SR-8-E (13)
<&E
P&Z:DKW:bz:rlta92
Plannlng CommlSSlon Mtg:
Santa Monlca, Californla
October 21, 1992
TO: The Honorable Planning CommiSSlon
FROM: Planning Staff
SUBJECT: Text Amendment 92-008
Address:
Cltywide
I NTRODUCTI ON
Actlon: Text Amendments to the Rl Single family district regulatlons. These
proposed changes represent an evolution of prellminary amendments previously
circulated for publlC review In 1991.
Recommendatlon: Commisslon discussion and recommendation of approval wlth
modlflcations to the City Council. The recommended amendments are set forth
in Attachment B.
Permlt Streamlininq Expiration Date: None.
SITE LOCATION AND DESCRIPTION
The proposed Text Amendment would affect propert1es 1n all Rl Zonlng Districts
1n the City.
Zoning Distr1ct: RI District
land Use D1strlct: Single Family
PROJECT DESCRIPTION
ObJectives of Revisions
These changes have several objectlves:
I) To c1anfy requ7rements. Several eXlsting paragraphs which contain more
than one development standard have been broken up so that most paragraphs deal
with separate subjects. The order of some paragraphs has also been changed to
group sim11ar subjects. In addition, some of the eXlsting language has been
modified for the sake of greater clarity.
2) To add new requirements. Restrictlons on placement of basements, roof
decks, and severa lather standards have been added. An add i t iona 1 street
sldeyard setback requlrement has been added for corner lots.
- 1 -
('0, U; j" ;-~
.... ...-... o,J
3) To modify existing requjrements. Several existing sections establish1ng
special setbacks have been signiflcantly revised to express these reqUlrements
1 n percentage, rather than absD 1 ute terms. For examp 1 e, the spec 1 a 1 s lde
setback above 14 feet in helght would be a percentage of lot w1dth, rather
than belng a fixed amount expressed in feet regardless of lot size. This
would make requirements proportlonal to the size of the lot and to the Slze of
the allowable building. Several other changes establlsh reduced requ1rements
for substandard lots, so as to recognize the constraints involved in
developing such lots, and reducing the need to obtaln variances. In addition,
the net effect of several of the changes lS to somewhat reduce the overall
development envelope for the typical parcel, responding to res1dent concerns
about the size and bulk of new homes, and providlng additional 11ght and a1r
for neighbors of new structures.
Please note that a new version of the Municipal Code wlll soon become
effectlve, necessltating re-numbering of the proposed amendments. This
process will not affect the substance of the amendments. The re-numberi ng
wl1l occur prlor to the matter being considered by the City Councll.
MUNICIPAL CODE ANO GENERAL PLAN CONFORMANCE
The proposed Text Amendment 15 consistent with the General Plan.
CEQA STATUS
The proposed Text Amendment is categorically exempt from the provlslons of the
Cal1fornia Environmental Quality Act pursuant to Class 5(10) of the C1ty of
Santa Monlca Guidelines for the Implementation of CEQA.
FEES
The proposal is not subject to any development fees.
PUBLIC NOTIFICATION
Because thlS proposal lS not site-speClfic, no radius map, slgnage or maillng
notification lS required. A legal notice was published in the Outlook and
staff has notified the Neighborhood Support Center of the proposed text
amendment. I n add i t i on, a not 1 ce was sent to severa 1 hundred persons on
planning's comprehensive mailing list. Copies of the proposed amendments were
also sent to several neighborhood groups and local architects, and have been
avallable at the planning public counter.
ANALYSIS
Section-by-Section Analysls
Brief descriptions of the ratlOnale of the proposed changes are provided
below. All references are to the attachment showing the eXlstlng code with
reV1Slons ln bold or strike-out type.
Section 9010.1. Changes to this section are editorial only.
- 2 -
" J ...\ 41 .......
i'; V 4 U
Sectlon 9010.2. The change to th1S sectlon would add domestlc violence
shelters as a permitted use. ThlS is consistent with the Planning
Commission's recommendat1ons on the temporary affordable housing ordmance
approved by the City Council earller this year.
Section 9010.4. ThlS is a new section which would allow certain types of
accessory bUlldings and duplexes on transitional parcels subject to approval
of a Use Permit instead of a Cond1tional Use Permit. A Use Permit appears to
be a more appropriate level of permit than a Conditional Use Permlt for these
uses. The creat lOn of a Use Permlt process was recollll1ended by the Plann1ng
Commission in the context of the proposed antenna ordinance. It is staff's
intent to have the antenna changes considered in advance of the the Rl
amendments; in the event this did not occur, the Use Permit-related amendments
would be dropped in the Rl amendments, pending the creation of a Use Permit.
Section 9010.5. The changes in this section are the result of moving certaln
uses from the Conditional Use Permit section to the Use Permit section.
