Proposed 4th Street Arclight Cinema

City Council
January 26, 2016
1318-1320 Fourth Street
Proposed
4th Street Arclight Cinema
1318 – 1320 4th Street
15ENT-0225
January 26, 2016
City Council
January 26, 2016
1318-1320 Fourth Street
History
 Appropriateness
• Birth of the Third
of building
Streetmass
Promenade
and scale for the
intersection;
• Promenade Uses Task Force
 Quality of proposed design at downtown gateway
intersection;
• Downtown Parking Task Force
 Relationship with future light rail station;
• Walker Parking Study
 Consistency with the LUCE;
 Level of desired consistency with draft DSP; and
 Potential Community Benefits
City Council
January 26, 2016
1318-1320 Fourth Street
Decline of Attendance
City Council
January 26, 2016
1318-1320 Fourth Street
724 SEATS
2
405 SEATS
City Council
January 26, 2016
1318-1320 Fourth Street
Market Area
City Council
January 26, 2016
1318-1320 Fourth Street
Cinema Efforts
• RFP for Cinema (2007)
 Appropriateness of building mass and scale for the
• intersection;
AMC Proposal (2008)
 Quality of proposed design at downtown gateway
• intersection;
AMC ENA Expired (2012)
 • Relationship
with
future light(2012)
rail station;
Open Market
Soliticitation
 Consistency with the LUCE;
• ArcLight/Macerich ENA (2014)
 Level of desired consistency with draft DSP; and
 Potential Community Benefits
City Council
January 26, 2016
1318-1320 Fourth Street
Existing Conditions
724
City Council
January 26, 2016
1318-1320 Fourth Street
Purpose
Float-Up Review

Introduce project concept to City Council and public;

Opportunity to review and discuss the concept plans; and

Provide direction on negotiation points and potential community
benefits
City Council
January 26, 2016
1318-1320 Fourth Street
Property Location
Subject
Site
Downtown
Zoning
LUCE
Specific
Plan
Removal
#3 Arizona Ave & Santa Monica Blvd.
• West
sideofofParking
Fourth Structure
Street between
100,000 sf theater/retail
development
• Downtown
Core (DSP) / Bayside
District Specific Plan / BSC-2 zone
90,0002490(CCS)
sf theater requires
use / 10,000
sf project
ground over
floor32ft.
commercial
• IZO#
DA for
in height.
City Council
January 26, 2016
1318-1320 Fourth Street
Existing Conditions
Surrounding Uses
 Banking
 Retail / Services
Fourth Street facing north
 Office
 Residential
Fourth Street facing south
City Council
January 26, 2016
1318-1320 Fourth Street
Project Description
 Appropriateness of building mass and scale for the
intersection;
 Quality of proposed design at downtown gateway
intersection;
 Relationship with future light rail station;
3rd
 Consistency with the LUCE;
th
nd
Floor Floor
Ground
42 Floor
Floor
 Level of desired consistency with draft DSP; and
• 10,000
sf ground
floorStructure
commercial
Demolition
of Parking
#3 (344 spaces)
BSC-2
Potential
Community
Benefits
•  90,000
sfsftheater
use
100,000
theater
/ retail development
• 4-stories / 56 feet in height
• Up
to 16 theater
4-stories
/ 84 feetauditoriums
in height (up to 2,700 seats)
• 3.0 FAR
• Interior
3.4 FAR restaurant/lounge
City Council
January 26, 2016
1318-1320 Fourth Street
Project Description
North Elevation
South
Elevation
City Council
January 26, 2016
1318-1320 Fourth Street
Necessary Approvals
Development Agreement
1988
Zoning Ordinance (BSC-2
zoning district)
 Appropriateness
of building
mass and scale for the
 intersection;
Does not meet building massing (height, stepbacks, and building
volume) requirements.
 Quality of proposed design at downtown gateway

3.0 FAR
intersection;

56’ height
 Relationship
future
station;

