SR-8-C (55)LUTM:PB:DI{W:bz/k/rlcr.pcword.plan
Council Mtg: July 20, 1993
T0: Mayor and City Council
FROM: City Staff
~
Santa Monica, Calife~Yhi~ ~ ~~~~
SUBJECT: Recommend to Introduce for First Reading a Revised
Ordinance Amending the R1 Single Family Regulations.
INTRODUCTION
on February 23, 1993 the City Counc~l conducted a public hearing
on proposed amendments to the R1 Single Family devel.vpment
standards of the Zoning Ordinance and directed staf~ to prepare
revisions to the propased ordinance for the Council's
consideration. The ordinance attached as Exhibit A incorporates
a variety of ehanges pursuant to Council direction and is
recommended for appraval.
BACKGR4UND
At the February 23, 1993 meeting the City Council identified a
number of changes to the proposed Rl antendments and asked staff
to return with a revised ardinance. Each of the araas a~ concern
is disctzssed below.
o Council directed that appropriate amendments ba made to
allow two-story accessory buildings by right if such buildings
meet the development standards for the siz~, setbacks and
locatian of the principal building on the parcal. Such
amendments have bean made.
~
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o The Council asked that dupiexes be permitted on R1 lots
directly abutting R2 parcels, since such develapments are already
permitted for R1 parcels abutting R3 and R4 parcels. This change
has been made.
o The Cauncil asked that a graduated parcel coverage
formula be established. The existing 40$ coverage limit has been
maintained for parcels greater than 5000 square feet, a 50~
parce~ coverage wou~d be established for parcels between 5400 and
3001 square feet, and parcels of Iess that 3000 square feet wou~d
be permitted 60~ parcel caverage.
o Concern was expressad with a proposed special setback
raquirement for corner parcels. This setback has been eliminated
in the new version of the ordinance.
o General direction was given ta revise the language
c~ncerning special stepback formu~ae for the front, side and rear
of Rl developments. This Zanguage has been revised in a manner
which staff believes pro~ot~s greater clarity.
o Cancern was expressed with allowing excavatian ta the
praperty line far basements Qr subterranean garages beneath
accessory buildings. This section has been revised ~o require a
minimum setback of five feet from any property line for sueh
excavation.
o Concern was expressed with the findings which the
Architectural Review Board must maka in approving certain
exceptions from the Rl standards. The findings have been
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strengthened. In addition, a requirement that applicants for
such exceptions provide certification of notice to adjacent
residents and property owners has been established.
o Council asked that reference to parking lot
developments on R1A parceZs be deleted from the section
addressing ARB review if apprapriate. Review of this issue
indicated that such reference is unnecessary and cauld be deleted
since such parce~s could not be develaped with surface parking
lots under a separate section of the Zoning Ordinance.
o The Council asked that reference to the definition af
"substantiai remodel" be added to the section. This reference
has been addad.
BUDGETf FINANCIAL IMPACT
No budget ar financial impacts are anticipated as a result of the
adoption of the recoirtmendations of this report.
RECOMMENDATION
It is recammended that the Council introduce for first read~.ng
the ardinance provided as Attachment A.
