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Development of a new 84’ mixed-use residential building in Downtown Santa Monica with 249 market-rate residences and 60,000 square feet of ground floor and subterranean restaurant/retail space including a basement-level Trader Joe's. The development agreement includes the approvals necessary for alcohol service in the ground floor and subterranean commercial space, including for the grocery store and restaurants. A key community benefit provided by the project was the development of a 100% Affordable Housing Project with 64 apartments at 1626 Lincoln Boulevard in Downtown Santa Monica that is owned and operated by local non-profit affordable housing provider Community Corporation of Santa Monica. Both the project and the 100% Affordable Housing Project are designed by Koning Eizenberg Architecture.
Entitlements secured include: Development Agreement, General Plan amendment for increased number of stories and Floor Area Ratio, Certified Environmental Impact Report (EIR) and Statement of Overriding Considerations, Architectural Review Board Approval, and Development Review Permit, Zoning map amendment, Zoning Ordinance Major Modification and Zoning Ordinance Minor Modification for the associated 100% Affordable Housing Project
Hearing bodies: Santa Monica Planning Commission, Santa Monica City Council, Santa Monica Architectural Review Board
Iconic landmark hotel on Ocean Avenue originally developed in the 1930s. HLKK assisted the current owner in amending the hotel’s alcohol conditional use permit to reopen the separate exterior public entrance to the downstairs Georgian Room restaurant. HLKK also assisted prior ownership with modifying the alcohol conditional use permit to expand the areas of allowed alcohol and food service to include the lobby bar, veranda, and downstairs restaurant, and to allow food and alcohol service to the general public.
Entitlements secured include: Conditional Use Permit (alcohol) Amendments
Hearing bodies: Santa Monica City Council, Santa Monica Planning Commission
We assisted the owner of a property located along the Expo Light Rail line with securing entitlements for an approximately 36,500 sf commercial office/creative office building with ground floor retail space designed by BA Collective.
Entitlements secured include: Development Review Permit, Conditional Use Permit to allow office and creative office uses, and a vesting tentative parcel map approving an air space subdivision of the project's retail, office, and subterranean parking components. A Mitigated Negative Declaration was adopted for the project.
Hearing bodies: Santa Monica Planning Commission, Santa Monica City Council, Santa Monica Architectural Review Board
Redevelopment of the existing Miramar Santa Monica hotel at the prominent corner of Ocean Avenue and Wilshire Boulevard in Santa Monica with a new hotel (up to 312 guest rooms), condominiums (up to 60) that can also be added to the pool of guest rooms, ground floor retail and restaurants; on-site underground parking and publicly-accessible open space and gardens. The project is designed by Pelli Clarke & Partners and incorporates and celebrates two City-designated landmarks on the site - a historic Moreton Bay Fig Tree and the Palisades Building (which is being rehabilitated and utilized for hotel guestrooms). A key community benefit of the project is the development of a 100% Affordable Housing Project with 42 apartments across the street from the hotel.
Entitlements secured include: Development Agreement with the City of Santa Monica, Amendment to City of Santa Monica's 1992 Local Coastal Program Land Use Plan, Subdivision map (vesting airspace subdivision and residential condominiums), Certified Environmental Impact Report (EIR) and Statement of Overriding Considerations, Administrative Approval and State Density Bonus Incentive/Concession for the associated 100% Affordable Housing Project, Coastal Development Permits, and authorization to demolish existing luxury hotel building and bungalows.
Hearing bodies: Santa Monica Planning Commission, Santa Monica City Council, Santa Monica
Landmarks Commission, Santa Monica Architectural Review Board, California Coastal Commission
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Development of a new 47' mixed-use building with 22 market-rate apartments with ocean views and ground floor commercial space for uses such as restaurant/market facing the pedestrian boardwalk and beach. The project is designed by Koning Eizenberg Architecture. The project site was successfully purchased from the City of Santa Monica. It is located at the end of Bay Street next to the historic Hotel Casa del Mar and across the street from Crescent Bay Park. Four deed restricted affordable units will be provided offsite at 1828 Ocean Avenue.
