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Council Meeting: March 8, 1994 Santa Monica, California
T0: Mayor and City Council
FROM: City staff
SUBJECT: Review of Proposed Standards for Portions of the M1 and
C5 Districts (the Light Manufacturing and Studio
Distr~ct); Introduction for First Reading of OrdYnance
Amend~ng Ex~sting Interim Ordinance; and Authorization of
Select~on of a Consultant to Prepare the Environmenta~
Impact Report on the Proposed Permanent Standards.
INTRODUCTION
This report recommends that the Czty Counc~l ha~d a pubZYC hearing,
~eview the propased standards for environmental review tor portions
of the Ml and C5 districts located north af the Santa Mon~ca
Freeway and east af Nine~eenth PZace Alley (the Light Manufacturing
and Studio District}, introduce for f~rst read~ng an ordinance
amending the ex~sting inter~m o~-dinance (Ordinance 1707y, and
authorize staff ta hire the consulting firm of Christoph~r A.
Joseph and Associates to prepare ar~ env~ronmentai impact report
(EIR) on the proposed standards.
BACKGROUND
In June of 1993 the C~ty Council adopted Ordinance 1687(CCS) which
~mposed new d~velopment standards for most commercial areas of the
City. At that time the Cauncil also adopted interim zoning
requirements for partians of the M1 and C5 district~ located narth
of the Santa Man~ca Freeway and east of 19th Place Alley, {now
referred to as the Light Manufacturing and Studio District) pending
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the completion of a land use study and environm~ntal i~paet report.
The area is currently subject ta Ordinance 17p7(CCS) which sets
interim de~elopment standards and permitted uses. Ordinance
1707(CCS) will be in effect for sixteen months and fifteen days,
and will expire on March 26, I995.
The interim ordinance adopted by the City Council applies to the
area shown on the attached map (Attachment A), and includes a
specYal study zone consistYng af three separate parcels. The
interim development s~andards for the special study zone include a
reduced floor ar~a ratio for commercial projects and a floa~ area
ratio bonus for resident~al pro~ects. At the time the City Council
adopted the intezim ordinance, the Council directed staff ta
examine other cities' ordinances in relation to studio use
districts, and h~re a design consultant and an economic consultant
to study the feasib~lity af a~lowing or encauraging residential
uses in the special study zone. The City Council also directed
staff to conduct publ~c hearings before the Planning Commission and
City Council folla~r~ng completion of the des~gn and econom~c
studies in order to define the EIR pro~ect alternati~ves.
In December 1993, the Planning Commission held a public hearing,
reviewed the resu3ts of the deslgn and ecanQmZC studies, and ~ade
recommendatians regarding permanent standards. The Commission
approved a motion recammend~ng that the prapased permanent
standards and uses be consistent with those contained in the
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interim ordinance and that the EIR consider the four alternatives
recommended by staff for the special study zone as well as one
additianal special study zone alternative. The Planning Commission
recommendation is d~scussed in detail under the Planni~g Commission
Action sectiQn of th~s report.
The timeline for campletion of the Light Manufacturing and Studio
District rezon~ng pra3ect is as follows:
March '94 City Cauncil to hold public hear~ng,
review standards and autho~~ze staff
to hire consultant to prepare ~IR.
Summer '94 Public Hea~ings on certification of
EIR and adoption af permanent
standards.
Fall '94 Adopt~on of permanent standards.
ANALYSIS
Studia District Ordinances
In revi~wing standards for three local communities with studio uses
(Culver City, Los Angeles and Burbank), staff found that Los
Angeles and Burbank da not have specific studio districts, but
allow studios and studio related uses Yn various commerc~al and
industrial d~str~cts. In Culver City, the C~ty has an area
designated as a Studio Zone. However, the zaning ordinance
requirements for the Studio Zone are minimal, and according to
Culver City Planning staff , the future develapment and expansion of
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studxos within the zone will be governed by revie~a and appro~al of
specific development plans.
Desiqn Study
Fallowing the adaptian 4f the interim ordinance ~n October 1993,
staff hired the firm of Elizabeth Moule and Stefanos Polyzoides,
Architects and Urbanists, to develap prelimi~ary design standards
far the three parcels in the special study zone. The results of
the design study inc~ude overall policies far the area surrounding
the special study zone, as tae11 as sp~cific height and setback
recommendatians for projects developed on the three sub~ect
parcels.
In regard to the overal~ urban strategies for the special study
zone, the design cansultants r~commend that a number of street
extensions b~ considered as part of any new develop~ent project in
order to increase p~destrian and vehicuiar access through the area.
As indicated ~n the design study (Attachment B}, this could be
accomplzshed by connecting Franklin and/or Stewart Street ta
alympic Boulevard, and connecting Pennsylvania Avenue to Stewart
Street. In addition, the consultants recammend that a~leys be
introduced on large parcels in order to reduce parcel square
footages and create develapment opt~ons for smaZler pro~ects.
The d~sign consultants also recommend speeific design standards for
deve~opment in the special study zone inciuding setbacks, open
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space location and street frontage requirements. These standards
are intended to insure that any residential development is
eompatible with surrounding uses.
In addition, the study concludes that three critical issues must be
accommodated within the dev~lapmen~ code. These include: safety
in the passage of residents between parking places and ~heir
dwellings; direct access to and fram sidewalks as a way of
separating residents from the areas that are used primarily by
industrial users; and adequate open space for shared recreational
or public use. The EIR will eonsider the recommended design
standards for the special study zone as part of the pra~ect
alternatives.
Ecanomic Study
Following the adoption of the interim ardinance~ staff hir~d the
Real Estate Consulting firm of Kotin, Regan and Mouchly (KRM) to
determine the ecanamic feasibility of mixed use development in the
specia~ study zone. KRM analyzed the econamic feasibi~ity of
industrial and mixed-use industrial/residential development on the
three sub~ect parcels. Within the constraints of the interim
zoning for the three lots under study, KRM used land use residual
models ta ilZustrate the profitabiZzty to deveZopers of a~ter~at~ve
development scenar~os based on current development costs and
operating income and expens~ assumptions. The analysis concludes
that the price of land determines the econam~c feasibility of a
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project. Therefore, it is a policy decision ~ahether to adjust the
development standards to achieve certain property values or
establish development standards with the unders~anding that
property values will adjust based upon the maximum development
potential.
Based on recent transactians zn the area, KRM determin~d industrial
praperty to have a raw land value of approximately $78 per square
foot, and residential property to have a ra~r land value of
approximately $5~ per square foat. It should be noted that due to
the few number af recent industr~al property sales in the area, the
economic consultant's estimate for the industr~al property raw land
value is based an only t~ao recent transactians.