Upper level with
stepbacks
abovelight
30’ in rail
height
 Consistency with the LUCE;
Bayside District Specific Plan
 Level
ofexceeds
desired
consistency
draft
DSP; and
Project
maximum
allowablewith
height
(56 feet).
 Potential Community Benefits
City Council
January 26, 2016
1318-1320 Fourth Street
Necessary Approvals
Parking Study
 Appropriateness
of building
mass
and scale for the
Inventory of public and
private parking
opportunities.
intersection;

Analysis of utilization of existing parking structures.
 Quality
of proposed
at downtown gateway
Future parking
demand design
and supply.
 intersection;
Estimate potential parking demand from new Downtown
developments.
 Relationship
with future light rail station;

Provide recommendations based on Study’s findings.
 Consistency with the LUCE;
 Level of desired consistency with draft DSP; and
 Potential Community Benefits
City Council
January 26, 2016
1318-1320 Fourth Street
Community Benefits
Community Benefits
 Appropriateness
offor
building
mass
and scale
for the
Availability of screens
use during
film markets
or festivals
that
intersection;
may be hosted in Santa Monica;
 Quality
Auditorium
availability for
use by community
groups;
of proposed
design
at downtown
gateway
 intersection;
Provision of public art;
 Relationship
Enhanced TDMwith
plan;future light rail station;

Enhanced Transportation Impact fee contributions;
 Consistency with the LUCE;

Build or fund an enhanced crosswalk;
 Level
of pedestrian
desired consistency
with
draftStreet;
DSP; and
Provide
access from alley
to Fourth
 Potential
LEED certification
Community Benefits
City Council
January 26, 2016
1318-1320 Fourth Street
Architectural Review Board
ARB Float-Up
 Appropriateness
June 15, 2015
of building mass and scale for the

More upper level stepbacks should be considered.
intersection;

More evaluation of the effects of the Krion material.

The project’s relationship to the street should be further examined.
 Quality of proposed design at downtown gateway

Provide more visual permeability.
intersection;
 Relationship
with future light rail station;

PV panel opportunities should be explored.

Is ground floor
retail
component
 Consistency
with
the
LUCE;necessary?

More differentiation should be provided along side and rear
 Level
of desired consistency with draft DSP; and
elevations.

Pedestrian
access from Benefits
the alley to Fourth Street should be
 Potential
Community
provided.
City Council
January 26, 2016
1318-1320 Fourth Street
Planning Commission
PC Float-Up
 Appropriateness
August 19, 2015
of building mass and scale for the

Height, mass, and bulk of building are too large.
intersection;

Building height and Council direction should be guided by

Parking study must also consider circulation and accessibility to
parking.
 Quality
of proposed
design
gateway
compatibility
with historic
fabric ofat
4thdowntown
St.
intersection;
 Relationship with future light rail station;


Pedestrian access from the alley to Fourth Street should be
Consistency
provided. with the LUCE;
 Level of desired consistency with draft DSP; and
 Potential Community Benefits
City Council
January 26, 2016
1318-1320 Fourth Street
Alternative Design Concept
City Council
January 26, 2016
1318-1320 Fourth Street
Process / Next Steps
DA Process / Next Steps
 Appropriateness
of building mass and scale for the
CEQA process
intersection;

Staff negotiations with developer
 Quality
ofCommission
proposedreview
design
at downtown gateway
Planning
of DA
intersection;
-Recommendation to City Council
withoffuture
light rail station;
 Relationship
City Council review
DA
 Consistency
ARB review of with
projectthe
(post
DA approval).
LUCE;
 Level of desired consistency with draft DSP; and
 Potential Community Benefits
City Council
January 26, 2016
1318-1320 Fourth Street
Conceptual Business
Terms
In Agreement:
 Ground Lease –35 years with 4, 5-year options (50 years total)
 Lease Payments
• $25,000 annually during construction
• $100,000 with 10% increases every 5 years
 Percentage Rent on the Cinema Use – based on attendance
In Disagreement:
 Operating Covenant – term of 10 years vs. 15 years
 Percentage Rent on the Retail Use
City Council
January 26, 2016
1318-1320 Fourth Street
Comments
or Questions