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COUNCIL MEETING: October 15, 1991 Santa Monica, California
TO: Mayor and City Council
FROM: City staff
SUBJECT: Recommendation To Conduct A Study Session On The Main
Street Master Plan And Proposed Ordinance Revisions
INTRODUCTION
This report provides a description of the proposed Main street
Plan, the Planning commission recommendations, and staff
recommendations to proceed with the implementation of the
proposed plan.
BACKGROUND
In June 1980, a Main street Master Plan was adopted to address
the issue of commercial development along Main street. The Plan,
developed as a result of a comprehensive community process,
consisted of proposed ordinance provisions and recommended policy
for Main street (Exhibit B) . As a result of the Plan, the eM
Zoning District was established.
In 1988, the Planning Commission denied a request to locate a
fifth restaurant in the 2500 block of Main street based on the
fact that the Main street ordinance only allowed four restaurants
(which were in existence) to be located between Ocean Park and
Hollister Avenue. On appeal to city Council, the Council
5 .5-:(
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directed staff to meet with appropriate groups to discuss
amending the Main Street Ordinance to permit a fifth restaurant.
Planning staff met with representatives from the Main street
Merchants and Owners Association, OPCO and the NSC to discuss the
issue of amending the Ordinance, however the organizations could
not reach a consensus relating to a fifth restaurant on Ma1n
street. Staff, therefore, presented three alternatives to the
Council for consideration:
1. Amend the Main street ordinance to permit a fifth
restaurant and prohibit any other restaurants from
locating on Main Street untl.l a comprehensive reV1ew
of the standards could take place.
2. Defer amending the Main Street Ordinance until a
comprehensive review of the standards could take place.
3. Defer amending the Main Street Ordinance until a
parking structure was built and until a comprehensive
review of the standards could take place.
Staff recommended the first option. It was apparent that the
standards contained in the existing ordinance did not adequately
address the concerns of surrounding residents, merchants and
property owners on Main street. The provisions of the Main Street
Ordinance were not evaluated as part of the overall revisions to
the Zoning Ordinance in 1988 and had not been reviewed since
their adoption in 1980. City council concurred with the staff's
recommendation and directed staff to undertake a review of the
ordinance which included a public process.
Staff determined that in order to conduct a complete review of
the Ordinance, it was necessary to utilize a similar process to
that used in 1980 to develop the original Main street Plan.
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Therefore, staff recommended that a Main street Citizens Advisory
committee be established to work with staff in developing changes
to the Plan and eM District Ordinance.
Advisory Committee
The Main street Advisory Committee was established to formulate
revisions to the existing Main street ordinance. Comprised of
seventeen members from the residential and business community of
Main street, this committee met twenty-eight times between
August, 1989 and November, 1990.
Although the Committee was charged with simply reviewing the Main
street Ordinance, it became clear that the issues raised went
beyond the existing ordinance. Therefore, the Committee voted to
update the Main street Plan with proposed ordinance revisions.
The Committee reviewed the existing Main street Plan and
Ordinance, and then developed their own set of recommendations.
To develop the new recommendations, the Committee members divided
into subcommittees to discuss such topics as land use,
development standards, aesthetics, enforcement, and circulation.
The subcommittees would present recommendations to all members of
the Committee who would then debate and vote on the preferred
alternatives.
All the issues discussed and debated were approved by a consensus
vote. Only one issue, the development standards for the CM4
District, did not receive a consensus vote and recommendation.
At the conclusion of the process, a final vote was taken on the
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plan. The vote was 15 to 2 in support of the Draft Main street
Plan and Ordinance Provisions.
Proposed Plan
The Plan consists of two components -- policy recommendations and
proposed Zoning Ordinance recommendations (Exhibit A) . There are
seven chapters in the Plan as outlined below:
Chapter I: Introduction. This section explains the area, the
1980 and 1989/90 planning process, the organization of the report
and the Advisory Committee members.
Chapter II: statement of Intent. This section is taken from the
1980 Plan and has been revised to reflect existing conditions.
Chapter III: Proposed Zoning Ordinance Revisions That Apply To
Main street. The Main street Advisory Committee reviewed the CM
District Ordinance, Subchapter 4N of the Zoning ordinance, and
recommended a number of revisions that would affect the Main
street area. These changes dealt with land uses, development
standards, design standards, noise standards and definitions.
The changes encourage mixed use development with residential
uses, encourage neighborhood serving uses, and limit or prohibit
such uses as restaurants, bars, hotels and motels. Amendments to
the development standards are designed to ensure that new
development is in scale with the existing commercial character of
Main street. The strike out text in Exhibit A is text to be
.
deleted, the bold text is text to be added.