The economic analysis concluded that based on a cammexcial rent of
$2.25 per square foot, a mixed-use development w~th a floor area
~atio of 1.5 containing 75% residential apartments and 25% h~gh-
tech ~ndustrial would be profitable w~.th a land cost of $54 per
square foot ar less. The analysis alsa concluded that a
development with a floor area ratio of .65 containing only high-
tech industrial would be profitable with a land cost of $52 p~r
square faot or 1ess. Based on estimated land values in the area,
develapment of a mixed-~se pro?ect wzth a Z.5 f~o~r area ratzo and
75•°s residentia~ would only be slightly more profitable than
development of a 100o commercial project [tirlth a.55 flaar area
ratio. Th~refore, the additional floor area ratio ~ncentive
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contained in the ~nterim ordinance may nat be adequate to encourage
residential development. A higher ratio of commercial square
footage to residential square foQtage would result in a more
profitable pro~ect. For example, a pro~ect with a mix of 50%
commercial and 50% residential cauld be profitable G~ith a land cost
of up to $63 per square foot, and a project with a ratio ~f 6~ o
commercial and 40% residential could be profitable with a land cost
of up to $93 per square foot.
Based an the findings af the economic analysis, staff is
recommend~ng that in addition to the mixed-use ratio contained in
the interim ordinance, the project EIR look at an aption which
conta~ns a ha.gher ratio af commercial square footage to residential
square foatage.
Amendment of Interim Ordinance
Since the Planninq Commissian revi~w of the proposed standards in
December of last year, an issue has been raised regarding th~
potentia~ expansion of Crossroads Schaol which is locat~d in the
interim zoning area. Under the provisions of the existing inter~m
ordinance, schools would be subject ta a 1.D FAR and a two story
height limit. Representatives of Crossraads Schaol for Arts and
Sciences Zocated at ~714 2Zst Street have requested that the
interim ordinance be amended to allow projects associated with the
expansion af pub].ic or private el.ementary and secondary schools
(Grades K through 12) existing prior to September 8, 1988~ a 1.5
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FAR and a four stary height limit. Thls provisions would also be
included in the proposed permanent ordinance for the Light
Manufacturing and Studio District. Staff is recommending that the
City Council introduc~ for first reading the a~tached ordinance
{Attachment C) which wauld amend the existing interim ordinance to
include the exception for elementary and secondary schools as
described above. As propased, the revised int~r~m ardinance would
be zdentical to Ordinance 1707 (CCS}~ with the following
modificat~ons to the "Property Development S~andards" noted in
bold:
(D} Praperty Development Standards. Al1 proper~y in
the area designated as the inter~m zaning study area an
the attached map shall be develaped in accordance with
the falloEaing standards:
(1} Maximum Building Height. Maximum buildinq
height shall be 2 stories, 30 feet, except that for
prajects associated with the expansion of public or
private elementary and secondary schools {Grades K
through 12) existing prior to September 8, 1988, a
max~mum height of four stories, 45 feet shall be
permitted. Far projects located on parcels designated
"speclal study zones" on the attached map, a r~aximur~
height of four stora.es, 45 ~ may be permitted ~•rith the
approval of a Conditional Use Permit for pra~ects
containing at least 75% residential. Th~re shall be no
limitation on the number of sta~i~s o~ any detached
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parking structure so long as the height does not exceed
the numb~r of feet permitted in the district.
(2} Maximum Floor Area Ratia. ~.0, except
that far projects associated with the expahsian of public
or private elementary and secondary schools {Grac3es R
through 12) existing prior ta September 8, 1988, a
maximum floor area ratio of 1.5 sha~l be p~rmitted. Far
projects lacated on properties designated "special study
zones" on the attached map, .65, except that a maximum
floar area ~atio of 1.5 may be perx~it~ed with the
approval of a Conditional Use Permit for pro~ects
cantaxning at least 75% residential on such "speca.al
study zone" designated propert~.es.
Proposed Standards
The proposed developmen~ standards and perm~tted uses far the
entire Light Manufacturing and Studio District are similar to those
contained in Ordinance 1707(CCS} with the addition of the exception
~or school uses. The list of permitted uses includes ind~strial
and quasi industrla~ uses~ including high tech entertainment and
other design industries. The permitted uses also distinguish
between uses which are limited ta a maxamum of 500 offzce space ana
those allowed with unlimited office space, as long as the off~ce
space is relat~d to the primary use located on the sar~e s~te.
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The proposed interim development standards for the district include
a two story, 30 foot height limit with a 1.0 floor area ratio and
the exception for schools as stated above. These standards apply
to the entire distr~ct~ with the exception of the special study
zone. As stated above, the three parcels located in the special
study zone have been considered for m~xed-use and residential
development.
Based on City Council direction, the results of the ecanomzc and
design studies for the special study zone, staff is recommending
that the environmenta~ impact r~port consider the following four
alternatives for the spec~al study zones:
o No special study zone. The three sub~ect parcels
would be sub~~ct to the same standards that would
apply to the Light Manufacturing and Stud~o
district as a whole.
o Special study zane urith the standards contained zn
the interim ard~nance. Theses standards restr~ct
the floor area ratio of commercial projects to .55
and allow a floor area ratio of 1.5 for pro~ects
that contain at least 75o residential.
o Speciai study zone wi~h standards that restrict the
f~oor area ratio of most commercial prajects to
.5Q, a11ow a floor area ratio of up to .~5 ~ar
commercial prajects that cantain a movie studio or
a related use, and allow a floor area ratio of up
to 1.o for projects that conta~n a movie studio or
a related use and at least 30% resident~al.
o Spec~al study zone with standards that res~rict the
floor area ratio of cam~ercial projects to .65 and
allow a floor area ratio of 1.0 for pro~ects that
cantain at least 30o residential and a flaor area
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ratia of 1.5 for projects that contain at least 50%
residential.
As pr~viously stated, these four alternatives were included in the
original City Counc~l direction. Staff is recommending that all
four alternatives by considered, with Council to determine what the
permanent standards will be based on the EIR results.
Planninq Commissian Action
The Planning Commiss~o~ held a publ~c hearing on the prop4sed
standards for the Light Manufacturing and Studzo Distriet in
December of 1993. Following revzew of the proposed standards and
the results af the design and econamic studies~ ~he Planning
Commission approved a motion recommending that the EIR study the
standards and uses contained in the ~nteri~ ordinance. In relation
to the special study zone, the Cnmmission recommended that the EIR
consid~r the four alternatives recommended by staff, as well as a
fifth altex-native which 4rould allow a 1.5 FAR for pro~ects that
contain at least 40o residential. The alternative ~aould read as
fo~lows:
o Special study zone with standards that
restrict the floor area ratio of ~ommercial
projects to .65 and allow a floar area ratio
of 1.0 for pro~ects that contain at least 300
residantial and a fioor area ratio of 1.5 ~or
projects that cantain at Zeast 44%
residential.
