As of September 1, 2011, ALL 1,875 retail establishments are prohibited from providing light-weight, single-use plastic carryout bags to customers at the point of sale. MORE

By Ann K. Williams
Lookout Staff

September 23, 2011 -- The difficulties facing redevelopment on Lincoln Boulevard became apparent as the Planning Commission deadlocked over a controversial Walgreens drug store proposed for one of the street's busiest intersections.

Noise, traffic, the store's design, its surface parking lot and whether or not another pharmacy is even needed in the area – commissioners had misgivings about all of these, at the same time as they wondered whether any project on the lot at the southeast corner of Lincoln and Pico boulevards could be an improvement over the proposed store.

“I'm not sure how we're going to get a better project there,” said Chair Jim Ries, after it became apparent that the five commissioners present were split in their support of the development.

“It's a bird in the hand versus a potential nicer bird in the bush that might never come out,” said Ries.

But three of the commissioners – Jason Parry, Jennifer Kennedy and Ted Winterer – weren't willing to okay conditions necessary to move the project forward, though their votes weren't enough to kill it outright.

Ultimately, the commission decided to bring the matter back before a full dais of seven members, and go through the entire process again when a decisive four votes, one way or another, will be guaranteed.

Staff and commissioners agreed that the applicant had “bent over backwards,” as Kennedy put it, to revise its plans.

The developer's representative described a three-year design process in which the one-story, 12,096 square foot store had been sited at the corner of the lot, vehicle access had been restricted to the alley behind the store, and new pedestrian entrances had been added to the design, along with lush landscaping concealing a 30-space parking lot.

Walgreens had given up a drive-through pharmacy, 24-hour operation and beer and wine sales at the site, he said.

But Winterer said he “hated” the surface parking lot – more than once. Parry said he shared a similar “repulsion” for it.

“I don't care much for the design of this building,” added Winterer. “It doesn't provoke or stimulate my imagination in any way.”

Latest design for Walgreens at Lincoln and Pico boulevards. Image from City of Santa Monica Planning Department.

Commissioners and city staff tried to figure out ways in which drivers might approach and exit the parking lot without disrupting neighborhood traffic, and couldn't come up with a fix for what staff called an imperfect situation. Half a dozen people who lived near the store told the commission that cars going to and from Walgreens will clog up their streets.

Although the developer hoped that delivery trucks could be allowed to unload stock in the alley behind the store as early as 6 a.m., staff recommended an 8 a.m. start time. But a representative of the city's transportation department pointed out that the later start time would mean that delivery trucks would be added to rush hour traffic on Lincoln and Pico boulevards.

Even the purpose of the store was put in question. While staff argued that Walgreens would provide needed services – like groceries – within walking distance, reducing car trips from the neighborhood, several speakers said that there are plenty of pharmacies nearby already. The three businesses already on the site could be seen as providing neighborhood services, Parry said.

And Winterer thought that the Land Use and Circulation Element demanded more of the site.

“It's a missed opportunity not to get some housing here,” he said, arguing for mixed-use development.

Ries tried to place the debate into a larger context.

“What this does is it really highlights the challenge of redeveloping Lincoln Boulevard which is one of the most unattractive boulevards in this city,” he said.

As the discussion wore on, the commission occasionally lapsed into silence.

“It kind of feels like we're going in the wrong direction,” said Parry. “I've kind of lost hope that there's an idea out there that saves everything.”

“At what point do you say hey let's not drag this on for a million years because this really isn't going to work,” Kennedy wondered.

After the commission unanimously approved the project's Environmental Impact Report, Parry moved that it reject the Statement of Overriding Considerations and Mitigation Monitoring Program, both of which had to be approved before the commission could then vote on the project's plans.

Only Ries and Vice Chair Gerda Newbold voted against the motion – effectively supporting the project – leaving the commission deadlocked 2 to 3. Commissioner Hank Koning was absent.

Next Tuesday, the City Council is expected to appoint a new planning commissioner to replace Gwynne Pugh.

The commission will rehear Walgreens' application at a future meeting.