City Council Meeting: October
23, 2007
Agenda Item: 7-C
To: Mayor and City Council
From:
Subject: Introduction and adoption of an Emergency
Interim Ordinance Extension to require a Development Agreement for projects
over 7,500 square feet of floor area or projects containing more than 5 or 15
housing units, artist studio units, or single room occupancy units,
respectively for the Industrial Conservation (M1) and Light Manufacturing
Studio (LMSD) districts, and for changes in land use on parcels that exceed
32,000 square feet in the LMSD and 15,000 square feet in the M1 district.
Recommended
Action
Staff recommends that the City Council
introduce and adopt the subject emergency interim ordinance extension subject
to specified exemptions:
1.
establishes a Development Agreement for projects over 7,500 square
feet of floor area or projects containing more than 5 or 15 housing units,
artist studio units, or single room occupancy units for the Industrial
Conservation (M1) and Light Manufacturing Studio (LMSD) districts, respectively; and,
2.
establishes a
Development Agreement requirement for certain changes in land use on parcels
that exceed an area of 32,000 square feet in the LMSD and 15,000 square feet in
the M1 districts.
Executive
Summary
The attached proposed interim emergency ordinance extension will
add several discreet modifications to and continue for an eighteen month period
the provisions adopted on August 28, 2007 addressing development within the
industrial areas. To become effective, the proposed emergency ordinance
requires five affirmative votes from the City Council.
On August 28, 2007, the City Council adopted
Ordinance Number 2238 (CCS), effective for 60 days, to control the piecemeal
development activity that was occurring in the City’s industrial districts
thereby providing the City the opportunity to adequately plan for the future of
this area as contemplated by the City’s Land Use and Circulation Elements and
Zoning Ordinance comprehensive revision and update. Concerns included:
·
development
of large, dense blocks of a single residential type without adequate
infrastructure, amenities and services,
·
lack of
adequate roadway structure,
·
lack of
neighborhood environment,
·
increased
conflict between housing and existing uses,
·
increased
speculative development pressure,
·
precluded
opportunities for improving traffic conditions through the development of the
light rail
·
revised
the street grid
·
lack of
usable open space and public spaces
Ordinance Number 2238 (CCS) only authorizes
development that does not exceed 7500 square feet of floor area or 15 units in
the LMSD or 7500 square feet of floor area or 5 units in the M1, excluding
density bonus units, unless the project is developed pursuant to a development
agreement, or is a school existing before September 1988. Auto dealerships remain subject to Ordinance
Number 2186 (CCS) rather than this interim ordinance. In addition, Ordinance Number 2238 (CCS)
provides that no change of use shall be authorized on parcels in the LMSD that
exceed 32,000 square feet and parcels that exceed 15,000 square feet in the M1
District unless the development is a City project, developed pursuant to a
development agreement, or the Director of Planning and Community Development
makes a written determination that the change of use within an existing
multi-tenant property will not constitute a substantial change in mode or
character of the property as a whole.
Staff continues to study the current development market in light
of the planning issues identified for the area through the LUCE process and has
identified additional provisions to improve administration and better achieve
the goal. This report outlines the following proposed modifications to the
August 28 ordinance in relation to regulating existing buildings:
·
Single tenant buildings. Extend the Director’s authority to allow changes in land
use without obtaining a DA (previously authorized only for changes in
multi-tenant buildings) to single tenant buildings;
·
Minor changes in land use. Projects less than 7,500 square feet. Exempt changes in land use up to 7,500
square feet from the DA requirement;
·
Significant changes in land use in existing buildings. Expand administrative review to
permit projects that result in a change of land use, based on specified,
objective criteria; and
·
Time period for Director’s decision. Establishes a 45-day review
period by the Director to determine if a change of use should be exempted from
the DA requirement.
Discussion
Background
The August
28, 2007 staff report and accompanying
ordinance contain significant information and analysis supporting adoption
of the interim ordinance and provides background information as to the intent
and character of the industrial districts and recent development activity in
the area, and provide an update on the Land Use and Circulation Element (LUCE)
project; all of which are key considerations in assessing the value and
importance of the subject ordinance. Subsequent to the ordinance
Since
the Council’s action, staff has further analyzed the ordinance with the broader
planning objectives and recommends the following modifications.