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Chapter IV. Proposed Ordinance Revisions That will Apply
citywide. The Committee discussions centered on Main street;
however, there were some general issues the Committee felt should
be changed Citywide. These changes, also noted in the text with
strike-out and bold formats in Exhibit A, involve non-conforming
historic buildings, zoning enforcement, project design and
development, variance procedures, architectural review board
procedures, and off-street parking requirements for restaurants.
The committee proposed language changes which dealt with the
replacement of and repair to non-conforming historic structures
in the event of a disaster. Zoning code enforcement changes were
also proposed which put more stringent controls on business
operations through license revocation, suspension procedures and
enforcement fees. The Advisory Committee has proposed changes to
the variance process when a structure of historic value is
relocated. Also proposed are posting requirements for
Architectural Review.Board hearings. Finally, the Committee has
proposed changes to off-street parking requirements for
restaurants.
Chapter v. Proposed Policy Recommendations That will Apply
Citywide. Not all the recommendations made by the Committee
related to ordinance modifications. The Committee made
recommendations for policies which dealt with issues tha t were
unique to Main street but also developed policies that would
apply throughout the City. Those issues that would apply
Citywide include controlling loud music and loud patrons,
rezoning of residential property to commercial uses, parking,
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conditions for conditional use permits for restaurants,
convenience store incentives and alcohol impacts. The committee
recommended that commercial projects assume responsibility for
compliance with the City's Noise Ordinance and that a
self-monitoring program. be initiated to control noise. The
controlling of loud patrons is a Police matter, but the Committee
has provided options to control those establishments.
Chapter VI. Proposed Policy Recommendations Unique To Main
street. This section contains recommended policies that the
Committee would like to see established for Main street. The
policies are meant to protect the residential quality of the
adjacent neighborhoods while encouraging and supporting the
commercial district. These policies address parking, traffic
circulation, motion picture and television filming and the
establishment of a permanent on-going committee of residents,
property owners and business persons to monitor the Main street
.
planning process. The parking and traffic circulation changes
proposed include lower parking meter rates, implementation of
non-structural parking alternatives, preferential parking zones
on Second and Third Streets and circulation changes that promote
a more pedestrian-oriented atmosphere with slower traffic,
widened sidewalks, crosswalks and large vehicle restrictions on
Main street. The Committee has also proposed restrictions on
filming for television and motion pictures as it impacts traffic
circulation and parking.
Chapter VI I. Aesthetics and Ambiance. The Committee devoted a
significant amount of time to developing a future vision for Main
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street. The Advisory Committee proposed short-term and long-term
goals for the unification of Main street and to create a
pedestrian village/neighborhood commercial district in the area.
The short-term objectives involve signage throughout the district
and the initiation of a design guidelines process. The long-term
objectives center on a possible historic designation, streetscape
improvements, parking and circulation, open space and permanent
design guidelines for the district.
'Addendum 1: Issues Not Approved By A Consensus Vote. This
section outlines the one issue on which the Committee was unable
to reach a consensus, development standards for the CM4 District.
The four alternatives discussed by the Committee are presented
for Council review.
PLANNING COMMISSION COMMENTS AND RECOMMENDATIONS
The Planning commission held public hearings on the Main street
Plan on June 19, Jul:y 17 and July 31, 1991. Speakers from the
residential and business communities as well as Advisory
Committee members testified before the Planning commission. Prior
to the final public hearing, staff provided extensive citywide
notification so that the Commission could gather additional
testimony on the plan provisions that would apply throughout the
city. After the public testimony on July 17, the Commission
continued the meeting to July 31 to discuss the document and
formulate recommendations to the City Council.
The Commission reviewed the document chapter by chapter and made
the following recommendations.
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Chapter One: Introduction. No comments.
Chapter Two: Statement of Intent No comments
Chapter Three: Proposed Zoning Ordinance Revisions that Apply to
Main Street.
0 Include the neighborhood serving uses listed on page 40 of
the document as permitted uses.
0 Remove dance studios and exercise facilities from the
permitted uses and put in the conditional uses section.
0 Retain the CM4 district at the southwest corner of Pico
Boulevard and Main street with height at 47'feet, 4 stories,
and a 2.5 FAR. The fourth story must contain residential uses
with one-third of the units affordable. The remaining CM4
district would be rezoned to CM3.
0 Provide information to the city Council on the Floor Area
Ratios (FAR) of buildings that have been built on Main street
since 1980 (Exhibit E).
o Change the period of abandonment for businesses on Main
street from one year to six months. This period of time is
consistent with the period of time throughout the rest of the
ci:ty.
Chapter Four: Proposed Ordinance Revisions That Will Apply
citywide.
0 Remove the proposed restaurant parking requirements from
the Plan and conduct more detailed analysis as part of the
on-going Zoning Ordinance clean-up process.
0 The Planning Commission supported modifying the
enforcement provisions as proposed by the committee. In
addition, the Commission asked that staff agendize the issue
of enforcement for further Commission discussion.
