No Trouble Collecting and Mixed-Use Confusion

September 26, 2008

Dear Editor,

I look forward to hearing from City Council if and why they failed to collect $45 million from developers. (“Council Looks into $45 Million,” September 26, 2008)

City Hall seems to have no trouble collecting from me. Even if the final number isn't $45 million, can City Hall really afford to let developers off the hook for all the traffic they create??

No wonder traffic is so bad in this city-- we've got drivers that are asleep at the wheel and those drivers are our City Council.

Sharon McGeeney
Santa Monica

September 25, 2008

Dear Editor

At the Recent Santa Monica City TV debate, Dianne Gordon and the proponents of Proposition T stated that the initiative would not impact mixed-use projects since these typically contain little commercial space and consequently would use up little of the allocated square footage under Prop T. (“Prop T Stirs Debate,” September 23, 2008)

While the second pact of the statement is true the first part is not. Prop T will most certainly impact mixed-use developments.

Let’s look at the process by which a mixed-use development is approved. First the applicant has to have the proposed project designed complete with plans, sections, elevations, a couple of renderings and often a model.

An application is made to the Planning Department for approval and typically an Environmental Impact Report (EIR) is required. This alone typically takes 12 months and a considerable amount of money to prepare. Then the project is reviewed, a staff report prepared and then it’s heard by the Planning Commission.

Assuming that that goes well the design is then further developed including materials, colors and landscaping. Then it’s off to the Architectural Review Board. Again assuming that that goes well, the technical documents (working Drawings and specifications) and engineering drawings are prepared and submitted to the Building Department for permit Plan Check.

After a number of go-arounds the plans are ready for the Building Permit to be issued. Overall this is a good 30-36 month process. Of course there is always the possibility of someone appealing the Planning Commission or the ARB Approval which could each add another 3 months to the schedule.

So I ask you, who would initiate this time consuming and expensive process if at the end of it you are informed “Sorry but the quota for commercial area has been used up and we cannot issue you a permit. In fact we have already used up the next 4 years of commercial quota so please come back then”? And possibly in that time frame the Planning and Building Department Approvals may have expired.

So mixed-used projects will simply not be planned.

But we really need mixed-use transit oriented developments if Santa Monica is to improve the jobs housing balance, create more affordable and workforce housing without going into residential neighborhoods, and make pedestrian friendly, environmentally sustainable communities that can respond to and encourage the Expo Line to come to Santa Monica, all of which will actually have a more significant impact on improving traffic than Prop T.

Hank Koning
Planning Commissioner