ITEM 8-C
COUNCIL MEETING: Oct 20, 1992 Santa Monica, California
TO: Mayor and City Council
FROM: City Staff
SUBJECT: Recommendation To Introduce For First Reading Ordinances
To Amend the Zoning Ordinance To Establish Four New
Zoning Districts, The Designated Parks District, The
Beach Parking District, The R2 Beach District and the
R3R District.
INTRODUCTION
This report recommends that the City Council adopt four new
Zoning Districts consisting of:
Designated Parks (DP) District: This district applies to all City
and State owned land currently in park use.
Beach Parking District (BPD): This district applies to parcels
currently in beach parking use along the coast.
R2 Beach (R2B) District: This district applies to parcels
located north of the Pier along Pacific Coast Highway. The
standards are consistent with the interim ordinance adopted by
the City Council as part of the Local Coastal Plan approval
process.
R3R: This district applies to parcels located south of the Pier
to Pico Boulevard located on the west side of Appian Way.
BACKGROUND
With the adoption of the final Zoning Ordinance Districting Map
in April 1992, the City Council established four new zoning
districts. In order to implement the proposed new districts, the
Planning Commission and City Council must amend the Zoning
Ordinance to create the applicable standards for each new
district. The Planning Commission conducted a public hearing in
May 1992 and approved the proposed standards for the four
districts as presented by staff.
The following outlines the proposed new zoning districts:
Designated Parks District
The Designated Parks District applies to all City-owned parks and
open space areas such as the pocket parks along Ocean Park
Boulevard. The purpose of the new zone is to preserve the city's
parks.
The proposed language for the DP Designated Parks District is
contained in Attachment A. This district would permit parks,
playgrounds, playfields, athletic fields, community centers,
auditoriums, gymnasiam, and public parking for park use by right.
Conditionally permitted uses would include civic theaters (such
as Miles Playhouse), and open air farmers markets. Residential,
commercial, and industrial uses would be prohibited. Development
standards require Planning Commission review for any structure
over 1,000 square feet.
Beach Parking District
As part of the LCP approval, the Council directed staff to create
a new zoning district for the public parking lots located along
Pacific Coast Highway north and south of the Pier. The new
zoning district, called the Beach Parking District (BPD), will
permit public surface parking, open space, concession stands, and
special events as approved by the City of Santa Monica.
Currently, a wide variety of special events occur in the beach
parking lots such as circuses, charity events and recreational
activities. Conditionally permitted uses include open air
farmers markets. Residential, commercial, and industrial uses
will be prohibited.
The development standards require Planning Commission review for
the construction of any structure, and the heights and floor area
ratios are the same as the Residential Visitor Commercial (RVC)
standards for Pacific Coast Highway.
R2B Low Multiple Family Coastal Residential District
The primary purpose of the new R2B District is to standardize
residential zoning north of the Pier along Pacific Coast Highway.
The previous zoning included a mix of residential zoning
densities from R1 to R4. Development standards for this new
district are similar to those applicable in the R2 district but
allow height increase of up to 40 feet provided the development
complies with the site view envelope. The proposed zoning
ordinance language is consistent with the present interim
standards approved by the City Council for that area.
During the Planning Commission hearing concerns were raised over
the 55 foot beach setback. The Planning Commission asked staff
to evaluate the concept referred to as the "stringline" method
for establishing the dimensions for the beach setback. The
stringline method establishes the beach setback based upon the
location of existing structures on the two adjacent properties.
Staff does not support this method for determining the beach
setback. This method is difficult to administer given the varied
beach setbacks of existing structures, and the presence of beach
parking lots in the area. This method also has a tendency to
benefit some and penalize others in an inconsistent manner. Staff
is recommending a more consistent approach that applies equally
to all properties. The majority of the residents in the area
agree that the staff proposal adequately protects the beach
views.
To address the concern that the proposed beach setback restricts
the views of properties adjacent to properties with structures
within the proposed 55 foot setback, staff recommends the Council
consider amending the variance section of the Zoning Ordinance. A
variance could be permitted in the event a development is
required to setback farther than an adjacent building. This
would result in neighbors working out acceptable solutions in
limited circumstances.
R3R Medium Density Multiple Family Coastal Residential District
Consistent with the Land Use Element of the General Plan, the R3R
District calls for the use of a FAR standard to guide development
in the district. This designation will apply to several parcels
situated west of Appian Way. The height limit in the R3R
District is more restrictive than in the R3 District. The R3R
District is intended to afford protection from deleterious
environmental effects and to maintain the existing character of
the residential neighborhood adjacent to the beach.
BUDGET/FINANCIAL IMPACT
The recommendations in this report do not result in any budget or
fiscal impacts.
RECOMMENDATION
Staff recommends that the City Council conduct a public hearing
on the proposed Zoning Ordinance districts and introduce the
ordinances for first reading with the following findings:
1. The proposed amendment is consistent in principle with the
goals, objectives, policies, land uses, and programs specified in
the adopted General Plan in that the Designated Parks District is
designed to protect and preserve parks and open space in the
City, the Beach Parking District is designed to maintain existing
surface parking lots which encourage coastal access, the R2B
Beach District is designed to standardize development standards
and protect views along the coastline, and the R3R District is
designed to ensure that the development standards are consistent
with the standards contained in the Land Use and Circulation
Element.
2. The public health, safety, and general welfare require the
adoption of the proposed amendment in order to ensure that the
development standards and permitted uses in each of the new
zoning districts are appropriate for each of the individual
areas. Without the adoption of these standards, development may
occur that is incompatible and deleterious to the surrounding
area.
Prepared By: Paul Berlant, Director of LUTM
Suzanne Frick, Planning Manager
Attachments: Attachment A: DP District
Beach Parking Distirct
R2B Distirct
R3R District