By Jonathan Friedman
Associate Editor

November 14, 2014 -- Developer NMS Properties heard a range of comments from planning commissioners, many of them positive, on Wednesday about its proposal to build an 84-foot-tall building on 5th Street between Santa Monica Boulevard and Broadway.

The development was before the commission as a float-up, which is an early stage in the development agreement process.

Sue Himmelrich, known for her critical take on development, praised the look of the project during what was one her final meetings as a planning commissioner prior to her official elevation to the City Council.

“I think this will add some variation to this area of downtown, and I think that’s important,” she said.

Himmelrich continued, “It’s getting a little monotonous in this particular area with all of these blocky buildings with the interior courtyards that we are at least somewhat guilty of.”

One of her criticisms was that the units designated as affordable should be larger.

NMS has designated 12 of the planned 64 residential units to be affordable as part of a proposed development agreement with the City. This includes six “very low-income” studios, three “moderate income” one-bedroom units and three “moderate income’ three bedroom units.

A development agreement is required for all projects located within the “downtown core” proposed to be higher than 32 feet. This means NMS must offer so-called community benefits.

Among the community benefits on the table in addition to the affordable housing are a publicly accessible plaza area of nearly 3,000 square feet on the ground floor, “sustainable design features” and a plan to reduce parking demand and car trips.

The developer also has promised to donate $50,000 to the City for historic preservation.

On the subject of parking, several commissioners said the 117 parking spaces proposed was too many, favoring a reduced number to encourage people to take alternative forms of transportation to reach the complex.

“This is the kind of project where we shouldn’t have any parking,” Commissioner Jim Ries said. “This is right in the heart of downtown. This is where transit is, where jobs are. It’s not realistic to have no parking. It’s not marketable. But that’s what we really want as a vision in this city.”

The project is proposed to be approximately 52,500 square feet, with a six-story building featuring 64 residential units and nearly 8,000 square feet of commercial space. A three-story subterranean garage would include the parking spaces and 133 spots for bicycles.

Among the various private and public open space features is an approximately 6,540 square-feet community garden on the roof.

Commissioner Jennifer Kennedy had positive statements about the proposal, but she also had criticisms.

“I do wish that it was a little less dense and a little less tall,” she said. “I don’t see why every project always has to build out to the maximum parameters of height and density. I mean I know why, but it doesn’t necessarily mean it should every time.”

Other commissioners had various design criticisms.

There are several steps prior to a final decision being made about the project. It will eventually return to the Planning Commission for a recommendation to the City Council. The council would then vote on it, and the Architectural Review Board has final say before the first shovel can hit the ground.