O2213
f: \atty\mu n i\laws\ba rry\hotelg uestrooms22d. doc
City Council Meeting 12-5-06
Santa Monica, California
2213
ORDINANCE NUMBER
(CCS)
(City Council Series)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
SANTA MONICA AMENDING SANTA MONICA MUNICIPAL CODE SECTION
9.04.08.06.020 TO INCREASE THE LIMITATION ON THE NUMBER OF GUEST
ROOMS THAT CAN BE ADDED TO AN EXISTING HOTEL IN THE R2 and R3
DISTRICTS
WHEREAS, Santa Monica Municipal Code Section 9.04.08.06.020 authorizes
hotels existing as of January 1, 1995 in specified portions of the R2 or R3 zones to
increase the number of guest rooms by up to an additional 5% through the subdivision
of existing rooms, provided no additional floor area is added and all other Zoning
Ordinance requirements are met, including parking for the additional rooms; and
WHEREAS, on May 25, 2006, the CH Partners Limited Partnership, owner of the
Hotel Oceana located at 849 Ocean Avenue, submitted a parking variance request and
a proposed text amendment which would authorize the hotel to add seven hotel rooms
without providing additional required parking; and
WHEREAS, the proposed text amendment would increase the limitation on the
number of guest rooms that could be added to existing hotels to twenty-five percent of
the number of rooms that existed as of January 1, 1995, or fifteen room, whichever is
less; and
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WHEREAS, this text amendment would ensure that existing hotels in the R2 and
R3 districts would continue to be compatible with the surrounding residential
neighborhood while authorizing a modest expansion in the number of hotel rooms; and
WHEREAS, the proposed text amendment would establish this balance between
supporting existing regional, business and visitor-serving uses while protecting the
character of the surrounding residential area by continuing to restrict the overall
authorized increase in guest rooms, prohibiting any floor area expansion, and requiring
that the City's on-site parking requirements be met for these new rooms, or if a parking
variance is sought, that a parking analysis is submitted which demonstrates that the
increase in guest rooms will not have an adverse parking impact on the surrounding
neighborhood; and
WHEREAS, the proposed text amendment would allow the Hotel Oceana, which
has continuously operated since 1958, to add 7 additional guest rooms through the
subdivision of existing rooms without an increase in floor area; and
WHEREAS, the Planning Commission considered the proposed zoning text
amendment at a public hearing on September 20, 2006; and
WHEREAS, the Planning Commission recommended that the City Council
approve the request as modified by staff; and
WHEREAS, the City Council held a public hearing on this proposed text
amendment on November 28, 2006; and
WHEREAS, the proposed amendment is consistent in principle with the goals,
objectives, policies, land uses, and programs specified in the adopted General Plan in
that Objective 1.1 of the Land Use Element states that the City seeks to, "Improve the
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quality of life for all residents by providing a balance of land uses consistent with
fulfilling the City's role as a regional recreational and business center..." in that the
proposed text amendment would facilitate the modest expansion of these important
community-serving uses without causing disruption to the surrounding residential
neighborhood, the expansion in the number of rooms will be achieved through a
subdivision of existing rooms and not a floor area expansion, the hotels would still have
to comply with all other Code requirements and demonstrate that the increase in guest
rooms will not result in an adverse parking impact to the surrounding residential area if a
parking variance is requested.
WHEREAS, the public health, safety, and general welfare require the adoption of
the proposed amendment to the R2 and R3 Districts in that the proposed amendment
provides a balance between supporting existing visitor-serving uses and protecting the
character of the surrounding residential area by continuing to restrict increases in guest
rooms, prohibiting floor area expansion, and mandating compliance with on-site parking
standards or requiring a parking demand study if a parking variance is requested,
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA
DOES HEREBY ORDAIN AS FOLLOWS:
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SECTION 1. Santa Monica Municipal Code Section 9.04.08.06.020 is hereby
amended to read as follows:
Section 9.04.08.06.020. Allowed land uses.
Table 9.04-1 (land Uses Allowed in Multiple Family
Residential Districts) identifies allowed land uses in the R2,
R3, and R4 zoning districts. Land uses designated with the
letter "P" are permitted in that district subject to standards
referenced under the Additional Land Use Regulations
column. Land uses designated with the letters "PSP" require
a Performance Standards Permit and are subject to further
standards set forth under the Additional Land Use
Regulations column. Land uses designated with the letters
"CUP" require a Conditional Use Permit and are subject to
further standards set forth under the Additional land Use
Regulations column. land uses designated with the letter "l"
are limited uses only authorized in accordance with the
standards set forth under the Additional Land Use
Regulations column. Land uses that have no letter
designation are not permitted in that particular district.
Rooftop parking is not permitted in any multiple family
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residential district. Any land use not specifically authorized is
prohibited.