Section 9010.7. Several types of changes would be made to this section. In
subdivlsion (a)(I), the language would be clarified to indlcate that chlmneys
are the only buildlng element which may exceed the helght limit.
In (a){ 2) , the language regard 1 n9 lots wh ich may exceed the norma 1 28-foot
height limit is clar1fied.
In (b), a Use Permit instead of a ConditlOnal Use Permit is referenced for
development of a duplex on a transltlonal lot.
In (d), h1gher lot coverage would be permitted for substandard lots, so as to
reduce the need for varlances to be obtained in these situations.
In (f) the formula for the special setbacks WhlCh apply on front elevations
above 14 feet in height would be revised to be a percentage of lot depth
instead of a fixed amount which applies regardless of lot size. Thus, larger
lots would be required to provide more substant1a 1 stepbacks. In additlon,
the typlcal 150-foot deep lot would be required to have a six-foot stepback
(WhlCh 1S an additlonal one-foot beyond the current five-foot requirement).
In (g) the rear yard setback requirement would be changed from a fixed amount
regardless of lot size, to a percentage of lot depth. This would result in
larger lots havlng to provide a larger rear yard setback. For example, for a
160-foot deep lot, the requirement would be 32 feet, lnstead of the present
25-foot standard. Th i s change is 1ntended to relate the requirement more
closely to lot size, and also to reduce the development envelope in response
to concerns about the Slze of some homes built under current standards.
In (h), the minlmum sideyard setback would be three and one-half feet lnstead
of four feet, to recognlze the diff1culties of develop1ng substandard lots and
to reduce the need for variances to be obtained in such situations. Both the
Zoning Admln1strator and the Plannlng Commisslon have routinely granted such
variances on small lots. Another change would set a cap on the maximum
required sideyard of 15 feet.
- 3 -
"" Ii' A .
..... '... ~.... I
In (i), the formula for side setbacks above 14 feet in height would be changed
to be a percentage of lot width, rather than being a fixed amount. Based on
comments received, staff is recommendlng that the original formula be
retained. Other wording changes to the section would still be made.
In (J), an existing requirement is repl1cated.
In (k), an addltional sldeyard setback is created for corner parcels equal to
two percent of the parcel width. The intent is to mitigate aesthetlc lmpacts
in such situations.
In (1), the existing language allowing the Architectural ReVlew Board would be
clanfied.
In (m), an except ion lS created for small lots so that the need to obta 10
variances is reduced.
In (0), the standards of an existing temporary ordinance llmitlng the location
of basements would be made permanent.
In (p), driveways and other accessways to subterranean areas would be
prohibited in the front yard setback area. This is intended to mlt1gate the
adverse aesthetic lmpacts which have occurred in some projects where much of
the front yard area has been excavated for a driveway going to a subterranean
parking area.
In (q) roof decks would be required to be set back at least three feet from
the mlnimum sideyard setback to protect privacy of neighborlng properties.
In 9010.8(c) clarlfying language would be added.
In 9010.9, the section referenced would be the entire parklng standards
subchapter rather than just the section referencing the parking space number
required. In additlon, an exemption would be created for small additions
(less than 500 sq. ft.).
Public Comment
To date, staff has received two sets of comments on the proposed changes. One
architect left a voice mail message expressing concern with the proposed
change to the special sideyard setback requirements above 14 feet in height
(Section 9010.7(i)). The concern was that the existing graduated formula
allows for the development of a sloping roof, since the formula creates a
stepback envelope that increases with helght. However, the proposed formula
would establlsh a fixed setback which would not gradually increase with
greater height. After reviewing these concerns, staff lS recommend lng that
the or1ginal formula be retained.
The second set of comments were received from LeW1S TibbltS, a resident of the
Rl dlstrict (see attached letter). Mr. Tlbbets numbered his comments and they
are responded to by number below.
- 4 -
n '-'1 Q 4?
u...... "-
Under item 1, Mr. Tibbets suggested additions or changes to the definitions
section of the Zoning Ordinance. There is a definitions revision project
underway which will be presented to the Planning Commission in the next few
months. Staff suggests would be the appropriate t1me to consider this set pf
concerns.
Under ltem 2, Mr. Tibbets suggests a caveat be added to the end of Section
9010.7(d). Staff believes thlS change would be redundant and 1S unnecessary.
Under item 3t a change to the wording of Section 9010.7{f} is suggested Wh1Ch
staff recommends be made and is reflected in the revised recommendatlons.
Under ltem 4, Mr. Tibbets suggests the de let ion of the word "average" in
Section 9010.7{f). The averaging concept was part of the original formula
contained in the section when it was adopted in 1988. Staff believes that the
averaging concept was included to allow greater design flexibility, and does
not recommend deletion of the word.
Under item 5, alternatlve wordlng is suggested for Section 9010.7{i). While
staff appreclates the concern about ambiguity, staff belleves that the wording
proposed in the text amendment accomplishes a better result than that
recommended by Mr. Tibbets. Staff recommends retention of the proposed
language, but w1th one change to keep part of the original formula to allow
for sloping roofs.