Chapter Five: Proposed Policy Recommendations That will Apply
Citywi?e.
0 Remove the noise section since a more detailed analysis of
noise issues will be conducted as part of the revised Noise
Element and Noise Ordinance.
0 Require periodic review of certain uses as part of the
Conditional Use Permit process.
0 Remove the proposed Alcohol Impact Fee since this issue is
being evaluated on a Citywide basis.
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Chapter Six: Proposed Policy Recommendations unique to Main
Street.
0 Reroute the out-of-service buses from Main street, but
retain the in-service buses.
Chapter Seven: Aesthetics and Ambiance.
0 Do not permit sandwich board signs on main Street.
0 Retain two lanes of traffic in both directions on Main
Street.
0 Include the Community Gardens site as part of the process
to update the Open Space Element.
Analysis
Planning staff and the City Attorney's office reviewed the
recommendations of the Main Street Advisory Committee and concur
with all the proposed recommendations with the exception of
restricting buses on Main street and Hill Street, and the
implementation of a preferential parking zone with a two hour
daytime exemption.
The Santa Monica Transportation Department studied removal of Bus
Lines 1 and 10 from Main Street and the relocation of Line 2 from
Hill Street to Ocean Park Boulevard in 1988 and found that
approximately 2000 patrons daily utilize the lines, plus a
substantial number of additional patrons who use SCRTD service
along Main street. The study found no alternative route that
would accommodate a bus turning onto Neilson Way south of Ocean
Park Boulevard. Bus traffic along Neilson Way would increase
from 8 buses an hour to 34 buses an hour during peak hours. In
addition, Neilson/Pacific does not have a parking lane for bus
turnouts nor- does it have sufficient room for left or right turn
pockets. Therefore, stopped buses would impede traffic, and
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create problems. Additionally, a large percentage of the bus
patrons live east of Main Street and south of Ocean Park
Boulevard and thus would be forced to walk even further to access
the bus. Staff does not support the Committee recommendat1on to
remove in-service buses from Main street, however, staff does
support removing out-of-service buses and will work with RTD to
accomplish this goal.
According to the Main Street Parking Demand Analysis (October
1987), modifying the existing preferential parking zone
restrictions (no parking without permit from 6:00 p.m. to 2:00
a.m. ) to a 2 hour daytime limitation would displace 100 to 150
long term parkers. As identified in the criteria for approval of
a preferential parking zone, a preferential parking zone cannot
be established or amended if it would result in a significant
displacement of non-resident vehicles into adjacent resident1al
areas. Staff believes that implementation of a 2 hour daytime
.
limitation would place 100 to 150 vehicles in the residential
area just east of the current preferential parking zones in Ocean
Park and therefore does not support the Committee's
recommendations.
The majority of the Planning commission recommendations do not
alter the intent of the Plan, and staff supports all of the
recommended revisions with the exception of the prohibition of
It sandwich board It signs on Main Street and the retention of two
lanes of traffic. The sign issue was discussed in detail by the
Committee and the Committee felt these types of signs added to
the "pedestrian friendly" nature of the street. However, staff
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has some concerns regarding enforcement should this type of sign
be permitted only on Main street. staff is not objecting to the
concept of permitting "sandwich board" signs, but recommends that
this issue be looked at in the context of a Citywide amendment to
the sign ordinance and not solely for one commercial district.
Therefore, absent a change to the overall sign code, staff does
not recommend allowing "sandwich board" signs only on Main
street.
staff supports in concept the Committee's goal to encourage and
develop a pedestrian oriented, village-like atmosphere on Main
street. In order to make a determination as to the feasibil1ty
of the Committee's recommended parking and traffic circulation
improvements, staff recommends that a full assessment and traffic
analysis be conducted prior to implementation of any
improvements. This analysis should take place in conjunction
with development of the Main street Design Guidelines. In order
.
to accomplish this, the Council would need to authorize staff to
prepare a Request for Proposal (RFP) for consultant services for
the circulation analysis and design guidelines. Once a consultant
has been selected, staff will return to Council with a request to
appropriate funds for the consultant services. As is noted
below, this would be part of next fiscal year's work program.
Economic Development Activities
As part of the city-wide economic development strategy, the
Economic Development Division is currently in the process of
developing a Community Reinvestment Plan (CRP). This plan is
being deVeloped under the federally mandated Community
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Reinvestment Act (eRA) and will provide a framework for banks and
savings and loan institutions to satisfy their CRA obligation in
cooperation with the city. It is anticipated that staff will
have the final plan completed in early 1992.