Prepared by: Paul Berlant, LUTM Director
D. Kenyon Webster, Planning Manager
Attachments: A. 4rdinance for Introduction and First Reading
B. Strike-Out/Bold Version Showing Changes from
Curren~ Code
C. February 23, 1993 Staff Report
PC/Rlcr
07/13/93
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ATTACHI~/~E11TT' A
~
CA:MHS:rlta2/hp/pc
City Council Meeting 7-20-93 Santa Monica, California
ORDINANCE NUMBER
(City Council Series}
AN ORDINANCE OF THE CITY COUNCIL 4F THE
CITY OF SANTA MONICA AMENDING PART 9.04.08.02
OF THE SANTA MONICA MUNICIPAL CODE REGARDING
REQUIREMENTS FOR THE R1 SINGLE FAMILY
RESTDENTIAL ZONING DISTRICT
WHEREAS, the Planning Commission of the City of Santa
Monica adopted a Resolution of Intention concerning proposed
amendments to Part 9.04.08.02 of the Santa Monica Municipal Code
regardinq the requirements af the R1 Single Family Residential
Zaning District an September 30, 1992; and
WHEREAS, the Planning Commission held a public hearing
regarding the proposed amendments on January 6~ 1993 and made
recommendatians ta the City Council regarding the proposed
amendments; and
WHEREAS, tha City Council finds that the followi.ng
amendments to the requirements of the R1 Single Family
Residential Zoning District are consistent in principle with the
goals, objectives, palicies, land uses, and programs specified in
the adapted General Plan, and the public health, safety and
general welfare require the adoption of the propased amendments
in that the amendments will clarify existing requirements by
reorganizing and rewording the R1 development standards, wiil add
new requirements ta mitigate the impact af new development by
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providing greater light and air to neighboring properties, and
will modify existing requirements by providing for more equitable
applicatian af the standards;
NOW, THEREFORE, THE CITY COUNCIL O~ THE CITY OF SANTA
MONICA DOES ORDAIN AS FOLLOWS:
SECTION 1. Applicabili~y, This ordinance shall apply to
all projects approved 6a days or more after the effective date of
the Ordinance, provided however that all prajects for which plans
have been subm3tted to the City for plan check prior ta the
eftective date af the Ordinance shall be subject to the
pravisions of this Part as they existed at the time the plans
were submitted. Any project not subject to the pravisions of
this Ordinance, which has not been approved as of the effective
date of this Ordinance, may elect ta have the provisions af this
Ordinance appiy in lieu of those provisions otherwise applicable.
SECTIDN 2. Part 9.04.48 of the Santa Monica Municipal Code
is amended to read as fallaws:
Part 9.04.08.42 R1 Sinqie Family Residential
District.
9.04.08.02.a10 Purpo~e.
The R1 District is intended to provide a single
family residential area free of disturbing noises,
excessive traffic, and hazards created by moving
automabiles. The R1 district is designed ta prevent
burdens on the public facilities, including sewer,
water, electricity and schools by an influx and
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increase of people to a degree larger than the City's
geographic limits, tax base or financial capabilities
can reasonably and responsibly accommodate. The R1
district affords protection from deieterious
environmental effects and serves ta maintain and
protect the existing character of the residential
neighborhood.
9.04.08.02.02fl Permitted uses.
The foliowing uses shall be permitted in the R1
District:
(a) Hospice facilities.
(b7 One single family dwelling per parcel
placed on a permanent foundation (including
manufactured housing).
(c) One-story accessory buildings and
structures up to 14 feet in height.
(d) One-story accessory buildings aver 14 feet
in height to a maximum height of 24 feet, or
two-stary accessory buildings up to a maximum height
of 24 feet, if such bui~dings conform to the required
setbacks and stepbacks for the principal building and
w~th the development standards set forth in Section
9.o4.i4.iio.
(e) Public parks and playgraunds.
{f) Small family day care homes.
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(g) State authorized, licensed, ar certified
uses to the extent required ta be permitted by State
law.
(h) Yard sales, limi~ed to twa per calendar
year, for a maximum of two days each.
(i) Damestic violence shelter.
9.04.08.02.D30 IIses Subject to Performance
Standards Permit.
The following uses may be permitted in the R1
District subject ta the approval of a Performance
Standards Permit:
(a) Large Family Day Care homes.
(b} one-story aecessory living quarters, up to
1~ feet in height~ on a parcel having a minimum area
of iD,000 square feet.
(c) Private tennis courts.
9.04.08.02.040 Uses SubjeCt to Use Permit.
The fo~lowing use may be permitted in the R1
District subject ta the approval a€ a Use Permit:
(a) Duplexes on a parcel havinq not less than
6,000 square feet af area, a side parc2l line of
which abuts or is separated by an a~ley from any R2,
R3, ar R4 District.
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9.04.08.02.050 Conditionally Permitted Usea.
The following uses may be permitted in the R1
District subject ta the approval of a Conditianal Use
Permit:
(a} Schools.
9.~4.08.02.060 Prohibited Uses.
(a} Boarding houses.
(b) Roaftop parking.
