SR-8-E (23)~ ~
P&Z:DKW:SVL:TA93006 -Santa Monica, California
Planning Commission Mtg: June 2, 1993
TD: The Honorable Planning Commission
FROM: Planning Staff
SUBJECT: Text Amendment 93-005
Address: Citywide
AppZicant: City Council
INTRODUCTION
Action: Recornmendation of approval of praposed Text Amendment to
the Zoning Ordinance relating to development standards in the OP2
Ocean Park Low Multiple Residential District replacing an exist-
ing interim ardinance.
RecQmmendation: Cammission discussion and reaommendation of ap-
praval to the City Council,
Permit Streamlininq Expiration Date: None.
SITE IACATION AND DESCRIPTIQN
The proposed Taxt Amendment wauld affect properties in the oP2
Ocean Park Low Multiple Residential District which are both up-
~lap~ng relative t~ the street frontage, and existing residential
properties thraughout the City with basements and crawl spaces
that exceed 3 feet above averags natural grade or theoretical
grade.
Zoning District: Al1 properties in the OP2 Ocean Park Low Mul-
~ tip~e Residential District which are upsloping
re~ative to the street frontage. Properties
throughout the City with basements and crawl
spaces that exceed 3 feet above average
natural grade or theoretical grade.
Land Use District: AI1 properties in the OP2 Ocean Park Low Mul-
tiple Residential District which are upsloping
relative to the street frontage. Properties
throughout the City with basements and crawl
spac~s that exceed 3 feet above average
natura~ gxade or theoretical grade._
PROJECT DESCRIPTION
The proposed Zoning ordinance Text Amendment would involve the
modificata.on of SNII~IC Section 9.04.08.5Q.460 changing niethodology
for calculating theoretica~. grade and height re].ative to
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thearetical grade and modificatian of SN~lC Section
9.04.20.10.030(g) to include provisions for the granting of a
height variance far a specified class of existing structures with
certain findings. -
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MUNICIPAL CODE AND GENERAL PLAN CONFORMANCE
The praposed Text Amendment is consistent with the General Plan.
CEQA STATUS
The proposed Text Amendment is categorically exempt from the pro-
visions of the California Environmental Quality Act pursuant to
Class 5(10} of the City of Santa Manica Guidelines for the Im-
plementati~n of CEQA.
FEES
The propasal is not subject to any develapment €ees.
PUBLIC NOTIFICATION
Because this proposal ~s nat site-specific, no radius map, sig-
::age ar mailing natification is required. A legal notice was
published in the outlook and staff has notified the Neighborhaad
Support Center of the proposed text amendment. A copy of the
legal notice is contained in Attac~ment A.
ANAT,YST S
Background
This request for a text amendment replaces the interim ardinance
which has been in use since May, 1991. Presently,the method for
ca~culating height in the OP2 dzstrict for upsloping lots is set
forth in Ordinance 1673 (CCS).
Proposed Text A~-endment
Based on current usage of the interim ordinance, staff proposes a
Text Amendment to Sections of the Santa Monica Municipal Code as
fallows (bold indicates new text):
SNII~4C Section 9.04.08.50.060 (a), governing Property Development
standards in the ~P-2 Ocean Park Low Multiple Residential Dis-
trict, is prop~sed to contain the fallowing changes:
(a) Maximum Building Height. Two stories, not to exceed
23 feet for a flat roof, or 30 feet for a pitched raof. A
pitched roof is defined as a roaf with at least 2 sides
having no less than one foot of vertical rise far every
three feet of horizontal run. The wall.s of the building
may not exceed the maximum height required for a~lat
roaf.
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(1) an up~lopinq paraels ~here the ahanqe ~n elevatian
is 10 feet or qreater from the finished sur€ace of the
sidewalk adjacent to the property l~ne to the bnilding
line at the required rearynrd setbaak, maximum allow-
able heiqht for structures sh~ll conform to the
folloxinq:
(a) One story 14 feet in heiqht (including parapets
and rails) for the first i5 feat of horizontal dis-
tance cn the pa~cel measured from the front parcel
line. Maximum permitted heiqht sha~l be measured
vertically fram the edge of the existing aidewalk
closest to the front parce~ line and then runninq
harizontally along a line parallel ta the theoreti-
aal qrada of the parcei.