Through the Community Reinvestment Plan, staff will attempt to
link priority City objectives, such as improving Main street,
with local financial institutions. Programs developed within the
framework of the CRP will likely consist of one or more of the
-following programs; 1) Technical Assistance and Loan Packaging
Services, 2) Loan Pools, 3) Micro Loans, and 4) Seismic
Rehabilitation Loans. Any, or all, of these financial programs,
when in place, could be targeted to attracting neighborhood
serving retail uses on Main Street while maintaining the
viability of existing businesses.
Regardless of the financial incentives utilized through the
Community Reinvestment Plan, assistance by the Economic
Development Division staff will be provided to identify and work
with merchants, property owners and real estate professionals to
locate neighborhood serving uses on Main Street.
PUBLIC NOTICE
Staff attended all of the Advisory Committee meetings during the
eighteen months that they met to formulate this Plan. Each
Advisory committee meeting was noticed in the Outlook.
Notification of all public hearings before the Planning
Commission were advertised in The Outlook and mailed to over 500
interested persons throughout the city. In addition, the Chamber
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of Commerce and the Neighborhood Support Center were notified of
the final public hearing before the Planning Commission.
Notification of the city Council hearing has been advertised in
the The outlook, mailed to the Advisory Committee, and mailed to
over 500 interested persons throughout the city.
To formulate recommendations on the Planning commission action
and to prepare for the City council hearing, an Advisory
Committee meeting was conducted on October 3, 1991.
BUDGET/FINANeIAL IMPACT
The recommendations contained in this staff report will have a
budget impact. Should the Council authorize staff to proceed
with the circulation analysis and design guidelines, funds will
be required to retain consultant services and staff resources
will be required for this project. If eouncil directs staff to
continue with the project, staff will prepare a work program and
estimate of costs as part of next year's budget process.
RECOMMENDATION
It is recommended that the City Council:
1. Conduct a study session on the proposed Main street Master
Plan and Proposed Ordinance Revisions.
2. Set a date for a public hearing to consider the Main
street Master Plan and Proposed Ordinance Revisions.
Prepared by: Paul Berlant, Director, LUTH
Suzanne FriCk, Planning Manager
Paul Foley, Associate Planner
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Exhibit A: June 1991 Main Street Master Plan and Proposed
Ordinance Revisions
Exhibit B: June 1980 Main Street Master Plan
Exhibit c: Public Comment Letters
Exhibit D: Public Notice
Exhibit E: Main Street Building Heights and FARs
.
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MAIN STREET MASTER PLAN AND
PROPOSED ORDINANCE REVISIONS
017
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CITY OF SANTA MONICA
Prepared by:
The Main Street Advisory Committee
City of Santa Monica Planning Staff
June 1991
<C
...
TABLE OF CONTENTS
Page
.
I. Introduction 3
II. Main street commercial District 6
statement o~ Intent
Proposed Main street Planning Boundaries Map 7a
III. Proposed Zoning ordinance Revisions That Apply
to Main street
A. Proposed Revisions to C.M. Main Street 9
Commercial District, Subchapter 4N
B. Proposed New Definitions 26
IV. Proposed zoning Ordinance Revisions That will
Apply Citywide
A. Proposed Revisions to Non-Conforming 28
Buildings and Uses, Subchapter 9
B. Proposed Revisions to Enforcement 29
Procedures, Subchapter 10.0
.
c. Proposed Revisions to Project Oesign and 32
Development Standards, Subchapter 5
D. Proposed Revisions to Variances, Subchapter 33
10E
E. Proposed Revisions to the Architectural 34
Review Board Ordinance, Chapter 5 and
Hearing Notification Procedures
1. Propos~d Ordinance Revision
2. Sign Posting Requirements
F. Proposed Revisions to Subchapter 5E, Off Street 36
Parking Requirements for Restaurant
V. Proposed policy Recommendations That Will Apply
citywide
A. Noise 37
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page
B. Rezoning of Residential Properties to 39
Commercial
c. Parking Permits 39
D. Conditional Use Permit/Restaurant 39
E. Convenience Retail Incentives 39
F. Alcohol Impact Fee 40
VI. proposed policy Recommendations unique to Main street
.
A. On-Going Process 41
B. Library Hours 41
c. Parking Meter Rates 41
D. Preferential parking Zone 2 Hour Daytime 41
Exemption
E. Non-structural Parking Alternatives 42
F. Parking and Circulation 43
G. Filming on Main street 44
VII. Aesthetics and Ambiance
A. Committee Recommendation 45
B. Short Term Goals 45
1. Signage
2. Design Guidelines
c. Long Term Goals 46
1. Historic District Designation
2. Streetscape Improvement
3. Parking and Circulation
4. Open Space/Community Gardens Site
Community Design Process
D. Design Guideline Process 48
ADDENDUM 1. Issues Not Approved By a Consensus Vote
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I. INTRODUCTION
This report recommends new zoning controls and Master Plan
policies for the Main street Commercial District. The primary
goal identified by the Main street Advisory Committee is to
encourage and further develop a pedestrian oriented, village-like
atmosphere on Main street.
