March 25, 2023 Breaking News, Latest News, and Videos

Is Our City Riding a Trojan Horse – Part 2

As discussed in Part 1 of our article two weeks ago (https://smmirror.com/2019/12/is-our-city-council-riding-a-trojan-horse), Santa Monica will be required by state law to add 9,000 units, including 6,900 affordable within 8 years – increasing our current population 20%! But our city’s track record to date is not stellar – doubling the goal of market-rate housing while requiring 30% affordable units, but only realizing 10%.

The City’s kneejerk reaction, not yet adopted, is to “up-zone” by adding 2 stories of height while removing barriers to development in order to accommodate the 9,000 units – both foolhardy and unnecessary. In a recent Council meeting, expressions ranged from “interested in removing any restrictions in the Bergamot area” to “it’s these kinds of anti-growth and exclusionary policies that have gotten us into the mess we’re in!”

Is it really the Council’s intention to drastically up-zone, allowing developers to build large enough in order to include the low-income units required, while along the way enriching themselves for the election process? But can we produce 9,000 units in the next 8 years without adding 2 stories of height throughout the city, without increasing 4 & 6 story limits to 6 & 8 stories along the boulevards and increasing 6-8 stories to 8-10 stories in our downtown? C’mon Council there is substantial capacity to add both housing and commercial in far more creative ways. And building low-rise instead of building higher is less costly while maintaining our beachfront character. Council, start thinking outside the box!

Is it really the Council’s intention to drastically up-zone, allowing developers to build large enough in order to include the low-income units required, while along the way enriching themselves for the election process?

Ron Goldman FAIA
for SMa.r.t.

Vacancies & Adaptive Re-Use:

Could our 8% vacancy account for a sizeable portion of this requirement? Or consider adaptive re-use of existing buildings! As my colleague Dan Jansenson suggested – being forced by state law could possibly allow us to use eminent domain to condemn entire buildings for adaptive re-use or buildings being remodeled could be required to convert a portion for housing. When you consider the energy used in material extraction and construction, over 30% of global fuel consumption, maybe we should stop demolishing so much of our built environment and start seeing existing buildings as an important resource in the natural environment.

Accessory Dwelling Units (ADU’s)

There are 9,800 single family homes in Santa Monica. It is not unrealistic to assume 10% of these homes could provide 980 of the 9,000 units required, especially when considering the major revisions to state law governing ADU’s which went into affect this year. These changes include increased area, decreased setbacks, limited permit processing time, and up to 3 dwellings on a single property. With ADU’s being less costly to build, the land being free and no elevators or subterranean parking, 200 ADU’s per year or 1,600 over the 8 years is quite realistic.

City-Owned Property

Our city government is by far the largest landowner with 243 acres of available land – the Big Blue Bus yard, the Bergamot city yards, and SMO. Using 20% of these areas could provide all of the 6,900 affordable units in a terraced 3 story garden apartment environment.

However, when you consider the city has one of the lowest green space ratios of any city, it may be more beneficial to put all 6,900 affordable units on 25-30% of SMO. This would still leave 70-75% of the airport area available for emergency helicopter aviation, city yards, a park, electric buses, and/or SMC expansion. And this would then enable use of the two 8 acre parcels (BBB and city yards) to become parks, centrally located within our city, while causing less disruption of infrastructure throughout the city.

Eight Boulevards

We also have a unique opportunity to not only increase housing but also enhance the character of our boulevards. One story commercial buildings with their display windows and entry doors hugging the sidewalks along with their abutting surface asphalt parking lots could transition into meandering sidewalks, courtyards, landscape, trellises, and terraced architecture. These would become neighborhood activity centers with ground floor commercial and 2 residential floors opening onto terraced courtyards – similar to Santa Monica’s history of courtyard housing instead of 6-8 story block buildings. These redeveloped areas could provide up to 6,000 housing units calculated at a ratio of 15% each of studios and 3 bedroom units and 35% of 1’s and 2’s.

Illustrated are 3 of many possible designs on 1/2, 3/4, and full blocks with floor area ratios of 1.5 – 2.25. Existing property owners could either lead or participate in the redevelopment – and be reimbursed for 2 years of lost income while under construction and then realize a threefold increase in profit. At 1.5 – 2.25 FAR and taking into account the 2 years of lost income, the cost of construction, permit and legal fees, etc., the redeveloped project shows an r.o.i. in excess of 11%! To incentivize this transition, the city could reduce processing time, permit costs, or property taxes for a period of time.

Downtown

In the downtown area, there is also a substantial number of one-story commercial buildings and surface parking that could also add up to 3,000 units in terraced 4-story, 2.0 FAR designs – without the need to increase heights to 8 and 10 stories.

And while we’re busy adding housing, what about addressing a substantial need for green space! Picture turning existing downtown sideyards and alleys into a network of shop-lined pedestrian arcades leading to a grand piazza at 4th and Arizona – one that both residents and visitors can enjoy for decades.

Summary

Our City Council has no overall strategy. They pride themselves solely on rent control. How about ALSO taking pride in your environment which is fast being compromised. Does this increased density by adding 2 stories of height serve our community? Or will this create economic, physical and mobility havoc? There are multiple answers to this 9,000 unit requirement without simply adding 2 stories.