Entitlements secured include: Development Review Permit, Subdivision map (vesting airspace subdivision), Certified Environmental Impact Report (EIR) and Statement of Overriding Considerations, Coastal Development Permit, Design Review. The project approvals were successfully affirmed on appeal. We also assisted with the acquisition of the property from the City of Santa Monica.
Hearing bodies: Santa Monica Planning Commission, Santa Monica City Council, Santa Monica Architectural Review Board, California Coastal Commission
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Redevelopment of a vacant, ½-acre former tow yard with a new three-story, 40,000 sf creative office building. The site is located in an evolving portion of Santa Monica’s Industrial Conservation District, in close proximity to major entertainment/media companies, the 17th Street Expo Light Rail Station and Memorial Park. The project’s contemporary design references the surrounding industrial and creative office context.
Entitlements secured include: Development Review Permit, Subdivision map (vesting airspace subdivision), Streamlined CEQA Review (Infill) and Architectural Review Board approval.
Hearing bodies: Santa Monica Planning Commission, Santa Monica Architectural Review Board
Development of a new 84' mixed-use residential building in Downtown Santa Monica with a new Vons market (more than 50,000 sf) at the key intersection of Lincoln and Broadway and additional ground floor retail and fitness uses. The project, designed by LARGE architecture, includes 280 new residences, including 84 affordable units provided in partnership with local non-profit affordable housing provider Community Corporation of Santa Monica.
Entitlements secured include: Development Review Permit, Conditional Use Permits for General Market size and alcohol sales/on-site tastings, Conditional Use Permit for a large fitness center, Zoning Ordinance Minor Modification (to allow enough ground floor height for the market), Subdivision Map (vesting airspace and including an alley vacation and dedication of new/realigned alley), CEQA Exemption and Architectural Review Board approval.
Hearing bodies: Santa Monica Planning Commission, Santa Monica City Council, Santa Monica Architectural Review Board
This leading nonprofit health care organization’s buildings were severely damaged in the 1994 Northridge earthquake. We first represented Saint John’s in securing approval of a Development Agreement with the City of Santa Monica for its new hospital facilities and vested rights for future long-term expansion. We next assisted Saint John’s in successfully negotiating an amendment to its Development Agreement addressing its parking facilities. More recently, we assisted with amendments to Saint John's Development Agreement to extend and modify the vested rights for its future long-term expansion and obtained City approval of a related Master Plan, amendments to the City's General Plan and repeal of the outdated Hospital Area Specific Plan, approval of a Tentative Subdivision Map, approval of a street vacation, and certification of an Environmental Impact Report (EIR) with Statement of Overriding Considerations.
Development of a new four-story, 64,000 sf mixed-use residential building within an emerging corridor on Santa Monica Boulevard. The project, designed by DFH Architects, contains 88 residential units, including 9 affordable units, and 13,000 sf of ground floor commercial space. The project utilized the State Density Bonus Law and was granted additional height and floor area.
Entitlements secured include: Administrative Approval, Density Bonus, CEQA Exemption and Architectural Review Board approval.
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We assisted with securing entitlements for a 42-unit 100% affordable housing project in Downtown Santa Monica designed by Gwynne Pugh Urban Studios. The 100% affordable housing project is a key community benefit provided by the Miramar mixed-use hotel and condominiums project in partnership with non-profit affordable housing provider Community Corporation of Santa Monica. Entitlements for the project included an Amendment to City of Santa Monica's 1992 Local Coastal Program Land Use Plan, an Administrative Approval and State Density Bonus Incentive/Concession and a Coastal Development Permit. An EIR and a Statement of Overriding Considerations covering both the Second Street 100% Affordable Housing Project and the Miramar mixed-use hotel and condominiums project were also approved.
