 smaller ones . A workable alternative was offered by myself and the neighbors, which would go a long way toward saving the beauty and grace of their neighborhood.

The developer’s architect suggested this alternative design was not feasible – although it absolutely is – and that his rendering of the building was computer generated and not out of scale. The width of the street appears to be 50-80 percent out of scale in contrast to the building’s height and the people shown on the sidewalk. The effect was misleading, minimizing the scale of the project relative to cottages 50 feet away. Could that have been the computer’s fault?

The alternative solution proposed is a win, win, win for city, developers, and the residents – but was not to be. Instead of honoring the residents’ wishes, Council chose to focus instead on rental details. They spent more time discussing three steps leading to the restaurant than any design alternatives.

As a result, residents will experience three years of construction – noise, trucks, dust, worker and hotel parking, only to find upon completion a building towering above their cottages, blocking sunlight with neighbors looking down on them from above. Imagine the mix of beach, hotel, delivery and residential traffic, and at times emergency vehicles all vying for space on this tiny two-lane road. And this is only one example of questionable projects happening citywide.

Appellants looked around in disbelief – was this really happening, was Council really agreeing to a 50-foot high building confronting 100-year-old bungalows across a narrow two-lane road, blocking sunlight and undermining property values, when there was such an easy solution?

Approximately 35 neighbors and concerned residents walked out saying “I don’t understand.”

Sad to realize that if the Council really wanted to help, their hands were tied by this developer sponsored zoning code they’re saddled with. And LUCE, with paragraph after paragraph protecting “height,” “sunlight,” “maintaining neighborhood character,” etc., etc., is irrelevant in providing any protection. But the Council could correct this with an emergency ordinance based on their lack of understanding when they initially approved the zoning code.

This neighborhood is reflective of problems citywide. With a burgeoning budget, crime rate, homeless, and mobility problems, maybe it’s time for a moratorium to assess where the current planning/development direction went wrong, and create a master plan and new zoning code. This project and process points to one of ineptitude and totally ignoring resident wishes. It certainly appears that council, politically appointed commissioners and city staff could use crash courses on urban planning and economics.

Just think if we had a citywide master plan focusing on actual needs analysis instead of a developer’s economic opportunities how different our development process and pattern would be. Development on boulevards with 2 stories of residential over ground floor commercial would more than satisfy the questionable “so-called” housing problem and help reduce traffic congestion while preserving our city’s low rise character and avoid overbuilding our downtown.

The majority of buildings on the boulevards are one story and with incentives, these parcels could be assembled. Instead of continuous building facades with storefront windows lining the sidewalks, variable depth building with an arcade meandering through, would create new “neighborhood centers.”

The transformation of this neighborhood is reflective of the transformation of our city as Council continuously fails to grapple with the larger issues. The only chance to rescue our piecemeal remodeled city may be the final approval of district voting – if we survive the $20m cost our Council is spending to maintain their power and influence. Council had a chance to tell developers that more sensitive design is not only encouraged but a necessity to restore trust in the city’s planning process. Sadly, this was not to be.

Our city code with its permissive 3 tiered system makes LUCE irrelevant and allows this type of project with its lasting, unbelievably harmful effects. Facts don’t seem to matter anymore, just as our country is heading down the wrong road, so is our city by the sea.

P.S. – I will make myself available to the development team in case they care to make peace with their neighbors and construct a project that will be beneficial to the city and to all who visit and reside there.

Ron Goldman FAIA for SMa.r.t. (Santa Monica Architects for a Responsible Tomorrow)

Thane Roberts, Architect, Robert H. Taylor AIA, Ron Goldman FAIA, Architect, Dan Jansenson, Architect, Building and Fire-Life Safety Commission, Samuel Tolkin Architect, Mario Fonda-Bonardi, AIA, Planning Commissioner, Phil Brock, Santa Monica Arts Commission.

For previous articles see www.santamonicaarch.wordpress.com/writings.