But unfortunately, it appears our city government is not competent enough to oversee creating 9,000 units, unless possibly at a single site at the airport. Alternatively, we can choose to fight state law, but that’s probably a lost cause along with substantial daily economic penalties.

And how is this added density going to affect infrastructure – water, power, schools, fire, police? And what is the ancillary cost for a decade of torn up streets and inadequate electrical supply, etc? Increasing population 20% will also require increasing infrastructure by 20%. We will need water, traffic and emergency plans along with 9,000 additional units. And where is the school to house the children of these 9,000 units? Where is the water coming from? I’d be surprised if our current water plan includes the addition of 9,000 units. We need a comprehensive study – we need an overall master plan before we start increasing our population 20%!!

And, as stated previously, it is criminal to continue losing our heritage of courtyard housing with block-like building façades, especially when there is no compelling reason to do so other than simple greed in concert with dependence on re-elections funds. We need to seriously consider “form based codes” to prevent the increasing “block-like” character permeating our city.

Santa Monica takes pride in being a progressive community – but maybe this is only accomplished in public relations? Santa Monica, you can do a lot better if you just literally look “outside the box.” I’m certain there are other solutions while maintaining, and even enhancing, Santa Monica’s beachfront scale and environment. This can be a win-win-win for the City, the developers, and the residents!!!

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

Thane Roberts, Architect, Robert H. Taylor AIA, Ron Goldman FAIA, 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

Santa Monica Pet Hotel Hosts Puppy-Friendly St. Patty’s Day Party

March 24, 2023

March 24, 2023

A new pet hotel in Santa Monica recently hosted a St. Patrick’s Day party for local dogs. Check out all...

Santa Monica Mountains Largest Ever Restoration Project Nears Completion After 7,000 Hours of Volunteer Work

March 24, 2023

March 24, 2023

Final planting event will be held Saturday, March 25 at 9 a.m. for the park’s largest ever restoration project After...

California Appeals Court Rules Uber and Lyft Can Classify Drivers as Independent Contractors

March 24, 2023

March 24, 2023

Proposition 22 exempted ride-share companies from certain labor laws, court rules in favor of the companies By Sam Catanzaro ​​A...

Film Review – Operation Fortune: Ruse de Guerre

March 24, 2023

March 24, 2023

FILM REVIEWOPERATION FORTUNE: Ruse de GuerreRated R114 MinutesReleased March 3rd Now that the season of weighty Oscar contender films is...

Santa Monica Uses Innovative Water Recycling Facility to Capture and Store Rainwater

March 23, 2023

March 23, 2023

City’s Sustainable Water Infrastructure Project reducing reliance on imported water and sets a model for future projects Santa Monica has...

Shuttered Santa Monica Loews Hotel to Rebrand and Reopen as a Regent Hotel

March 23, 2023

March 23, 2023

Hotel’s new operator announces plans for $4 million renovation, including rebranding and upgrading accessibility for guests with disabilities By Dolores...

Three Arrested for Identity Theft, Possession of Stolen Property, and Grand Theft in Santa Monica

March 23, 2023

March 23, 2023

Suspects found with over 20 stolen cellphones, credit cards, and identification Three individuals were arrested in Santa Monica for identity...

Proposal for Improved Communication With Street Vendors Sparks Contentious Debate in City Council Meeting

March 23, 2023

March 23, 2023

Councilmembers divided over proposal calling for City Manager to engage in meaningful consultation with authorized vendors regarding sidewalk vending policies...

Former Bank Building in Santa Monica Becomes a Food Destination with Addition of Katsu Bar

March 23, 2023

March 23, 2023

Katsu Bar joins Paderia and Oakberry in the transformation of the 3032 Wilshire building By Dolores Quintana Katsu Bar has...

Survey: Should Officials Remove Barriers to Outdoor Dining?

March 23, 2023

March 23, 2023

The COVID-19 pandemic drastically changed the way we live our lives, and one of the most significant impacts has been...

Gasolina Cafe Owner, Sandra Cordero, to Open New Tapas Bar in Santa Monica

March 23, 2023

March 23, 2023

Tapas bar expected to open late spring in former Heroic Italian space at 516 Santa Monica Boulevard  Sandra Cordero, the...

California’s AB 1217 Could Supersede Costly Outdoor Dining Permits Proposed by Municipalities

March 22, 2023

March 22, 2023

Legislation would preempt local ordinances and preserve regulatory flexibility for struggling neighborhood restaurants By Sam Catanzaro A new bill proposed...

Emerging Artist Jesse Liu Opens First-Ever Exhibition in Venice Gallery

March 22, 2023

March 22, 2023

“Spring Fever” currently on display at Yiwei Gallery By Keemia Zhang Local artist Jesse Liu has opened her first solo...

Santa Monica Place Invites LGBTQIA+ Artisans to Apply for Made With PRIDE Marketplace

March 21, 2023

March 21, 2023

Partnering with Streetlet, the marketplace will take place each weekend in June and showcase local goods made in Southern California....

Santa Monica Councilmember Phil Brock Appointed to National League of Cities Council on Youth, Education, and Families

March 21, 2023

March 21, 2023

Brock to collaborate with group of local leaders to develop and guide programs for communities across the country Santa Monica...