SR-012396-8C
8C
P&Z:DKW:f:\plan\share\pc\strpt\r2btacc
C1ty Council Mtg. January 23, 1996
Santa Monica, California
JAN 2 3 1996
TO- Mayor and City Councll
FROM' C1ty Staff
SUBJECT: Recommendatlon to Introduce Ordlnance For Flrst Reading
to Amend Art1cle IX of the Santa Monica Munlclpal Code to
Modlfy Denslty Standards ln the R2B Distrlct
INTRODUCTION
The attached ord1nance would amend the Zon1ng Ordlnance to modlfy
one aspect of the density standards for the R2B zone (Low Denslty
Multiple Resldentlal Beach District).
The Planning Comwisslon
approved the proposed amendment.
BACKGROUND
The R2B District was created in 1992.
At present, Section
9.04 08.62.060(b) of these regulations states ln part that ".. .For
parcels less than four thousand square feet f no dwel11ng unl ts
shall be permlttedf except that one dwelllng unlt may be permitted
lf a single family dwelllng eXlsted on the parcel on September 8f
1988." There are a number of substandard parcels In the southern
part of the R2B area, most of which are already developed with one
or more unltsf some developed in recent years.
There are a few
parcels wlth no unlts on them and more substandard parcels with
more than one unlt en them.
Residents of the R2B area approached the Clty Councll ln September
1
Be
JAN 2 3 1996
1995 and requested that the lssue of developlng homes OE
substandard parcels In the area be addressed. The Clty Councll
directed staff to review the matter. Staff lS proposlng that the
R2B denslty regulatlons be revlsed to allow one dwelling unlt on
any legal parcel that existed on September 8, 1988 This amendment
would address the status of two classes of parcels in the R2B which
are currently In question: substandard parcels whlch were vacant
In 1988, and substandard parcels which had more than one unit on
them In 1988. For this latter category, the Plann~ng Commission
has adopted an interim lnterpretatio~ that allows development of a
slngle family home on a parcel which had two or more unlts on it in
1988, Slnce ~t lS logical to lnterpret that the intent of the code
was to allow recycllng of substandard parcels WhlCh had already
been developed The attached ordlnance wlll resolve these lssues
and ellffilnate the need for the interpretatlon.
The Plannlng COffiffilSSlon unanimously approved the proposed text
amendment at its November I, 1995 meeting.
BUDGET/FINANCIAL IMPACT
The recommendation of thls report would have no budget/financial
iPlpact.
RECOMMENDATION
Staff recommends that the City Council approve the attached
ordinance for introd~ctlon and flrst reading.
2
Prepared by:
Attachment
Suzanne Frick, Planning & Community Development
Dlrector
D. Kenyon Webster, Planning Manager
Ordinance for Introduction and Flrst Reading
3
CA:f:\atty\muni\laws\mhs\r2bzone
city council Meeting 1-23-96
Santa Monica, California
ORDINANCE NUMBER (CCS )
(City Council Series)
AN ORDINANCE OF THE CITY COUNCIL OF THE
CITY OF SANTA MONICA AMENDING SANTA MONICA
MUNICIPAL CODE SECTION 9_04.08.62.060 TO MODIFY
THE DENSITY STANDARD IN THE R2B ZONING DISTRICT
WHEREAS, the Planning commission adopted a Resolution of
Intention to amend the zoning ordinance to modify the density
standards for the R2B zoning District; and
WHEREAS, the Planning Commission held a public hearing on the
proposed amendment on November 1, 1995, and made recommendations to
the city Council following the hearing; and
WHEREAS, the city council held a public hearing on the
proposed amendment; and
WHEREAS, the City council finds and declares that the proposed
amendment is consistent in principle with the goals, objectives,
policies, land uses, and programs specified in the adopted General
Plan, in that Policy 1.10.1 of the Land Use Element calls for the
development of housing in all residential districts while
protecting the character and scale of neighborhoods, and this
1
amendment is consistent with this policy by facilitating a pattern
of land use and development similar to that already existing in the
areai and
WHEREAS, the public health, safety, and general welfare
require the adoption of the proposed amendment, in that the
proposed amendment will promote appropriate use of land in the area
and will treat properties in an equitable fashion,
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA
MONICA DOES ORDAIN AS FOLLOWS:
SECTION 1. Section 9.04.08.62.060 of the Santa Monica
Municipal Code is amended to read as follows:
9.04.08.62.060 Property development standards.
All property in the R2B Beach District shall be
developed in accordance with the following standards:
(a) Maximum Building Height. Maximum building
height shall be forty feet, except that:
(i) No portion of the building may project
beyond the site view envelope. The site view envelope is
a theoretical plane beginning mid-point at the minimum
required beach setback line and extending to a height of
thirty feet, and then running parallel with the side
parcel lines to a point located five feet in height above
the top of the Palisades bluff immediately behind the
2
pedestrian railing.