At the
August 28th hearing, the City Council directed that the proposed
revised ordinance contain a provision establishing exemption to the DA
requirement for 100 percent affordable, low and very low deed-restricted
housing projects with fewer than 51 units. Qualifying affordable housing projects
would be exempt from the interim ordinance.
Instead, the projects would be subject to the underlying zoning district
development standards. In the M1 District, affordable rental housing projects
up to 50 units would be permitted by right. Similarly, qualifying housing
(artist studio and single room occupancy) projects in LMSD, whether rental or
ownership housing, would be permitted by right; discretionary tract map
approval would be required for ownership housing.
Effective
dates. As proposed in the
ordinance, the affordable housing exemption will not become effective until on
or after August 1, 2008. The delayed
implementation of this exemption will provide the public and decision-makers an
opportunity to assess the results of the upcoming industrial lands workshop and
review the draft LUCE document. The long range planning goals and
infrastructure evaluation established in the endorsed draft plan will enable
the Council to determine the appropriateness of certain housing opportunities
in this part of the City based on a future vision. If inappropriate due to lack
of infrastructure or other planning objectives, the Council will have
sufficient time to direct staff to make modification to the subject ordinance
to remove the exemption. If there is a clear direction and consensus for the
future land uses and infrastructure in the industrial areas, Council could
choose to address these issues in late spring.
Single
Tenant Buildings
The
change of use provision in existing buildings established in the adopted and
proposed ordinances apply to exceptionally large properties. Specifically,
properties containing more the 15,000 and 32,000 square feet of land area in
the M1 and LMSD, respectively, are subject to this provision. The adopted
ordinance further applied this change in land use exclusively to multi-tenant
buildings. The proposed ordinance extends this standard to single tenant uses.
In both ordinances, the Director retains the authority to evaluate when a
project results in a substantial change to the mode or character of operation
and, therefore, requires a DA.
Minor
Changes in Land Use
The
proposed ordinance includes a provision exempting land uses that occupy less
than 7,500 square feet of floor area from the ordinance. Uses meeting this
threshold would be allowed to change use without evaluation of the change in
mode or character of operation. The City has previously
established 7,500 square feet as a development threshold that ensures
preservation of the scale and character of existing neighborhoods.
Significant
Changes in Land Use in Existing Buildings
To
improve administration and ensure that future land uses are consistent with
broader community objectives, it is recommended that additional criteria be
established to better evaluate changes in land use. Using the previously
adopted change of use standard applied to large parcels, it is recommended that
the Director also evaluate projects in existing buildings that result in a
substantial change to the mode or character of operation. The objective of this
provision is to ensure that projects for which the community has already
articulated support for can continue to be allowed without a DA and subject to
existing development standards. Projects would only be exempt from the DA
process if the Planning and Community Development Director finds that:
·
The
change of use is permitted in the district in which it is located (i.e.; no
conditionally permitted uses)
·
No
additional floor area is added to the existing building
·
The proposed
use, given its location, would not impair the LUCE process by unduly
restricting the City’s ability to plan the future development of neighborhoods
with appropriate mixes of uses, adequate infrastructure, streetscape, services
and other amenities essential to quality of life, and would not interfere with
resident and business owners’ present quality of life
·
The
change of use results in the property complying with all current development
standards (parking, setbacks, open space, eliminates a nonconforming land use,
etc.)
·
The
change of use does not result in a substantial remodel
·
The
change of use does not result in remodel construction costs that exceed four
million dollars cumulatively over the life of the subject ordinance. (This
figure is based on a $200 per square foot valuation of a 20,000 square foot
building).
Time
Period for Director’s Decision
The
change of use provision requires the Director of Planning and Community
Development to assess whether certain projects represent a substantial change
to the mode or character of operation or does not fulfill other criteria and,
therefore, subject to a DA. The previously adopted ordinance did not establish
a time period to render this determination. The proposed ordinance establishes
a 45-day review period. This time period is reasonable to prepare a written
determination and provides applicants with a measure of predictability in this
review process.