TABLE 9.04-1
LAND USES ALLOWED IN MULTIPLE FAMILY RESIDENTIAL DISTRICTS
LAND USE R2 R3 R4 ADDITIONAL LAND
USE REGULATIONS
Bed and breakfast facilities CUP CUP CUP 9.04.20.12
Boarding houses CUP CUP CUP 9.04.20.12
Child day care centers * CUP CUP CUP 9.04.14.030
9.04.20.12
Clubs or lodges CUP 9.04.20.12
Community care facilities * CUP CUP CUP 9.04.20.12
Congregate housing * P P P
Domestic violence shelters * P P P
Homeless shelters * CUP CUP 9.04.20.12
Hospice facilities * P P P
Hotels, existing as of 111195 L L 9.04.08.06.020 (a)
Hotels with incidental businesses CUP 9.04.20.12
Large family day care homes * PSP PSP PSP 9.04.12.030
9.04.20.08
Libraries CUP CUP 9.04.20.12
Multi-family dwelling units P P P 9.04.08.06.020 (b)
Multi-family apartments where
25% of the units are 3-bedrooms
or larger, 66% of the remaining
units are 2 bedrooms or larger, and P P P
the project is registered with the
USGBC to receive a LEED rating
of silver or higher level*
Municipal parking structures CUP 9.04.20.12
Neighborhood grocery stores CUP CUP CUP 9.04.14.080
9.04.20.12
Offices and meeting rooms for
charitable, youth and welfare CUP CUP CUP 9.04.20.12
organizations
One story accessory buildings over 9.04.08.06.020 (c)
14 feet in height or two story CUP CUP CUP 9.04.10.02.110
accessory buildings up to a 9.04.14.110
maximum height of 24 feet 9.04.20.12
One-story accessory buildings and P P P 9.04.08.06.020 (c)
structures up to 14 feet in height 9.04.10.02.100
One-story accessory living PSP PSP PSP 9.04.08.06.020 (c)
quarters 9.04.08.06.020 (d)
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9.04.12.080
9.04.20.08
Places of worship CUP CUP CUP 9.04.20.12
9.04.12.060
Private tennis courts PSP PSP PSP
9.04.20.08
Public parks and playgrounds P P P
Residential care facilities * CUP CUP CUP 9.04.20.12
Rest homes CUP CUP CUP 9.04.20.12
Schools CUP CUP CUP 9.04.20.12
Senior group housing * P P P
Senior housing * P P P
Single room occupancy housing P P P
Single-family dwellings * P P P 9.04.08.06.020 (e)
Small family day care homes P P P
Transitional housing * P P P
Underground parking structures CUP CUP CUP 9.04.08.06.020 (f)
9.04.20.12
Yard sales P P P 9.04.08.06.020 (g)
* Denotes Preferred Permitted Project per Table 9.04-2. Additional Preferred Permitted
Projects include 100% affordable housing projects and projects that include the
retention and preservation of a historic resource and comply with the Secretary of
Interior's Standards for the Treatment of Historic Properties. USGBC shall mean the
United States Green Building Council for certification under the Leadership Energy and
Environmental Design Green Building Rating System (LEED).
Additional Land Use Regulations for the R2, R3, and
R4 Districts referenced in Table 9.04-1:
(a) Hotels in existence as of January 1, 1995, or
their replacement with a new hotel at an existing hotel site in
conformance with the physical development standards in
effect at the time of such replacement and located in a R2 or
R3 zone in an area bounded by the centerline of Ocean
Avenue to the west, the centerline of 14th Court to the east,
the centerline of Wilshire Boulevard to the south and the
centerline of Montana Avenue to the north, and including
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those R2 and R3 parcels on the north side of Montana
Avenue within the east and west boundaries, provided:
(1) There is no increase in the floor area of the
hotel after January 1, 1995;
(2) Any increase in the number of rooms is
accomplished through subdivision of rooms existing on
January 1, 1995 and does not exceed twenty-five percent of
the number of rooms existing on January 1, 1995, or fifteen
rooms, whichever is less; and
(3) All other Zoning Ordinance requirements are
met, including parking requirements for any addition of
rooms after January 1, 1995. If a parking variance is
requested, the applicant shall be required to submit a
parking analysis which demonstrates that the increase in
guest rooms will not result in an adverse parking impact to
the surrounding neighborhood.
(b) Residential condominiums are also subject to
the requirements set forth in subchapter 9.04.16
(Condominiums) and Chapter 9.20 (Subdivisions).
(c) Accessory buildings shall be architecturally
compatible with the principal structure(s).
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(d) One-story accessory living quarters are limited
to fourteen feet in height. A minimum parcel area of ten
thousand square feet is required.
(e) Single-family homes, including manufactured
housing, must be placed on a permanent foundation.
(f) Underground parking structures may be
conditionally permitted only if the subject parcel or parcels
were occupied by a surface parking lot at the time of
adoption of this Chapter, the parcel(s) 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.
(g) Yard sales are limited to two per calendar year,
for each dwelling unit, for a maximum of two days each.
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.
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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 the 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:
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Approved and adopted this 5th day of December, 2006.
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Rich~rd Bloom, Mayor
State of California )
County of Los Angeles) ss.
City of Santa Monica )
I, Maria M. Stewart, City Clerk of the City of Santa Monica, do hereby certify that the
foregoing Ordinance No. 2213 (CCS) had its introduction on November 28,2006, and
was adopted at the Santa Monica City Council meeting held on December 5, 2006, by
the following vote:
Ayes: Council members:
Genser, Holbrook, McKeown, O'Connor, Shriver
Mayor Bloom, Mayor Pro Tem Katz
Noes:
Council members:
None
Abstain: Council members: None
Absent: Council members: None
ATTEST:
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Maria M. Stewart, Ity Clerk