O1873
f:\atty\muni\laws\mhs\bridge.bsc
City Council Meeting 2-25-97
Santa Monica, California
ORDINANCE NUMBER 1873 (ees)
(City council Ser1es)
AN ORDINANCE OF THE CITY COUNCIL OF THE
CITY OF SANTA MONICA AMENDING ZONING ORDINANCE
SECTION 9.04.08.15.060 TO ALLOW FOR BRIDGE
CONNECTIONS BETWEEN LEGAL NONCONFORMING BUILDINGS
IN THE BSC-2 ZONING DISTRICT
WHEREAS, on April 1, 1996, an application was filed for a
Zoning Ordinance Text Amendment to modify Part 9.040.15 of Article
IX of the Santa Monica Municipal Code to allow, under specified
circumstances, the construction of a bridge connection between
existing legal nonconforming buildings in the BSC-2 District; and
WHEREAS, the Planning Commission held a public hearing on the
proposed Zoning Ordinance Text Amendment on October 16, 1996, and
recommended City Counc1l adoption of the amendment; and
WHEREAS, the C1ty Council held a public hearing on the
proposed Zoning Ordinance Text Amendment on February 11, 1997; and
WHEREAS, the City Council finds and declares that the proposed
amendment is consistent 1n pr1nc1ple with the goals, obJectives,
po11cies, land uses, and programs specified in the adopted General
Plan, in that the proposed Zoning Ordinance amendment to permit
bridge connections between existing structures in the BSC-2
District facilitates better use of existing office square footage
1n the downtown and 1S consistent with Bayside District Specific
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Plan policies 4.1.3 and 4.1.6 which encourages the development of
office uses above the ground floor to maintain the area's economic
viability; and
WHEREAS, the public heath, safety and general welfare requires
the adoption of the proposed Ordinance in order to provide
flexibility in how ex~st~ng buildings are leased and operated,
thereby facilitating better use of existing buildings and
preserving the quality of life in the adj acent and surrounding
areas,
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA
DOES HEREBY ORDAIN AS FOLLOWS:
SECTION 1. Municipal Code Section 9.04.08.15.060 is amended
to read as follows:
Section 9.04.08.15.060 Property Development Standards.
All property in the BSC District shall be developed
in accordance with the following standards:
(a) Maximum Building Height and FAR.
Maximum
building height, number of stories and floor area ratio
shall be determined as follows:
District
Maximum
Height
Maximum
Number
of Stories
Maximum
FAR
BSC-l
BSC-2
BSC-3
BSC-4
56'
56'
56'
45'
4
4
4
3
3.0
3.0
3.0
2.0
Notwithstanding the above:
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(1) There shall be no limitation on the number
of stories of any hotel, parking structure, or structure
containing at least one floor of residential use, so long
as the height does not exceed the maximum number of feet
permitted in this Sect~on.
(2) Floor area devoted to residential uses
shall be discounted by f~fty percent for the purposes of
floor area ratio calculation.
(3) Parcels of fifteen thousand square feet or
less within the Passageway Overlay Zone, as depicted in
the Bays~de District Specific Plan, may be developed to
a maximum height of eighty-four feet, and a 3.5 FAR
provided the following conditions are met:
(i) The top two floors are used
exclusively for residential purposes.
(ii) All inclusionary units required by
Chapter 9.28 of the Municipal Code are provided on s~te.
(iii) Parking for the residential uses is
provided on site, notwithstanding Section
9.04.10.08.030(m) .
(~v) A passageway dedicated to the City of
Santa Monica as a recorded easement is provided.
(v) The dedicated passageway is a minimum
of twelve feet in width and is well l~ghted and visually
unobstructed from the Promenade to the alley
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(vi) There shall be only one dedicated
passageway permitted on each side of each block, however
dedicated passageways existing as of the effective date
of this Section shall not count toward this llmit.
(4) With the approval of a development review
permit, parcels over fifteen thousand square feet within
the Passageway OVerlay Zone, as depicted in the Bayside
District Specific Plan, may be developed to a maximum
height of eighty-four feet, and a 3.5 FAR provided the
following conditions are met:
(i) The top two floors are used
exclusively for residential purposes.