Previous Council Actions
Over
the past sixteen months the City Council has taken the following actions with
regard to the industrial area:
April 11, 2006: Implemented the City’s state density
bonus (Ordinance 2180 expires May 11, 2008, citywide)
April 24, 2007 Adopted Interim emergency ordinance
requiring housing projects over 50 units to obtain a DR permit. (Ordinance 2226
expired June 23, 2007)
May 22, 2007: Adopted Interim Ordinance 2226
extended (Ordinance # 2226 (Ordinance 2232 Expires May 8, 2009)
July 24, 2007: Directed staff to prepare subject
interim ordinance for industrial lands
August 28, 2007: Adopted Interim Emergency Ordinance
establishing DA requirement in the industrial districts adopted / effective
Alternatives
The City Council previously rejected alternatives that relate to a status quo (no changes to development standards) and moratorium options. Implementing any of the alternative actions has the potential to increase or decrease the number of projects that will be subject to a Development Agreement process. Other alternatives the City Council may consider include:
1. Modify the thresholds at which a Development Agreement is required.
2. Eliminate or modify specific components of the ordinance, such as the Development Agreement requirement for changes in land use on large parcels
Environmental Analysis
The proposed emergency interim ordinance
is exempt from the provisions of the California Environmental Quality Act
(CEQA) pursuant to Section 15061(b)(3) of the State Implementation Guidelines
in that CEQA applies only to projects having the potential to cause a
significant effect on the environment. The proposed action to require a
Development Agreement application for development over 7,500 square feet in
area or more than 15 units, or for changes in land use on certain sized parcels
in the industrial district does not have this potential. Rather, the proposed
amendment will expand the number of projects subject to public review and
evaluated pursuant to CEQA. Additional findings supporting this exemption are
included in the attached ordinance.
The proposed ordinance is also exempt
pursuant to CEQA Guidelines Section 15183, which provides that projects that
are consistent with development density established by existing zoning or
general plan policies for which an EIR was certified shall not require
additional environmental review except as might be necessary to examine
project-specific significant effects which are peculiar to the project or its
site. The proposed ordinance modifies
development application and review procedures by requiring a Development
Agreement application for development over 7,500 square feet in area or more
than 15 units, or for changes in land use on certain sized parcels in the LMSD
and M1 zone districts. Within these designated zone districts,
projects below these thresholds will remain subject to existing development
standards and procedures. Projects above these thresholds will require a
Development Agreement application and approval. No change in the General Plan
Land Use and Circulation Element (LUCE) is proposed. No parcel rezoning is
proposed; all affected parcels will retain their current zone district
classification. Thus, under the proposed ordinance, potential development will
be the same or less than the density established by existing zoning and general
plan policies for which the following environmental documents were certified
pursuant to CEQA: Final EIR on the proposed Santa Monica General Plan LUCE,
February 1984; Final EIR for the City of Santa Monica Zoning Ordinance,
December 1986; Final Supplemental EIR for the City of Santa Monica Zoning
Ordinance, June 1988.
As stated above,
the proposed ordinance makes procedural changes for development above
identified thresholds; they do not change existing density-related standards
contained in the LUCE or Zoning Ordinances and reviewed in the above-referenced
EIRs. In addition, there are no project-specific significant effects which are
peculiar to the proposed ordinance or sites subject to it. There are no
reasonably foreseeable project-specific significant effects caused by the
enactment of the ordinance and the Development Agreement requirement since
physical changes do not directly result from these ordinance amendments.
Rather, these amendments are of general application and at least twice removed
from potential physical changes. Future physical changes will not occur unless
(1) a specific development project is proposed, and (2) the City grants its
approval for that specific project by Development Agreement. The intervening
project application and City review and approval prevent any impacts asserted
to result from future projects to be characterized as peculiar to the ordinance
amendments themselves. Accordingly, the proposed project is categorically
exempt under CEQA Guidelines section 15183, and no additional environmental
review is required.
Budget/Financial
Impact
The recommendation
in this report does not have any significant budget or fiscal impacts, however,
the Planning and Community Development Department expects minor decreases in revenue
generated from fees that may have been collected over the next two years
related to permit activity. The City would not receive increased property taxes
generated by a property that might have been redeveloped under existing zoning.
Since it is unknown which properties may have been redeveloped and to what
extent proposed improvements would contribute to a property’s valuation, it is
not possible to calculate unrealized tax revenue.