(c) Second dwelling units pursuant ta Section
65852.2(c) of the Gavernment Code, State of
Califarnia.
(d) Any uses not specifically authorized.
9.U4.08.02.070 Prope~ty Develapment Standards.
All praperty in the R1 District shall be
developed in accordance with the follawing standards:
{a) Maximum Buildinq Heiqht.
(1} Two stories, not to axceed 28 feet,
which includes all building elements except chimneys.
(2) On lots of more than 2~,004 square
feet with a minimum frant parcel line dimension of
200 feet, the height shall not exceed 35 feet far a
pitched roof or 28 feet for other types of roofs.
(b) Maximum IInit Density. one dwelling unit
per parcel, except where a Use Permit has been
approved for a duplex as permitted by Section
9.04.08.02.040 (a).
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(c} Minimum Lot Size. 5,Oa0 square feet.
Each parcel sha~l cantain a minimum depth of 100 feet
and a minimum width of 50 feat except that any parcel
existing on the effective date of this Chapter sha11
not be subject ta this requirement.
(d) Magimum Parcel Coverage. 40 percent
except that parcels between 3001 and 5000 square feet
may have a parcel coverage of 50 percent, and parcels
of 3000 square feet or smaller may have a parcel
coverage of 60 percent.
(e) Front Yard Setback. As shown on the
Official Districting Map of the City, or, if no
setback is specified, 20 feet.
(f} Additional Front Stepback Above 14 Feet in
Height. For new structures or additions to existing
structures, 25 percent of the maximum bui~dable front
elevation above 14 feet shall be stepped back ~rom
the fr~nt setback line an additianal average amount
equal to four percent of parcel depth, but in no case
resulting in a required stepback greater than ten
feet. As used in this Chapter, "maximum buildable
front elevatian" shall mean the maximu~ patential
length of the front elevation permitted under these
regulations, which includes the parcel width, minus
required minimum setbacks. To the extent that the
length of the proposed front elevation above 14 faet
in height is less than the maximum buildable ~ength
or is stepped-back in excess of the required amount,
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the lenqth nat built or stepped further than required
shall act as a credit towards this stepback
requirement.
(g) Rear YarB Setback, 25 feet.
(h) Additianal Rear Stepback Abeve 14 Feet in
Heiqbt. For new struct~res or additions to existing
structures, 25 percent of the maximum buildabie rear
elevatian above 14 feet shall be stepped back from
the rear setback l~ne in an amount equal to four
percent of parcel depth, but in no case resulting in
a required stepback of greater than ten feet.
(i) Side Yard SetbacX. Ten percent af the
parc~l width or a minimum of three feet six ~nches,
whichever is greater, but in no case greater than 15
feet. (See alsa Section 9.04.10.02.190.~
(j} Additianal Side stepbacks Above 14 feet in
Heiqht. For new structures or additions ta existing
structures, fxfty percent of the maximum buildable
side elevation abave 14 feet shall be stepped-back
from the sideyard setback line an additianal 1 foot
for every 2 feet 4 inches above 14 feet of building
height to a maximum height of 21 feet.
(k) Additional Side Stepback Above 21 Feet in
Heiqht. No portian of the building, except permitted
projections, shall intersect a plane commencing 21
feet in height at the minimum sideyard setback and
extending at an angle of 45 degrees from the vertical
toward the interior of the site.
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(1) Front Yard Pavinq. No more than 50
percent Qf the required front yard area including
driveways shall b~ paved, except that lots with a
width of 25 feet ar less may have up to 60 percent af
the required front yard area paved.
(m) Modifiaations ta Stepbacks above 14 Feet
in Heiqht. The stepback requirements of subsections
(f), (h), (j}, and (k) of this Section may be
modified subject to the review and approval of the
Architectural Review Board if the B~ard finds that
the modification will not be detrimental to the
property, adjoining properties, or the general area
in which the property is locatEd, and the Qbjectives
of the stepback requirements are satisfied by the
pravisian of alternative stepbacks or other bui~ding
features which reduce effective mass to a degree
comparable to the relevant standard requirement.
(n) Driveways. Na more than one driveway ta
any pub~ic street shall be permitted on parcels less
than 100 feet in width.
