SR-8-A (71)
LUTM:SF:/pch3.word.ppd
COUNCIL MEETING: January 28, 1992
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Santa Monica, California
TO:
Mayor and City council
FROM:
city staff
SUBJECT: Recommendation to Adopt for First Reading Proposed
Interim Ordinance MOdifying the Development Standards
for Residential Parcels Located Along Pacific Coast
Highway Between the Santa Monica pier and the Northern
city Limits
INTRODUCTION
This report recommends the city Council adopt an interim
ordinance establishing new development standards for residential
parcels along Pacific Coast Highway between the Santa Monica Pier
and the Northern city limits. In conjunction with the approval
of the Local Coastal Plan (LCP), the City Council directed staff
to prepare an interim ordinance which implements the residential
standards approved by Council in the LCP.
BACKGROUND
In May 1991 the City council adopted an interim ordinance for ten
months and 15 days that reduced the permitted height for R4
parcels along Pacific Coast Highway from 4 stories, 45 feet to 30
feet. The ordinance did not change the height requirements for
Rl parcels in the same area. Concern was expressed over newly
constructed 45 foot high buildings that impacted views of the
ocean from the Palisades bluff.
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As part of the approval of the LCP, the Council adopted similar
development standards that would apply to both the Rl and R4
parcels in the area: and, a new district was established, the R2
Beach District.
Concern has been expressed over the standards
approved by council as part of the LCP. The standards approved
by Council are less restrictive than those recommended by staff.
Staff has been asked to restate the original recommendation so
Council can consider those standards as well as the ones
incorporated in the LCP.
Therefore, staff is providing the
previous recommended standards in the event Council decides to
adopt them. The differences are as follows:
council Approved Standards
Height
Maximum building height 40 feet
for all parcels, however, no
portion of the building may
project beyond the site view
envelope. No portion of the
building above 23 feet for flat roof
or 30 feet for a pitched roof may
exceed 30 feet in width.
Beach Setback
15 feet for parcels 100 feet
or less in depth. 40 feet for
parcels over 100 feet in depth
Maximum Building Frontage
No standard
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Original Staff Proposal
Parcels 40 feet or less
maximum height 40 feet,
no portion of the
building may project
beyond the site view
envelope.
Parcels greater than 40
feet in width, maximum
height 23 feet for a
flat roof, 30 feet for
a pitched roof.
15 feet for all parcels
Structures with 70 feet
or more of frontage
parallel to Pacific
Coast Highway shall
provide an unobstructed
view corridor
The present interim ordinance applies only to the R4 parcels that
exist in the area. The proposed interim ordinance will apply to
all the Rl and R4 parcels that are either vacant or presently in
residential use~ it will not apply to parcels currently in
parking or beach club use. Those parcels will be rezoned as part
of the redistricting process.
The proposed ordinance will be
effective for a period of 45 days, after which the City Council
must conduct a public hearing and vote to extend it for up to 46
months and 15 days. The permanent ordinance will be developed as
part of the redistricting process.
Attached to this staff report is an ordinance implementing the
standards approved by Council as part of the LCP. However, in
the event Council decides to implement the height standards
originally recommended by staff, the following language would
need to replace the language in the proposed Ordinance:
(v) Maximum Building Height. For parcels 40 feet wide or
less, maximum building height shall be 40 feet. However, 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 extends to a height of 30 feet, and then running parallel to
the side parcels lines to a point located 5 feet in height above
the top of the Palisades bluff immediately behind the pedestrian
railing.
For parcels over 40 feet in width, maximum building height shall
be 23 feet for a flat roof, and 30 feet for a pitched roof. A
pitched roof is defined as a roof with at least two sides having
no less than 1 foot of vertical rise for every 3 feet of
horizontal run. The exterior walls of the building may not
exceed the maximum height for a flat roof except that portion of
the wall within a roof gable.
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(xiii) A structure with 70 feet or more of frontage
parallel to Pacific Coast Highway, shall provide a unobstructed
view corridor between the 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 property line parallel to the
pacific Coast Highway.
BUDGET/FINANCIAL IMPACT
The recommendation presented in this report does not have a
budget or fiscal impact.
RECOMMENDATION
It is recommended that the City Council introduce for first
reading the proposed interim ordinance.
Prepared By: Paul Berlant, Director of LUTM
Suzanne Frick, Planning Manager
Land Use and Transportation Management Department
Program and Policy Development Division
Exhibit A: Proposed Interim Ordinance
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SF:cg:ord4/word.ppd
city council Meeting 1-28-92
Santa Monica, California
ORDINANCE NUMBER
(City council Series)
AN ORDINANCE OF THE CITY COUNCIL OF THE
CITY OF SANTA MONICA ESTABLISHING INTERIM DEVELOPMENT
STANDARDS FOR VACANT PARCELS AND PARCELS IN RESIDENTIAL USE,
AND COMMERCIAL PARCELS REDEVELOPED FOR RESIDENTIAL USE
FOR PALISADES BEACH ROAD BETWEEN THE SANTA MONICA PIER
ON THE SOUTH AND THE NORTH CITY LIMITS
THE CITY COUNCIL OF THE CITY OF SANTA MONICA DOES ORDAIN AS
FOLLOWS:
SECTION 1. Findings and Purpose. The city Council finds
and declares:
(a) A significant level of residential housing development
activity has occurred along Palisades Beach Road between the
santa Monica pier and the north City limits since January 1,
1989.
(b) The majority of undeveloped lots along Palisades Beach
Road between the Santa Monica pier and the north City limits are
zoned R4 and Rl which allows a maximum height of 45 feet, and 28
feet respectively.
