SR-8B (4)
FEB 2 8 1995
88
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P&Z:DKW:f:\plan\share\pc\strpt\multstcc
City Council Mtg: February 28, 1995
Santa Monlca, California
TO: Mayor and Clty Councll
FROM: Plannlng Staff
SUBJECT: Proposed Amendment to Artlcle IX of the Santa Monlca
Municlpal Code to Establlsh Stepback Standards In Multi-
Famlly Dlstricts Lacklng Such Standards
INTRODUCTION
Proposed is the amendment of Artlcle IX of the Santa Monlca
Munlcipal Code to establlsh upper level stepback requlrements in
multl-family distrlcts which lack such standards, and to amend the
eXlsting stepback standards ln the BR Overlay district. The
purpose of the amendments lS to enhance access to light and air for
the resldents and nelghbors of new bUlldings ln multi-famlly areas,
as well as to promote greater bUlldlng artlculatlon. The Planning
commission approved the amendments on September 21, 1994
BACKGROUND
In 1988 the Clty Councll approved a new Zonlng Ordinance, WhlCh ln
the Rl zone mandated upper-level stepbacks to reduce the bulk of
new homes and to enhance llght and air for reSldents and nelghbors
of new homes. These concepts were extended to several other zones
ln the years Slnce 1988, includlng the OP distrlcts, the NW
dlstricts, and BR district, and the R2B dlstrict
However, the
standard R2, R3, R4 and R3R zones lack such requirements, which
would be changed with adoptlon of the proposed text amendment.
FES 2 8 1995
8B~
.
The BR stepback standards would be modlfied with th~s amendment to
be canslstent with the new standards. In revlewing proJects ln
zones which lack stepback requirements, the Plannlng CommlSSlon
requested that stepback standards be developed for those zones.
In worklng with the various stepback standards, the R1 standards
are generally the most readlly understood by appllcants as well as
belng egultable standards for small projects and additlons to
eXlstlng buildings. The language of the proposed amendment has
been modeled on the RI standards. These regulations require
signlficant stepbacks while allowlng deslgn flexibllity and not
penallzing small addltions or projects WhlCh do not seek to
maXlmlze the development envelope.
The baslc approach taken in the amendment 18 to requlre added front
and slde stepbacks beyond the mlnimum slde yard setback. For
proJects that maximlze the front elevatlon, an added stepback of
SlX feet from the front setback line would be requlred on a typical
150-foot deep parcel for 25% of those portions of the front
bUllding elevation that exceed 14 feet in helght. Stepback amounts
are based on percentages of lot depth or width so as to relate the
requirements to dlfferent parcel Slzes and have lower requirements
for smaller parcels.
For a standard 50-foot wlde parcel, the proposed standards would
result in an added stepback requlrement of three feet from the slde
2
setback llne for 50% of those portlons of the slde buildlng
elevation that exceed 14 feet In height.
A slrnllar approach would be taken for elevatlons exceedlng 30 feet
ln helght for the R3 and R4 dlstrlcts
For a l50-foot parcel, a
front stepback equal to nine feet would be requlred above 30 feet
in height for 25% of the front elevation, and a slde stepback equal
to five feet would be required above 30 feet in helght for 50% of
the side elevatlon.
All of the proposed stepback requirements would be averages,
allowlng deslgn flexibillty as to how the regulatlons should be
met. In addltion, under the amendments, as with the Rl standards,
the Archltectural Review Board would be empowered to modify the
stepback requirements If other buildlng features reduce mass to a
degree comparable to the stepback requlrements and if the
modiflcations would not be detrimental to the property or
nelghborhood.
BUDGET/FINANCIAL IMPACT
The proposed amendments would have no budgetjflnancial lmpact.
RECOMMENDATION
Staff recommends that the City COUDCll approve the proposed text
amendment on flrst reading wlth the following findlngs:
3
a) The proposed amendment ~s cons~stent in principle with the
goals, objectivesl pol~c~es, land usesl and programs spec~f~ed ~n
the adopted General Plan ~n that the amendment would enhance the
quality of life for resldents and nelghbors of new buildings in the
affected zon~ng districts by provldlng greater l~ght and alrl and
enhancing aesthet~cs by promotlng greater buildlng artlculat~on.
b) The publlC heal thl safety, and general welfare requlre the
adoptlon of the proposed amendment ~~ that the proposed standards
would enhance the provision of light and alr for resldents of new
bUlldlngs and for neighbors of such bUlldings, and would also
promote aesthetic interest by requlring greater bUlldlng
artlculatlon.
