ITEM 8-B
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
ORDINANCE NUMBER
(City Council Series)
AN ORDINANCE OF THE CITY COUNCIL OF THE
CITY OF SANTA MONICA AMENDING THE ZONING ORDINANCE
BY ESTABLISHING PART 9.04.08.58 IMPLEMENTING
THE DESIGNATED PARKS DISTRICT;
ESTABLISHING PART 9.04.08.60 IMPLEMENTING
THE BEACH PARKING DISTRICT;
ESTABLISHING PART 9.04.08.62 IMPLEMENTING
THE R2 BEACH DISTRICT;
ESTABLISHING PART 9.04.08.64 IMPLEMENTING
THE R3R DISTRICT
WHEREAS, the City Council adopted the Final Districting Map
in April 1992 which established the boundary locations for the
Designated Parks District, the Beach Parking District, the R2R
Beach District, and the R3R District; and
WHEREAS, the Planning Commission adopted a resolution of
Intention To Amend the Zoning Ordinance on May 13, 1992 to
implement the four new zoning districts; and
WHEREAS the Planning Commission conducted a public hearing
on May 20, 1992 and recommended the City Council adopt the four
new zoning districts; and
WHEREAS the City Council conducted a public hearing on
October 20, 1992 to adopt the four new zoning districts,
NOW THEREFORE THE CITY COUNCIL OF THE CITY OF SANTA MONICA DOES
ORDAIN AS FOLLOWS:
SECTION 1. Sections 9.04.08.58 through 9.04.08.64 are added
to the Santa Monia Municipal Code to read as follows:
Part 9.04.08.58 DP Designated Parks District.
9.04.08.58.010 Purpose. The DP Designated Parks District
is designed to protect and preserve parks and recreational
facilities in the City.
9.04.08.58.020 Permitted Uses. The following uses shall
be permitted in the DP District:
(a) Public parks, playgrounds, recreational buildings and
facilities.
(b) Public athletic fields and facilities including, but
not limited to baseball/softball diamonds, basketball courts,
volleyball courts, swimming pools, and gymnasia.
(c) Public community centers and auditoriums.
(d) Public parking for park use.
(e) Concession stands.
(f) Special events as approved by the City of Santa
Monica.
9.04.08.58.030 Uses Subject to Performance Standards.
(a) None.
9.04.08.58.040 Conditionally Permitted Uses. The
following uses may be permitted in the DP District subject to the
approval of a Conditional Use Permit:
(a) Civic theaters.
(b) Open air farmers market.
(c) All uses other than specifically prohibited uses, that
are determined by the Zoning Administrator to be similar and
consistent with those uses specifically permitted or
conditionally permitted.
9.04.08.58.050 Prohibited Uses.
(a) Residential uses.
(b) Commercial uses other than concession stands.
(c) Industrial uses.
(d) Any use not listed as a permitted or conditionally
permitted use.
9.04.08.58.060 Property Development Standards.
Construction of any structure over 1,000 square feet shall
require a development review permit.
9.04.08.58.070 Architectural Review. All new
construction, new additions to existing buildings, and any other
exterior improvement that requires issuance of a building permit
shall be subject to architectural review pursuant to the
provisions of Chapter 9.32 of this Article.
Part 9.04.08.60 BPD Beach Parking District.
9.04.08.60.010 Purpose. The Beach Parking District is
designed to protect and preserve existing public beach parking
within the Coastal Zone.
9.04.08.60.020 Permitted Uses. The following uses shall
be permitted in the BPD district:
(a) Public Surface Parking.
(b) Open Space.
(c) Concession Stands.
(d) Special events as approved by the City of Santa Monica.
9.04.08.60.030 Uses Subject to Performance Standard
None.
9.04.08.60.040 Conditionally Permitted Uses.
(a) Open Air Farmers Market.
(b) All uses other than specifically prohibited uses, that
are determined by the Zoning Administrator to be similar and
consistent with those uses specifically permitted or
conditionally permitted.
9.04.08.60.050 Prohibited Uses.
(a) Residential uses.
(b) Commercial uses other than concession stands.
(c) Industrial uses.
(d) Any use not listed as a permitted or conditionally
permitted use.
9.04.08.60.060 Property Development Standards.
Construction of any structure shall require a development review
permit. Development standards shall be the same as the RVC
development standards for Pacific Coast Highway.
9.04.08.60.070 Architectural Review. All new
construction, new additions to existing buildings, and any other
exterior improvement that requires issuance of a building permit
shall be subject to architectural review pursuant to the
provisions of Chapter 9.32 of this Article.
Part 9.04.08.62 R2B Low Density Multiple Residential Beach
District
9.04.08.62.010 Purpose. The R2B Beach district is
intended to provide a low density multiple family residential
neighborhood (0-29 dwelling units per net residential acre). The
R2B Beach district is designed to prevent burdens on public
facilities, including sewer, water, electricity and schools,
caused by an increase in population, from exceeding that which
the City's geographic limits, tax base or financial capabilities
can reasonably and responsibly accommodate. The R2B Beach
district is designed to prevent deleterious environmental effects
and to maintain and protect the existing character and state of
the residential neighborhood in the beach area.
