Workshop Participants Share Similar Vision for Mall Redevelopment, Report Indicates

By Jorge Casuso

June 2 -- The nearly 300 community members who attended four workshops to envision the future of Santa Monica Place seemed in general agreement over what they'd like done with the struggling indoor mall, according a consultant's report released last week.

While the numerous "themes and preferences" expressed by the 13 different groups varied, there was general agreement that Third Street should be extended to Colorado Avenue and that the redevelopment should include housing, offices, plenty of park and public spaces, pedestrian streets, local-serving shops and underground parking.

Many of the mixed uses on the 10-acre site would be perched above a podium of retail and, perhaps, offices, but the total height would range between six and 12 stories, with the upper floors set back from the street, according to the “Community Input Update.”

Height has been a major focus of the proposed development after Macerich Company, which owns the mall, proposed three 21 story residential towers under a plan scrapped earlier this year by the City Council, which called for the community input sought by the workshops.

"Many workshop participants stated opposition to the 21 story residential towers that were a feature of Macerich's withdrawn proposal," said the report by MIG, a firm that specializes in public participation in community design.

"In considering the height of any new design for the site's potential redevelopment, participants stated that existing views and sensitivity to community character must be carefully considered," the report stated.

In most of the groups' conceptual models, the highest levels were perched on a podium of retail and office uses and were occupied by residences and open spaces, according to the report.

"The podium typically ranged from about 3 to 6 stories; topped by another 3 to 6 stories of residential uses," the report said.

The size and height of the proposed redevelopment has been the rallying cry of opponents, including the local Democratic Club and the recently formed Santa Monica Coalition for a Livable City (SMCLC).

The Democratic Club in April approved a resolution to "reject any massive expansion of Santa Monica Place," and last week, the coalition -- which has called the public process to determine the future of Santa Monica Place "seriously flawed" -- filed a petition in Superior Court to force the City to release documents pertaining to the redevelopment. (see related story)

According to the consultant’s report, the four workshops held in March were supplemented with a series of “Community Interest Group” meetings with boards and commissions who wanted their ideas shared.

In addition, nearly 2,000 community members invited to the workshops provided input using comment cards, and the results of a telephone survey will be released in a separate report, according to the consultants.

Those who attended the workshops seemed to agree on key land-use issues, with the “overwhelming majority” of participants saying they wanted to retain the two existing department stores and a majority of the groups adding one or more uses on top.

The majority of the groups included between about 300,000 and 400,000 square feet of retail space, with many participants stating a need for “local-serving retail uses such as a grocery store, inexpensive ‘food court’ style eating places, and/or a large discount store,” according to the report.

The groups agreed that retail outlets should line the extended Third Street Promenade, with many of the proposals including shops along west-east pedestrian paths, according to the report.

“Many respondents said that additional pedestrian streets could be in integrated into any redesign to give the site a more urban and European feel,” the report said. “Some disagreed and stated that the enclosed mall was a ‘relief’ from the Promenade and that the enclosed public space was welcome.”

When it came to residential uses, every group included some residential units, ranging from a low of about 75 units to a high of about 325, with respondents indicating that any redevelopment should include “affordable units with a range of sizes.”

Under a conceptual plan approved by the City Council three years ago, Macerich was asked to propose as many as 450 units, a total included in the plan scrapped by the council in January.

“Most participants placed residential units on upper floors above department store, or other retail, or office space,” the report said. “Taller residential areas were typically set back from the surrounding streets to reduce the appearance of height.”

Office space included by the groups ranged from 20,000 square feet to 260,000 square feet, indicating that “offices could be a relatively incidental use or a significant new job center for Santa Monica,” according to the report.

All but one of the 13 groups included underground parking in their conceptual proposals, with the number of spaces ranging from the existing 2,000 to about 3,000.

Every group opted to include some open space and park areas, with most groups including about 1.5 acres, preferably with plants, according to the report.

Many groups also added other uses, including cultural venues such as galleries, a museum or a performance space, or “family oriented amusements,” such as an ice-skating rink, an IMAX movie theater or a playground.

Based on the findings, Macerich and its architects will prepare alternatives, which will be reviewed by a financial expert “ for economic feasibility and financial requirements,” according to the report.

The project alternatives and economic analyses will then be presented to the public for review and comment before going to the Planning Commission and City Council.