General Plan Confor~ance
The proposed amendments are conslstent wlth the General Plan, in that they
would be within the maximum development envelope for this zone dlscussed in
the land Use Element, and because they would enhance the quality of llfe in
the single family areas by providing for greater light and air to residents of
the area as compared to current regulations.
Conclusion
The proposed Text Amendment is an improvement of the Zoning Ordinance and is
consistent with the objectives of the General Plan and therefore warrants
adoptlon.
RECOMMENDATION
It is recommended that the Planning Commisslon recommend to the City Council
adoptlon of the proposed Text Amendment set forth ln Attachment B based on the
following findlngs:
FINDINGS
1. The proposed Text Amendment is conslstent in principal with the goals,
obJectives, policies, land uses, and programs specified in the adopted
General Plan, in that it is consistent with Land Use and Circulation
Element Objective 1.10, to protect the scale and character of
residential neighborhoods, since the amendments would, by reducing the
- 5 -
0, ;,4.....
I djJ .)
development envelope, provide greater light and air in conjunction with
new development as compared to current standards.
2. The publlC health, safety, and general welfare requires the adoptlon of
the proposed amendment, in that the amendment represents an improvement
over existing regulations, by improvlng the aesthet1c character of new
development, and by facilltating greater amounts of llght and air to
res1dents as compared to current standards.
Prepared by: D. Kenyon Webster, Planning Manager
Attachments:
A. Resolution of Intention
B. Recommended Amendments
C. Letter from Lewis Tibbets
PCjrlta92
10/14/92
- 6 -
D"C4';
EXHIBIT A: RESOLUTION OF INTENTION
( PREl un NARY DRAFT OF Arnm!~Et:TS)
RESOLUTION NO.
(Planning Commission Series)
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF SANTA MONICA
DECLARING ITS INTENTION TO RECOMMEND AMENDMENT
OF THE CITY OF SANTA MONICA
COMPREHENSIVE LAND USE AND ZONING ORDINANCE
THE PLANNING COMMISSION OF THE CITY OF SANTA MONICA DOES
RESOLVE AS FOLLOWS:
section 1. Pursuant to Santa Monica Municipal Code
section 9120.2, the Planning Commission does hereby announce its
lntention to recommend that the City council amend the City of
Santa Monica Comprehensive Land Use and Zoning Ordinance to
revise development standards of the R1 Single Family Residential
Dlstrict as set forth in Exhibit A, attached to this Resolutlon.
Section 2. The Planning Director shall certify to the
adoption of this Resolutlon, and thenceforth and thereafter the
same shall be in full force and effect.
Approved as to form:~~~~
~itY Attorney
- 1 -
n PI i', 4 ::;
.... ....... v \}
Adopted this
day of
199_
I hereby certify that the foregoing Resolution of
Intent~on was duly and regularly introduced and approved at a
meeting of the Planning Commission on the day of
, 199_ by the following vote:
Ayes:
Noes:
Abstain:
Absent:
Attest:
k/tempreso
Planning Director
- 2 -
Subchapter 4A. Rl Sinale Familv Residential Y3CB District.
section 9010.1 PurDose. The Rl District is ~ntended to
provide a single family residential area free of disturbing
noises, excessive traffic, and hazards created by moving
automobiles. The R1 district is designed to prevent burdens on
the public facilities, including sewer, water, electricity and
schools by an influx and increase of people to t::= a degree
larger than the City's geographic limits, tax base or financial
capabilities can reasonably and responsibly accommodate. The Rl
district affords protection from deleterious environmental
effects and serves to maintain and protect the existing character
.~d ~t.tQ of the residential neighborhood.
Section 9010.2 Permitted Uses. The following uses shall be
permitted in the Rl District:
(a) Hospice facilities.
(b) One single family dwelling per parcel placed on a
permanent foundation (including manufactured housing).
(c) One-story accessory buildings and struqtures up to 14
feet in he~ght. ~
(d) Public parks and playgrounds
(e) Small family day care homes.
ef) State authorized, licensed, or certified uses to the
extent required to be permitted by state Law.
(g) Yard sales, limited to two per calendar year, for a
maximum of two days each.
(h) Doaestic violence shelter.
section 9010.3. Uses Sub;ect to Performance Standards Permit.
The following uses may be permitted in the R1 District sub1ect to
the approval of a Performance standards Permit:
(a) Large Family Day Care homes.
(b) One-story accessory living quarters, up to 14 feet in
he~ght, on a parcel having a minimum area of 10,000 square feet.
(c) Private tennis courts.
Section 9010.4 Uses Suhiect to Use Permi t . The folloWing
uses waay be peraitted in the Rl District subject to the approval
of a Use Permit:
- 1 -
" '., " i "
'';_1 l... 't U
(a) One-story accessory buildings over 14 feet in height or
two story accessory buildings up to a maximum height of 24 feet.