eM District
The Main street commercial District is a linear, commercial
district approximately ten blocks long, surrounded by
mUlti-family residential districts. The north end of the
commercial district begins at Pico Boulevard and terminates at
the south City border. The southern border of the district is
adj acent to Venice in the city of Los Angeles. The western
border begins and runs north/south along the center line of
Neilson Way from pico Boulevard to the south City border. The
eastern district border runs north/south along Second Street from
the south city border to three parcels beyond pier Avenue. From
pier Avenue to Pico Boulevard, the eastern border consists of all
parcels fronting on the east side of Main street. Main street, in
Venice, is a commercial district similar to that in Santa Monica
with a height limit of 4 stories.
Main street historically has provided the surrounding residential
neighborhood with neighborhood serving goods and services.
Currently, the Street provides convenience goods and services to
the surrounding neighborhood as well as goods and services for a
wider market.
Main street Planning process 1980
In 1980, residents of Ocean Park, commercial property owners, and
merchants of Main Street developed a plan for the commercial
district known as the Main Street Plan. This Plan addressed
zoning issues, parking and circulation, open space, historic
buildings, and design and development standards. A majority of
the plan was incorporated into the City'S Zoning Ordinance in the
form of the CM District.
current Main street Planning Process 1989/90
As a result of several Amendments proposed to the CM Zoning
District, the City council, in January 1989, directed staff to
conduct a review of development standards for Main street using a
process similar to that used in 1980 to create the eM District
Regulations. A Citizen Advisory Committee, comprised of 18
voting members, nine residential members, and nine commercial
interest members met to develop revisions to 'the CM District
ordinance.
The Commlttee has discussed a wide range of topics and issues
relating to a commercial district that is adjacent to a
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residential community. Impacts of both communities on each other
have been of importance to the Committee. In an effort to
stimulate a viable commercial community and provide needed
housing the Committee would like to encourage the development of
mixed use proj ects that include residential components. The
historic nature of the Main street commercial district also will
accommodate the development of bed and breakfasts. Development
of projects that provide overnight populations to Main street be
it as a guest or a resident encourage the pedestrian and
village-like atmosphere the Committee has set a primary goal for
Main street.
This report includes an update to the Main street Plan. While
the primary goal of the Committee was to review and revise the CM
District provisions contained in the Zoning Ordinance I additional
issues unique to Main street were discussed. Historic
preservation, open space, enforcement, pedestrian use, parking
and circulation, housing preservation and incentives, future
design orientation, streetscape improvements, noise, landscaping
and signage are among the additional issues contained in this
report.
The Report is organized into five main sections:
II. CM District statement of Intent
III. -Proposed Zoning ordinance Revisions
IV. Proposed Ordinance Revisions That will Apply Citywide
V. Proposed Policy Recommendations That Will Apply Citywide
VI. Committee Recommendations Unique to Main street
VII. Aesthetics and Ambiance Recommendations
Main street Advisory Committee Members
Russ Barnard
Suzanne Caplan
Sara Faulds
Mike Feinstein
Roger Genser
Susan Lieberman .
Debra Magnuson
craig McDonald
Brandon MacNeal
Parke Meek
Dick Orton
Elsa Petrucelli
Ruth Robinson
Laurel Roennau
Gino Rossetti
Ron Schur
steve Spencer
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participating Alternates
Gary Elliot
Bruce Phillips
Committee Facilitators
Ken Cloke
Joan Goldsmith
City staff
Paul Berlant. Director of Planning
Suzanne Frick, Planning Manager
Paul Foley, Associate Planner
Johanna GUllick, Associate Planner
Douglas Kim, Assistant Planner
.
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II. MAIN STREET COMMERCIAL DISTRICT
STATEMENT OF INTENT
The Main street commercial District is not simply a Neighborhood
Commercial Area, Highway Commercial Zone, nor is it a Downtown
Central Business District. The Main street Advisory Committee
recognizes that a financially successful business district and
adjoining residential district are valuable and sometimes fragile
entities. Commercial uses must be compatible with surrounding
residential uses.
The Main street Commercial District has historically accommodated
a variety of uses/ including limited residential and commercial
uses which have provided daily necessities and services, places
of employment, and leisure time opportunities for those living in
the surrounding community and the greater Santa Monica area, as
well as the area's lar~e number of tourists.
The Main street Commercial District is in direct proximity to
adjoining residential neighborhoods and as a coastal commercial
area, it adjoins popular beach recreation areas.
The Main street Commercial District was established to encourage
physical improvements of low to moderate scale which will
continue to be compatible with and serve nearby commercial and
residential uses; be oriented to pedestrian traffic as well as
vehicular; and to encourage a variety of commercial and
residential uses which will provide a balanced supply of goods
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and services consistent with the historical pattern.