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CONSULTANT SELECTION
In January of this year staff sent aut a Request for Pr~posal (RFP)
to prepare the ETR on the permanent standards to s~xteen
enviranmental consultants. A total of nine responses were received
with cost rang~ng from $48,5Q0 to $82,500. Staff is recommending
the selection of Christopher A. ~oseph and Associates at a cast af
$53,482.
$UDGET~FINANCIAL IMPACTS
The recommendation in this report regard~ng Council authorization
to hire Christ~pher A. Joseph and Associates to prepare the EIR for
the proposed permanent standards w~l~ result in a financial impact
of $53,482. Sufficlent funds are available in account number O1-
210-267-ODO-5506-a0000 for this expenditure.
STAFF RECOMMENDATION
It is recommended that tihe City Council hold a public hearing,
amend the existing interim ordinance, review the results of the
economic and design studies for the special study zone, and
authorize staff ta hire Chr.~stopher A. Joseph and Associates ta
prepare the EIR on the proposed permanent standards.
Prepared by: Suzanne Fr~ck, D~rector of LUTM
Dav~d Martin, Associate Planner
Attachments: A. Map of Light Manufacturing and Studio District
study area
B. Design S~udy dated 12/01/93
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C. Proposed Interim Ordinance
ccrepart/mlydccsr
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A T TA CHMEN T A
Interim Zonmg Study Area
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Interim Zon~ng
5tudy Area
Special Study
Zone
A T TA CHMEN T B
' CfTY OF SAI~iTA MOi~IICA
LIGi-iT MA~[UFACTURING/RESEARC}a A~ID DEVELOPMENT STUDY
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ELIZABE7H MOULE & STEFANOS POLYZ~ID~S
A1iC'i1TECT5 ,Ah^ UR6Ay~575
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TABLE OF CONTENTS
lntraductron
1 Method And Approach
2 4~erail Urban Strategies & Stancfards
3 Development Cade -Uses
-Densities
-Urban Form
-Architecturai Form
4 Conclusions
5 Technrcal Appendix -Use Mlx Feasibiiity Tables
-Relevant Code Information
C[TY OF SA'~ITAMOI~IIG/~ L~GHT h4ANliFACTURII*iG/RESEARCH AND DEVELOPNfEI~T ST[]aY
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[NTRODUCTIOI~I
The C~ty of Santa Monica commissianed Moule and Polyzoides #o analyze development
standards set forth ~n an ex~sting interim ordrnance #or a proposed fight
manufact~ring/ R& D district in said City and to prepare des~gn standards for rriixed-
use development on a small num~Er of designated parceis wEthEn it Our findings are
structured as follows
~ Method and Approach describes the process by which our office with on-gang
contact and criticisrt~ by C~ty Staff framed and executed this pro~ect
2 Overall Urban Strategres and Standards autlines the physical de~elopment
ob~ecti~es that will be accomplishec! at the scale of mcfividual buildmgs, city blocks and
streets w~thm the study area by the application of a development code
3 The Developmenf Code is a set of gu~delines for the use, density, urban form and
architectural form standards that wiil aliow #or a predictabfe anci orderly process of
de~elopment within the study area
4 Conclusrons d~sc~sses the fundamentaf d~fferences be#ween the exist~ng City of
Santa Manica Interrm Light Manufiactur~ng/R&D ordmance and the proposed
De~elopment Code
5 A Techn~cal Appendrx includes ar~ ana~ysis of the density provisions of fhe
interim LM/R&a ardinance and establishes a range of feasibdity for a ~ariety of use
rr~ixes A preliminary readmg af zoning, building and ADA cades further confirms that
the dens~#y targets established as viable can be del~~erecf within conventional design and
building practice
CITY OF SA[~[TAMONICA L~GFiT 'VIAVUFACTURENG/RESEARCH AND DEVELOPfv1EI~iT STUDY
' METHOD Ai~ID APPROACH
' Current Gity af Santa Manica ordinances and regulations impos~ a ~arrety of
pe~formance standarcis far the deveiopment of the M~/RD d~strict Most of these
standards are ~erbal or numer~cai and they are presented si~gly and sequentialiy
' without a c~ear understanding of the cumulati~e physrcaf consequences of the~r
~ppiication.
' It is the intention of this pro~ect to propose a simple, understandaE~le and enforceable
de~eiopment code that gathers all relevant ~nfarmation #F~at applies to the prafect area
The City wdl adminrster ~t and developers, des~gners and budders ~rvdl eas~ly folbw its
' pro~isions Such a cade should be thought a# as a pred~ctable instrumen# that allows #he
orderly de~elopmen# of the public realrr~ of parts of the ~ndustrial distrrct of the Ci#y of
Santa Monica as s~ngle deveiopment pro~ects appear incrementally for approval ancf are
' constructed o~er trme
The prov~srons of the cocfe ar~ ap~~ied on mdi~iduai parcels ~ut its effects are meant to
' esta#~iish urban strategies and standards beyond mdiv~dual properties and pro~ects, in a
manner that firmiy establishes the ~dentity of Sar~ta Monica as a specia~ place withir~ the
urban fabric vf Southern Caiifornia
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C[TY OF SAVTA~V~On[[CA LIGMT MAf`UFACTURItiG/RE$`cARCH A:VD DEVEi.OP'vtENT STUDY
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' OVERALL URBAN STRATEGIES AND STA1~iDARDS
' A A nurnber of street extensions shauld be cans~dered as part of this pro~ect ir~
order to mcrease pedestrian and vehicular connecti~rty through thES district Th~s can be
' accomphshed by ~ncreasing the rur~ of streets and reducing the size of blocks Franiclin
and S#anford Streets shoufd be connected to Olymp~c Boulevard. iowa Aven~e should be
connected ta Stewart Street Alleys st~oulc! be mtroduced that cor~nect Colorado Avenue
' with lowa Avenue and loop around Nebrasica A~enue as mdicated in the followEng draw+ng
B The architectura~ and urban grain of Santa Manica and by extension its
c#~arac#er is determmed by the lat divisions af its blocks Many more such divisions
' than currentfy exist shoufd be encouraged as pro~ects are de~eloped withir~ the M11RD
district Propert~es shauld be dr~ided for p~anning purposes into a var~ety of lat