(b) Duplexes on a parcel having not less than 6,000 square
feet of area, a side parcel line of which abuts or is separated
by an alley fro. any R3, or R4 District.
Section 9010.5 conditionallY Permitted Uses. The
follow~ng uses may be permitted in the R1 Distr~ct subJect to the
approval of a Conditional Use Permit:
(.=l) rn'!"l~~,="~ <:'!l ~ p~.,..r~2 h=~ri~-; ~~'t 2,=~~ +-h",,,, 5, ~00 ~;'"'.:~=-~
TPpt nr ~rp~ ~ ~7no n~~~ol 77ft~ ~~ ~hi~h "'~9~~ ~_ ~~ _~n~_",+-~~
--, - ----- r---- ----- -- .~---~..- ------, -- --r."------
.......,.. ~_ _., "J _.... .___ __....,.,.1 ___.,.,.. n': _...._..:_~
-J -..... -~---z ....---- _....z .&"'-, ,...-... ...~ ~-...............~......
,L. --- _..L.___ -________ :L.......:.,~.;....IlI"'r.... """"...-""',.- 1A FL:!J.il"!!II.~ .;" hain-"'r nr
{J../I v.J....v-~.....V.l..r ....'-"..............~.........J ..,.-....-----~- -..-- -... -~~~ ----..,,-
-I-.~.- -......__. _________~ 1-......: '1A.."___ ..._ .......... !!""II. ...._'UI"..:_....._ L.__~_J..."'" ..,...,..p "'A .f:oot
-....- ----L -------...~ --...----.~- -,f:" --- - ------- ....--":3.....- -- -.. - .
(a) Schools.
Section 9010.6. Prohibited Uses.
(a) Boarding houses.
(b) Rooftop parking.
(c) Second dwelling units pursuant to Section 65852.2(c) of
the Government Code, state of California.
(d) Any uses not specifically authorized.
'~
Sectlon 9010.7. ProDertv DeveloDment Standard~. All property
ln the Rl District shall -be developed in accordance wi th the
followlng standards:
(a) MaXlmum Buildina Heloht.
.-'
(1) Two stories, not to exceed 28 feet, which includes all
building elements except chillineys =::;:::.~::.::.i:::::.l =:;-.:.i::==nt ..",A
~gr881l....Rq.
(2) On lots of more than 20,000 square feet with a minimum
front :parcel line diaension of 200 feet..:::f ::t::-e~t :!~~~'t="J~ I ;
the helght shall not exceed 35 feet for a pitched roof or 28
feet for ~ =2=t ~tber types of roofs.
(b) Maximum Unit Densitv. One dwelling unit per parcel,
except where a Celitii tisBal Use Permit has been approved for a
duplex as permitted by Section 9010.5(a) 4(b).
- 2 -
G ~I C: 4 7
(c) Min~m~m Lot Size. 5,000 square feet. Each parcel shall
conta~n a m~n~mum depth of 100 feet and a minimum w1dth of 50
feet except that any parcel existing an the effective date of
, . .
th~s Chapter shall not be subject to th1S requ~rement.
(d) ~aximum Parcel Covera~e. 40 percent, except that parcels
3000 square feet or smaller may have a parcel coverage of 60
percent.
(e) Front Yard Setback. As shown on the Official Distr1cting
Map of the City, or, if no setback 1S specified, 20 feet.
(f) Additional Front Setback Above 14 Feet in Hei~ht. For
new structures or additions to existing structures which are over
14 feet in height, 25 percent of the aaxbnm allowable front
elevation shall be setback an additional average amount equal to
four percent of parcel depth, '=?~~~~~ ~f = f~~t fro. the required
front setback, but in no case greater than ten feet except ~'.Q"riil'
-= ~~~~~~ f2~~~ ~~i~t~ ~~ th~ ~ff~~ti~~ ~~t~ ~f ~hi= ~~~~t~~. ==i~
~ =~~=.~= ::2==::-- ~_~~-~'I2 ~~t be ~~:.:=t:~~ i!'! t!!~ ~~~=,,!.!2~ti~!:! ~f f~~~'t'
- , ".....-:r ~~ ~ ".... -1=,..."... ""'.......................^~ "oF W1~~~; ,"I'T ~h-~ J:lI';,i..; r'; 1""\7."1:1 7 ..sIt.l'DJ-.,..,.o ~ rnnr
---...-----... --- r"--.---~-- -- --------;;1 ~--~ ---------- -- "'"
&Qts~sk. As used in this Chapter, .~imum allowable elevation-
shall aean the maxiaua theoretical linear length of a given
facade, which includes the parcel width, minus required mini.WI
setbacks .
(g) Rear Yard
maximum of 35 feet
Setback.
