SR-8-C (58)r ,
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City Counci.l M~g: October 25, 1994
TO: Mayar and City Council
FROM: City Staff
~CT25~
Santa Monica, California
SUBJECT Text Amendmen~ Proposing to Amend Article IX of the Santa
Monica Municipal Code to Provide Floor Area Incentive for
Grocery Stores
INTRDDUCTYON
The attached Text Arr~endment would amend Article IX of the Santa
Monica Municipal. Code to provide a floor area incentive for grocery
stores ln the BCD, C2, C4, and C6 districts. An identical
incentive is currently provided for residential development in
those districts. The Planning Comrnission appraved this amendment
on August 17, 1994.
BACKGROUND
Proposed is the provision of a floor area incentive far addi~.ions
to or the development of grocery stores ~n the BCD, C2, C4 and C5
districts. Currently, the Zon~ng Ordinance provides a floor area
bonus for residential development ~n these districts, and under the
propos~d atnendment, an ider_tical bonus would be available ~or
grocery s~o~es. As wi~h the ~esitiential incentizre, the flaor area
for grocery stores would ~cr'ary based on the particular di.strict, and
also based on parcel s~ze. For example, in most of the C2
district, the current standard FAR limit for a 22,500 sq ft.
parcel is ~.45, bu~. tor resa.dential use (and w~th the amendment,
acr z 5 ~ ~
ti
e
for grocery s~ores} the ~im~t is 0.65 FAR. While the FARs vary
according the district involved and the size of the particular
parcel, the increased FAR is nat substantial.
This issue arose because of a planned addit~.on to an existing store
on. Dcean Park Boulevard (Bob's Market? which planned a small
addition which could r.ot be achieved because of t~e 1993 reductions
in allowable FAR in the C2 zone ~similar reductions occurred in
other zones;. An ad~ustment to allowable FARs appears appropriate
for gracery stores, since they are a significant neighborhood-
serving use.
BUDGET/FINANCIAL IMPACT
The proposed amendrnent would have no budget/financial impact.
R~CONMENDATION
Staff recammends that the City Council approve the proposed tzxt
amendment and antroduce the attached ordinance for first reading
with the following findings:
a) The proposed arnendment is cansistent in principle with the
goals, ob~ectiv~s, policies, land ~ses, and programs specified in
the adopted General Plan in ~hat vand Use Element Qbjective 1.7
call~ for the protection and ~xpansion of uses that pravide for the
day-to-day shopping and servace needs of nearby residents; grocery
stores are such uses. In additian, Policy 1.7.4 ca~ls for the
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retention of existing full-service supermarkets; this text
amendment would ass3st in such retention by ~ac~litating addztions
to exiSting stores. Fur4her, Policy 1.7.5 encourages the
development of full-service supermarkets ir_ areas not currently
served; this revision wculd further that policy. Policy 1.7.6
calls for the retention af exc~ting grocery and food markets, and
pol~cy 1.7.7 encourages the developmen~ of groceries within a five-
to ten-minute walking d~stance of areas not currently served; this
text amendment would help achieve ~hese policies. Finally, the
FARs that would be permitted for grocery stores under this text
amendrnent would still be less than the ~'ARs contempla~ed in th~
Land Use Element for the relevant districts.
b) The public health, safety, and general welfare require the
adoption of the proposed amendment in that grocery stares are a
critical use in t~e day-to-day life of the community, and
implementing policies to encourage their ret~ntian, expansion, and
development would further the genera~ welfare of the city.
