Planning Commission Mtg: August 5, 1998 Santa Monica, California
TO: The Planning Commission
FROM: Planning Division Staff
SUBJECT: Resolution of Intention to amend section 9.04.10.02.111 of Article IX of the Santa Monica Municipal Code to exclude any square footage gained through utilization of a density bonus for residential uses in commercial districts in calculating the Development Review Permit Threshold and to require that new residential developments replace all existing on-site parking related to residential uses; and to amend sections 9.04.08.15.070 and 9.04.08.20.070 of Article IX of the Santa Monica Municipal Code to require that new development in the C3-C and BSC Districts replace any existing parking that has been removed for the new development.
Attached is a Resolution of Intention to amend Sections 9.04.10.02.111, 9.04.08.15.070 and 9.04.08.20.070 of Article IX of the Santa Monica Municipal Code. The amendment to 9.04.10.02.111 would exclude square footage gained by utilization of density bonuses for developing residential uses in commercial districts from being counted as floor area in calculating the Development Review Permit threshold and to require that new residential developments in commercial districts replace all existing on-site parking related to residential uses. The amendment is intended to clarify the Zoning Ordinance and provide a further incentive for the development of residential uses in commercial districts. The amendment is necessary because the current Zoning Ordinance does not provide clear direction as to how square footage derived from density bonuses for developing residential uses in commercial districts is counted in determining the Development Review Permit threshold.
The amendment to sections 9.04.08.15.070 and 9.04.08.20.070 would require any new development project in the BSC and C3-C Zoning Districts to maintain, at a minimum, the existing number of on-site parking spaces.
A staff report will be prepared and a public hearing will be held on this matter at the September 16, 1998 meeting of the Planning Commission.
Staff recommends that the Planning Commission approve the attached Resolution of Intention.
Prepared by: Walker Wells, Associate Planner
Attachment: Resolution of Intention
RESOLUTION NO. 98-005
(Planning Commission Series)
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF SANTA MONICA
DECLARING ITS INTENTION TO RECOMMEND AMENDMENT
OF ARTICLE IX OF THE SANTA MONICA MUNICIPAL CODE
THE PLANNING COMMISSION OF THE CITY OF SANTA MONICA DOES RESOLVE AS FOLLOWS:
Section 1. Pursuant to the Santa Monica Municipal Code Sections 9.04.20.16.020, the Planning Commission does hereby announce its intention to recommend that the City Council amend Article IX of the Santa Monica Municipal Code Section 9.04.10.02.111, to clarify how floor area bonuses derived from the provision of residential uses in commercial districts are to be counted in determining the Development Review Permit threshold, to amend Section 9.04.10.02.111 to require that new residential developments in commercial districts replace all existing on-site parking related to residential uses, and to amend Sections 9.04.08.15.070 and 9.04.08.20.070 to require that any new development project in the BSC and C3-C Zoning Districts maintain, at a minimum, the number of existing on-site parking spaces, as set forth in Exhibit A, attached to this Resolution.
Section 2. The Planning Director shall certify to the adoption of this Resolution, and thenceforth and thereafter the same shall be in full force and effect.
Approved as to form:
Adopted this day of , 1998.
I hereby certify that the foregoing Resolution of Intention was duly and regularly introduced and approved at a meeting of the Planning Commission on the day of , 1998 by the following vote:
Proposed Amendments to the Zoning Ordinance
New text is shown in italics.
Subchapter 9.04.10 Project Design and Development Standards
Part 9.04.10.02 General Requirements
Section 9.04.10.02.111 Residential uses in commercial districts
Single family dwelling units, multi-family dwelling units, congregate housing, transitional housing, single-room occupancy housing, and senior housing, located in non-residential districts, including but not limited to the BCD, C2, C3, C3C, C4, C5, C6, CC, CM, CP, M1, and RVC Districts, shall comply with the following development standards:
(a) Location. Residential units may be located on the ground floor provided they are at least fifty feet from the front property line. This requirement may be modified subject to the approval of a variance. This requirement shall not apply to developments in the BCD, C5, CP or M1 Districts or to Affordable Housing Projects.
(b) Access. Any residential development on a parcel zoned for a non-residential use shall have both a separate and secured entrance and exit that are directly accessible to on-site parking.
(c) Refuse Storage and Location. Residential units on a parcel zoned for non-residential uses shall be provided with refuse and recycling storage containers separate from those used by any non-residential uses on the same parcel. The containers shall be clearly marked for residential use only, and their use by any non-residential use shall be prohibited.
(d) Private Open Space. Any project containing four or more residential dwelling units shall provide the following minimum open space: one hundred square feet per unit for projects with four or five units, and fifty square feet per unit for projects of six units or more. For purposes of this requirement, "residential dwelling unit" shall mean any unit three hundred seventy five square feet in area or larger. Affordable Housing Projects may substitute one square foot of common open space for each square foot of required private open space. (Ord. No. 1687CCS §11, adopted 6/22/93; amended by Ord. No. 1750CCS § 29, adopted 6/28/94; Ord. No. 1767CCS § 9, adopted 9/13/94)
(e) FAR Calculation. Square footage gained through utilization of density bonuses for the development of residential uses in commercial districts shall not be included in determining the requirement for a Development Review Permit.
(f) Parking. All new residential developments in commercial districts shall provide parking in accordance with Part 9.04.10.08 of the Zoning Ordinance. In addition, all existing on-site parking related to residential uses currently on the site shall be replaced on a one-to-one basis to the extent that the existing residential uses are maintained.
Subchapter 9.04.08 Zoning Districts and Uses
Part 9.04.08.20 C3-C Downtown Overlay District
Section 9.04.10.20.070 Special project design and development standards
(a) Ground floor street frontage of each structure shall be designed with pedestrian orientation in accordance with Section 9.04.10.02.440 of this Chapter and designed to accommodate pedestrian-oriented uses to a minimum depth of fifty feet from the front of the structure.
(b) A development review permit is required for any new development of more than thirty thousand square feet of floor area and for any development with rooftop parking. (Prior code Sec. 9019.7; amended by Ord. No. 1687CCS §5(part), adopted 6/22/93; Ord. No. 1893 §8, adopted 1/13/98)
(c) Any new development shall include, at a minimum, at least the same number of parking spaces currently existing on the site.
Part 9.04.08.15 BSCD Bayside Commercial District
Section 9.04.10.15.070 Special project design and development standards
In all zoning classifications in the BSC District the following special project design and development standards shall apply:
(a) Ground floor uses shall be pedestrian-oriented uses for a minimum depth of seventy-five feet measured from the front of the structures.
(b) In any new or reconstructed building, a minimum of seventy percent of the building facade at the street frontage at the ground floor level shall be designed with pedestrian orientation, in accordance with Section 9.04.10.22.440 of this Chapter, unless precluded by the presence of significant existing architectural features.
(c) In any new or reconstructed building, clear untinted glass shall be used at the ground floor level to allow maximum visual access to the interior of the buildings. Mirrored and highly reflective glass shall not be permitted at any level of a structure.
(d) In any new or reconstructed building, walk-up facilities shall be recessed and provide adequate queuing space to avoid interruption of the pedestrian flow.
(e) Security grills at the street level shall be designed as an integral component of the building, shall be of the roll-down type, shall have an open web sufficient to provide visibility to the interior when the grill is in the closed position, and shall be placed to the interior of the outside glass. (added by Ord. No. 1841CCS §3(part), adopted 2/13/96; amended by Ord. No. 1893 §5, adopted 1/13/98).
(f) Any new development shall include, at a minimum, at least the same number of parking spaces currently existing on the site.