20 percent of parcel depth to a
but in no case less than 1.S feet.
....
.-,r ~__....
-- .... -- - .. ,
~
(h) side Yard Setback. Ten percent of the l=t'parcel width or
a minimum of :live :toet three feet six inches, whichever is
greater. but in no case greater than 15 feet. !!~":.r=~r~:::-, ~~ l~t=,
7o.~e t-h.san I:;' I1nn ~'"".:Q.....o ~..o.D"" ~ 'III;.,..,.;ftI'f1...,. A F,..",,,,-I- e';A~ "'I~""""'; ,..J..~'71' ......~
---- - ---- -,--.... ~";I--- ....----~ - ---------- - ---,..- ---- .1-- --..---- --.....
rQqu~rQd (See also Section 9040.19.)
. ( i ) Addi tional Side Setbacks Above 14 feet in Bei(~'ht. F if~Y
percent of the muci.wa allowable side building elevations ~n
excess of 14 feet ~n he1' ght ""h.....n~ +-J...... _.u.o............... ~""+-..__7 ...._""rl~ ""t
...... ---- - ---- -... ---':;1- .-------- ':1---- ..2-
above the required side yard setback shall be setback an
additional seven percent of parcel width, but in no case greater
than an additional five foot setback -1- f:;::;:'t :!:;:: ::::~y:;:=y .2 :!:;:::::t 4
- ';__J...__ "!:!lIJ...............,.-"lo "A F,..,.,.f- "oF h'l"-:'~':_""" )..-';,...h+- ~,.. '!'!"L ....'!!!"'IItp..........I'..ftII ...._.:_J...... ,..,,~ 1'1
........-..-- ---.. - -;., .-. -- - -- ------...."::1 .~--J...- -- - --..--..--. ...--..,...- -- -
f=~~. Me p~~=i~~ ~~ ~h~ b~il~i~~ ~~=!l i=~===~=~ = p!=~e
,.................-""n,..'t......~ ." -F~~~ ...... J..""'.""....... e+- +-k_ ....-:...:.............. ~';,:,,, ..,__,,:t __...I-..!""!I,."Lo. =:......,:/1
--------------J -- - --- --.. ----';1-...- -- ----- ---...-...--- ---- .r -- - ------.~ -.....-
~~t~~~~~q ~~ ~~ =~q!e ~~ ~= ~~~~~~ Z~~~ the ~e~ti==l t=~~= ~b~
- ,-~--i~~ ~~ ~~~ ~~~~
..........--- --- -- ~--- -- - - -
( j ) Addi tional Side Setback Above 21 Feet in Reiaht. . No
portion of the building, except permitted projections, shall
intersect a plane CCDIJIleJ1cing 21 ~eet in height at the mniaUll
sideyard setback and extending at an angle of 45 deqrees f:rom
the vertical toward the interior of the si te. This requirEment
- 3 -
n:I;48
~ '-' ~
may be modified by the Architectural Review Board under the
provisions of Section (1) below~
(k) ~dditional Side Setback for Corner Parcels~ An
additional sideyard setback equal to two percent of the parcel
width, but in no case equalling more than an additional two feet,
shall be provided along the street sideyard for corner parcels~
(1) Modifications to Setbacks above 14 feet in height. The
front yard and side yard ~:;;~;-::t setback requirements for the
port~on of a structure above 14 feet in height may be modif~ed
subject to the review and approval of the Architectural Review
Board if the Board finds that the JIOdification will not be
deterimental to the property r adjoining properties r or the
general area in which the property is located ~
(m) Front Yard Pavina ~ No more than 50-%- percent of the
required front yard area including driveways shall be paved,
except that lots with a width of 25 feet or less may bave up to
60 percent of the front yard area paved.
(n) Circular Drivewavs. No circular driveways shall be
permitted on parcels less than 100 feet in width.
( 0 ) Basements
subterranean garage
the exterior walls
the site~
and Subterranean Garaaes. No basement or
shall extend beyond the footprint created by
of the residence or accessory structures on
~
\..
(p) Access to Subterranean Garaaes and Bas~~~n~s. No
dri veway r stairway, doorway, lightwell-, window or other such
element to a subterranean or seai -subterranean garage or basement
shall be located in the front yard setback area.
(q) Roof decks. Roof decks shall be set back at least ~ee
~eet from the .unimUJD. sideyard setback.
Section 9010.8. Architectural Review. No building or
structure in the R1 Distr~ct shall be subject to archi 'bectural
review pursuant to the provisions of Chapter 5 of this Article
except: .
. (a ) ~lA lots d7veloped for surface parking lots I properties
1nstal11ng parabol~c antennae (only with respect to the antennae
and screening).
(b) Duplexes.
(c) Any structure above 14 feet in height that does not
conform to the required front and side yard and hei~ht setbacks
for structures above 14 feet in heigh~.- ~ ---
- 4 -
... '-, ~ ~ ....