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We represented the Santa Monica Community College District in securing a coastal development permit, conditional use permit, demolition permit, FAR increase, height increase, and parking space variances to develop a satellite educational campus in the City of Malibu. The project was approved by the Santa Monica College Board of Trustees, the Malibu Planning Commission, the Malibu City Council and the California Coastal Commission. We also assisted the District, as lead agency, with preparing and certifying an EIR for this project, as well as the adoption of a Statement of Overriding Considerations. This is one of the only new non-residential projects to be approved in the City of Malibu.
We assisted the longtime owner of the historic Mayfair Theater, which was red-tagged as a result of the 1994 Northridge Earthquake, with respect to entitlements and permitting for his mixed-use apartment and ground floor retail project designed by DFH Architects. Per a settlement agreement with the City of Santa Monica, the project incorporates the Mayfair Theater's landmark façade. After extensive delays during construction, we assisted the property owner with securing an amendment to the Santa Monica Municipal Code to allow additional time to complete construction of the project and rehabilitation/reconstruction of the earthquake-damaged landmark façade.
Development of a new 51,000 square foot public storage facility at 20th and Olympic with three levels above ground and two subterranean levels of storage. The project is designed by Michael W. Folonis Architects.
Entitlements secured include: Development Review Permit. In addition, HLKK assisted in obtaining an exemption from a temporary commercial moratorium ordinance that allowed the planning application for the project to proceed.
Hearing body: Santa Monica Planning Commission
Development of a new 47' multi-story mixed-use residential building with ground floor commercial at the intersection of Ocean Avenue and Pico Boulevard in Santa Monica's Oceanfront Zoning District. The project, designed by Koning Eizenberg Architecture, includes 83 new apartments, including 16 affordable units that will be separately managed by a nonprofit housing organization. The project also includes replacing the existing surface parking lot currently used by Hotel Casa del Mar within the project’s new subterranean garage. The site is half a block from the Santa Monica Beach.
Entitlements secured include: Development Review Permit, Zoning Ordinance Waiver (relating to active commercial design), Zoning Ordinance Major Modification (to allow additional ground floor height for the commercial café), Subdivision map (vesting airspace subdivision), Certified Environmental Impact Report (EIR) and Statement of Overriding Considerations, Coastal Development Permit, Design Review. The project approvals were successfully affirmed on appeal.
Hearing bodies: Santa Monica Planning Commission, Santa Monica City Council, Santa Monica Architectural Review Board, California Coastal Commission
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We assisted the owner of an existing building located on Wilshire Boulevard in addressing various hurdles to obtaining permits for their major renovation including negotiating agreements with the City to allow various requirements for the building to be provided on adjacent parcels and resolving Zoning Ordinance use interpretation issues.
We assisted the First Church of Christ, Scientist of Santa Monica in securing an exemption as a religious institution from a local landmarks ordinance.
HLKK represents Crossroads School for Arts and Sciences in a variety of land use matters in connection with the use and development of its urban campus. Our representation has included securing entitlements for Crossroads’ middle school and upper school science building (designed by Frederick Fisher and Partners), which consisted of negotiating a development agreement, the acquisition of City-owned property for integration into the project site and the dedication of an easement for a public bike path. In addition, HLKK advised Crossroads during the successful entitlement and design review process for its performing arts buildings.
We obtained City permits to facilitate Ivy At The Shore Restaurant’s relocation within Santa Monica.
We represent Santa Monica College in a variety of land use matters including the Broad Stage, a master plan for the Bundy Campus, a facilities master plan update that encompasses a series of projects on the College’s various campus sites and most recently the Malibu Campus (see Malibu Community College Camus & Sherriff Substation). Our representation included developing the College’s CEQA Guidelines and ensuring CEQA compliance.
We represented St. Monica Catholic Community in negotiating a Development Agreement with the City of Santa Monica for improvements to its church and school campus including a new community center with subterranean parking, an addition to the high school, and renovations to the auditorium, gymnasium and other facilities. More than 10 years later, we assisted with negotiating amendments to the Development Agreement to release the church from an obligation to lease off-site parking to neighboring users freeing up the possibility of the underutilized surface parking lot to be sold and/or redeveloped for housing.