The Main street Commercial District should be encouraged
to develop under design guidelines that are architecturally
compatible with the historical, unique character and scale of the
current district and the adjacent residential neighborhood.
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! ; ,::;~~:~.,~~:::- ' ':~~~~:j 1
CHAPTER III
PROPOSED ZONING ORDINANCE REVISIONS
THAT APPLY TO MAIN STREET
- 8 -
III. A. PROPOSED REVISIONS TO THE MAIN STREET COMMERCIAL
DISTRICT (CM) ORDINANCE
The Main street Advisory Committee reviewed the CM District
Ordinance and recommends the following revisions~
Proposed revisions to the Ordinance are notated in a
strike-out and bold format as follows:
;lJ strike-out = existing text proposed to be omitted from
the ordinance
2. BOLD = new text proposed to be added to t~~ ordinance.
Subchapter 4N. CM Main Street %p~~~~~ Commercial District.
section 9023. L Purpose. The eM District is intended to
protect a special, historic commercial district and adjoining
residential neighborhood by recognizing:
(a) The Main street ~p~~;i;(l Commercial District has
historically accommodated a variety of uses, including commercial
.
and residential uses which have provided daily necessities,
places of employment, leisure time opportunities for those living
in the surrounding community and the greater Santa Monica area,
as well as for the area's large number of tourists. The Main
street commercial District is established to provide mixed use
development to accommodate housing, retail, commercial, overnight
visitor, and service uses.
(b) The Main Street $p~[tJ.~J. Commercial District J._ j.'f1
directly -pt~t;i.,.PP' %~ adjoinsjf!'1 residential neighborhoods of
high density but principally low to moderate scale. ~f!fi
Further, as a coastal commercial area it also adjoins popular
- 9 -
beach recreation areas which regularly generate a substantial
transient influx. The Main street ~p~~t~J Commercial District is
established to encourage physical improvements of low to moderate
scale which will continue to be compatible with nearby
residential and commercial ~1i)1l t~"j.~~"/1~t~J.. uses and which will
provide a balanced supply of goods and services consistent with
the historical pattern.
Section 9023.2 Permitted Uses. The following uses are
permitted in the lICM" Main street $p~~t~J Commercial District it
a single use is conducted within space of less than 7500 sq. ft.
and within an enclosed building, except outdoor use where
otherwise permitted: .
11-1 Pi!;tt;it!J4j!tpil 1jJtfiJtj fit9!fipf. J1f~j!tJl;tj fl~jttJl;t pi.~;i fl~;tj!fil;tl
pitfi Pfitflltj!jtfi;i pilb~1fi j!flfi ttt;tJ! t7~~rl
Jib 1 f1:f1y ~f j!flfi t~II~T/tJ4rJ JL;tfi;t1 tt 9!~J4fi]i9!j!fi;l Vtjtflt~ piJ4
fif!5tlfb;ttJfi JiJitl;it~rJj tf! ji5tf!~r;ipiJ!5t~ Vtjtfl jtflfi ;tptJ5ttpiJ Jt~~;itjtt~J4;t {ttJj!
f~tjtfl tJ! ;3fi!5tj!tfbJ! ?Y17JI7/
J. ~j!ttJjJfi piJ4;i {t~f!~~~:t?1ptf!;i ;tj!~t~{t.
(a) Appliance repair shops.
(b) Art galleries.
(c)7 Artist studios pi~91fi jtfl~ ttr;tt flfb~t'.
(d)1 Banks and savings and loan institutions.
II ~fi~fi!,.tfi;tl
(e) Barber and beauty shops.
( f) Bed and breakfast faoilities provided that any
dininq facility shall be limited to use by
registered guests only. Only two such facilities
- 10 -
may be permitted in the District.
,. ~j.t/.1~1-~ ~)iJ6p~j
(g) Child day care centers.
~. ~~1-j.t/.~%~~~J!Ti~j
(h) Dance studios.
(i) Exercise facilities.
7. F>tl!~~.,.~.}tl!t~ J.1..j.l-pt ~)iJ6p~l)
~. F>tJd91 ~%J6tJ!)
rpj r~~~ pt IJd~l- ~%tpt~j
J.fi'. ytlJ1l 1ittJ11ptP!f!1i ~t ;l~Y1il~ptP!gl
(j)),l Florists tl~~~tj and plant nursery.
(k)71 Furniture upholsterer's shops.
(1) General offices.
(m) General retail uses.
711 !byj1lP!pt;tt1).lfIj ;lptP!t~ ;tf.Ji;lt~1
7;; Irz1if<7t1iptlflj 1~gJi.tf.j tt~1P!f! !if/;t;t1itt ;tt~t1i;t.