Prepared by~ Suzanne Fr~.ck, PCD Director
D. Kenyon Webster, Plann~ng Manager
v1
,
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CA:f;~atty\muni~laws\mhs\grocery
City Council Meeting 10-25-94 Santa Monica, California
ORDINANCE NUMBER (CCS)
{City Council Series)
AN ORDINANCE OF THE CITY COUNCIL OF THE
CITY OF SANTA MONICA AMENDING THE ZONING
ORDINANCE T~ PROVIDE FLOOR AREA
INCENTIVES FOR GROCERY STORES
WHEREAS, the Planning Commission adopted a Resolution of
Intention to amend the Zoning Ordinanca to provide a floor area
incentive for grocery stores located in the BCD, C2, C4, and C6
zoning districts of the City; and
WHEREAS, the Planning Commissian held a public hearing on the
proposed amendment on August 17, 1994 and made recontmendations to
the City Council following the hearing; and
WHEREAS, the City Council held a public hearing on the
proposed amendment on Octobar 25, 1994; and
WHEREAS~ the City Council finds and declares that the
proposed amendment is consistent in principle with the goals,
objectives, policies, land uses, and pragrams specified in the
adopt~d General Plan, in that Land Use Elem~nt Objective 1.7
calls for th~ protectian and expansion of uses that provide for
the day-to-day shopping and services needs of nearby residents
i
and grocery stores are such use~; in that Policy 1.7.4 cal~s for
the ~etention of existing ful~-service supermarkets and this
amendment wou~d assist in such retention by facilitating
additions to existing stores; in that Policy 1.7.5 encourages the
development of full-s~rvice groceries within a five- tv t~n-
minute walking distance of areas nat currently served and this
amendment would help achieve this gaal; and in that the FAR that
would be permitted foz groc~ry stores under this amendment would
n~t exceed the FAR contained in the Land Use Element for any of
the relevant districts; and
WHEREAS, the public health, safety, and general welfar~
require the adoption of the proposed amend~ent, in that grocery
stores are a critica~ use in the day-ta-day life of the cam~-unity,
and implementing policies ta encourage their retention, expansion,
and development would further the genera~ welfare of the City;
NOW, THEREFORE, THE CITY COUNCIL ~F THE CITY OF SANTA
MONICA DDES ORDATN AS F~LLOWS:
SECTION 1. Section 9.fl4.08.14.060 of the Santa Monica
Municipal Code is amended ta read as follows:
9.44.08.14.060 Property development
standatrds .
All prop~rty in the Broadway District
shall be developed in accordance with the
2
following standards:
{a) Maximtun Buildinq Heiqht. Two stories,
not to exceed thirty feet except that if fifty
percent or more of the building is
residential, three staries, not to exceed
forty-five feet. Theze sha~l be no limitatian
on the number of staries af any structura
cantaining at least one floor of residential
use, so long as the height does not exceed the
maximum number of feet permitted in this
Section.
(b) Maximwn Floor Ares Ratio. The
maximum f~oor area ratio shall be determined
as follows:
FAR if at Least Thirty
Parcel Percent af Project
Square Footaqe FAR is Residential, or for
GrocEry Store
0-15,OD0 1.0 1.5
15,001-22,500 0.90 1.3
22,501 and up 0.80 1.1~
(cJ Minimum Lot l5ize. Seven thousand five
hundred square feet. Each parcel shall have
3
minimum dimensions of fifty feet by one
hundred fifty feet, except that parcels
existing on the effective date of this Chapter
shall not be sub~ect to this requirement.
(d) Front Yard Setlaack. Landscaping as
required pursuant to the provisi.ons of Part
9.04.10.04.
(e} Rear Yard se~back. None, except:
(1) Where rear parcel line abuts a
residential district, a rear yard equal to:
5' + (stories x lot width)
50'
The required rear yard may be used
~or parking or loading to within five feet of
the rear parcel line provided the parking or
loading does not extend above the first floor
level and provided that a wall not ~ess than
five feet or more than six feet in height is
erected and maintained alang the rear
commercial parcel line. Access driveways shall
be permitted to perpendicularly cross the
raquir~d rear yard provided the driveway does
not exceed the minimum width permitted for the
parking area. A required rear yard shall not
be used tor ca~nmercial purposes.
4
(2} That needed to accommodate
landscaping and screening for a rear yard
buffer required pursuant to the provisions of
Part 9.D4.10.44.