(e) Since January 1, 1989, at least twelve (12) projects
have been proposed that are 45 feet in height. These projects
limit coastal views, and affect light and shadows in the area.
(d) The Local Coastal Plan (LCP) approved by the City of
Santa Monica proposes limiting height in this area to a maximum
of 40 feet and establishes a site view envelope to protect views
from the Palisades bluff.
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(e) If current development activity is allowed to continue
additional projects will be built along Palisades Beach Road
which will conflict with the LCP policies to preserve and protect
coastal views from the Palisades bluffs.
(f) Pending re-zoning of the area as part of the City wide
restricting, to a zoning designation consistent with the Local
Coastal Plan, it is necessary to limit on an interim basis the
maximum building height that will be permitted for vacant and
residential parcels along palisades Beach Road.
(h) On October 15, 1991 the City council directed staff to
prepare an interim ordinance to implement the development
standards contained in the Local Coastal Program approved by the
City. The LCP has not yet been approved by the state. This
ordinance is necessary so that future implementation of the LCP
is not prejUdiced pending approval by the state.
SECTION 2. Interim Zoning. Subject to the provisions of
Sections 3 and 4 of this ordinancel the Planning Commission and
City staff are directed, after January 28, 1992, to disapprove
all requests for the issuance of building permits and tentative
maps, tentative parcel maps, administrative approvals,
development review permits, conditional use permits, or any other
city permits for the construction, erection, conversion, or
moving of any residential structure on Palisades Beach Road
between the Santa Monica Municipal Pier on south and the north
City limits unless the project complies with the following
development standards:
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(a) Permitted Uses: The following uses shall be
permitted:
(1) Hospice facilities.
(2) Multi-family dwelling Units.
(3) One-story accessory buildings and structures
up to 14 feet in height.
(4) Public parks and playgrounds.
(5) Single family dwellings placed on a
permanent foundation (including manufactured housing).
(6) Small family day care homes.
(7) Yard sales, limited to two per calendar
year, for each dwelling unit, for a maximum of two days.
(b) Uses Subj ect to Performance Standards Permit.
The following uses may be permitted subject to the approval of a
Performance Standards Permit:
(1) Large family day care homes.
(2) One-story accessory living quarters, up to
14 feet in height, on a parcel having a minimum area of 10/000
square feet.
(3) Private tennis courts.
(4) Senior group housing.
(c) Conditionally Permitted Uses. The following uses
may be permitted subject to the approval of a Conditional Use
Permit:
(1) Bed and breakfast facilities.
(2) Boarding houses.
(3) Child day care centers.
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(4) community care facilities
(5) Offices and meeting rooms for charitable,
youth, and welfare organizations.
(6) One-story accessory buildings over 14 feet
in height or two story accessory buildings up to a maximum height
of 24 feet.
(7) Schools.
(4)
Prohibited Uses.
The following uses shall be
prohibited:
(i) Rooftop parking.
(ii) Any use not specifically authorized.
(d) Property Development Standards. All Property
shall be developed in accordance with the following standards:
(1) 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 extends to a height of 30 feet, and then
running parallel with the side parcels 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 10 foot wide unobstructed view corridor. No projections,
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connections, or mechanical equipment may be placed in the view
corridor.
(iii) Maximum Unit Density. One dwelling unit for
each 1,500 square feet of parcel area. No more than one dwelling
unit shall be permitted on a parcel of less than 4,000 square
feet 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.
(iv) Maximum Parcel Coverage. 50 percent
(v) 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.
(vi) Beach Rearyard Setback. 15 feet for parcels 100
feet or less in depth. 40 feet for parcels over 100 feet in
depth.
(vii) 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% off 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
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prov ide an additional 4 foot average setback from the minimum
side yard setback.
(viii) Maximum 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.
(ix) Development Review. A Development Review Permit
is required for any development of more than 15,000 square feet
of floor area.
(x) Architectural Review. All new construction, new
addi tions to existing buildings, and any other exterior
improvements that require issuance of a building permit shall be
subject to architectural review pursuant to the provisions of
Chapter 5 of this Article.
(xi) As part of an Administrative Review application,
Zoning Administrator variance application, Development Review
application, and Architectural Review Board application, the
applicant shall submit site line elevation drawings illustrating
the project's conformance to the site view envelope. Elevation
drawings shall be submitted with any required Architectural
Review Board application illustrating the project in context with
existing structures along Pacific Coast Highway.
SECTION 3. Applicability The requirements of Section
2 of this Ordinance shall apply to all proj ects developed on
vacant parcels, parcels currently in residential use, and
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commercial parcels redeveloped for residential use. For any
other parcel, the project shall comply with the property
development standards of the zoning district in which it is
located.
SECTION 4. The following applications are exempt from
the provisions of section 2 of this Ordinance:
(a) Any building or structure for which a building
permit was issued on or before the effective date of this
Ordinance.
(b) Any proj ect for which a vesting tentative map
application was filed and deemed complete on or before the
effective date of this Ordinance.
SECTION 5. This Ordinance shall be of no further force and
effect 45 days from adoption, unless prior to that date, after a
public hearing, noticed pursuant to Section 9131.5 of the Santa
Monica Municipal Code, the City Council, by majority vote,
extends the interim ordinance as provided by section 9120.6 of
the santa Monica Municipal Code.
SECTION 6. Ordinance Number 1586 (CCS) is repealed.
SECTION 7. 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.
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SECTION 8.
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 any 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 9. 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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ROBERT M. MYERS
city Attorney
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