Entitlements secured include: Development Agreement, Certified Environmental Impact Report (EIR), and Statement of Overriding Considerations.
Hearing bodies: Santa Monica Planning Commission, Santa Monica City Council
Development of a new four-story, mixed-use residential building on Santa Monica Boulevard. The project, designed by DFH Architects, contains 26 residential units, including 2 affordable units, and 3,450 sf of ground floor commercial space.
Entitlements secured include: Development Review Permit, Development Review Permit Amendment, CEQA Exemption and Architectural Review Board approval.
Hearing bodies: Santa Monica Planning Commission and Santa Monica Architectural Review Board
Approval of a 175,000 sf modern office campus, including the development of two new four-story, modern office buildings comprising a total of 130,000 sf of new floor area on an existing 1.4-acre surface parking lot to join the rehabilitation of an existing three-story, 45,000 sf early 1970’s office building. The project, designed by BA Collective (formerly Belzberg Architects), will utilize a mass timber super structure and will be built around a large central courtyard with a mature specimen tree. The project site is in Santa Monica’s Bergamot Area, less than one-quarter mile from the 26th/Olympic Expo Line Station.
Entitlements secured include: Development Review Permit, Conditional Use Permit for Business and Professional Office use, Subdivision map (vesting airspace subdivision), Certified Environmental Impact Report (EIR) and Statement of Overriding Considerations, Architectural Review Board approval
Hearing bodies: Santa Monica Planning Commission, Santa Monica Architectural Review Board
This non-profit school retained our firm to assist in the land use approval process for redevelopment of its campus with a high school, middle school and non-profit educational partners. The approvals also include a gymnasium, performing arts theater, leadership conference center and related facilities. An EIR was approved in conjunction with this project.
We assisted Lexus Santa Monica in obtaining the necessary City approvals for its new dealership showroom and auto repair facility in Santa Monica.
We assisted our client in obtaining a series of development permits for a 45,000 square foot outpatient surgery and oncology center being developed in conjunction with Santa Monica-UCLA Medical Center. We also secured approvals for an EIR and Statement of Overriding Considerations. The project was designed by Michael W. Folonis Architects.
We represented Related California in negotiating a Development Agreement with the City of Santa Monica for a residential condominium and apartment project containing over 300 housing units (including 160 affordable units) with retail and restaurant space in the City's Civic Center Area. An EIR and Statement of Overriding Considerations were also approved. We also assisted Related in obtaining an airspace subdivision map to allow the commercial space, affordable apartments, and residential condominiums to be sold or financed separately from one another. We further assisted with obtaining a Coastal Development Permit from the California Coastal Commission.
New 22,000 sf creative office building with ground floor retail/restaurant space. The urban infill project is located immediately west of Memorial Park, and less than ¼-mile from the 17th Street Expo Light Rail Station. The project will help to activate the pedestrian streetscape across from Memorial Park.
Entitlements secured include: Development Review Permit, Conditional Use Permit for Creative Office use, Subdivision map (vesting airspace subdivision), Streamlined CEQA Review (Infill) and Architectural Review Board approval.
Hearing bodies: Santa Monica Planning Commission, Santa Monica Architectural Review Board
Architect: HGA
Our firm represented the owners of this upscale restaurant at the entrance to the Santa Monica Pier in defense of their challenged liquor license before the State Administrative Law Judge.
We assisted Maguire Thomas Partners in the late 1980s in obtaining the original City and Coastal Commission entitlements and helped to retain those entitlements for Le Merigot Hotel for multiple years until the market again favored hotel construction. After the project site was sold, we assisted the purchaser with a variety of land use and entitlement issues including modification of EIR mitigation measures and issuance of the alcoholic beverage license for the hotel’s restaurant and common areas.
We assisted Maguire Thomas Partners in securing a Development Agreement and related permits from the City of Santa Monica for this office project and assisted in obtaining a coastal permit from the California Coastal Commission.
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