9.04.08.62.020 Permitted Uses. The following uses shall
be permitted in the R2B Beach District:
(a) Hospice facilities.
(b) Multi-family dwellings.
(c) One-story accessory buildings to 14 feet in height.
(d) Public parks and playgrounds.
(e) Single family dwellings placed on a permanent
foundation (including manufactured housing).
(f) Small family day care homes.
(g) Yard sales, limited to two per calendar year, for each
dwelling unit, for a maximum of two days.
9.04.08.62.030 Uses Subject to Performance Standards
Permit. The following uses may be permitted in the R2B Beach
District subject to the approval of a Performance Standards
Permit:
(a) Large family day care homes.
(b) One-story accessory living quarters, up to 14 feet in
height, on a parcel having a minimum area of 10,000 square feet.
(c) Private tennis courts.
(d) Senior group housing.
9.04.08.62.040 Conditionally Permitted Uses. The
following uses may be permitted in the R2B Beach District subject
to the approval of a Conditional Use Permit:
(a) Bed and breakfast facilities.
(b) Boarding houses.
(c) Child day care centers.
(d) Community care facilities.
(e) Offices and meeting rooms for charitable, youth, and
welfare organizations.
(f) One-story accessory buildings over 14 feet in height or
two story accessory buildings up to a maximum height of 24 feet.
(g) Schools.
9.04.08.62.050 Prohibited Uses.
(a) Rooftop parking.
(b) Any use not specifically authorized.
9.04.08.62.060 Property Development Standards. All
property in the R2B Beach District shall be developed in
accordance with the following standards:
(a) Maximum Building Height. Maximum building height shall
be 40 feet, except that:
(i) No portion of the building may project beyond the
site view envelope. The site view envelope is a theoretical
plane beginning mid-point at the minimum required beach setback
line and extending to a height of 30 feet, and then running
parallel with the side parcel lines to a point located 5 feet in
height above the top of the Palisades bluff immediately behind
the pedestrian railing.
(ii) No portion of the building above 23 feet for a
flat roof, and 30 feet for a pitched roof may exceed 30 feet in
width. Multiple projections above 23 feet for a flat roof and 30
feet for a pitched roof shall be separated by a minimum 20 foot
wide unobstructed view corridor. No projections, connections, or
mechanical equipment may be placed in the view corridor.
(b) Maximum Unit Density. For parcels greater than 4,000
square feet, one dwelling unit for each 1,500 square feet of
parcel area is permitted. For parcels less than 4,000 square
feet, no dwelling units shall be permitted except that one
dwelling unit may be permitted if a single family dwelling
existed on the parcel on the effective date of this Chapter. No
more than one dwelling unit shall be permitted on a parcel 40
feet or less in width.
(c) Maximum Parcel Coverage. 50 percent.
(d) Front Yard Setback. 20 feet or as shown on the
Official Districting Map, whichever is greater. At least 30% of
the building elevation above 14 feet in height shall provide an
additional 5 foot average setback from the minimum required front
yard setback.
(e) Beach Rearyard Setback. 15 feet for parcels 100 feet
or less in depth. 55 feet for parcels over 100 feet in depth.
(f) Side Yard Setback. The sideyard setback shall be
determined in accordance with the following formula, except for
lots of less than 50 feet in width, for which the sideyard shall
be 10% of the parcel width but not less than 4 feet:
5' + (stories x lot width)
50'
At least 25% of the side elevation above 14 feet in height shall
provide an additional 4 foot average setback from the minimum
side yard setback.
(g) Minimum Lot Size. 5,000 square feet. Each parcel
shall contain a minimum depth of 100 feet and a minimum width of
50 feet, except that parcels existing on the effective date of
this Chapter shall not be subject to this requirement.
(h) Development Review. A Development Review Permit is
required for any development of more than 15,000 square feet of
floor area.
(i) View Corridor. A structure with 70 feet or more of
frontage parallel to Pacific Coast Highway, shall provide an
unobstructed view corridor between Pacific Coast Highway and the
Ocean. The view corridor shall be a minimum of 20 feet in width
and 40 feet in height measured from the property line parallel to
the Pacific Coast Highway.
(j) Parking. Nothwithstanding 9.04.10.08.190 of this
Chapter, uncovered parking may be located in the front half of
the a parcel and within the required front yard setback.
9.04.08.62.070 Architectural Review. All new
construction, new additions to existing buildings, and any other
exterior improvement that requires issuance of a building permit
shall be subject to architectural review pursuant to the
provisions of Chapter 9.32 of this Article.