(o) Hasements and S~bterranean Garages. No
basement or subterranean garage shall extend into any
required yard setback area, except for any basement
or garage located beneath an accessory building which
is otherwise permitted wzthin a yard area, if such
basement, semi-subterranean ar subterranean garage is
located at least five feet from any property ~ine.
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(p) ACC@SS to Subterranean Garaqes and
Basements.
(1) Up to a total of fifty square feet
of area in the side and rear yards may be utilized
for lightwells or stairways to below--grade areas of
the main building and any accessory buildings.
(2) Na more than three feet of
excavation below grad~ for a driveway, stairway,
doorway, Iightwell, window or other such element to a
subterranean or semi-subterranean garage or basement
shall occur in the frant yard setback area. This
requiremertt may be modified by the Architectural
Review Board for parcels with an elevation rise of
five feet from the front praperty line to a point
fifty feet towards the interior of the site if it
finds that topographic conditians necessitate that
such excavation be permitted.
(q) Roof Decks. Roof decks shall be set back
at least three feet from the minimum sideyard
setback. The height of any railings or parapets
associated with such roof decks may not exceed the
maximum allowablE building height for the structure.
9.Q4.08.02.080 Architectural Review,
No building or structure in the Rl District
shall be subject ta architectural review pursuant to
the provisions of Chapter 9.32 of the Municipal Code
except:
_ g _
(a) Properties installing roof or
building-mounted parabolic antennae (anly with
respect to the antennae and screening).
{b) Duplexes.
(c) Any structure abov~ 14 feet in height that
does not conform to the required yard stepbacks ~ar
structures above 14 feet in height.
(d) Any structure that does not confQrm to the
limitations an access ta subterranean garages and
basements.
Any applicant for a development subject ta
architectural review under these provisions shall
provide certification af notice to all owners and
commercial and residantial tenants of property within
a radius af 100 feet from the exterior boundaries of
the property involved in the application, not less
than 10 days in advance of Architect~ral Review Baard
consideration of the matter, which notice and
certification thereof shall be in a farm satisfactory
ta the Zoning Administrator.
9.04.08.02.090 Fifty Percent Addition.
Parking shalZ be provided in accardance with
the provisions of Part 9.04.10.D8, Off 5treet Parking
Requirements, if the pr~nc~pa~ building on the parce~
is substantially remodslEd or, if 50 percent or more
additional square footage is added to the principal
build~ng at any one time, or incrementally, after
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September 8, 1988, pravided the aggregate addition is
500 square feet or more. See Section 9.04.02.030 for
the definition of "substantial remodel."
SECTIDN 3. Any provision af the Santa Monica Municipal
Code or appendice~ thereto inconsistent with the provisions of
this Ordinance, to the ~xtent of such inconsistencies and no
further, are hereby repealed or modified to that extent necessary
to effect the provisians of this Ordinance.
SECTION 4. If any section, subsection, sentence, clause,
or phrase of this Ordinance is far any reason held to be invalid
or unconstitutional by a decision of any court of any competent
jurisdiction, such decisian shall not aff~ct the validity af the
remaining portions of this 4rdinance. The City Council hereby
declares that it would have passed this ordinance, and each and
e~ery section, subsection, sentence, clause, or phrase nat
deelared invalid or unconstitutional without regard to whether
any portion of the Ordinance would be subsequently declared
invalid or unconstitutional.
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SECTION 5, The Mayar shail sign and the City Clerk shall
attest to the passage of this Ordinance. The City Clerk shall
cause the same to be published once in the afficial newspaper
within 15 days after its adoption. This Ordinance shall become
effective after 30 days from its ad~pti~n.
APPROVED AS TO FORM:
~~I-J~^'Ci1 ~\ \J~-'~.~'~
~` J SEP~~i LA~TRENCE
~ A ting City Attorney
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AT~`ACHII/I~~' B
Part 9.04.d8.02 R1 Single Famiiy Residential ~~~~ Distriat.
9.04.08.02.~Z0 Purpose.