Prepared by. Suzanne Frick, PCD Dlrector
Kenyon Webster, Planning Manager
v2
4
CA:f:\atty\muni\laws\mhs\stepb
city Council Meeting 2-28-95
Santa Monica, Californla
ORDINANCE NUMBER (CCS)
(City Council Series)
AN ORDINANCE OF THE CITY COUNCIL OF THE
CITY OF SANTA MONICA AMENDING THE ZONING ORDINANCE
TO ESTABLISH UPPER-LEVEL STEPBACK REQUIREMENTS IN THE
R2, R3, R4, AND R3R ZONING DISTRICTS,
AND AMENDING UPPER-LEVEL STEPBACK REQUIREMENTS IN THE
BR R3 OVERLAY DISTRleT
WHEREAS, the Planning Commission adopted a Resolution of
Intention to amend the zoning ordinance to establish stepback
requirements in the R2, R3, R4, and R3R zoning districts, and to
modify stepback requirements in the BR R3 Overlay district; and
WHEREAS, the Planning commission held a public hearing on the
proposed amendment on September 22, 1994 and made recommendations
to the City Council following the hearing; and
WHEREAS, the City Council held a public hearing on the
proposed amendment; and
WHEREAS, the city Council finds and declares that the
proposed amendment is consistent ln principle with the goals,
objectives, policies, land uses, and programs specified ln the
adopted General Plan, in that the amendment would enhance the
quality of life for residents and neighbors of new buildings in
1
the affected zoning districts by providing greater light and air,
and enhancing aesthetics by promoting greater building
articulation; and
WHEREAS, the public health, safety, and general welfare
require the adoption of the proposed amendment, in that the
proposed standards would enhance the provision of light and air for
residents of new buildings 1 and would also promote aesthetic
interest by requiring greater building articulation;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA
MONICA DOES ORDAIN AS FOLLOWS:
SECTION 1. section 9.04.08.06.060 of the Santa Monica
Municipal Code is amended to read as follows:
9.04.08.06.060 Property development
standards.
All property in the R2 Dlstrict shall be
developed ln accordance with the following
standards:
(a) Maximum Building Height. Two stories,
not to exceed 30 feet, except that there shall
be no limitation on the number of stories of
any Affordable Housing Project, as long as the
building height does not exceed 30 feet.
2
(b) Maximum unit Density. One (1)
dwelling unit for each 1,500 square feet of
parcel area. No more than one (1) 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 September 8,
1988.
( C) Maximum Parce 1 coverage.
Percent {Sot) of the parcel area.
Fifty
(d) Minimum Parcel 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
September 8, 1988 shall not be subject to th1s
requirement.
(e) Front Yard Setback. The minimum
required front yard setback shall be e1ther
twenty (20) feet, or shall comply with the
minimum required front yard setback as set
forth in the Official Districting Map for the
district, whichever area is greater.
(f) Rear Yard Setback. Fifteen (15) feet.
(g) Side Yard Setback. The minimum
required side yard setback shall be determined
in accordance with the following formula,
3
except that for lots of less than 50 feet in
width, the minimum required side yard setback
shall be ten percent (10%) of the parcel
width, but in any event not less than four (4)
feet:
5' + (stories x lot width)
50'
(h) Development Review. A Development
Review Permit shall be required for any
development of 15,000 square feet or more in
floor area.
(i) Private Open Spaoe.
Any project
containing four (4)
or more residential
dwelling unlts shall provide the following
minimum private open space:
100 square feet
per unit for projects with four (4) or five
(5) units, and 50 square feet per unit for
projects of six (6) units or more. For
purposes of this requirement, residential
dwelling unit shall mean any unit 376 square
feet in area or larger.
Affordable Housing
Projects may substitute one (1) square foot of
common open space for each square foot of
required private open space.