(b) T~o stories 18 feet for a flat roof and 23 feet
for a pitched roof (including parapets and railings)
for that portion af the structure laaated bet~een
15.Z feet and 30 feet measured back from the frant
parcel line. Maximum permitted heiqht sha11 be mea-
sured vertiaally from the edge of the existing side-
w~lk alvsest to the front parc~l lina and then run-
ninq horizontally alanq a~ine para11e1 ta the
thearetical qrade of the parcel to a di~tanae af 3D
fea~ from the front par~el line.
(c) The maximum permitted heiqht far structures
beyond 30 feet from the front parcel line sha~.l be
two atories 23 feet for a~lat raof or 30 feet for
s~ructures ~ith a pitched ravf. Maxim~m permitted
heiqh~ shail be measured vertically fram the edqe of
the existing sidemalk clasest to the front parcel
line an8 then runninq horiaontally alanq a line
parallel to the thearetica~ qrade of the paroel to
the rear propertp line.
id) The finiahed qrade shal~ be no mcre than 3 feet
beloa- ar a~bove ~he theoretical qrade line at any
point adjaaent to a bui~ding if excavation occurs.
An openinq ~v a qarage may remain excavated.
(e) Any portion af a buildinq mare than 3 feet above
~ the theoretica~ grade shall be counted as a story.
The first story of a structure shall be determined
as the partion of the structure closest to the frant
property line that extends more tban 3 feet abave
the theoretical grade.
(t) No portioa of any structure shali exceed the
maximum allowable heiqht or pera-i.tted numbar af
stories.
The proposed Text Amendment alters the following sections of the
interim ordinance:
Interim Ordinance;
(1) Dn upsloping parcels where the change in elevation
from frant to rear is lo feet or greater, maxi~num allow-
able height for structures shall confarn~ to the fo3.lowing:
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Proposed Text Amendment wording:
(1) On upsloping parceZs where the change in elevation is
lfl feet or greater fram the finished surfaae of the side-
walk Ad~ACBAt ta the prape~ty line ~o the building line at
tbe required rearyard setback, maximum allowable height
far structures shall confor~n to the follawing:
The revised wording addresses slape changes within the area where
the building may be constructed. Staff believes this allows for
a cansistent application of the standard regardless of the Zot
depth. Within the OP2 geographic area, lot sizes vary in length
from 100 ft., to 135 ft., to 150 ft. and 160 ft, and, if a slope
increase is located in an unbuildable area, such as the rearyard
setback, then fmposition af this formula seems inapprapriate.
The proposed Text Amendment also varies from the Interim Or-
dinance in wording as follows:
Interim Ordinanae:
(d) The natural grade existing on the parce~, prior to any
new construction, shall be returned to its original state
if excavation occurs. An opening to a garage may remain
excavated.
Proposed Text Amendment wording:
(d} The finished qrade shall be na more than 3 feet below
or abave the tbeoretiaal qrade line at any point adjacent
ta a buildinq if excavation occurs. An opening to a
garage may remain excavated.
Staff believes that the intent of the ordinance is ta return soil
that has been exoavated sa that the perception of mass is mini-
mized. Use of the terna "finished grade", and allowing flexibili-
ty in finished grade will permit struotural engineering af a
slope so that dra~nage away fro~ the building and other grading
and drainage cansid~rations may be performed and the intent of
the ordinance still enforced. For exa~ple, an uneven slope which
might drain into the basement section of an excavated slope could
_ be graded to an even slape to prevent filling of the basement.
The follawing section af the interim ordinance has been omitted:
The project complie~ with Section 9.04.10.02.~70 of the
Santa Monica Municipal C~de except that parcels havinq a
width of 50 feet or greater sha1Z provide an unexcavated
area equal to 4 feet i.n width along the entire length of
one of the side property lines and an unexcavated area
equal to 2 feet 6 inches in width along the entire Iength
of the other side property line. Parce~s in excess of 70
feet in width, sha11 provide an unexcavated area of at
least 4 feet in wid~h along the entire length of both side
yards,
This parti.c~lar sectian of the code is b~ing amended in a sepa-
rate Text Amendment an unexcavated yards.
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Staff reconamends a new provision of the variance sectian of the
cade for additions to existing buildings that have basements or
crawl spaces which are more than three feet abave grade. This
amendment would address a prablem-trequently encountered by staff
~hen raviswing add~.tions to alder homes.