incremen#s o# sizes be#ween the max~mum and m~rnmum de~elopment parcels allowed
' C. Housmg should be introduced into the M1/RD d~stnct in a manner that is
reversible aver time Ti~e architectural, fandscape and open space standards that are
' applicable to industriai buEldfngs should be also applicable to housing The uses to
which such burldmgs are p~at can then be changed back and for#h oWer time The only
housmg type that 3s re~ersible m the manner descr~bed abo~e is the loft It conststs af
gross space, with tf~e onfy different~ation pravided by bathrooms and ki#chens Lofts are
' proposed #or this prolect in an a~erage srze of 7 00~ s f The ~ntroduct~on of
convent~nnal housing types within the M1/RD distrrct should be disco~raged
, D Ho~sing sta~dards within the M1/RD d~strict should support a variety of
amen~ties and should be compat~ble with those su{~portrng afl other uses Three crit~cal
issues must be acc~mrr~otiate~i witnm the deve9opment code• Safety m the passage o#
' residents between parkmg places and their dwelhngs Direct access #o and from
sidewalks as a way af separating them fr~m the areas that are used pnmarily by
indus#rial users And adequate open space for sharecf recreational ar public use
' E The ~ncremental growth of the Mi/RD district should be accomplished m a
manner that focates buifdings on the property lines ad~acent to streets and directs
parking acti~ities on the ~nterEOrs of blocks Patential reta~l spaces should be located on
, pr~nc~pa! street frontages or-ly
F Streets should be dif#ere~t~ated by four different types alleys, minor streets,
~ ma~ar streets and parkways The dimens~onal, architectural and landscape
charactenstics of roadwayt s~dewaik, plant~ng str~p and setback should be de#errr~med in
section #or each street type wi#hm the entire M1/RD zor~e
' ~ The architec#ural standards for this drstrict should be based ~rincapaily on
typolog~cal r~ot stylistic coding Whrle a particular range of buiid~ng types wiil be
promo#ed. arch~tectural expression r~eeds to rema~n unlegrslatecf an the interest of
' ma~ntaining the histonc 'ro~gh edge' charac#er of the existing ~ndustrral district
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CITY OF SAI4TAMONICA LIGHT NIAI\UFACTURIf~G~RESEARCH AND DEVELOPMENT ST[;DY
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0' Setback '
rype I
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Type II
S Proposed
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ryP~ III
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Proposed
_ ;1 ~'I Franklin St. ~12' ; ~ Ex~sting _
0' Setback ; • £x~stin~ Setback i
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15 5etback; °0 Setback
Ex~stting
~ `'~.' ~ ~ -~ = -~~ -
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_ Existin~ , •1 0'~ Colorado Ave. ~~ 0'~ ~ Propased
~ 15' Setback_ ~ e1D' SetSaak
Type V
~_ s ~
I 4 O
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Proposed ~ 12'~ ^
_ 15' Setback ~
Type vi
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•Existing Setback
~ DEV~LOPM£iVT COD~
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C1TY OF SANTAMQ'~ICA L]GHT ~/lA\UFAC7l~R]'VG/12ESEARGH 4VD DEVELOP'~IEVT STUDY
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~ USE GUIDELIRIES
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Use Mix i 3
, &4
~ Permrtfed • Ariist Studias and Galler~es
• Broadcasting and Telecom-
munication Fac~lit~es
~ • Dance Studios
• Domestic V~o~ence 5he!#ers
• Research And DeWelopment
, Facilities
• Wholesale Distributars
• Homeless Shelters
~ • Laboratories, Medicai Testing
and Research Fac~lities
Prohrbrted • New General Offic~ Uses
~ • Roaftop Park~ng
• Au#a Repa~r and Painting
~ • Tl~ose Not Autharized As
Perm~tted
• Photography Studios
• Public Ut~l~ties
• Se~f Storage
• Vetermary Clmics
• Warehouses
• Entertainment Related
Facdi#ies
• Motian ~icture, Audio
and V~sual Facifities
• Publishing Fac~lities
~ Use Mrx 2
Same as TyPe ,4! Add the following permitted uses
Restaurants. Cafes and Reta~~
Use MFx 5
Permifted • Housing
Proh~b-~ed • Raoftop Parking
• Tt~ose Not Authonzed As Permitted
1 2 3
~ ~~
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4,~ .
.
4 5
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~ ~•`~ r~l'~o ~y~~
~
Nous~ng ar~d retail uses are limjted by locat~on to the sidewalk side of bu~idings
Live/work and affice uses are not locationaliy limited
C[TY QF SANTAMONICA LiGtiT N1?.NUFqCTUR[NG/RE55ARCH A~iD DEVELOPMENT STUDY
~ DEI~ISITY GU1DE~.INES
~ Assumpf-ons
~ A Lot Coverage A range of 5~-60°/a allows for a praper baiance betweeen
buiEdings and open s{~ace/ parking in this d~str~cf
B Floar Area Ratro FAR ts calcUlated on the basis that buifdmg, paricing ar~d open
~ space compete for the use of ground area w~thin a delimited he~ght
envelope for each pro~ect
~ C Number of Floors 7he height ~s limited to two stories anly, as the dis#rECt shauid
passess a low-rise character
~ D Park~rrg Cars wrll be accomodated mos#ly or~ the ground, with the exception
oi E~mited options for tuck-ur~cfer parking Per existing City of
Santa Monica parking requirements, there exists the possibdity af
parking reh~f #hrough the in#roduction of housmg uses mto
~ rnixed-use pro~ects
E_ Open Sp~ace The minimum arnount reqwrerf is 5% and it should be focated on
~ the natural ground
F S-te Area- Pro~ect site area shoufrE range from i~-60,000 sf as a reflection
~ of existing conditrons af parceiixation withm the study area
~
~ The foilowing tables are extracted from the Technical Appendix I They are the highest
numbers fof each use m~x feasible under #he abo~e assumpt~ons
~ Use MIx 7: Irrdustrial{My/RD)
Maxrmum Floor Area Ratro 0 65
~ M L
C
axrmum overage
of 5 D%
~ M~nrrrrum Lof Srze 15,000 s
15D feet quare feet
in depth
104 feat ir~ wtdth
Maxrmum Lot S-ze 60,000 square feet
~ 20a feet in depth
t 54 fee# ~n width
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C[TY OF $A~TAMOI\[CA LIGHT 'v1Af~liFqCTURfNG/RESEARCH A'VD DE\'ELOPMEVT STUDY
'
Use Mix 2: Industrial (M1/RDj and F?etar!