Prepared by:
Jonathan Lait, AICP, Principal Planner
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Approved: |
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Forwarded to Council: |
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Eileen Fogarty Director, Planning & Community Development |
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P. City Manager |
Attachments:
Exhibit A: Emergency Interim Ordinance
EXHIBIT
A
Emergency
Interim Ordinance
City Council Meeting 10-23-07
ORDINANCE NUMBER (CCS)
AN INTERIM ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
SANTA MONICA EXTENDING THE INITIAL INTERIM ORDINANCE MODIFYING THE DEVELOPMENT
STANDARDS IN THE LIGHT MANUFACTURING STUDIO DISTRICT (LMSD) AND THE INDUSTRIAL
CONSERVATION (M1) ZONING DISTRICTS TO ONLY AUTHORIZE DEVELOPMENT THAT DOES NOT
EXCEED SEVENTY-FIVE HUNDRED SQUARE FEET OR FIFTEEN UNITS IN THE LMSD OR FIVE UNITS
IN THE M1 UNLESS THE DEVELOPMENT IS UNDERTAKEN PURSUANT TO A DEVELOPMENT
AGREEMENT OR IS A CITY PROJECT, TO REQUIRE A DEVELOPMENT AGREEMENT TO AUTHORIZE
CHANGES OF USE ON PARCELS IN THE LMSD THAT EXCEED 32,000 SQUARE FEET AND ON
PARCELS IN THE M1 THAT EXCEED 15,000 SQUARE FEET, AND TO ESTABLISH EXCEPTIONS AND DECLARING THE PRESENCE OF AN
EMERGENCY
THE CITY COUNCIL OF THE CITY OF
(a)
(b)
Approximately 87,000 people live in the City, on weekdays there are
about 300,000 present in the City, and on weekends and holidays the number of
persons in the City soars to between 500,000 and 1 million.
(c)
(d)
(e)
In the last 25 years, land values within the City have soared due, in
large part, to the land’s scarcity and prime location, the excellent climate,
and to the desirability of living and working in a community which offers a
vast array of urban amenities and services, a unique sense of community,
pedestrian-oriented scale, and economic and social diversity.
(f) In the past ten years, escalating land values,
economic prosperity, and changes in state law have fueled a massive increase in
development which has significantly altered the physical and social landscape
of the City and necessitated that land use planning be undertaken with the
utmost care to promote and protect the City’s welfare.
(g)
In July of 2004, the City began preparing a new Land Use and Circulation
Element of the General Plan (LUCE) and a comprehensive revision of the City’s
Zoning Ordinance, a massive project, crucial to the community’s long-term
welfare, which remains ongoing at this time.
(h)
The work on the LUCE update has included numerous public hearings and
participation by thousands of residents, business owners, and visitors. Participants have repeatedly articulated the
goal that the City should carefully monitor future development – particularly
large-scale development – to ensure that
(i)
In these public hearings, the City’s manufacturing and industrial area
has been a critical focus and residents have raised concerns about the current
development trends within this area.
(j)
The City’s current Land Use Element provides that this area, known as
the Industrial Conservation District, “should continue in its role as a
valuable location for industrial ‘incubator’ uses, existing manufacturing, and
loft space for the performing and visual arts.
In recognition of the need for some artists to reside in their studios,
consideration should be given to this mixed use on a case by case basis. Allowable intensity should be the lowest in
the City consistent with current building intensity, to protect the area from
speculation.”
(k)
Land Use Element Objective 1.9 addressing the Industrial Conservation
District provides: “Preserve existing
and accommodate future industrial and manufacturing use, particularly to
provide employment for the low-skill and entry-level segment of the
(l)
The City’s industrial area is comprised of two zoning districts – the
Light Manufacturing Studio (LMSD) District and the Industrial Conservation (M1)
District.
(m)
These districts comprise a significant portion of the City – over 400
centrally located acres.
(n)
The area serves as a vital economic engine for the City because of the
many studios and manufacturers located there.
(o)
Because the industrial zoned lands were planned for industrial use and
consequently, this area does not provide the public infrastructure – streets,
sidewalks, open space, and other amenities – necessary for a significant number
of people to both live and work there.
(p)
Instead, the street grid and parcel size in these industrial areas
reflect the industrial pattern of development that supports large industrial
uses, with few sidewalks, limited bike paths, few parks, and limited open
space.
(q)
The current land uses include studio post production, construction
support services, automobile related uses, warehouse/storage, distribution
facilities, private schools, major utilities, bus and city yards, and limited
housing.
(r)
These districts also have a substantial amount of entertainment related
uses included film, radio, TV, visual arts, photography, performing arts, and design
services and publishing.