The fol~owing criter3a is recommended:
SNIl~IC Section 9.04.20.1D.030, gaverning requirements for request-
ing a variance, is proposed ta contain the fo].lowing additions:
9.04.20.10.030 Applicability.
The Zona.ng Administrator may grant a variance from the
requirements of this Chapter to:
(j} Allow an additional story which ~rould o~herwise not be
permitted fcr an existing residential ~tructure provided
all of the foliowinq criteria are met:
(1) The esistiaq ~structure has a finished first floor
levei that is more than 3 feet but no more than 6 feet
abane averaqe naturai qrade or thaoretical qrade.
(2) The street frontage and overall massinq are aom-
patible ~tith the exisitinq scale and neiqborhood
aentext.
(3) The addition does not inarease or cantinue the
~irst flaor ot the existiag residence such that a non-
confarminq condition is expanded.
(4) The averalZ hs~ght of the add3tianal atory daes not
exceed the heigbt limit in feet of the zoninq district
in which it ~La laaa~ed.
(5) The nddi~ion other~rise oonforms to the requlations
of the district in ~rhiGh it is lacat~d.
General Plan Conformance
The proposed Text Amendment is cansistent with the Genera~ Plan
Objective 1.10 to "expand the oppartunity for residential land
use while pratecting the scale and character af existing neigh-
_ borho~ds" in that the propasal would prevent the constructian af
incompatible buildinqs on s~oping parcels, thereby preventing
de~elapment inconsistent with existing land usas and the qeneral
character of the OP2 District. Furthermore, the public health,
safety, and general welfare af the City is protected by allowing
development of property in the OP2 Distriat without s~gnificantly
impacting the light and air of adjaoent properties, and address-
ing excavation of hillsides and restoration of excavated soils.
The Variance amendment is cansistent with the General Plan Objec-
tive 1.10 as stated above, in that the proposal wauld allow addi-
tions to existing buildings that are now prevented from additions
due ta ane or more circumstances such as finished Floor eleva-
tions above 3 feet, or slop~ng lots that create unusable voids,
and would allow developraent that would be consistent with exist-
ing land uses and the general character of the neighbarhaad.
Furthermore, the public health, safety, and general welfare of
the City is pratected by allowing discretionary development o~
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certain properties without significantly impacting the light and
air of adjacent properties.
Conclusion
The propased Text Amendments are an improvement of the Zoning
~rdinance, are consistent with the objectives of the Genaral Plan
and, tharefore, warrant adoption. Staff believes the recommended
changes clarify the intention of the original interim ordinance,
and allow staff a consistent standard to use regardless of lat
depth.
RECOMMENDATI4N
It is recommended that the Planning Commission recommend to the
City Council adoption of the proposad Text Amendment based on the
f~l~owing findings:
FINDINGS
1. The proposed Text Amendments are consistent in principal
with the goals, objectives, policies, land uses, and pro-
grams specified in the adapted Gen~ral Plan, ~n that they
are consistent with Land Use and Circulation Element 0~.--
jective 1.10, which states that the City should expand the
opportunity for residential land use while protecting the
scale and character af residential neighborhoods.
2. The publia health, safety, and general welfare requires
the adoptian of the praposed amendments, in that the
amendments require good land developn~ent by maintenance of
hil.lsides and providing for good engineering practice and
praviding for the enhancement of the aesthetic appearance
of develapment in the OP2 District of the City by es-
tablishing standards far quality, quantity, and functional
aspects of design, grading and drainage of hillside
development consistent with Architectural Review Board
Guidelines. The propased variance amendment requires dis-
~ cretionary review of existing residences, establishing
criteria for development af these structures within strict
guidelines that provide for the enhancement of the aes-
thetic appearanae of the development.
Prepared by: Stephanie Landregan, Planning Techn~cian
Attachments:
A. Notice of Pub].ic Hearing
SVL
PC/ta93005
05/21/93
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OFFICIAL NOTICE OF PUBLIC HEAR3NG
subject of Heariaq: Text A~endment 93-006, Citywide
Applicant: City Council
A Public Hearing will be held by the Planning Con[mission on
the following request:
Application for a Text Amendment to permit revisian of SMMC
5ection 9.04.08.5Q.060 to contain changes ta methodology for
calculating theo~etical grade and h~ight in the OP-2 Ocean
Park District; and modification of SMMC Section
9.44.20.ZO.Q3~(g), on variances, to inc~ude provisions for
the granting of a height variance for existing structures
with certain findings. {Planner: S. Landregan)
TIME: ~EDNEBDAY, June 2, 1993 AT 7:00 P.M.
LOCATI~N: COUNCIL CHAMBER, R40M 213, CITY HALL
1685 MAIN STREET
SANTA MONICA, CA~+IFORNIA
THE C~TY OF SANTA MONICA ENCdURAGES PUBLIC COMMENTS.
