SR-8-B (46)LUTM:SF:/pch3.word.ppd
COUNCIL MEETING: January 26, 1993
T0: Mayor and City Council
FROM: City Staff
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Santa Monica, California
SUBJECT: Reeommendation ta Adopt for First Reading Proposed
Interim Ordinance Modifying the Development Standards
for Parcels Zoned RVC Lflcated 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 parcels
zoned RVC located alonq Pacific Coast Highway between the Santa
Monica Pier and the Northern City limits. As part of the City
Council action on the Local Coastal Plan (LCP), and in
conjunction with the adoption of the City Districting Map, the
City Council established new zoning district designations for
parcels located north of the Santa Monica Pier. This report
recommends implementatian of interim development standards until
the permanent standards can be incorporated into the Zoning
ordinance.
BACRGROUND
As part of the City Cauncil approval of the LCP, the Council
adopted development standards that would apply all parcels zoned
R2B and RVC. The development standards for the R2B parcels were
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adopted in December of 1992, howe~er, the standards for the RVC
parcels have not yet been incorporated into the Zoning Ordinanee.
In order to implement the new development standards it is
necessary to amend the RVC standards in the Zoning ordinance.
Given the Planning Commissian workload, staff estimates it cou~d
take up to six months before the Zoning Ordinance amendments
would bECOme effective. Therefore, since this presents a
hardship to property owners wishing to do small scale
improvements, staff is recommending the adoption af an interim
ordinance that will implement development standards until such
time as the permanent changes can be made to the Zoning
Ordinance.
The praposed interim ordxnance will apply only to RVC zoned
parcels north of the Santa Monica Pier. The propased ordinance
will be effective for 45 days under the provisions of the Zoning
ordinance. A subsequent public hearing will be held by the City
Council to extend the Ordinance for an additional 10 manths and
15 days or whenever the permanent standards are adopted whichever
comes f irst.
The developm~nt standards are identical to the R2B zoninq
standards adopted by Council in December 1992 with the exception
of a floor area ratio limit of 0.5. The allowed uses for the
parcels are consist~nt with the standards of the RVC district.
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BODGET~FINANCIAL IMPACT
The recommendation presented in this report does not have a
budget or fiscal impact.
RECOMMENDATION
it i5 recommended that the City Council introduce for first
reading the proposed int~rim ordinance.
Prepared By: Paul Berlant, Director of LUTM
Suzanne Frick, Planning Manager
Land Use and Transportatian Management Department
Program and Pa].a.cy Development Divisian
Exhibit A: Proposed Interim Ordinance
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SF:cg:ord4/ward.ppd
City Council Meeting 1-26-93 Santa Mon~ca, Ca~ifornia
ORDINANCE NUMBER
(City Cvuncil Series)
AN ORDINANCE OF THE CITY COUNCIL OF THE
CITY OF SANTA MONICA ESTABLISHING INTERIM DEVEL~PMENT
STANDARDS F~R PARCELS ZONED RVC LOCATED 4N
PACIFIC COAST HIGHWAY 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) On December 8, 1992 the City Council adopted a new
districting map which zaned all the parcels current~y occupied by
beach clubs to RVC (Residential Visitor Commercial) zoning.
(b) In order to implement the new development standards
for parcels zoned RVC it is necessary to amend the Zoning
Ordinance.
(c) Amending the Zoning Ordinance is anticipated ta take
appraximately six to nine months and therefore in order to
faci].itate development, an interim ordinance is necessary to
implement the new development standards until such time as the
Zoning ordinance can be amended.
(d) The proposed standards are consistent with the
development standards for al~ other parcels in the v~cinity and
are consistent with what the City Council adopted as part of
Local Coastal Plan approval process.
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(e) A significant level of development has occurred alanq
Pacific Coast Highway between the Santa Manica Pier and the north
City lxmits since January 1, 1989.
(f) 5ince January 1, 1989 at least twei~e projects have
been proposed that are 45 f~et in height. Thes~ projects limit
caastal views and affect light and shadaws in the area.
{g) If current development standards are permitted to
continue, prajects cauld be developed that wil~ severely impact
the coastal views from the Palisades bluff.
(h) Pending the modifications to the Zoning Ordinance to
establish new development standards fox RVC paxce~s along Pacific
Coast Highway, as described above, there is a current and
immediate threat to the public health, safety, and welfare.
Approval of additional subdivisions, use permits, variances,
building permits, ar any other applicable entitlement for us~
inconsistent w~th the following proposed interim standards would
result in a threat to public health, safety, or welfare.
Therefore it is necessary to establish on an interim basis
develapment standards for RVC parce~s in the area.
SECTION 2. Interim Zoning. Subject to the provisions of
Sections 3 of this Ordinance, the Planning Commiss~on and City
staff are directed, after January 26, 1993, ta disapprove all
requests for the issuance of building permits and tentative maps,
tentative parcel maps, administrative approvals, develapment
review permits, condi~ional use permits, or any other City
permits for any project on parcels zoned RVC located an Pacific
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Coast Highway between the Santa Monica Municipal Pier an the
south and the north City ~imits unless the project complies with
the following development standards:
(a) Permitted Uses: Al1 uses permitted in Part
9.04.08.12.020 0~ the Santa Manica Municipal Cade
(b) Uses Subject ta Performance Standards Permit. All
uses permitted by Performance Standards Permit in part
9.04.08.12.030 of the Santa Monica Municipal Code.