(s)
As reflected by the current Land Use Element, the City’s intent for the
industrial area is to provide opportunities for light industrial uses and post
production work with limited discretionary opportunities for artist housing. It has also long been envisioned as the
principle location of the proposed light rail system.
(t)
The City’s Land Use Element did not and does not envision that the
industrial zones’ existing large blocks would be redeveloped into a dense
residential neighborhood.
(u)
Until the past year, this area has been developed according to this
vision. For instance, over the past
seven years, the industrial area had approximately 100,000 square feet of
production development, 40,000 square feet of office commercial, 30,000 square
feet of industrial, 60,000 square feet of auto related development, and 170
residential units.
(v)
However, this pattern has recently changed; and the City is currently
experiencing a dramatic increase in application submittals for large, dense
developments that lack significant amenities for the residents and virtually no
services to support the housing use.
(w)
Within the past year alone, the City has received applications for over
1,000 housing units in or immediately adjacent to the City’s industrial area.
(x)
At the same time, community input has demonstrated significant interest
in preserving and enhancing the residents’ quality of life and the city’s
economic health through a variety of means. These include opportunities for
industrial uses and support businesses, improving traffic conditions through
the development of the light rail, significantly revising the existing traffic
grid, creating usable open space, supporting housing at strategic locations and
at appropriate scales and densities, and transforming large blocks into a more
pedestrian scaled environment, ensuring the city’s economic diversity.
(y)
Continued piecemeal development of the industrial area will
significantly constrain the City’s opportunity to adequately plan for the
future. It will likely yield large,
dense blocks of a single residential type without adequate infrastructure,
amenities and services, with a lack of adequate roadway structure, lack of
neighborhood environment, increasing conflict between housing and existing
uses, and increased speculative development pressure.
(z)
The City has previously established 7,500 square feet as a development
threshold that preserves the scale and character of existing neighborhoods and
protects residents’ quality of life and the environment.
(aa)
Since 1998, the average new housing project has contained fifteen units,
excluding two atypically large projects.
(bb)
Failure to adjust the development standards would pose an immediate
threat to the existing character of the LMSD and M1 Zoning Districts. Adjusting the development standards as
provided in this Ordinance would ensure that quality of life, the environment,
and the efficacy of the ongoing planning process are preserved. Because existing
educational uses are consistent with the desire to maintain cultural uses as
well as the purpose of existing LMSD and M1 zoning,
these uses should remain subject to the existing Development Review Permit
process which includes public hearing, environmental, and public review.
(cc)
Adoption of this ordinance would not prohibit any uses currently
authorized in the LMSD and M1 Districts.
(dd)
Adoption of this ordinance would also not materially alter the City’s
substantial incentives for residential or mixed use development in
non-residential zoning districts. These incentives would be preserved in local
law and policy. For example, residential
development in all of the City’s commercial districts would remain authorized. Thus, residential development could still occur
in over 80% of the City.
(ee)
In light of the above-detailed concerns, the City Council adopted
Ordinance Number 2238 (CCS) to only authorize development in the that does not
exceed 7500 square feet of floor area or 15 units in the LMSD or 7500 square
feet of floor area or 5 units in the M1, excluding density bonus units unless
the development is a City project or developed pursuant to a development
agreement.
(ff)
Ordinance Number 2238 also provides that no change of use shall be
authorized on parcels in the LMSD that exceed 32,000 square feet and parcels
that exceed 15,000 square feet in the M1 District unless the development is a
City project or developed pursuant to a development agreement or the Director
of Planning and Community Development makes a written determination that the
change of use will constitute a substantial change in mode or character of the
property as a whole. Ordinance Number
2238 (CCS) will expire on October 28, 2007 unless extended.
(gg) As detailed above
and in the July 24, 2007, August 28, 2007, and October 23, 2007 City Council
staff reports, there exists a current and immediate threat to the public
health, safety, and welfare should this interim ordinance not be adopted, and
piecemeal development of this area continue with large, dense blocks of a
single type of development without adequate infrastructure, amenities and
services. The continued development of
projects inconsistent with contemplated changes to the City’s Land Use and
Circulation Element and the City’s Zoning Ordinance and the approval or
issuance of zoning permits, subdivision maps, building permits, or other any
land use permit authorized by the City’s current Zoning Ordinance would result
in a threat to public health, safety and welfare.