(f) Side Yard Setback. None, except:
(1) Where the interior side parcel
line abuts a residential district, an interior
side yard equal ta:
5' + (stories x lot width}
50'
The interior side yard may be used
for parking or loading ..., ~~~~..~ ~~::~: to
within five feet of the interior side property
line provided the parking ar loading does not
extend above the first floar level and
provided a wall not less than five feet ar
more than six feet in height is erected and
maintained along the side commercial parcel
line. A required interior side yard shall not
be used for access or for commercial purposes.
(2) That needed to accommodate
landscaping required for a stre~t side yard,
landscape buffer and screening pursuant to the
pro~isions of Part 9.04.10.04.
5
(3~ A ten-foot setback from an
interior property line shall be required for
portions of buildings that contain windaws,
doors, ar other openings into the interior af
the building. An interior side yard Zess than
ten feet shall be permitted if provisions of
the Uniform Building Code related to
fire-rated Qpenings in s~de yards are
satisfied.
(g) Development Re~iew. A Development
Review Permit is required for any development
of more than twenty-two thousand five hundred
square feet of flaor area and for any
development with rooftop parking.
SECTION 2. Section 9.04.08.16.060 vf the Santa Monica
Municipal Cade is amended ta read as follows:
9.04.08.16.~6~ Property development
standards.
All property in the C2 District sha~l be
developed in accordance with the following
standards:
(a) Front Yard Satback. Landscaping as
required pursuant ta the provisions of Part
9.04.10.04. The bu~lding must comply with
build-ta-line requirements pursuant to the
6
provisions contained in Section
9.o4.ia.o2.a5o.
(b} Maximum Buildiaq Heiqht. Two stories,
not to exceed thirty feet.
(c} Mssimum Floor Area Ratio. The maximum
floor area ratio shall be determined as
follows:
(1) C2 District other than Pico
Boulevard:
FAR i€ at Least Thirty
Parcel Percent of ProjeC~
square Faotaqe FAR is Residential, or for
Graeery 8tore
0-7,5Q0 .75 .75
7,50~1-15,000 .50 .75
15,001-22,500 .45 .65
22,501 and up .40 .55
(2) C2 an Pico Boulevard:
7
FAR if at Leas~ Thirty
Parcel Percent of Project
Square Faotaqe FAR is Residential, or for
Crace~y btore
a-~,~aa 1.o s.o
7i50d1-15,000 D.70 1.0
15,001-22,500 D.60 4.$5
22,501 and up 0.50 0.75
(d} Minimum Lot size. Seven thousand five
hundred square feet. Each parcei shall have
minimum dimensions of fifty feet by one
hundred fifty feet, except that parcels
existing on the effectiv~ date of this Chapter
sha~l not be subject to this r~qua.rement.
(e} Rear Yard Setback. None, except:
(1) Where rear parcel line abuts a
residential district, a rear yard equal to:
5' + (stories x ].ot width)
50'
The required rear yard may ba used
for park~ng ox~ loading to within five feet of
the rear paxcel line provided the parking or
l.oading does not extend above the first floor
8
1eve1 and provided that a wall nat less than
five feet or mare than six feet in height is
er~cted and maintained along the rear
commercial parceZ line.
Access driveways shall be permitted
to cross perpendicularly the required rear
yard provided the driveway do~s not exceed the
minimum width permitted ~or the parking area.
A requir~d rear yard sha~l nat be used for
cammercial purposes.
(2) That needed to accommodate
landscaping and screening for a rear yard
buffer required pursuant to the provisions af
Part 9.04.10.04.
(~) Side Yard 8etback. None, except:
(1) Where the interior side parcel
line abuts a residentia~ district, an interior
side yard ~quaJ, to:
5~ + (stories x lot width)
50'
The interior side yard may be used
for parking or loading .... ~~~~~~ ~::~: to
within five feet ~e t~~ the intErior side
praperty line provided the parking or ~oading
daes not extend abave the first f~oar l.eve~
9
and provided a wall nat less than fi~e feet or
more than six feet in height is erected and
maintained along the side cammercial parcel
],ine. A required interior side yard shall not
be used far accass or for commercial purposes.