IJ \J I~' q .
Section 9010.9. S_ubstantial Remodel. parklng shall be
provlded in accordance wlth the provislons of Subchapter 5E
9Q11.4 If the principal building on the parcel is substantially
remodeled or, if 50~percent or more addltional square footage is
added to the principal building at anyone tlme, or
incrementally, after ::::~ ~f:!~-:::''ti''u:: ~=t~ ,::,f th2-~ C'::c=.~::'2:!" Septelllber
8, 1988, provided such addition is 500 square feet or _ore.
k/kwr192
9/14/92
'~
- 5 -
1 ,," ""'"
G"iL0"
EXHIBIT B: RECOM~ENDED AMEND~ENTS
Subchapter 4A. Rl sinale Family Residential ~~~~ District.
section 9010.1. Purpose. The Rl Oistrict is intended to
provide a single family residential area free of disturbing
noises, excessive traffic, and hazards created by movinq
automobiles. The Rl district is designed to prevent burdens on
the public facilities, including sewer, water, electricity and
schools by an influx and increase of people to -ene- a degree
larger than the City's geographic limits, tax base or financial
capabilities can reasonably and responsibly accommodate. The Rl
district affords protection from deleterious environmental
effects and serves to maintain and protect the existing character
a~ St8tQ of the residential neighborhood.
section 9010.2 Perm~tted Use~. The following uses shall be
permitted in the Rl District:
(a) Hospice facilities.
(b) One single family dwelling per parcel placed on a
permanent foundation (including manufactured housing).
(c) One-story accessory buildings and structures up to 14
feet in height.
(d) Public parks and playgrounds
(e) Small family day care homes.
(f) state authorized, licensed, or certified uses to the
extent required to be permitted by state Law.
(g) Yard sales, limited to two per calendar year, for a
maximum of two days each.
(h) Domestic violence shelter.
Section 9010.3. Uses Sub;ect to Performance standards Permit.
The following uses may be permitted in the R1. District subject to
the approval of a Performance standards Permit:
(a) Large Family Day Care homes.
(b) One-story accessory living quarters, up to 14 feet in
height, on a parcel having a minimum area of 10,000 square feet.
(e) Private tennis courts.
Section 9010 - -4 Uses Subiect to Use Permi t" The following
uses may be permitted in the Rl District subject to the approval
of a Use Permit:
- 1 -
,..,'.:;t':1
t' ,_I l...' ~ l
(a) One-story accessory buildings over 14 feet in height or
two story accessory buildings up to a maximum height of 24 feet.
(b) Duplexes on a parcel having not less than 6,000 square
feet of area. a side parcel line of which abuts or is separated
by an alley from any R3, or R4 District.
Section 9010.5 condition~lly Permitted Use~. The
following uses may be permitted in the R1 District subject to the
approval of a conditional Use permit:
/00' nl',,..T,..,,,'V"~~ "'PI e l""'Ilell....."""'.I"'\,l J.,,~'I'T;-n1"P n.l""l-+- l.ol!!Joe-~ +-......o!"'!o'P"ll ~ ntlfl ~,.,?,ft....,""
.~" ~-s:-------~~ ~-- - r--~~- ___T___~ ------ ---- -.....--... -,---- -~----
~--~ _, ~~~~ ~ ~~~_ _~~_~7 ~~_~ ~~ L7~4~h ~~,~~ ~~ i~ ~~nD~~~~A
...--- -.... ---, - ---- r----- -_....- ~- .------- ~~--~, -- ~-r---~-~--
1...--- _ _ _"l '7 __... .,:__.,.. .... ......... n., ......_ c" n; cw~....-t,..-I--
-J _"15 -........-.1 ---.- _....~ -...-, --- -.... ------------
(b) o!:!~-~t~~~1 ~~~~~~~~~' ~~:!.2~i~;= ::,!r~~ ! -1 :!=-~t i:: =-~i;;!:t ~=-
t!~lO .ctc~~.. ~~ooc~=~. b!..!i!=.i::;-= up ~= ~ =::::!=~= _J:~i~6J.;,t =f ~ ~ f=:;t.
(a) Schools.
Section 9010.6. Prohibited Uses.
(a) Boarding houses.
(b) Rooftop parking.
(c) Second dwelling units pursuant to Section 65852.2(c) of
the Government Code, state of California.
(d) Any uses not specifically authorized.
Section 9010.7. Prooertv DeveloDment Standards. All property
in the R1 District shall -be developed in accordance with the
following standards:
(a) Maximum .Building Height.
(1) Two stories, not to exceed 28 feet, which includes all
building eleDlents except chimneys ::=:::~=::i=::.l :;::;:.:.i;;:::;:=.t ::.:=.=
car-=-~~..:..:::; ..