The R1 District is intended to provide a singZe family
residential area free of disturbing noises, excessive traffic,
and hazards created by moving autamabiles. The R1 district is
designed to prevent burdens on the public facilities, including
sewer, water, electricity and schools by an inf~ux and increase
of people to ~~~ a degree larger than the City's geographic
limits, tax base ar financial capabilities can reasonably and
responsibly accontmodate. The R1 district afforda protection from
deleterious environmenta~ effects and serves to ~aintain and
protect the existing character ~~~ ~~~~¢ of the residential
neighbarhaod. (Prior code 9010.1)
9.04.08.02.020 Permitted uses.
The failawing uses shall be permitted in the R1 District:
(a) Hospice facilities.
(b) One single family dwelling per parcel placed on a
permanent faundation (inc~uding manufactured housing).
{c) One-stary accessory buildings and structures up to 14
feet in height.
(d) One-story acessory buildings over 14 ~aet in height to a
maximum height of 24 feet or two-story accessory buildings up to
a maximum height of 2~ feet, if, for buildinqs over 14 feet or
ma=e than one story in height, such buildinq confarms with the
required setbaaks and stepbaCks €or the prinoipal buildinq and
with the davelopment stand~rds set for~h 3n Sectian 9.04.14.110.
(e) Public parks and playgraunds.
(f) Small family day care homes.
(g} State authorizad, licensed, or certified uses to the
extent required ta be permitted by State Law.
(h} Yard sales, limited to two per caiendar year, for a
maximum of two days each.
{i) Domestic violence shelter.
9.04.08.02.03~ Uses Subject to Performanca Standards Permft.
The fallowinq uses may be pe~nitted in the Rl District subject to
the approval of a Performance Standards Permit:
(a) Large Family Day Care homes.
(b) One-story accessory living quarters, up ta 14 feet in
height, an a parce~ having a minimum area of 10,000
square feet.
(c) Private tennis courts.
9.04.08.02.040 Uses Subject to Use Permit.
The followinq uses may be permitted in the R1 District sub3ect to
the approval of a Use Permit:
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{a) Duplexes on a parcel havinq not less than 6,00o square
feet o~ area, a ei~e parcel line of ~hich abuts Qr is
separated by an allep from any R2, R3, or R4 District.
9.q4.08.02.D50 Conditionally permitted usss.
The followirig uses may be permitted in the Rl DistriCt subject to
the approval of a Conditiana~ Usa Perinit:
~(~,Y ~~X~~~~ ~JR 3~ ld~~~`~X 1~~~~~4~ ~~~= x~~~ ~~~1~ ~,l ~~~ ~~~~~
~~~~ ~~ ~~`l~~~ ~ ~~~~ 1~~~`¢J~x x~n1~ ~~ 3~'~~~M ~}~~~~,~ ~~ ~~
~~~~~~~~~ ~~ ~1~ ~xXt~~ ~~`~l~ ~~~ R~,~ ~x` R~ ~X~~~`~¢~~
,(~,Y ~~~t~i~~~ ~~~~~~~~Y~ ~~~X~~1~~~ t~7~~~ X~ ~~~~ ~~ ~t~~~~~ ~~
i5~~ ~~~~'~t ~~t~s~~~~~~ ~~~X~X~~~ ~1~ ~~ ~ ~~XX~~~ 1~~~~~~ ~~
z~ ~~~~,~
(b} Schools. (Prior code 9010.4)
9.04.08.02.060 Prohibited uses.
(aj Boarding houses.
(b) Rooftop parking.
(c) Second dwelling units pursuant to Section 65s52.2{c) of
the Government Code, State of Californ3a.
(d} Any uses not specifically authQriaed. (Prior code
9010.5)
9.04.08.02.070 Property development standards.
Al1 property in the R1 District shall be developed in acaordance
with the following standards:
(a) Maximum Building Height.