4
;~ Upper-Level Slepback R~quiTQments.
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SECTION 2.
Section 9.04.08.08.060 of the Santa Monica
Municipal Code is amended to read as follows:
9.04.08.08.060
Property
development
standards.
All property in the R3 Distrlct shall be
developed in accordance with the following
standards:
(a) Maximum Building Height. Three (3)
stories, not to exceed 40 feet, except that
there shall be no limitation on the number of
stories of any Affordable Housing Project, as
6
long as the building height does not exceed 40
feet.
(b) xaximum Uni t Density. One (1)
dwelling unit for each 1,250 square feet of
parcel area. No more than one (1) 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 September 8,
1988.
(c) Maximum Parcel coverage. Fifty
Percent (50%) of the parcel area.
(d) Minimum Parcel 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
September 8, 1988 shall not be subject to this
requirement.
(e) Front Yard Setback. The minimum
required front yard setback shall be either 20
feet, or shall comply with the mlnlmum
required front yard setback for the district
as set forth in the Official Districting Map,
whichever area is greater.
(f) Rear Yard Setback. Fifteen (15) feet.
(g) Side Yard Setback. The minimum
required side yard setback shall be determined
7
in accordance with the following formula,
except that for parcels of less than 50 feet
in width, the minimum required side yard
setback shall be Ten Percent (10%) of the
parcel lot width, but in any event not less
than four (4) feet:
5' + (stories x lot width}
50'
(h) Development Review. A Developme.nt
Review Permit shall be required for any
development of 22,500 square feet or more in
floor area.
(i) Private open Space. Any project
containing four
(4 )
or more residential
dwelling units shall provide the following
minimum private open space:
100 square feet
per unit for projects with four (4) or five
(5) units, and 50 square feet per unit for
projects of six (6) units or more. For
purposes of this requirement, residential
dwelling unit shall mean any unit 376 square
feet in area or larger. Affordable Housing
Projects may substltute one (1) square foot of
common open space for each square foot of
required private open space.
8
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Upper-Level stepback R~quir~ments.
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SECTION 3. Santa Monica Municipal Code section 9.04.08.10.060
is amended to read as follows:
9.04.08.10.060
property
development
standards.
All property in the R4 Distr1ct shall be
developed in accordance with the following
standards:
(a) Maximum Buildinq Height. Four (4)
stories, not to exceed 45 feet. There shall be
no limitation on the number of stories of any
hotel,
parking
structure,
or
Affordable
Housing Project, so long as the height does
not exceed 45 feet.
(b)
Maximum Unit
Density.
One
(1)
dwelling unit for each 900 square feet of
11
parcel area. No more than one (1) 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 September 8,
1988.
(c) Maximum Parcel coverage. Fifty
Percent (50%) of the parcel area.
Cd) Minimum Parcel 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
September 8, 1988 are not subject to this
requirement.
(e) Front Yard Setback. The minimum
required front yard setback shall be either
twenty (20) feet, or shall comply with the
minimum required front yard setback for the
district as set forth in the Official
Districting Map, whichever area is greater.
(f) Rear Yard Setback. Fifteen (15) feet.
(g) Side Yard Setback. The minimum
required side yard setback shall be determined
in accordance with the following formula 1
except that for lots of less than 50 feet in
width, the minimum required side yard setback
shall be Ten Percent (10%) of the parcel
12
width, but in any event not less than four (4)
feet:
5' + (stories x lot width}
50'
(h) Development Review. A Development
Review Permit shall be required for any
development of 25,000 square feet or more in
floor area.
(i)
Pri va te Open space 0
Any project
containing four
(4)
or more residential
dwelling units shall provide the following
minimum private open space:
100 square feet
per unit for projects with four (4) or five
(5) units, and 50 square feet per unit for
projects of six (6) units or more. For
purposes of this requirement, residential
dwelling unit shall mean any unit 376 square
feet in area or larger.
Affordable Housing
Projects may substitute one (l) square foot of
common open space for each square foot of
required private open space.
.
. . I
Upper-Level Stepback Requirenents.
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SECTION 4. Santa Monica Municipal Code Section 9.04.08.64.060
is amended to read as follows:
9.04.08.64.060
Property
development
standards.