Part 9.04.08.64 R3R Medium Density Multiple Family Coastal
Residential District
9.04.08.64.010 Purpose. The R3R District is intended to
provide a broad range of housing within medium density multiple
family residential neighborhoods (0-35 dwelling units per net
residential acre) free of disturbing noises, excessive traffic,
and hazards created by moving automobiles. The R3R District is
designed to prevent burdens on public facilities, including
sewer, water, electricity and schools, caused by an increase in
population, from exceeding that which the City's geographic
limits, tax base or financial capabilities can reasonably and
responsibly accommodate. The R3R District is designed to prevent
deleterious environmental effects and to maintain and protect the
existing character and state of the residential neighborhood
adjacent to the beach.
9.04.08.64.020 Permitted Uses. The following uses shall
be permitted in the R3R District:
(a) Hospice facilities.
(b) Multi-family dwellings.
(c) One-story accessory buildings up to 14 feet in height.
(d) Public parks and playgrounds.
(e) Residential care facilities.
(f) Single family dwellings placed on a permanent
foundation (including manufactured housing).
(g) Small family day care homes.
(h) Yard sales, limited to two per calendar year, for each
dwelling unit, for a maximum of two days.
9.04.08.64.030 Uses Subject to Performance Standards
Permit. The following uses may be permitted in the R3R District
subject to the approval of a Performance Standards Permit:
(a) Large family day care homes.
(b) One-story accessory living quarters, up to 14 feet in
height, on a parcel having a minimum area of 10,000 square feet.
(c) Private tennis courts.
(d) Senior group housing.
9.04.08.64.040 Conditionally Permitted Uses. The
following uses may be permitted in the R3R District subject to
the approval of a Conditional Use Permit:
(a) Bed and breakfast facilities.
(b) Boarding houses.
(c) Child day care centers.
(d) Community care facilities.
(e) Places of worship.
(f) Neighborhood grocery stores.
(g) Offices and meeting rooms for charitable, youth, and
welfare organizations.
(h) One story accessory buildings over 14 feet in height or
two story accessory buildings up to a maximum height of 24 feet.
(i) Residential care facilities.
(j) Rest homes.
(k) Schools.
(l) Underground parking structures provided the parcel was
occupied by a surface parking lot at the time of adoption of this
Chapter, the parcel is not adjacent to a parcel in the C2
District, the ground level above the underground parking
structure is used for residential or public park and open space
uses, the structure is associated with an adjacent commercially
zoned parcel, and the vehicle access to the underground parking
is from the commercially zoned parcel and as far from the
residentially zoned parcel as is reasonably possible.
9.04.08.64.050 Prohibited Uses.
(a) Rooftop parking.
(b) Any use not specifically authorized.
9.04.08.64.060 Property Development Standards. All
property in the R3R District shall be developed in accordance
with the following standards:
(a) Maximum Building Height. Two stories, not to exceed 30
feet.
(b) Maximum Floor Area Ratio. 1.0
(c) Maximum Unit Density. For parcels greater than 4,000
square feet, one dwelling unit for each 1,250 square feet of
parcel area is permitted. For parcels less that 4,000 square
feet, no dwelling units shall be permitted except that one
dwelling unit may be permitted if a single family dwelling
existed on the parcel on the effective date of this Chapter.
(d) Maximum Parcel Coverage. 50 percent.
(e) Minimum Lot Size. 5,000 square feet. Each parcel
shall contain a minimum depth of 100 feet and a minimum width of
50 feet, except that parcels existing on the effective date of
this Chapter shall not be subject to this requirement.
(f) Front Yard Setback. 20 feet, or as shown on the
Official Districting Map, whichever is greater.
(g) Rear Yard Setback. 15 feet.
(h) Side Yard Setback. The side yard setback shall be
determined in accordance with the following formula, except for
lots of less than 50 feet in width for which the side yard shall
be 10% of the parcel width but not less than 4 feet:
5' + (stories x lot width)
50'
(i) Development Review. A Development Review Permit is
required for any development of more than 22,500 square feet of
floor area.
9.04.08.64.070 Architectural Review. All new
construction, new additions to existing buildings, and any other
exterior improvement that requires issuance of a building permit
shall be subject to architectural review pursuant to the
provisions of Chapter 9.32 of this Article.
SECTION 2. Any provision of the Santa Monica Municipal Code
or appendices thereto inconsistent with the provisions of this
Ordinance, to the extent of such inconsistencies and no further,
are hereby repealed or modified to that extent necessary to
effect the provisions of this Ordinance.
SECTION 3. If any section, subsection, sentence, clause, or
phrase of this Ordinance is for any reason held to be invalid or
unconstitutional by a decision of any court of competent
jurisdiction, such decision shall not affect the validity of the
remaining portions of this Ordinance. The City Council hereby
declares that it would have passed this Ordinance, and each and
every section, subsection, sentence, clause, or phrase not
declared invalid or unconstitutional without regard to whether
any portion of this Ordinance would be subsequently declared
invalid or unconstitutional.
SECTION 4. The Mayor shall sign and the City Clerk shall
attest to the passage of this Ordinance. The City Clerk shall
cause the same to be published once in the official newspaper
within 15 days after its adoption. This Ordinance shall become
effective 30 days from its adoption.
Approved As To Form
JOSEPH LAWRENCE
Acting City Attorney