(1) Two stories, not to exceed 28 feet, which includes
al~ buildinq elements except chimneys ~S~~p13{yijC¢~.4x
f~~~1d~1~~~ ~F~~ ,~~~1~l~Y~~~~ • ~'~~~~ ld~}`~~J~~-` ~~ ~r~~l~ ~ki~x~1L}d~
l~X~J~~~~~}~~ ~T~ l~~~`f~~$ ~~ X~ ~~f~~ 1~J~ ~f~~~Mf~ ~~~If~ ~}~~
~I~~~~~l~ ~~~k~~~X $~`~~~ ~~ ~~J~ ~`RR~~~f~~ ~~~~ ~~X`~ ,~f~~~~¢}~
~l~~Xx ~~ $~~~~~}~ ~}~ ~~~~~~~~~X X ~~~~ ~~~ l~J~~~`~ ~ ~1~l~~ ~
~~~~~~ ~~~7~~ X!~ ~~~~ ~~ ~l~~X~~3~~ ~l~~~~~ ~~ ~ ~~3~~~J~~
~~1~~~~` ~~ xX ~f~~~~ ~~ i~~~`~`r~~~ ~~ ~~~ ~~~X~~l'~~ ~~~XX
~~~~~~~~~ ~ ~x~~~ ~~~~~~~~~~ ~~ ~~~~ ~~ ~~~~~~ ~~ ~~~
F~~~~~~~ ~~~~ ~~~~ ~~~~~~~ ~~~ ~~~~~~~~~ ~~ ~~ ~~~X~ ~~
~~ ~~~~~~~ ~~-~l~ ~J~R 3~R~~~f~~X 1~3a~#~ ~~~ ~YI~f~~XI~~` ~~ ~l~f~
~~~~~
(2} On Zats of more than
minimum frant parcel line
~~~~~~! ~~~~ig~[g~¢, the heiqht
a pitched raof or 28 feet
roof s .
20,000 square feet with a
dimensian of 200 feet ~~
shall not exceed 35 feet for
for ~[ ~x~~ other types af
(b) Maximum Unit Density. One dwelling unit per parcel,
~xcept where a¢~}~g~~~~~~i~(x Use Permit has been approved
far a duplex as permitted by Sectian 9.04.08.02.040 (a}.
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{c) Minimum Lot si$e. 5,000 square feet. Each parce~ shall
contain a minimum depth of 100 feet and a minimu~ width
of 50 feet except that any parcel existing on the
effective date of this Chapter shall not be sub~ect to
this requirement.
(d) Ma~imwn Parcel Coverage. 40 percent except that parcels
between 5000 and 3001 square feet may hava n parceZ
caveraqe of 50 percent, and parcels of ~oao square teet
or smaller may have a parcel coverage o~ 6o percent.
(e) Front Yard Setbaak. As shown on the Official
Districting Map of the City, or, if no setback is
specif~ed, 20 feet. ~~~ ~~~~~~~~~~ ~~~~ j~ ~~~~ ~~
~~~~~~~ x~ ~~~~~~~ ~~ ~~~ ~~~~~ ~~~~~~~~~ ~~~~ X~ ~~~~
~~ ~~X~~~ ~~~XX ~~ ~~~~~~~ ~~ ~~~~~~~~~x ~~~~~~~ ~~ ~
~~~~ ~~~~~~ ~~~~~ ~ ~~¢~~~ ~x~~~ ~~~xx ~~~ ~~ ¢~~~~~~ ~~
~~~ ~~x~~x~~~~~ ~~ ~~~~~ ~x~~~~~~~ ~~~ ~~~ ~~~~~~~~ ~$
~~~~~~~ ~~~ ~~~X~~~~~X ~~~~~~~ ~ ~~~~ ~~~~~¢~•
{f) Additional Front 8tepback Above 14 Feet in Height. For
new structures or additians to existing structures which
are aver z4 feet in height, 25 percent of the maximum
buildable front elevatian shall be ~~~~~¢~ stepped-back
from the froat setback iina an additional average amount
equal to four percent of parcel depth ~y~~~~~ ~~ ~~~~~,
but in no case resultinq in a required stepback greater
than ten feet ~~~~~~ ~~~~~ ~ ~~¢~~~ ~x~~~ ~~~~~~ ~~ ~~
~~~~~~~~~ ~~~~ ~~ ~~~~ ~~~~~~~~ $~~~ ~~¢~~~ ~X~~~ ~~~XX
~~~ ~~ ~~~~~~~ ~n ~~~ ~~~~~X~~~~~ ~~ ~~~~~ ~x~~~~X~~ ~~~
~~~~~~~ ~~ ~~~~~~~ ~~~ ~~~~~~~~~X ~~~~~~~ $ ~~~~
~~~~~¢~~ As used in this Chapter, ~~maximum buildable
fran~ elevation~~ shall mean the maximum poten~ial length
of tha front el~vatian p~rmitted ~nder these
requiations, which inclu~es the parcei wid~h, minus
requ~red minimum setbacks. To the sxtent that the
lenqth of the proposed frant elevation above 14 feet in
height is less than the ntaximum buildable length or is
stepped-baak in excess of the require8 amount, the
lenqth nat buiit or stepped further than reqtiired shaii
act as a credit towards this stepbaak requirement.