INTERESTED PERSONS MAY CQMMENT AT THE HEARING, OR BY WRITING
A LETTER.
Letters should be addressed to:
Planning Divisian, Ro~m 212
1685 Main Street
Santa Manica, Cali.fvrnia 90401
Attn: (S. Landregan)
Additional informativn may ,be abtained from ~hc~ Planning and
Zon~ng Divisi~n. To request x~eview o.f a praject file and/or
for moxe infar~nation, please ca~1 (310) 458-8341.
, Tha meeting facility is handicapped access~.ble. If yau have
any special needs such as sign language interpreting, please
contact the Office of the Disabled at (320) 458-87~1.
Pursuant to Califarnia Government Code Section G5009(b), if
this matter is subsequently challenged in Court, the
challenge may be limited to only those issues raised at the
PubZic Hearing descr~bed in this notice, or in written
correspandence delivered to the City of Santa Monica at, or
prior to, the Public Hearing,
Esto es una noticia de una audencia publica para_revisar
applicaciones propaniendo desarrollo en Santa Monica. Si
deseas mas informacion, favor de llamar a Elsa Gonzalez en
la Divisian de Plantificacion al numero (3i0) 458--8341.
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A~'ACHME~T'~' D
~r-.n~?
PLANNI~G COMMISSION
STA~EMEN3 OF 4FFICIAL AC~ION
PROJECT
CA5E NUMBER: TA 93-006
LOCATION: The proposed Text Amend~ent would affect properties in the
OP2 Ocean Park Low Multiple Residential D~strict which are
both upslaping relative to the s~reet frantage, and exist-
ing residential properties t~roughout the City with base-
ments and crawl spaces that exceed 3 feet above average
natural grade or theoretical grade.
APPLICANT: City Council
CASE PLA~NER: Stephanie Landregan, P~anning Technic~an
REQUEST: Recammendation of approval to the C9ty Cau~ci~ of proposed
7ext AmEndment to the Zaning Ordinanc~ relating ta deve~ap-
ment standards in the OP2 ~cean Park Low Mult~ple Residen-
tial District replac~ng an existing interim ordinance. The
Text a~endment modifies SMMC Sectian 9.04.08.50.060 chang-
ing methodalogy for calculating theoretical grade and
heiqht relativ2 to theoretical grade and modif4es SM~C Sec-
tion 9.04.20.10.030(g} to include provisions for the grant-
ing af a height variance for a speci~ied class of existing
structures with certain f~~d~ngs.
CEQA STATUS: The proposed Text A~endment is categorica7~y exempt from
the pravisions of ~he California Environmental Quaiity Act
pursuant to Class 5(10) o~ the City of Santa ~onica G~ide-
lines for the Imp3ementat~on of CEQA.
PLANNING COMMISSION ACTION
6/2/93 Date.
Approved based an the fol~owin~ findings and sub~ect to
the conditions below.
Denied.
Ot~er. Re~omme~dation of approval of proposed Text Amendment
to the City Councii.
FINDINGS
1. The proposed Text Amendments are consiste~~ ~n principal with the
goals, ob~ect~ves, policies, land uses, and programs specified in the
adopted General Pla~, in that they are consistent with Land ~se and
Circulat~on ~lement Qbjec~ive 1.I0, w~ich states ~hat the City should
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character, specif~cally the ~arrow streets, pedestrian oriented struc-
tures, street facing entra~ces, and front porches, by prav~ding stan-
dards for reducing building hsight, requiring front entrances oriented
toward the street, and providing for frantyard porch projections con-
sistent with the neighborhood's historic arch~tectural character.
VOT~
Ayes: Pyne, Polhemus, Parlee, 0'Connar, Mech~r
Nays: none
Abstain: none
A~sent: Giipin
NOTICE
This is a finai decTSion nat subje~t to further appea~ und~r the ~ity of Santa
Monica Comprehe~sive Land Use and Zoning Ordi~ance, the time within which
~ud~cial review af this decision must be sought ~s governed by Code of Civil
Proc~dure Sectian 1094.6, which provision has been adopted by the City pur-
suant to M~nicipal Code Section 1404.
I hereby certify that this Statement of Official Action accurately reflects
the final determination of the Planning Commission of the City of 5anta
~onica.
s~g~at~re
Ralph Mechur, Chairperson
Please Print Na~e and Title
PC/soa93006
DKW:svl
~ate
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