Maurmurr- Flaor Area Ratra 0 5
Maxrmum Lot Coverage 6 0%
Mrnrmr~m Lot Srze 15,000 square #eet
150 feet m cfepth
~ 00 feet in width
Maarrmum Lot S~ze. 64,000 square feet
20a feet in depth
~ 50 feet m width
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Use Mix 3: Loff Nousing aver Mdusfrial (M?/RD)
Maxrmum Flaar Area Rat~o(w~th maxfmum 50 % hous~ng)
0 65, or 0.8 where 2D% of the requ~red
parking ~s located under the rear of the
buildmg's second floor
Max~mum Floor Area Ratro(wrfh max~mum 75% housing)
0 8, or 1.0 where parking shall nat be
vis~ble from the street
Maximum Loi Coverage 50%
Mrnrmum Lot Stze 15,000 square feet
~ 50 feet in depth
100 feet in width
Max-mum Laf S~ze 60,000 square feet
20Q feet ~n depth
15b feet m width
Use Mix 4: Loft Hausing over lndustriaf (M~/RD) and Retarl
Max~mum Floor Area Ratlo(wrth maxrmum 50% housrng)
0&5, or 0 8 where 20°0 of the required
park~ng ~s located under the rear of #he
buddcng's second floor
CITY OF SANTAMONICA LIGHT VIANIJFACTUR]NG/RESEARCH AND DEVELOPM~IkfT STI;DY
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Maxrmum Floor Area Ratro(uv~th maxrmUm 75% housrrrg)
fl 8, or 1 0 where parking shall not be
~~sEb4e fram the stfeet
Maxrmum Lot Coverage 50%
Mrn-mum Lof Size 15,000 square feet
150 feei in depth
~ 00 fee# in width
Max~mum Lot S~ze 64,000 square feet
200 feet m dept~
154 feet tir~ w~dth
Use Mix 5. Laf# Housrt~g
Maxrmum Floor Area Rafro
Maxrmum Lot Caverage
Mrn~mum Lot Srze
Maxrmurrr Lot Srze
10
50%
1 ~,004 square feet
150 feet in depth
100 feet ~n width
6Q,OQQ square fest.
200 feet ~n dep#h
150 feet in wrdth
C[TY OF SANTA~/IONICA LIGHT YIAIVUFACTURING/l2ESEARCN AND DEVELOPMEhT STUDY
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URBA~I FORM GUIDELI1~iES
The building #ypes to be utilized in this disirECt will be either the mdustr~al or the
housing backyard !aft It is the intention of tt~is code, that in all cases, the urban
pat~ern to be pursu~d in the placement of indi~idual buifdings wiil be defined by
bu~lt block edges and a contained interior-block open spaces
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Front Yard Set6ack Q foat, except where existing street conditions
requ~re (see Street Sec#~ons Type II! & VI).
S-de Yard Setback 0 foot, except where a housing use Es incfuded a setbeck
of 8 f~et shali be pra~ided on the [e~el that the hausing is
aocomodated
Rear Yard Setback None
Open Space Afl pnvate open space shal[ be located to the
interior of the parcel and shall be screened from
the street by the k~u~lding, or other landscape and
arcf~itectural elements.
Parkrng and Serv~ee To be located at rear o# parcel, access shall be from
alley or secondary street Access can be from primary
street only if no other optiar~ is a~aElable
Frontage(°o of burld ta) 80% on all publ~c streets
Threshold Primary pedestrian entr~es for all uses shall accur
along the street side(s) of parcels
Secondary/service entries shall occur at the rear
Burldrng Herght Upper stary ~olumes shall be located on the
street s~de(s) of the parcel
_ ,~ ~
~~, ~ i. ~,~i~ ~-.~ • -
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7=,: _ ~ ~ . , . . . . _ _ --
.~- -
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C[TY OF SAnT,~.MONICA L1GHT ,UTANLFACTL;RIh[G/RESEARCH ANQ DEVEL4PMtENT STll~Y
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ARCHITECTURAL FORM GUIDELII~IES
The prmcipai intention of these brief guidel~r~es is to ensure that the architecturai
di~ers~ty and var~ety #ypical of the existing d~strict be maEntair~ed The forming of a
an amenabfe and safe publ~c realm shauld be accompl~shed by the des~gn of buridings
that possess EndrvEdual character
WaII Types Arrd Materrals
FZoofscape
Wall To Open-ng Raira
Allowable Archrfecfural Pro~ecfrorrs
M~scellaneous
Industrial build~ng mater~als for individual
buildir~gs should E~e requir~d, mirror giass
sho~ld be prohibi#ed
All reflect~~e materiais shauld be
proh~bi#ed, meet~anrcal systems shall be
screened from view
None, except on prrmary and secondary
street sides 60°/a and 40°/a res}~ectively
On primary streets only, s~gnage, awnings,
I~ghtmg, bay windows, balconies can
pro~ect into setbacks a maximum of #~~e feet
HVAC units shall be screened from ~~ew,
trash dumpsters shall be enclosed
C~TY OF SAVTAMOt:ICA LiGHT ~Vl?.NUFACTLRING/RESEARCH AND DEVELOPVIENT STUDY
COI~[CLUSIOI~IS
The proposecE deve~opmer~t code for the ~anous sites included in the study area (for
boundaries see foilowing map) differs ~n pr~ncipal from #he generalized LM/R&D
ordinance En the following ways
• In the interest of gaod refations with tF~e ad~acent residential neighborhood, ~t is
more restr~cti~e m rts out[ine of a range of acceptahle uses.
• The densities physrcally passrble wrthin the pralect area are lower than were
ant~cipated by the City !t is possible to encourage the m~xing of uses wcthin
~ndiv~duai pro~ects a~d in the district overall by instituting the sharing of parkmg
among uses and, therefore, ~awermg pro~ect pariung loads
• The urban #orm guidelines propose an attracti~e, wel!-waven urban fabr~c, with
part~cu~ar a#tention paid to the fundarnentaf need to form the public realm and to
enrich the public landscape of the CEty The exist~ng ord~nance is relati~efy silent in
suggesting a clear v~s~on of the d~strECYs ult~ma#e form.
• The arch~tectural gwdefines s~mdarly encourage the s#rangthening of the industr+al
architectural character of the district The exist~ng ord~nance does nvt reafly prov~de
any guidance on th~s sub~ect
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• The develornent code as ~resented has patential fiar being appl~ed beyond the lim~ts of
thES pro~ect As the follawing drawing illustrates, the ~ndustrial cfistrrct of Santa
Mon~ca aiong with the freeway di~ide the City ir~to two Their ex~stence presents a
~rablem as much as an opPortunity It is possible by care#~lly assess~ng future land
use and transportat~an patterns to as~t~ctpate the eventua! forrn of this great d~vide
Such that as ~t is incrementally reahzed, those aspects of the City #hat need to remarn
separated as well as thase that need ta be connected are so resolved
The phys~cai proposals presented in this report, particularly those that describe
aspects af the publ~c realm, are me~e~y ~Ilustrat+ve F~nal standards need to be
established m coordinatEOn with o~eralf urban desEgn, road design and landscape
des~gn policies appl~ed to larger plannmg areas of the City of Santa Manica
C[~Y OF SAN"fA~~O~[[CA LIGHT MANC:FACTURIIVG/RESEA.RCH AN[] €7EVELQPNSEN7 STUDY
A T TA CHMEN T C
CA:atty~laws`cesar~m3c5dist.3
City Council Meeting 3-5-94 Santa Monica, Califarnia
ORDINANCE NUMBER
(City Council Series)
AN ORDINANCE OF THE CITY COUNCIL
~F THE CITY OF SANTA MDNICA
ESTABLISHING INTERIM DEVELOPMENT STAi+T~ARDS FOR
PORTI4NS OF THE CITY LQCATED IN SELECTED AREAS OF THE
I~Il AND C5 DISTRICTS
THE CITY COUNCIL OF THE CITY ~F SANTA MONICA DOES ORDAIN AS
FOLLOWS:
~ SEGTION 1. Findinas and Purnase. The City Cauncil finds and
declares:
(A) At its March 15, 1993 me~ting, the City Cauncil
approved a motion directing staff to study selected areas of the C5
and M1 districts (the ":n~r.r~- ~~:^.in3 Study Area") and ta conduct
enviranmentai re~iew of an option which would rezone the area to a
new zaning designation ta be knawn as "M1/RD". Thr Intcr~:~ Z:.nin3
~t~.~y ,•:: e~ i_. : ac~n cn t; ~ ~ ap atts.::h~-~ h~ret:, arid ir.::~r~.~racc~
h~r~i,n a~ "F.x::ibit n". Ce~ ~ai.^. p~rticr~:~ o: tf:~ ~r.4^rim Z:.~~n;~
St~c:~ Frc~~s ~~M~ .°~~ ~ti~:~- Ln~~g~+3t~w •~ ~ ttt~ ~~{.:p:.~ i:~ 1 S~a.~.• z~r,~" 4~~
tr~e a~p ~tt~~':eu :zf_re ~o ~~ "Exh. ii: it r~" .