(ii) No portion of the building above
twenty-three feet for a flat roof, and thirty feet for a
pitched roof may exceed thirty feet in width. Multiple
projections above twenty-three feet for a flat roof and
thirty feet for a pitched roof shall be separated by a
minimum twenty-foot wide unobstructed view corridor. No
projections, connections, or mechanical equipment may be
placed in the view corridor.
(b) Maximum. unit Density. For parcels four thousand
square feet or more, the maximum unit density shall be
one dwelling unit for each one thousand five hundred
square feet of parcel area. For parcels less than four
thousand square feet, no dwelling units shall be
permitted, except that one dwelling unit may be permitted
..:~ - _":__1- ~__..:,...,...
...... -- -.........":1........... --..,........J
d~~lli~~ ~~i=~~= =~ t~~
p~::-=ol i:)r II'.Y
LNJ.11 pol r _-( I '...:h i:"n c y i ";" (. J on September 8, 1988. No more
than one dwelling unit shall be permitted on a parcel
forty feet or less in width.
(c) Maximum Parcel coverage. Fifty percent of the
parcel area.
(d) Front Yard Setback. The minimum required front
yard setback shall be either twenty feet or shall comply
with the minimum front yard setback for the district as
set forth in the Official Districting Map, whichever area
is greater. At least thirty percent of the building
3
elevation above fourteen feet in height shall provide an
additional five-foot average setback from the minimum
required front yard setback.
(e) Beach Rear Yard Setback. Fifteen feet for
parcels one hundred feet or less in depth and fifty-five
feet for parcels over one hundred feet in depth.
(f) Side Yard~Setback. The minimum required side
yard setback shall be determined in accordance with the
following formula, except that for lots of less than
fifty feet in width, the minimum required side yard shall
be ten percent of the parcel width, but in any event not
less than four feet:
5' + (stories x lot width)
50'
At least twenty-five percent of the side elevation above
fourteen feet in height shall provide an additional
four-foot average setback from the minimum required side
yard setback.
(g) Minimum Parcel size. Five thousand square feet.
Each parcel shall contain a minimum depth of one hundred
feet and a minimum width of fifty feet, except that
parcels existing on September 8, 1988 shall not be
subject to this requirement.
(h) Development Review. A Development Review Permit
shall be required for any development of fifteen thousand
square feet or more in floor area.
4
(i) View corridor. A structure with seventy square
feet or more of frontage parallel to Pacific Coast
Highway shall provide an unobstructed view corridor
between Pacific Coast Highway and the Ocean. The view
corridor shall be a minimum of twenty feet in width and
forty feet in height measured from the property line
parallel to the Pacific Coast Highway.
(j) Parking. Notwithstanding Section 9.04.10.08 _190,
uncovered parking may be located in the front half of the
parcel and within the minimum required front yard
setback.
(k) Private Open Space. Any project containing four
or more residential dwelling units shall provide the
following minimum open space: one hundred square feet per
unit for projects with four or five units, and fifty
square feet per unit for projects of six units or more.
For purposes of this requirement, "residential dwelling
unit" shall mean any unit three hundred seventy-six
square feet in area or larger. Affordable Housing
Projects may substitute one square foot of common open
space for each square foot of required private open
space.
SECTION 2. Any provision of the Santa Monica Municipal Code or
appendices thereto, inconsistent with the provisions of this
Ordinance, to the extent of such inconsistencies and no further,
5
are hereby repealed or modified to that extent necessary to effect
the provisions of this Ordinance.
SECTION 3. If any section, subsection, 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 of this Ordinance.
The city Council hereby
declares that it would have passed this Ordinance, and each and
every section, subsection, sentence, clause, or phrase not declared
invalid or unconstitutional without regard to whether any portion
of the Ordinance would be subsequently declared invalid or
unconstitutional.
SECTION 4 _
The Mayor shall sign and the City Clerk shall
attest to the passage of this Ordinance.
The City Clerk shall
cause this ordinance, or a summary thereof to be published once in
the official newspaper within 15 days after its adoption.
This
Ordinance shall be effective 30 days from its adoption.
APPROVED AS TO FORM:
\ "~
un~F. ~ ~ ILUv~
MARSHA JONEp MOUTRIE
city Attorn
6