(ii) All inclusionary units required by
Chapter 9.28 of the Municipal Code are provided on site.
(iii) Parking for the residential uses is
provided on site, notwlthstanding Section
9.04.10.08.030(m) .
(iv) A passageway dedicated to the City of
Santa Monica as a recorded easement is provided.
(v) The dedicated passageway is a minimum
of twelve feet in width and is well lighted and visually
unobstructed from the Promenade to the alley.
(vi) There shall be only one dedicated
passageway permitted on each side of each block, however
dedlcated passageways existing as of the effective date
of this Section shall not count toward this limit.
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(5) With the approval of a development review
permit, parcels in the BSC-2 and BSC-3 Districts may be
developed to a maximum height of eighty-four feet, and a
3.5 FAR provlded the following condltions are met:
(i) The top two floors are
exclusively for residential purposes.
(ii) All inclusionary units required by
Chapter 9.28 of the Municipal Code are provided on site.
(iii) Parking for the residential uses is
site, notwlthstanding Section
used
provided on
9.04.10.08.030(m) .
(6) With approval of a Development Review
Permit, in the BSC-2 District, existing legal
nonconforming buildings on different parcels may be
connected by a bridge which exceeds height limitations
and FAR limitations for such parcels provided that the
following conditions are met:
(i) The bridge contains no usable area
other than that reasonably necessary for pedestrian
circulation.
(ii) The height of the bridge is no higher
than the existing buildings.
(iii) The bridge would not be detrimental
to public health or safety.
(iv) Appropriate covenants or restrictlons
are recorded with the County Recorder t s Office which
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state the intention of the owner (s) to develop the
parcels as a single building site in accordance with
Zoning Ordinance Section 9.04.06.010(g).
(b) Building Stepbacks. For new structures or
additions to existing structures, any portion of a
building elevation fronting on Second Street, Third
Street Promenade or Fourth Street, above thirty feet in
height shall be stepped back at a 36.9 degree angle
measured from the horizontal. For buildings located in
the Passageway OVerlay Zone, there shall be no additional
stepback requirement above fifty-six feet of building
height. In addition, for parcels one hundred feet in
depth measured from Wilshire Boulevard, Arizona Avenue,
Santa Monica Boulevard or Broadway (cross streets) any
portion of a building elevation fronting on the cross
street, above thirty feet in height, shall be stepped
back f~fteen feet from the cross street. The
Architectural Review Board may allow the fifteen-foot
stepback to be provided only for the portion of the
building above forty-five feet in he~ght if the
Architectural Review Board determines that such a
stepback is necessary to maintain the district's existing
character and to provide visual continulty with nearby
structures.
(c) Minimum Parcel
Size.
For all
zoning
classificat~ons in the BSC District, minimum parcel Slze
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shall be seven thousand five hundred square feet. Each
parcel shall contain a minimum depth of one hundred fifty
feet and a minimum width of fifty feet, except that legal
parcels existing on the effective date of this Sect~on
shall not be subject to this requirement.
(d) For all zoning classifications int he BSC
District, 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.
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, is
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 lnvalid 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 thlS Ordinance and each and
every section, subsection, sentence, clause, or phrase not declared
invalid or unconstitutional without regard to whether any portion
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of the ord~nance would be subsequently declared invalid or
unconstitutlonal.
SECTION 4. The Mayor shall sign and the City Clerk shall
attest to the passage of this Ordinance. The Clty 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:
8
1AAv1
Mt-or
,
C)~L-
-
State ofCahfoffim )
County of Los Angeles) 5S
CIty of Santa MOllica )
I, Mana M Stewart. CIty Clerk of the CIty of Santa MOllIca, do hereby certIfy that the foregomg
Ordmance No 1873 (CCS) had Its first readmg on February 11. 1997, and had Its second readmg
on February 25. 1997 and was passed by the follow-.Ing vote
Ayes
CouncIl members
Ebner, Femstem, Genser, Greenberg. Holbrook, O'Connor,
Rosenstem
Noes
Council members
None
Abstam
CouncIl members
None
Absent
Council members
None
ATTEST
Cny Clerk
n 1...
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