(B) In order to protect the public health, safety and
welfare, it is necessary, pending comgletion of the study and re-
zoning of these areas ta a zoning designation consistent with thE
City Council's direction, to limit on an interim basis the maximum
1
buildzng height, floor area ratio, and permitted uses for the study
area.
{C) On March 16, 1993, the C~ty Council directed staff
to prepare an interim ordinance to implemant the devalapment
standards proposed fcr the MI/RD district. On June 15, 1993, the
City Council adopted ordinance 1586 (CCS), establishing interim
deve~opment standards for the Interim Zonxng Study Area for a
per ~.od a~ f orty-f ive days .
( D) On July 2 D, 19 9 3, the C ity Counc i 1 adopted Ordinance
1694 (CCS), extending the interim developm~nt standards ta January
10, 1995, in order ta allow staff adequate time ta analyae the
propvsed rezoning and to conduct the required environmental review.
(E) On September 28, 1993, the City Cauncil adopted
f Ordinance ~707 (CCS) , whzch madified the interim ordinance in order
to protect city ser~ices and infrastructure and otherwise
ef~ectuate city policy.
(F} Since the advption of Ordinance 1707 (CCS), it has
became apparent that a modification to the ardinance is necessary
in order to allflw existing primary schools a reasonable opportun~ty
to expand at their current locations. There exists a present and
immediate threat to the public safety health and welfare should the
interim ardinance not be modified and shauld Exi~ ~_r.q p~ i~rary
schcal~ ~e prc:~i~Citr3 °acm ~xpar.ci: ~ a~ t:~e~a c.:r=ent ~acatfan:~.
SECTIaN 2. Interim Zonina. Subject to ~he provisions of
Sections 3 and 4 of this ordinance, the Planning Comiaission and
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City stafP are directed, after June 23, Z993, to disapprove any
request for the issuance of a bui3dinq permit, a tentative map, a
tentative parce~ map, an administrative apQroval, a development
review permit, a conditionai use permit, ar any other City permit
#or the constructian, erection, conversion, or moving of any
structure ~ocated in the area designated as the Interim Zoninq
Study Area dn the map attached hereto as "Exh~.bit A", unless the
praject comp~i.es with the ~allowinq development standards:
(A) Permitted Uses.
(1) The follawing primary uses shall be permitted
if conducted within an enclased building (except where otherwise
permitted}, provided any office space included therewith is
directly related ta, ancillary ta, and suppaxtive of the primary
permitted use on the same site and does not exceed fifty percent
(50~y of the gross floor area af the primary use:
(a) Artist studios and art gaZleries.
(b) Automobile x-epair and automobile painting
facilities except those within 100 geet of a residential district.
(c) Dance studios.
(d) Domestic violence she}.ters. _
(e) Establishments engaged in research
relating to, or the develapment, manufacturing, fabricating,
assembly, testing, repair, sErvicing, or processing of, the
following:
(i) Aircraft parts other than
engines.
3
(ii} Appare~ except leather and fur
goods.
(iii)
(iv}
(vj
metal.
{vi)
{v~i)
(viii)
(ix)
cardboard.
(x)
Audio products.
Meta3, waod or canvas awninqs,
Coated, plated, and enqraved
Ca~+~+unicatian equipment.
Cut stone and stane products.
Dance studias.
Diecut paper and paperboaxd, and
Electric components and
aecessories.
(xi)
eq~ipment.
(xii)
(xiii)
(xiv)
(xv)
ware.
Eiectric lighta.ng and wiring
Fa}aricated textile products.
Furniture and fixtures.
Glass products.
Jewelry, silverware, and p~ated
{xvi) Luggage.
(xvii) Musical instruments and parts.
(xviiiy Off ice machines.
(xix) Paperboard contain~rs and boxes.
(xx) Pens, pencils, and other affice
and artists materials.
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(xxi) Perfumes, cosmetics, and other
tailet preparations.
(xxii) Pharmaceutical products.
{xxiii) Photagraphic and aptical goods,
watches, and clocks.
{xxiv) P1-~mhing fixtures and heating
apparatus.
(xxv) Pottery and re3.ated products.
(xxvi} Professional, scienti~ic, and
controlling instruments.
{xxvii) Toys, amusements, sporting and
athletic goods.
(xviii) Woad~n containers.
(xxix) Food products, except that no
food consumption by the public or food take-out by the public shall
be permitted.
(xxx) Products which are determined by
the Zoning Administrator ta be similar ta those iisted above and
which are cansistant with, and not associated with more disturbance
or disruption than, permitted products.
(f) On-site producti~n facilities for
advertising purposes.
(g} Establishments engaged in the wholesale
distribution o~ the followinq:
(i) Dry goods and apparel.
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(ii) Electrical qoods.
(iii) Groceries and related products,
except unpackaged ar unprocessed pouitry and poultry praducts, ~ish
and seafood, and fruit and veqetables.
(iv) Hardware, plllmhing~ heatinq
equipment and supplies,
(v) Machinery, equipment, and
supplies, except farm machinery and equipment.
(vi) Motor vehicles and autamotive
equipment.
(vii) Paper, paper products, and
kindred supplies.
(viii} Phax~ntaceutical praducts and
allied products.
(h) Homeless shelters with less than 55 beds.
(i) Photography studias.
{j} Public or private schools existing pra.or
to September, 1988.
{k) Public uta.lity service centers and service
yards.
{1) Public uti~ity substations.(m) S e 1 f
storage or public mini-warehouses. {n) V e t e r i n a r y
cl.inics.