(n)7! ~ptJi.P!;lt1j Laundromats, pt~;l dry cleaners.
-
(0) Libraries.
(p) 7' Medical, ..Tira dental, and optometrist ;.J.j.Tij.t/.~ J6t
J.~'(Jtpt~tJ6tj.f!" facilities above the first floor
provided the use does not exceed a maximum of 3,000
square feet J.~~~tpt~tJ6tJ~,. Pi!~j.t%f!~ ~~J61i! %)ii! /j.t,,%
1)'1616t 16"/1J.11J.
J./J 1i!t _t16t~~J %~tj.~i!~j.,.%_j
(q)J7 Print, or publishing shops.
J.~. .P'J.Jd)l\'(JJ."/19.t ,.)i~!5")
J.rp) ~f!!5~j.t ,.)iJ6!5~ tJ6t )iJ6Jd"f!)iJ61-~ ~~j.!5"'f!TitJ
- 11 -
)~. ~~1j4tl ;t1~t'#;t i4if5l ~ttt~~
(r)~, Restaurants with t~~~t 1~j4~ 49 %~ ~~~%~ or less
seats.
(s)~J Shelters for the homeless with SO or less beds.
(t) Shoe repair stores.
(u) Tailors.
(v)77 Theaters ;lpsJ jl7)4-jt~tjJl.1f!;t wi th f~'ItJt tf1jlif 75 ;t~;l1;t
or less seats.
(w)71 Wholesale stores where public is invited.
7%- /lJitPi ptf1~t Ji;t~;t ;t.;t 1~fi 7Pifjpg ~P1f!jf!j;ttt;ltpt fllfl.y
tjP5l t~ p;~ ;tjf/l;t;t;t.t t~ tJ:1~;tfi ;t;t;t)!;!;J fI.;;~YfJ fl.psJ Pp)!
f/lptfJ ~P;f!fb;f;t~JL;t t~ ;tJLtt~JLf!~j;4~ Pt~P'#tty.
section 9023.3. Uses Subject to Performance Standards
Permit. )fJD1i~j The following uses may be permitted in the eM
District subject to the approval of a Performance standard
Permit:
(a) Resident~al uses above the first floor.
(b) Sidewalk cafes.
Section 9023.4. Conditionally Permitted Uses. The following
uses may be permitted in the CM District subject to the approval
of a conditional use permit: ;!)i~ _)4}6j~rt% %JD ;t)i~ ~t>1!rtj._l-
rt~1i~j.:tj.JD1i~ rt~1i%~t~~~ j.~ ~At%tJD1i '~)pJ7/
(a) Automobile repair facility. ~1i~ ~~tYj.~~j
(b) (rt) Bars. l~1!~ $_t:tJJD1i '~7pJ7JJ
(c) Billiard parlors.
(d) Bowling alleys.
- 12 -
(e) Business college.
(f) Catering business.
(g) (,a) Fast-food and take-out establishments.
/.;gl jI91J!i!I;t ilJif}i /1f6;tt~J;t lJif91J! J1f91J!i!J;tJ 911 Ji!;t;t t/1ilJif PfJ
1'91p;rf;t f6JifIY I Jiff61't/1 pI ~9f"/ ~f.1'1/i!t pt jp!. t?1~ ilti!9f
/I1pjJpf}i1/}i /11"/ ~9fttpi1/ ;lttlj!fitl Pffijl;tppf f?9f"/ J t?11/ ;t91J1.t/f
fljf-,,/ ljpfjf-{Jj pi;!rJ fllj!firJpf.;i ~J!tfifit/
(h) Medical, dental, and optometrist facilities at the
first floor or in excess of 3,000 sq. ft.
(i) Meeting rooms for charitable, youth, and welfare
organizations.
(j) Museums.
(k) (.1) Music conservatories and instruction.
(1) Places of worship.
(m) (J6) Restaurants with 50 seats or more.
(n)J?1J ~j~f6t Retail stores .1~ ~~.1~~ with $fJ 30 percent or
.
less of the total linear shelf display area j:.~
devoted to alcoholic beverages.
(0) (j) Sign painting shops.
(p) el) Theaters ~~~ ~~~.1%~t.1~~~ ~.1~~ having more than 75
seats.
(q) (J{) Trade schools.
(r) wine shop devoted exclusively to sales of wine.
There shall be no limit on the total linear shelf
display area.
(s) (Jrt) ~~1 ~.1~~J~ ~~~~p~~~1 ~t ~~~%.1~~~~%1 .1~%~;gt~%~,a
~%~ .1~ ~t~~~~ ~t $I%~~ 71'~~ ~~~t~ t~~% ~t t~~~t
- 13 -
->
1-ti!.J Any permitted use in the "CM" Main street
Commercial district conducted within a space in
excess of 7500 sq. ft. of floor area and within and
enclosed building.