(2) On lots of more than 20,000 square feet with a m1nlmum
front parcel line dimension of 200 feet :;f =t~::=t :f~:;::t:::.go,
the height shall not exceed 35 feet for a pitched roof or 28
feet for = fl~t other types of roofs.
(b) Maximum Unit I;)ensity. One dwelling unit per parcel,
except where a ~:;;:;.~iti::::::.l Use Permit has been approved for a
duplex as permitted by Section 9010.5:=: 4(b).
- 2 -
n ;J';'\ t:: ,
~ ~ v
(e) Minimum 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 any parcel existing on the effective date of
this Chapter shall not be subject to this requirement.
(d) Maximum Parcel Coveraae. 40 percent, except that parcels
3000 square feet or smaller - may have a parcel coverage of 60
percent.
(e) Front Yard Setb~ck. As shown on the Official Districting
Map of the City, or, if no setback is specified, 20 feet.
(f) Add.:l;t;!9pal Front Setback Above 14 Feet in Heiaht. For
new structures or additions to existing structures having a
height in excess of 0:;:::':'- 14 feet .:!..:; !::::::.q!:=, 25 percent of the
maximum allowable front elevation shall be setback an additional
average amount equal to four percent of parcel depth, =~~~~q~ ~f
~ feet from the required front setback, but in no case greater
than ten feet ~~~=~= ~~=~~ = =~~~~~ ~loc~ ~~i~t~ ~~ ~~~ e~fe~ti~~
Ao~~ ~~ ~h4~ ~h~~~~~ ~~~~ ~~~~~A ~1~~~ ~ha" ~_~ ~_ __w~_~_A ~~
-~-- -- ----- ----,r ~~-, ---- -~~~--- ----- --..--- ~...- - --- ---...--- ........
.....J..._ ____1....'1.1_+-.:_.... _..f:' ~__.....f- "..7.........,._-1--:__..." ..,:........... nll,....r'Ii''''\~t:'\,.. _-F ___-1--1_...... +-J."",
---- ----------.~ -- -- _u_ ---- -----. --- x---x----- -- -------~ -.--
:;;==::.=::.::;:;=.1 =:r=:-~;r~ 5 :!~~~ !:0t!:'~~!:_ As used in this Chapter,
"maximum allowable elevation" shall mean the maximum theoretical
linear length of a given facade, which includes the parcel
width, minus required minimum setbacks.
(g) Rear Yard Setback. 20 percent of parcel depth to a
maximum of 35 feet:!5 f::;:;~., but in no case less than 15 feet.
(h) Side Yard Setb~ck. Ten percent
a minimum of=i~::; ~-~~ three feet
greater, but in no case greater than
!~~~ ~~~~ E,~~C ~~~~rQ f~~~, . ~i~i~~=
=~~~i=~~ (See also Section 9040.19.)
(i) Additional side Setbacks Above 14 feet in Height. Fifty
percent of the maximum allowable side bui Iding elevations in
excess of 14 feet in height ~!:,~:r~ t!:~ ~:r~~=q= ~='!:~~.:.! q:::-~::!~ --I-
above the required side yard setback shall be setback an
addi tional 1 foot for every 2 feet 4 inches above 14 feet of
building height to a maximum height of 21 feet. ~!!) p!:~~i~::. -.,:-
~~~ =~i!=i~; =~~11 !~t~:~~=~ = r!=~~ ~o~~~~=!~~ 21 ~~~t i~ h~i~~t
~.,... .,........._ ....-:......:............ ,.":.A'_ ~..~......~ __+-h""",_Lr ___..:I .-.'U"+-""'....",:,-i...,., ~+~.... ~_,.,__ _./: Ar
-- ---- -------... ---- J--- ------..... -...--......-........'"3 -- -... -.....::/-- -...
~~~~~~= :!~~= ~!:~ T'P..~~~!=~.! -==~~;.;;:.~~ +--J-.~ i~t~~i~~ ~:! +-h~ ~itG_
of the let parcel width or
six inches, whichever is
15 feet. ::=;;~"''':;=-, =::: 1=-==
.If oF,.....,,....,+- ,.....:~",...". "I'...~.."..A r.......~ 1 T h......
- ---- ---- J-- -.---- --
(j) Additional si~~ Setbac;k Above 21 Feet in Heiaht. No
portion of the building, except permitted projections, shall
intersect a plane coJlDlencing 21 feet in height at the minimum
sideyard setback and extending at an angle of 45 degrees from.
the vertical toward the interior of the site. This requirement
may be modified by the Architectural Review Board under the
provisions of Section (1) below.
- 3 -
n ' " t:: ..,
; I.} l' ..J ,)
(k) Addition~l Side Setback for Corner Parcels. An
addi tional sideyard setback equal to two percent of the parcel
width, but in no case equalling Bore than an additional two feet,
shall be provided along the street sideyard for corner parcels.