{2) That needed to accommodate
landscaping required far a street side yard,
landscape buffer and screening pursuant to the
provisions of Part 9.04.10.04.
(3) A ten-faot setback from an
interior praperty line shall be required for
portions of buildings that contain windows,
doors, or other openings into the interior of
the building. An interior side yard less than
ten feet shall be permitted if provisions of
the Unifarm Building Code related to fzre-
rated openings in side yards are satisfied.
(g) Development Review. A Development
Review Permit is required for any develop~-ent
of more than eleven thousand square feet af
floor area.
SECTION 3. Section 9.44.08.22.060 of the Santa Monica
Munic~pal Code i.s amer~ded ta read as follaws:
10
9.04.88.2~.D6~ Property development
standards.
There shall be no limitation on the
number af stories of any hotel, detached
parking structure, or structure contain~ng at
least one f~oor of residential use, so long as
the height does not exceed the maxi~um number
of feet pennitted in this Section. Al1
property in the C4 District shall be developed
in accordance with the followinq standards:
(a) Maximum Heiqht and Floor Area Ra~io.
(1) For parcels in the C4 District
fronting on Lincoln Boulevard south af the
Santa Monica Freeway, P~co BouZevard between
Ocean Avenue and 4th Court, and Pico Boulevard
between 7th Street and iith 5treet, maximum
height shall be two stories, not to exceed
thirty feet, and the floor area ratio shall be
determined as fal~ows:
11
~'AR if at Least
Parce~ Thirty Percent of
Square Footage FAR Project is
Residenti.a~l, or ~~~
t~rocery 5~~~~
0-7,500 1.4 1.4
7,~ai-i~,ooa 0.70 1.~
15,001-22,50Q 0.60 0.85
22,501 and up 0.50 0.75
{2) For parcels in the C4 District
franting on Broadway, Santa Mon~.ca Boulevard,
and 14th Street between Pico Boulevard and the
Santa Monica Fraeway, the maximum height shall
be two stories, not to exceed thirty feet, and
the floor area ratio shall be dEtermined as
follows:
12
FAR if at Least Thirty
Percent of Project is
Parcel Residentisl ar
Automabile Dealership
square Footaqe FAR vrith CUIs, or for
Gracery s~cre
0-~,5oa 1.5 i.5
7~501-15,000 1.0 1.5
15,001-22,500 0.90 1.3
22,501 and up 0.8D 1.15
~3) Far parcels in the C4 District
fronting on Lincoln Baulevard north of the
Santa Monica Freeway, the maximum height
shall be three st~ries, not to exceed
forty-five feet, and the floor area ratio
shall be determined as follows:
13
FAR if at Least
Paresl Thirty Percent of
Square Faotaqe FAR Project is
Residential, or for
Groc~ry Store
0-7 , 500 1. 5 ].. 5
7,501-15,0~0 1.0 1.5
15,041-22,50D 0.90 1.3
22,501 and up 0.80 1.~5
(4) Far parcels in the C4 District
fronting on Pico Boulevard between 21st Street
and 31st Street, subject to Sectian
9.04.08.22.fl64(a}(5), the maximum height sha~l
be two stories, not to exceed thirty feet, and
the floor area ratio shall be determined as
follows:
14
Parcel
square
Footaqe
FAR
o-~,5aa i.~
7,501-15,000 1.0
15,001-22,500 0.9Q
22,501 and up 0.80
FAR if at Least
Thirty Percent
af Project is
Residen~i.al~
or for Crocery
~~r~~e
1.5
FAR with CIIP
Pursuant to
SectiQn 9.04.08.-
22.G6D(a)[5f
2.0
1.5 2.0
1.3 2.0
1.15 2.0
(5) Subject to the approval of a
Conditional Use Permit, a project on a
City-owned parcel in the C4 District fronting
an Pica Boulevard between 21st Street and 31st
Street shail be permitted a FAR bonus and a
height of three stories, forty-five f~et, if
the project contains a full service grocery
store having at least five thousand square
feet of grass floor area.