Related Posts

 (Video) Philz Coffee Set to Close Westside Location Next Month

March 27, 2024

March 27, 2024

The Franchise Recently Made Headlines for Changing Headquarters @smmirrornews Philz is closing its Santa Monica shop #coffeeaddict #coffee #coffeeshop #losangeles...

Fleurs et Sel Bakery Opens Storefront in West Adams, Welcomes Customers Three Days a Week

March 27, 2024

March 27, 2024

Indulge in Freshly Baked Cookies at the New West Adams Location Fleurs et Sel Bakery, known for its delectable cookies...

Easter Specials Guide: Brunch Spots, Desserts, and More in West Los Angeles

March 27, 2024

March 27, 2024

Discover the Best Easter Eats and Treats in LA for Your Holiday Celebration Easter is almost here, so here are...

Famous Literary Critic and Palisadian Passes Away at 92

March 27, 2024

March 27, 2024

A Memoriam Post Stated She Overturned Views on T. S. Eliot, Ezra Pound and Other Canonized Artists By Zach Armstrong...

Mixed-Use Development Set for Sloping Property along Chautauqua Boulevard

March 27, 2024

March 27, 2024

“Canyon Place” Is Set to Include Two Apartment Units and 1,415 Sq. Ft. of Office Space By Zach Armstrong A...

Over Five Miles of Venice Blvd. to Temporarily Close, Become Public Park in April

March 27, 2024

March 27, 2024

The Initiative, Which Started in 2010, Aims to Connect Communities and Promote Sustainable Transportation Options On Sunday, April 21 from...

(Video) Workers Strike at Luxury Hotel in Downtown Santa Monica

March 27, 2024

March 27, 2024

Meanwhile, Unite Here Local 11 Recently Announced a Contract Was Ratified at 34 Hotels @smmirrornews Workers are striking at Proper...

(Video) Director Adam Wingard Talks About His Influences While Making GODZILLA X KONG: THE NEW EMPIRE

March 27, 2024

March 27, 2024

Director Adam Wingard Talks About His Influences While Making GODZILLA X KONG: THE NEW EMPIRE at the Beyond Fest Screening...

Historic Union Contract Ratified by Thousands of Hotel Workers At 34 Hotels

March 26, 2024

March 26, 2024

UNITE HERE Local 11 Negotiates Agreement Ensuring Wage Increases  Hotel workers, who spearheaded the largest hotel strike in modern U.S....

Teen Kung Fu Coming to Pali Rec Center

March 26, 2024

March 26, 2024

This 8-week session, priced at $160, commences in April 2024 Palisades Recreation Center introduces Teen Kung Fu classes, fostering a...

After Securing $200K Grant, City Embarks on Action Plan for Older Adults, People with Disabilities and Caregivers

March 25, 2024

March 25, 2024

The City Will Engage Experts, Nonprofit Partners, Commissioners, and Stakeholders to Spearhead the Planning Process The city of Santa Monica...

City Commences Phase 2 of Beach Restoration Project

March 25, 2024

March 25, 2024

The Project Will Enlarge the Habitat for Significant Native Species, Including the Federally Threatened Western Snowy Plover Phase 2 of...

Caltrans Extends Closure on Topanga Canyon Boulevard Due to Mud and Rockslide

March 25, 2024

March 25, 2024

PCH Closure on March 26 Adds to Local Road Closures, Seek Alternative Routes The California Department of Transportation (Caltrans) has...

Animal Rights Groups Demand an End to Turtle Racing at Brennan’s Pub

March 25, 2024

March 25, 2024

The Organization Says Its Tried to Contact the Westside Bar for Months By Zach Armstrong Among its numerous entertainment events...

SMC Unveils Spring 2024 Issue of Acclaimed Literary Journal, Author Readings Coming in April

March 24, 2024

March 24, 2024

The Issue Presents a Mix of New, Returning, and Debut Writers, Reflecting Diversity and Enduring Relationships Santa Monica College announced...