(hh) The City’s Land Use and Circulation Elements and Zoning
Ordinance requires review and revision as it pertains to the development
standards for development projects in the LMSD and M1 Zoning Districts in the
City. That process is underway. This
ordinance hereby extends the provisions of Ordinance Number 2238 (CCS) up to
and including April 23, 2009. It also
modifies certain of the standards that would govern the Director of Planning
and Community Development’s determination that certain changes of use can occur
without a development agreement. Pending
completion of the City’s review and revision, it is necessary on an interim
basis to modify the Zoning Ordinance as set forth in Section 2 of this
Ordinance:
The issuance of permits for new development or the expansion of an existing development in the LMSD and M1 Zoning Districts in the City that does not comply with the interim zoning standards set forth in Section 3 of this Ordinance is hereby prohibited. Notwithstanding any provision of the City’s Zoning Ordinance to the contrary, no zoning permits or approvals, subdivision maps, building permits, or other land use permit shall be approved or issued in the LMSD and M1 Zoning Districts in the City, except as described in Section 3 below during the pendency of this Ordinance or any extension thereof.
Notwithstanding the development standards specified in Santa Monica Municipal Code Section 9.04.08.35.050 and Santa Monica Municipal Code Section 9.04.08.34.060, the following development standards shall apply:
(a) Except for City projects and projects developed pursuant to a development agreement adopted in accordance with Santa Monica Municipal Code Chapter 9.48, a development project or the expansion of an existing development shall not exceed seven thousand five hundred (7500) square feet of floor area or fifteen (15) dwelling units, artist studio units, or single room occupancy units in the LMSD, excluding density bonus units, or seven thousand five hundred (7500) square feet of floor area or five (5) dwelling units, artist studio units, or single room occupancy units in the M1, excluding density bonus units.
(b) Except for City projects and projects developed pursuant to a development agreement adopted in accordance with Santa Monica Municipal Code Chapter 9.48, no change of use shall be authorized on parcels in the LMSD that exceed 32,000 square feet and on parcels in the M1 that exceed 15,000 square feet if the change of use will involve more than seven thousand five hundred (7500) square feet of floor area within an existing building or buildings.
(c) A change of use shall not be subject to these interim zoning standards but shall remain subject to the property development standards of Santa Monica Municipal Code Section 9.04.08.35.050 and Santa Monica Municipal Code Section 9.04.08.34.060 if:
(1) The Director of Planning and Community Development makes a written determination that the change of use will not constitute a substantial change in the mode or character of operation of the property as a whole. Factors to be considered by the Director include, but are not limited to, occupancy, hours of operation, intensity of use, traffic, noise, odor, or other impacts, or.
(2) The Director of Planning and Community Development makes a written determination that:
(A) The change of use is permitted in the district in which it is located.
(B) No additional floor area is added to the existing building.
(C) The proposed use, given its location, would not impair the LUCE process by unduly restricting the City’s ability to plan the future development of neighborhoods with appropriate mixes of uses, adequate infrastructure, streetscape, services, and other amenities essential to quality of life and would not interfere with residents’ and business owners’ quality of life.
(D) The change of use complies with all current development standards, including but not limited to parking, setbacks, and open space.
(E) The change of use does not result in a substantial remodel
(F) The change of use does not result in cumulative construction costs that exceed four million dollars.
(3) The Director of Planning shall make a determination pursuant to this subsection (c) within forty-five (45) days after receiving a written request to authorize this change of use.
(d) Public or private schools existing before September 1988 shall not be subject to these interim zoning standards, but shall remain subject to the property development standards of Santa Monica Municipal Code Section 9.04.08.35.050 and Santa Monica Municipal Code Section 9.04.08.34.060.
(e) Auto dealerships shall not be subject to these interim zoning standards but shall remain subject to the property development standards in Ordinance Number 2186 (CCS).
(f) Commencing on or after August 1, 2008, affordable rental housing projects of not more than fifty units shall not be subject to these interim zoning standards but shall remain subject to the property development standards of Santa Monica Municipal Code Section 9.04.08.35.050 and Santa Monica Municipal Code Section 9.04.08.34.060. For purposes of this subsection (f), an affordable rental housing project shall be defined as housing in which one hundred percent of the dwelling units are deed-restricted or restricted by an agreement approved by the City for occupancy by households with incomes of eighty percent of median income or less.
APPROVED AS TO FORM:
_________________________
MARSHA JONES MOUTRIE
City Attorney