(b} Minimum Lot Size. Seven thousand five
hundred square feet. Each parcel sha~~. contain
a minimum depth of one hundred fifty feet and
a minimum width of fifty feet except that
parcels existing an the effective date of this
Chapter sha].1 not be sub3ect to these
~5
requirem~nts.
(c} Front Yard Setback. Landscaping as
required pursuant to the provisions of Fart
9.04.10.04.
(d} Rear Yard Setback. None, except:
(1) Where rear parcel line abuts a
resa.dential district, a r~ar yard equal to:
5' + (stories x lot width)
50'
The required rear yard may be used
for parking or loading to within five feet of
the rear parcel line provided the parking or
loading daes not extend above the first f~oor
level and provided that a wall not iess than
five feet or mQre than six feet in height is
erected and maintained along the rear
comm~rcial parcel line. Access driveways shall
be permitted to perpendicularly cross the
required rear yard provided the driveway daes
not exceed the minimum width permitted for the
parking area. A required rear yard sha~l not
be used for cornmercia~ purposes.
(2) That needed to accommodate
landscaping and screening for a rear yard
buffer required pursuant ta the provisions Qf
1&
Part 9.04.1a.04.
(e} Side Yard Setback. None, except:
(1) Whera the interior side parcel
line abuts a residential district, an interiar
side yard equal to:
5' + (stories x lot width)
50'
The interior side yard may be used
for parking or loading ..~ ~~~ti~~ t~u~ ~~
~~;t;~i:~ five feet to ~~ the interior side
property line provided the parking or loading
does not eXtend ab~ve the first floor level
and provided a wall not less than five faet or
more than six feet in height is erected and
maintained along the side commercial parcel
line. A required interiar side yard shali not
be used for access or far commercia~ purposes.
{2) That needed to accommodate
landscaping required for a street side yard,
~andscape buffer and screening pursuant ta tha
provisions of Part 9.04.10.D4.
{3) A ten-foot setback from an
interior side property line shall be required
for part~ans of buildings that can~ain
windaws, doors, or other openings into the
17
interior of the ~uilding. An interiar side
yard less than ten feet shall be permitted if
provisions of th~ Unifarm Building Code
related to fire-rated openings in sid~ yards
are satisfied.
(f) Development Review. A Development
Review Permit is required for any development
of more than twenty-five thousand square feet
of floor area and for any development with
rooftap parking, except that for applicat~ans
involving the demalition and replacement of an
existing single purpase grocery store on a
parcel whzch is not adjacent ta a
residentially zoned distr~ct, with a store
which has a minimum of twenty-~ive thousand
square feet of floor area, anly a net new
floor area addition af more than twenty-tzve
thousand square feet shall be subject to
Deve~opment Review.
SECTION 4. Section 9.04.08.26.060 is amended to read as
follows:
4.04.08.26.06o Property development
standaras.
Al1 property in the C6 District shall b~
developed itt accvrdance with thE followxng
18
standards:
(a) MAximunt BuiZdinq Heiqht. Three
stories, not to exceed forty-five feet. There
shall be no limitatian on the number af
stories of any hotel, detached parking
structure, or structure containing at least
ane floor of residential use, so lonq as th~
height does not exceed the maximum number of
feet permitted in this Section.