(c) Condit~onally Permitted Uses. All uses conditionaily
permitted in Part 9.04.08.12.040 of the Santa Monica Municipal
Cade.
(4) Prohibited Uses. All uses prohibited in Part
9.04.OS.12.050 af the Santa Monica Municipal Code.
(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 portio~ 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 af the Palisades bluff immediately behind
the pedestrian railing.
(ii} No portion of the building abave 23 f~et for a
flat roof, and 30 feet for a pitched roof may exceed 30 feet in
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width. Multiple projections above 23 feet for a flat roof and 30
feet for a pitched raof shall be separated by a minimum 20 foot
wide unobstructed view corridor. No projections, connections, or
mechanical equipment may be placed in the view corridor.
(2} Maximum Unit Density. For parcels greater than 4,Oa4
square feet, one dwelling unit for each 1,500 square feet of
parcel area is permitted. For parcels less than 4,000 square
feet, no dwel~ing units shall be permitted except that one
dwelling unit may be permitted if a single fam~ly dwelling
existed on the parcel on the effective date of this Chapter. No
more than ane dwelling unit shall be permitted on a parcel 40
feet or less in width.
(3} Maximum Parcel Covexage. 50 percent.
(4) Front Yard Setback. 20 feet or as shown an the
Official Districting Map, whichever is greater. At least 30% of
the building elevation abave 14 feet in height shall provide an
additional 5 faot average setback from the minimum required front
yard setback.
{5) Beach Rearyard Setback. 15 feet for parcels 1Do feet
or less in depth. 55 feet for parcels over 100 feet in depth.
(6) 5ide Yard Setback. The sideyard setback shal~ be
deterrainad in accordance with the fol~owing farmula, except far
lots af less than 50 feet in width, for which the sideyard shall
be ~.0~ of the parcel width but not iess than 4 feet:
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5' + (stories x lot width)
50'
At least 25~ of the side elevation above 14 feet in height shall
provide an additional 4 foot average setback from the minimum
side yard setback.
(7) Minimum Lot Size. 5,000 square feet. Each parcel
shall contain a minimum depth of 1~0 feet and a minimum width of
50 feet, except that parcels existing on the effective date of
this Ordinance shall not be subject ta this requirement.
{8) Floor Area Ratia. The maximum floar area ratio shall
be a.5.
(9) Deve~apment Review. A Development Review Permit is
required far any development of more than 15,DD0 square feet af
floor area.
{10) View Corridor. A structure with 7a feet or more af
frontage parallel to Pacific Coast Highway, shall provide an
unobstructed view corridor between Pacific Coast Highway and the
Ocean. The view corridor shall be a minimum af 20 feet in width
and 40 feet in height measured from the praperty line para~lel to
Pacific Coast Highway.
{11) Parking. Uncovered parking may be iocated in the
front half of the parcel and within the required frant yard
setback.
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(12) Architectural Review. Al~ naw construction, new
additions 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 9.32 of Article IX of the Santa Monica Municipal Code.
(13) As part of an Administrative Review application,
Zoning Administrator variance app~ication, Development Review
application, and Architectural Review Board application, the
applicant shall submit site line elevation drawings i~lustrating
the project's conformance to the site view envelope. Elevation
drawings shall be submitted with any required Archit~ctural
Review Board application illustrating the project in context with
existing structures along Pacific Caast Highway.
SECTION 3. Exemptions. The fallowing projects are exempt
from the pro~isions af Section 2 of this Ordinance:
(a} Any building or structure for which a bui~ding permit
was issued on or before the effective date of this Ordinance.
(b) Any pro~ect for which a vesting tentative map
applicati~n was filed and deemed complete an ar befare the
effective date of this Ordinance.
SECTTON 4. This Ordinance shall be of no further force and
effect after 45 days, unless prior to that date, after a public
hearing, noticed pursuant to Part 9.04.020.16.060 of the Santa
Manica Municipal Code, the City Council, by majority vote,
extends the interim ardinance.
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SECTION 5. Any provision of the Santa Monica Municipal
Cade or appendices thereto inconsistent with the provisians of
this Ordinance, to the extent of such inconsistencies and no
further, are hereby repealed or modified to that extent necessary
ta effect the provisions of this Ordinance.
SECTION 6. If any section, subsectian, sentence, clause,
or phrase of this Ordinance is for any reason held ta be invalid
or uncanstitutianal by a decision of any court of any competent
jurisdiction, such decision shall nat affect the validity of the
remaining portians 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 unconstitutiona~ without regard to whether
any partion of the Ordinance would be subsequently declared
invalid or unconstitutional.
SECTION 7. 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 afficial newspaper
within 15 days after its adoptian. This Ordinance shall becorae
effective 30 days from its adoption.
PPROVED AS O FORM:
OSE~'H LAWRENCE
cting City Attorney
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