(a) Warehouses.
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(p) Uses whi.ch are determined by the Zoninq
Administrator to be similar to those listed above and which are
consistent with, and not more distt~rbing ar disruptive than,
permitted uses.
(2) The followinq primary uses shall be permitted
if condueted within an enclosed building {except where otherwise
permitted) and may ~nclude office space so lanq as the o~~ice space
is directly related, ancillary to, and supportive o~ the pr~.mary
use located on the same site:
_ (a) Broadcasti.ng/communications,
telecommunications faci~it3es.
(b) Design studios and offices for architects.
-- (c) ~rafting, printing, blueprinting and
reproducti.on services.
(d) Laboratories and facilities for medical
testing and scientific research develapment and testing.
(e) Publishing facilities.
(f) Software and other computer-related
production facilities. _
(g) Studios and offices far graphic designers.
(h) Outdoo~ ar enclosed entertainment-related
facilities includinq, withaut limitation, movie studios and
production facilities, distribution faciliti.es, editing facilities,
cate~ing facilities, printing facilities, post-production
faci~.ities, set construction facilities, saund studias, spacial
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effects facilities and other entertainment-related production
operations.
(i) Ali uses customary or incidental to the
production a~ distribution of motian p~ctures and other farms of
audio/visuai praducts, includinq, but not limited to, educatian and
entertainment films or tapes.
(j) Uses which are determined by the Zoning
Administrator to be simiiar to those listed above and which are
consistent with, and not mare disturbing or disruptive than,
permitted uses.
(3} General office uses existing as of June 2fi,
1993, shall be permitted provided that such uses iaay not expand by
mare than t~~ ~•~scen: (10~~ :n :l~o:- ar~~a.
(4) Service statiQans shall be permitted provided
that they are not located within 100 feet of a residential district
and they comply with Section 9.04.12.i3~ of the Municipal Code.
(S) Restauran~s with 540 square feet of floor area
or less shall be permitted.
(6) No use, in~olving the manufacture, processing,
or treat~aent of products, which by nature ot the aperation`is
likely to be abnaxious ar offensa,ve, whether by reason of emission
of odor, dust, smoke, noxious gases, noise, vibratian, glare, or
heat or by reason o€ other impacts or hazards re~ating to
materials, process, product wastes ar by other methods, shall be
permitted unless mitigation measures are submitted and are
acceptable to the Zaning Administrator.
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(B) Conditianallv Pern~itted u~~$. Th~ ~o~~owinq uses
may be permitted subject to the issuance of a Canditianal Use
Permit:
(~) Automobile dea~.erships.
(z) Autamobi~e repair and autamabile painting
facilities, and expansion of existinq facilities within 100 feet of
any residential district.
(3} Child day care centers.
(4) Health clubs and gymnasiums.
{5) Homeiess shelters with 55 beds or more.
{6) Dutdoor storage of fleet vehicles if such
vehicles are directly r~lated to the primary industrial or
manufacturing operation on the site.
(7) Parking and automobile storage lots and_,
structures.
(8) Places of worship.
(9) Residential uses located in the ~~
~t>s.~,w k,x
~e~i5:~a 4~d a~ the Special Study Zones o.^. L'.:.~ -.~ ~_tach~d ::c±~e ~o a~
"EXh±t:~ r'1".
{1~) Restaurants with over 5DQ square teet of fl~or
area.
{11) Retail sales of goads manufactured vn the
premises, provided that the fioor space devoted to such use daes
nat exceed tw~nty percent (20~) of the gross floor area of the
primary permitted use or 2,00~ square feet, whichever is less.
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(12) Service stations within 100 feet o~ any
residential district.
(13) New public or private schools.
(14) Any use of the transportation riqht of way Por
other than transportation purposes.
(~.5) Uses which are determined by the Zoning
Administrator ta be simi~ar to those listed above and which are
cvnsistent with, and nat more disturb~ng er disruptive than,
conditionally permi.tted uses.
(C) Prohibited Uses. The following uses shall be
prahibited:
(1) Rooftop parking on parce~s directly abutting,
or separated by an al].ey from, a residentia~ district.
(2) New general office uses.
(3) Any use not specifically authorized as a
permitted or conditianally permitted use.
(D) Property Development Standards. All property in the
area designated as Interim Zaning Study Area an the n~~€p attached
h~r~t~ .'± ~"~ x:~k.~~ l," shall be developed in accordance with the
fol].awing standards: `
(~} Maximum Bui,ldinq Height. The maximum building
height shall be Lwo (z~}-stories, not to exceed 30 feet, except that
for ~rc;cet~ iilaa: ~^:~ .::~ ~:x~ .~n:• icn c. :~.;4~~4 a~ ~:~ i~r::~c:
~la ~~ntar~~ ar.cl sccc;r..l~±~y s~:~cr~~:; ~~r~ ::~~~ HC ~`yrcuyh 12 j exi~tin~
pr~or ~o SoFL~~~e~ ~, 1_~3~, a r~~x~-.u- he~r:~~ e. :c~r stio~ir~, ~+5
f~e~, c::a~l t~ ~,er:~ittc:~. : cr prajects located on praperty in the
10
area desiqnated Special Study Zone on the map attached h.~rr.~r.~ :i;;
w~x:::~~~ ~.", a maximum heiqht of four {4~ stories, nat to exceed 45
feet, may be permitted with the appraval of a Conditional Use
Permit £or projects cantaining at Ieast 75 per cent residential
~. There shall be no limitation on the number of stories of any
detached parking structure so lang as the height daes nct exceed
the rr»mher of ~eet permitted in the district.
(2) Maximum Floor Area Ratio. Maxir~um Floor Area
~c.~! i. ..~ .: : ~ e• ~..~}~ 1•X~'1~~.~ :.f: 1~. r~:r ~:::. ~+r':L' '~IV~:~V:~1 ~ 1'::['
c~xpan~.ian o~ ru:~l~~ or pr: v~te clc: ~:~~ ~ry a;:ri ;;c:~~r:~;~a~ y~ ~Mc~].~
_ ~erc'.'~C.".~ 1{ t:::C~~:: _'c~ ~~X~~.tl. ~I ~ a::'!' t:7 :l~F~tL'P.. ^~ iS~ ZJS+~i e3
:-.:x ~:~~:~ ; ] :._. -srr ~ r : ~'. e ~~t 1 . .. .;~- ~ 1 . ~c• r.c r. : i t te+ :. For proj ects
Iocated on praperty within the area designated Special Study Zone
~ on the map attached ^cre ~c: a s "F.x': ;~~: ~ ~~" , ~h = *! ~ x i =~.:-: ^ ~c~±^ :rs ~
~atio ~tiall ce .65, except that a maximum floor area ratio of 1.5
may be permitted with the approval of a Canditianal Use Permit for
projects containing at least 75 per cent residential ~s~~ on such
Sgecial Study Zone d~~ig:~;~t~3 property.