{gj Rear Yard Setback. 25 feet.
(h) Additional Rear Stepback Above 14 Feet in Hea.ght. For
new structures or additions to existing struo~ures
having a building height in excess of 14 feet in hei.ght,
a stepback equal to x5 percent of the n~aximum buildable
rear elevation shall be provided from the rear setback
iine in an ataount equaZ to four percant of parasl depth,
but in no case resultinq in a requirsd stepback greater
than ten feet.
(i) Side Yard Setback. Ten percent of the x~~ parcel width
or a minimum oP ~~7~~ ~~~~ ~hree feet six inahes,
whichever is greater, but in no case greater than 15
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feet. #'~~3~~7~l~~,~ ~~ X~~~ Xf~~~ ~~~7~ ~.~l~~~ ~~~~~ ~~~~,~ ~
~~J~~~J~ ~ ~~f~~ ~1~~~ ~~~'R~ ~~~~X ~~ ~`~~1~~`~~~ {See also
Sectian 9.04.10.02.190)
(j) Additional Side Stepbacks Above 14 feet fn Heiqht. For
nem structures or additions to exisstinq structures,
~fifty percent of the maximwa buiidable side elevation
~~9~~ ~l~~~9~~3~~ ~~~Y~~X~~~ ~~ ~`#~~$,~ ~~ abov~ 14 feet in
height ~~f~J~l~ ~}~~ ~J~~~`~~~ Y~~~~~`~X ~~~~~ ~1~ 1~~ ~`i~~~~`~~
~~~1~ ~~€~~l ~~~]~~(~~ shall be ~~j~~~¢}~ stepped-back from the
aideyard setback line an additional 1 Foot for every 2
feet 4 inches above 14 feet of building height to a
maximum height of 2~ feet. p~~ ~~~~~~~1 ~~ ~p~~ ~~t~"~~Tyyig~
~~~XX ~~~~~'~~~i ~ 1~X~~~ ~~~~~~s~~l~~ xX ~f~R~ X~ ~1~~~~~ ~~
~#~~ ~~n~~~~ ~~~~ 7t~~`~ ~~~~~¢~ ~~~ ~~i~~~~~~ ~~ ~~ ~n~X~
~~ ~~ ~~~~`~~~ ~x`~~ ~1~~ ~~~`~~¢~X ~~~~~`~ i~~t~ ~~it~~~~~ s~~
~~~ ~~~~~
(k~ Additional Side Stepback Above 21 Feet in Height. No
partion of the building, except permitted projections,
shall intersect a plane commencing 21 feet in heiqht at
the minimwn sideyard setback and extendinq at an anq~e
of 45 degrees from the vertical toward the interio~ of
the site.
(n) Front Yard Pavinq. No more than 50~ peraent of the
required front yard area including driveways shall be
paved, exoept that lats with a width of 2S feet or less
may have up to 60 percent ef the front yard area paned.