All property in the R3R District shall be
developed in accordance with the following
standards:
(a) Maximum Building Height. Two (2)
stories, not to exceed 30 feet, except that
there shall be no limitation on the number of
stories of any Affordable Housing Project, as
long as the building height does not exceed 30
feet.
(b) Maximum Floor Area Ratio. 1.0.
(c) Maximum unit Density. For parcels of
4,000 square feet or more, one (1) dwelling
unit for each 1,250 square feet of parcel area
shall be permitted. For parcels less than
4,000 square feet, no dwelling units shall be
permitted, except that one (1) dwelling unit
16
may be permitted if a single family dwelling
existed on the parcel on September 8, 1998.
(d)
Maximum Parcel Coverage.
Fifty
Percent (50%) of the parcel area.
(e) Minimum Parcel 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
September 8, 1988 shall not be subject to this
requirement.
(f) Front Yard Setback. The minimum
required front yard setback shall be either
twenty (20) feet, or shall comply with the
minimum front yard setback for the district as
set forth in the Official Districting Map,
whichever area is greater.
(g) Rear Yard Setback. 15 feet.
(h) Side yard Setback. The minimum
required side yard setback shall be determined
in accordance with the following formula,
except that for lots of less than 50 feet in
width, the minimum required side yard setback
shall be Ten Percent (10%) of the parcel width
but in any event not less than four (4) feet:
5' + (stories x lot width)
50'
17
(i) Development Review. A development
Review Permit shall be required for any
development of 22,500 square feet or more in
floor area.
(j) Private Open Space.
Any project
containing four
(4)
or more residential
dwelling units shall provide the following
minimum private open space:
100 square feet
per unit for projects with four (4) or five
(5) units, and 50 square feet per unit for
projects of six (6) units or more. For
purposes of this requirement, residential
dwelling unit shall mean any unit 376 square
feet in area or larger.
Affordable Housing
Projects may substitute one (1) square foot of
common open space for each square foot of
required private open space.
< Upper-Level Stepback Rcquirements~
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19
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- - . I
SECTION 5. Santa Monica Municipal Code Section 9.04.08.65.060
is amended to read as follows:
9.04.08.65.060
Property
development
standards.
All property in the BR Overlay District
shall be developed 1n accordance with the same
standards as those listed for the underlying
zoning district except for the following, if
different:
(a) Maximum Building Height. Two stories,
not to exceed thirty feet;
(b) Maximum unit Density. One dwelling
unit for each twelve hundred fifty square feet
of parcel area. No more than one dwelling unit
shall be permitted on a parcel of less than
four thousand square feet if a single family
dwelling existed on the parcel on September B,
1988;
(c)
Maximum Parcel Coverage.
Fifty
percent;
20
Cd)
Minimum Parcel Size.
Five thousand
square
feet.
Each
parcel
shall
contain
a
minimum
depth
of
one
hundred
feet
and
a
minimum
width
of
fifty
feet,
except
that
parcels existing on September 8,
1988
shall
not be subject to this requirement;
(e) Front Yard Setback. Twenty feet, or
as
shown
on
the
Official
Districting
Map,
whichever is greater;
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"the
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f:::-,:;::"t
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;~, Upper-Level Stepback Require~entsw
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("'to ,';'" .
(g) Side Yard Setback.
(1) The side yard setback for lots
of less than fifty feet shall be ten percent
of the parcel width but not less than four
feet,
(2) For lots fifty feet in width or
greater,
the side yard
setback
shall
be
determined in accordance with the following
formula:
5' + (stories x lot width)
50'
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(i) (h} Usable Private open space. All
units shall have the following minimum amounts
of usable private open space per unit: one
23
hundred square feet for projects with four or
five units, and fifty square feet for projects
of six units or more. Private open space shall
include a deck, yard, patio or combination
thereof, which is adjacent to, accessible
from, and at the same or approximate elevation
as the primary space.
SEeTION 6. 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.
SECTION 7. 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 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.
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SECTION 8.
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 be
effective 30 days from its adoption.
APPROVED AS TO FORM:
~R~~
City AttorMy
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