(3) Minimum Lot Si2e. The minimum lat siz~ shall
be 15,000 square feet. Each ~ot shall contain a minimum depth af
150 feet and a minimum width of 100 feet, except that Zots existing
on September 8, 1988 shall not be subject to this requirement.
(4) Frant Yard Setback. All landscaping sha~l be in
accordance with the pro~isions of Part 9.04.10.a4 of the Sar~ta
Monica Municipal Code.
11
(5) Rear Yard Setback. No rear yard setback shail
be required except:
(a) Where the rear parcel ~ine abuts a
residentia~ district, a rear yard equal to:
5' f(stories x lot widthl
50'
shall be required.
The required rear yard may be used for parkinq or ~oada.ng
ta within :..~~ r.; feet of the rear parcel line pravided the
parkinq or loadinq does not extend abave the first floor level and
prouided that a wall not ~ess than :=~r~ r~ j feet or more than #~~
~6~ feet zn height is erected and maintained a~ong the rear
commercial parcel line. Access shall be permitted to cross
perpendicularly the required rear yard provided the driveway does
~
not exceed the minimum width permitted for the parking area. A
required r~ar yard shall not be used far co~mercial purposes.
(b} Such rear yard setback as is necessary ta
accommodate landscaping and screening for a rear yard buffer
required pursuant to the provisions of Part 9.04.1Q.04 of the Santa
Monica Municipal Code.
(6} Side Yard Setback. No side yard setback shall
be required except:
{a) Where the interior side parcel line abuts
a resid~ntial district, an interior side yard equal to:
I2
5' +(stories x lot widthl
50'
shall be required.
The interior side yard may be used for parking or loading
no closer than !: ~ 1r~ (; feet to the interior side property line
provided the parking or Ioading does not extend above the first
floar Zevel and provided a wall not less than :~.~- ~` feet ~r mare
than ~~:.x ~~~~ feet in height is erected and maintained along t.~ie
side commercial parcel Iine. A required interior side yard shall
not be used ~'or access or for commerciai purposes.
(b) Such side yard setback as is needed to
accommodate land~capinq required for a street side yard, landscape
buffer and screening pursuant to the provisions af Part 9.04.10.04
of the Santa Monica Municipal Code.
~
(c) ~'ar portians of buildings that contain
windows, doors. or other openings inta the znterior af the
building, a te:t (10~ faot setback from an interior property Ii.ne
shall be required. An in~~rior side yard setback of less than ~~
'~1Q~ifeet shall be permitted if provisians af the Uniform Buzlding
Cvde related to f ire-rated openings in side yards are satisfied,
{E}. DeveZobment Review, A Development Review Permit is
requi.red ~o= any development of more than 30, 000 square feet of
floar area and for any development with roo~tap parking.
(F) Architect~ral Review. All new construction, new
additions ta existing buildings, and any other exterior
impravements that raquire issuance of a bui~ding permit shall be
13
subject ta architectural review pursuant to the provisions of
Chapter 9.32 af the Santa M~nica Municipal Code.
SECTI~N 3. ~jgplicabilitv. Suhject to Section 4 oP this
Ordinance, the requirements of Section 2 of this Ordinance shall
agp3y to all projects developed an any property in an area
desiqnated Interim Zoning Study Area on the map attached h~reta as
"Exhibit A" . Not:. ~ ~::~ ~~. .~y~ -- .. -- ~ ~ .~~ ... ~..~.... ~a ~::~..
.7 : j t.a
wy'a~;';_~_' ~111rI~~ ~.L_ ~_,~_,_.. _~ iLt_ .~.~~" _ _.. ._.__,,..a... iti...~
.,........ ~ .. ..~ ....... t,...............1 ..~ ....~... ..~ ..,~..,.......... r .....s r.a ..r...~ ,.i ...... ..
i" e~a.~..rr•: ~~..Lr~r~] ~ V '~ 7 [+~...].. rl....... }1... ~.~ ~1~.~..L..~~ 1~~.~~L~
.. ~~~.......... ..... ~; ..~..~ ...,..,....i ~. ....... ..... ....... .....1, ,................. .............
~~~_.~~ ~. ~ „~~ _a .,~. s ...~. .~.....~~_..~.a ..w.., .. ~~ L._
~`/ i~~saa~~v~ ~r ~a ~.a~~w naa~vli iai M4ad 4i Y j V~4 A+• ~~aava~... VY i~a s./Yr \. l.sj
~i. L. ~. .~ lr F . .~. i. i. .~. ~ ~. ~ l .7 . ... ~ ... L... ..1.. 1 L 1 ~ : L ..
....i..4..1....~.~. ~ ~~~.~ ..~ .........a ...~~.ra~ca~ ..c~...u.....~."'~ u..~..= wn.. ~r.w...w~~.. r.v ~.~.v
..~: a~ .. ..a.:
~+a ~.-~.i~~.....~~ia~y a a.... :~ :~ : .. ~ ....i...
SECTION 4. ExemAtions. Th~ followinq applications a~e exempt
fzom the provisians af Sectian 2 of this Ordinance:
(A) Any building or structure for whi.ch a bui~ding
permit, which has not yet expired, was issued on or before June 15,
1993, but which has not obtained a Certificate af Occupancy as of
the effect'lve date of this Ordinance. c
{B} Any project for which a vesting tentative map
application was filed and deemed complete on or before June 15,
1993, which tentative map has not yet expired.
(Cj Any project located on a praperty subject to a
Development Agreement as of the effective date of this Ordinance.
14
SECTION 5. This 4rdinance shall be of n,o further force and
effect aFter. .T.,~~3~;Iry ~~], 1'~~~5, unless prior to that date, after a
duly noticed public hearing, the City Council, by majority vote,
extends the interlm ordinance as provided in Section 9.04.20.16.Q60
of the Santa Monica Municipal Code.
SECTZON 6. Any provisions of the Santa Monica Municipal Code
or appendices thereto inconsistent with the provisions of this
~rdinance, to the extent of such inconsist~ncies and nQ further,
are hereby repealed or modi.fied to that extent necessary ta
effectuate the provisians of this Ordinance.
SECT~~N 7. Ordinance 1707 (CCS) is hereby repealed.
SECTION 8. If any section, subsectian, 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 af this ~rdinance. The City Council hereby
declares that it would have passed this Ordinance, and each ~nd
every section, subsection, sentence, clause, or phrase not declared
invalid or unconstitutional without regard to whether any partion
ot the Ordinance wauld be subsequently dec7.ared invaiid or
unconstitutional.
15
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 afficxal newspaper
within 15 days after its adoption. This Ordinance shall became
effective 30 days from its adoption.
APFROVED AS TO FORM:
MAR ,70NE5 M RIE
City Attorney
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