~~ ~~~~1~~'~~ ~~''~Y~~~Y~ ~~~~~ ~~ I~~~'`~~~f~s~ ~~ 1~~~'`~~~'$ ~~~~
~~s~~ ~~~ ~~~~ ~~ ~~~~~/
{m) Modifications to S~epbacks abova 14 feet in heiqht. The
~X`~}~~ ~~~`f~ ~}~~ ,~~R~Y YarB ~I~~~~i~ ~¢~jd~i~Jt stepback
requirements of subsections (f), (h}, (j) and (k) of
thi s 8ecti on ~~~ ~+~I~ ~~~`~~~~i ~~ y~ ~~}~`3~~~~#~ ~~~Y~ x~
~~~fG ~~ ~if¢~~'~~~ may be modif~ed sub,ject to th~ review and
appraval of the Arch.itectu.x-aI Rev~ew Board if the Hoard
finds that tha modi€ication will not be detrimental to
the property, adjoining prcperties, or the general area
~n which the praperty is located, and the objectives of
the stepback requxremen~~ are s~tisfied by t~e provision
ot aiternative stepbacks or other building #eatures
which reduce e~fective mass to a degres comparable to
the relevant standar8 requirement.
( n) P~~¢~i~'~[}~' Driveways . No mare than one ~~~~~d~~i~ driveway~
to any public street shall ba permitted on parcels Iess
than 10o feet in width.
(o) Basements and 8ubterranean Garages. No basemen~,
semi-subterranean or subterranean garage shall extend
into any required yard setbaclt area, except far any
basement or garage loCated beneath an accessory buildinq
which is otherwise permitted within a yard axea, if such
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baseinent, semi-subterranean or subterranean garage is
located at least five feet from any property line.
(1} Up to a total of fifty square feet of area in the
side and rear yards may be utilized for liqhtwslls or stairways
to below-qrade areas of the main buildinq and any aacessory
buildings.
(2y No more than three feet of exca~ation belaw grade
for a driveway, stairway, doorway, light~ell, windoai or other
such element to a suhterranean or semi-subterranean qaraqe or
basen~ent shall occur in ~he front yard setbaok area. This
requ~rement may be modified by the Architectural Review Board
for parcels with an elevation rise of five faet fram th~
front property line to a point fi~ty feet ~awards the
interior of the site if it fi3~ds that tapograghic conditions
necessi~ate that such egaavatin~ be permitted.
(q} Raof deaks. Rvof decks shail be set back at least thres
feet from the minimum sideyard setback. The heiqht cf
any railinqs or parapets associated with auch roof decks
may nat exceed the maximum allowxibla buildinq heiqht for
the structure.
9.04.08.02.080 Architectu=al =eview.
No building ar structure in the R1 District shall be subjeat ta
architevtura~. review pursuant to the pravisions of Chapter 9.32
ot ~}~~~ ~~'~,~~x~ the Municipal Code except :
(a) ~X~ x9~~,~ ~l~~'~X~~~~ ~~~` ~k~~`~~i~~ ~~~l~~n~ X~~~.~ Properties
installing raof or building-mounted parabolic antennae
(only with respect to the antennae and screening}.
(b) Duplexes.
(c) Any structure above 14 feet in height that does not
canform to the required yard ~4pi~I yt~~~pt~ ,~~g~~[~}t~
stepbacks for structures above 1~ feet in height.
(d) Any ~tructure ~hat does not conform to the limitations
on access to subterranean garages and basements.
Any applicant for a devel~pment subject to architectural review
under theae pravisions shall proviAe aerti€iaation of notiae ta
adjacent property owners and resi~~nts not less than 10 day~ in
advance of Architectural Review Saard consideration of the
matter, which natice and certifica~ion thereaf shall be in a fnrm
satisfactory to the Zoninq Administrator.
9.04.48.02.094 $jd~,~~p~~IjG~p~~ ~`¢~f~~I~~ Fifty Percent Addition.
Parking shal~ be provided in accordance with the provi~ions of
,~~¢~~~bpi ~J,l~f~,lxp,l~~,lp~J~ Part 9. 04.10. os, Off Street Parking
Requirements, if the principal building on the parcel is
substantially remodeled or, if 50~ percent or more additional
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square footage is added to the principal building at any one
time, or incrementally, after ~~~ ~~~~~~~~~ ~~~~ ~~ ~~~~ ¢~~~~~~
september 8, 1988, provided the aggregate nddltlOh is 5G0 square
feet or more. See Section 9.04.02.030 for the de~inition of
~~substantial remadel . ~~
permdoc/rl
7/12/93
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A ~'TA C1LIIV~E~1T~' C