(1) Modifications to Setbac~s above 14 feet ip height. The
front yard and side yard ~~ight setback requirements for the
portion of a structure above 14 feet in height may be modified
subject to the review and approval of the Architectural Review
Board if the Board finds that the modification will not be
deterimental to the property, adjoining properties, or the
general area in which the property is located..
<Ill) Front Yal;'d pavina. No more than 50% percent of the
required front yard area including driveways shall be paved,
except that lots with a width of 25 feet or less may have up to
60 percent of the front yard area paved.
(n) Circular Dr;iveway=? No circular driveways shall be
permitted on parcels less than 100 feet in width.
( 0 ) Bi;tsements and Subterranean Garages. No basement or
subterranean garage shall extend beyond the footprint created by
the exterior walls of the residence or accessory structures on
the site.
(p) Access to Subterranean Garages and Basements. No
dri veway , stairway, doorway, 1 ightwel I , window or other such
element to 8 subterranean or semi-subterranean garage or basement
shall be located in the front yard setback area.
(q) ~oof decks. Roof decks shall be set back at least three
feet fro. the minimum sideyard setback.
Section 9010.8. Architectural Revtew. No building or
structure in the Rl District shall be subject to architectural
review pursuant to the provisions of Chapter 5 of this Article
except:
(a) RlA lots developed for surface parking lots, properties
installing parabolic antennae (only with respect to the antennae
and screening).
(b) Duplexes.
(c) Any structure above 14 feet in height that does not
conform to the required front and side yard=~= ~~i~~~ setbacks
for structures above 14 feet in beight.
Section 9010.9. Substant~al Remode~. Parking shall be
provided in accordance with the provls~ons of Subchapter 5E
~D~~.~ if the principal building on the parcel is sUbstantially
remodeled or, if 50% percent or more additional square footage is
- 4 -
j'iii"'l5,f
added to the principal building at anyone time, or
incrementally, after ~~~ ~ff~~~i?e A~~~ ~F t~i~ ~h~pte~ September
8, 1988, provided such addition is 500 square feet or more.
k/kwr192r
10/14/92
- 5 -
.~ ' -, r!: -
I .;' J I
EXHIBIT C
Lewis W. Tibbitts
Attorney at Law
615 21st Street
Santa MOnica. CA 90402
(310) 451-0935
CITy 0.-
Clrv . f- :
, PC,}.',_
, .
October 11, 1992
'f~fl
-. ......~':
.-
~ -:--,!':"jr..
.,~ fl.:r 12 '- ~
P 3 :23
Mr. Kenyon Webster, Manager of Planning
City of Santa Monica - City Hall
1685 Main Street, Room 212
Santa Monica, California 90401
Re Proposed Amendments to R1 Development Standards
Dea r Kenyon:
Guided by the objectives set forth in your Memorandum dated September 28, 1992,
I have reviewed the proposed R1 Development Standards and now recommend the
following additions and/or changes.
1. For purposes of clarity, add to Section 9000.3 necessary definitions for the
fo II owi ng terms;
Performance Standards Permi t -
Use Permi t -
Conditional Use Permit -- (if meaning has been changed by virtue of the
reclassification of some former conditionally
permitted uses).
Domestic Violence Shelter
Parcel Line Dimension
Pitched Roof --
Height -- liThe vertical dimension measured from the average natural grade
to a roof edge, or to the top of a wall, parapet, porch enclosure
wall, or equipment screen.11
2. Section 9010.7(d). Add at end of paragraph "provided setback requirements are
satisfied as set forth in these standards".
Reason for change. To establish priority of standards since conflict can arise
in connection with very small lots.
r.. ; ~l 5 ;:
Mr. Kenyon Webster
-2-
October 15, 1992
3. Section 90lO.7{f}. In the first sentence, second line, delete -- w~ich are
over - and add by substitution "having a building height in exces,> of".
Reason for change
The tenn "bui lding height" is al ready defined in
Section 9000.3 and its use in this sentence avoids
confusion.
4. Section 9010.7{f). In the first sentence, fourth line, delete -- average
Reason for change' The inclusion of the word 'laverage" creates confusion and
will give rise to abuses of the requirement.
5. Section 9010.7(i}. Substitute the following paragraph for the proposed
paragraph
"Fifty percent of the facade surfaces compnslng a side bui Iding elevation
which exceed 14 feet in height above the average natural grade shall be set
back an additional seven percent of parcel width or five feet whichever is
less,'L
Reason for change
The proposed paragraph is highly confusing and ambiguous.
The reference to llmaxirnum allowable side building eleva-
tions" wi 11 lead to erroneous results in practice, the
word Ilfacadel' is al ready defined in Section 9000.3.
It is hoped that these recommendations are helpful. If additional explanation or
clarification is needed, please call me at (310) 451-0935, or I can arrange to meet
you at your office.
Very truly yours,
~ -7;L
~ <--r--<~ .~
L. W. TIBBITTS
LWT:bp
n ': 'i 5 7