(b) Maximum Floor Area Ra~io. The maximum
floor area ratio shall be determined as
follvws:
FAR if at Least Thirty
Parcel Peroent of Project is
Squ~re Footaqe FAR Residential, or far
Grocery store
0 - 7,500 2.D 2.0
7,501 - 15,OD0 1.4 2.p
15,Oa1 - 22,500 1.2 1.75
22,501 and up 1.4 1.5
(c) Minimum Lot Size. Seven thousand five
hundred square feet. Each parcel shall contain
a minimum depth of one hundred fifty feet and
19
a minimum width of fifty feet, except that
parcels existing on the effective date of this
Chapter shall not be subject to this
requirement.
{d) Frant Yard Setback. Landscaping as
required pursuant to the provision of Part
9.04.10,04.
(e) Rear Yard Setback. None, except:
(1) Where rear parcel line abuts a
residential district, a xear yard equal ta:
5r + {stories x lot width)
50f
The required rear yard inay be used
for parking ar loading to wi.thin five feet of
the rear parcel line provided the parking o~
loading does not extend above the first floor
level and provided that a wall not less than
five feet or mare than six feet in height is
eracted and maintained along the rear
commercial parcel line. Access driveways shall.
be p~rmitted to cross perpendicularly the
required rear yard provided the dr~veway does
not exceed the minimum width permitted for the
parking area. A required rear yard shall not
be used far commercial purposes.
20
{2) That needed to accommodate
landscaping and screening for a rear yard
buffer required pursuant to the provisions of
Part 9.04.10.44.
(f) 8ide Yard Setback. None, except:
(1} Where the interior side parcel
line abuts a residentia~ district, an interior
side yard equal to:
5' + {stories x iat width)
50'
The interior side yard may be used
for parking or loading .... ~~~~~~ L~~.r. ~Q
w i t}• i n five feet to ~~ the interior side
property line provided the parking or loading
does not extend above the first flaor level
and provided a wall not less than five feet or
more than six feet is erected and maintained
along the side commercial parcel ~ine. A
requirad interior sida yard shall nat ba used
for access or far commercial purposes.
(2} That needed to accommodata
landscaping required for a street side ~rard,
landscape buffer and screening pursuant to the
provisions of Part 9.04.10.04.
21
(3) A ten-foot setback fram an
interior property ~ine shall be required for
portions of buildings that contain windaws,
doors, or other openings into the interior of
the building. An interior side yard less than
ten feet sha11 be permitted if pravisians of
the i]niform Buildxng Code related to
fire-rated openings in side yards are
satisfied.
(g) Development Review. A Development
Review Permit is requixed for any developm~nt
of more than thirty thousand square feet of
floor area and any development with rooftop
parking, except that for applications
invo~ving the demQlition and r~placement of
any existing single purpose gracery store an a
parce~ which is not adjacent to a
residentially zoned district, with a s~ore
which has a minimum of twenty-~ive thausand
square feet of floor area, only a net new
f~oor area addition af more than thirty
thousand square feet shall be subject to
Development Re~iew.
SECTION 5. Any provision of the Santa Manica Municipal Code or
appendices thereto, inconsistent with the provisions of this
22
Ordinance, to the extent of such inconsistencies and no further,
are hereby r~pealed or modified to that extent necessary to effect
the provisions af this Ordinance.
SECTI~N 6. If any section, subsection, sent~nce, clause, or
phrase of this Ordinance is for any reason held to be invalid or
unconstitutional by a decisian of any court of any competent
jurisdiction, such decision shall not affect the va~idity of the
remaining portions of this Ordinance. The City Council hereby
declares that it would have pa5sed this Ordinance, and each and
every secti~n, subsection, sentence, clause, or phrase not declared
invalid or unconstitutional without regard to whether any portian
of the Ordinanee would be subsequently declared invalid or
uncanstitutional.
SECTION 7. The Mayor shall sign and the City Clerk shall
attest ta the passage of this Ordinance. The City Clerk shall
cause the same to be published once in the official newspaper
within 15 days after its adaption. This Ordinance shall be
effective 30 days from its adoption.
APPROVED AS TO ~QRM:
~~ ~ F ~
MARSHA JONE OUTRIE
City Attorney
23