(t) (J'i) ~J'it ~tJ'is;~ ~~~>>P1-J'i~t ~t t~J'i~ts~~~~j tJ'it~st1-%~~
Any use permitted on the CM Main street commercial
District conducted in a space exceeding JA.~~ t1i
~t.tf!~~ pI 75 linear feet of ground-floor Main
street frontage.
(u) ~n1 f!tt~~tns JA.~f! ~t~~tJ'is ~~ 1-~~ tf!sJA.Jj.tlt ~~~f!~JA.lf!~
f!~~f!t~_t~~~J'i~ t~t ~~tt~ %~~t~ ~~JA.~~ ~~ t1i_~~~_~~
jJj.t;<Jl19JJ
(u) All uses other than those specifically permitted,
uses subject to performance standards or
condi tionally permitted uses, that are determined
by the Zoning Administrator to be similar and
consiste~t with those specified uses.
Section 9023.5 Prohibited Uses. The following are
specifically prohibited in the "eM" District:
(a) Bars above the first floor.
t.';;1 ~tJ.l-'P'/J1-t~~J
J.tl ~tJ.J.j_t~ P1-tJ.pt~ ~J'i~ pppJ. ~1-J.l-~J
J.~J .B'/J~J.jns 1-l-l-f!t;.J
(c) (f!) Cinemas.
(d) Cf) Drive-in or drive-through uses.
(e) (s) Game arcades.
(f) Hotels.
- 14 -
(g) Liquor stores other than those conditionally
permitted.
(h) Motels.
/.7-1 ~~%_j.J ~_~_ .~~y~ %~~ _~~~~~ IJ~~tJ
/.21 ~~~%_~t_n%_ .~~y~ %~_ ~~~~n~ IJ~~tJ
/.~J ~~tf~t7-~n%_~ ~_~_J
J.j.'jJ.J.l P.yi1 ;.t:P.yi~j.~yi ~I ~;.~%~ j.yi ;.tj.,.%7-f1fl t;.,.%.~t;.]1.%,.
JtS;'1~1i~ %)1~ t;tl4_;.1i% )'1)iJt\)IS~t pI ,.;.~%;.j ~t ~1;.t %~
;.~~%,.j ~)1j.t)1;.y;.t j.~ flt;.~%;.t, j.1 %)1~ ptp1j.;.j.pn~ pI
%;.~%j.~]1. ~~~)J7 ~t~ ;.t~;';'~~~J
section 9023.6 Property Development Standards. All
property in the CM District shall be developed in accordance with
the following standards:
( a) Maximum Building Height and FAR. Maximum building
height, number of stories, and floor area ratio shall be
determined as follows: ,),f1Y!t'~ ~f1jt77 /6, tf1t'~~ fIy!jtJJ;ij! 9;I~tt'j~j!~ I~
.
j!f1fi 1~W' jJj~j!tj~t/ ~y ptpjP9!tty t7jt~~;I~jY!9 ;IJi tf19! 1flt-!1
Pj~j!Tjtj!Y!9 ;tfijt7;l jt;l;tpj /69! tljt;t~j;tj~rJ. 1;1 jt f1fJjflflj! sJ.I~j!tj~J!1
JiJJ1.jlsJ.j~fI plffjflJ;ij! ;ljjtljj!;t jp! J!fJ.ff ;tPfftj;tft flj;tj!tjtj!~ fl9!;tjtJ~P.f.f!9 p;~
j!f1fi 7P;~j~g Pffl.p ;tf1f1.IJ ~~ j1;t 1p;IIp;V;t/
District Max Max No. Hax
.
Height of stories FAR
CM2 27' 2 1.5
eM3 35' 3 2.0
CM4 SEE ADDENDUM 1
- 15 -
--------- ---
~14f)1 .B}4t.lf!t1is t1i t:;1,- ~14f) YJt.%tj.~% .)f.,..l.l 11t6% .et.t.e'-f! %}'tJ6
_%J6tj.~~ "1if! $7 t..et j.}'1 )f.~j.~~%1
~14fJ.J ~~j..l~j.}'1~_ j.}'1 %~~ ~14fp ~j._%tj.t% _)f.~.l.l }'1t6% ~t.t~~f! %)f.t~~
~%~tj.~~ ~}'1~ )~ t~~% j.}'1 ~..i~~%J
~14f~1 ~~j..l~j.}'1f .i1i %)f.. ~14f~ ~j.~%tj.t% _)f.~.l.l 1it6% .t.t~~f! tt6}4t
~%J6tj.~~ ~}'1f! ~7 t~~% J.,1i )f.~j.s)f.%1
1J6t %;i~ p~tp~_._ ~t %)it.s %~'ttj.t6ft, ;i.e.t~J'i;t .lj:fJ.J.'f. j.~ %J'i~ }rt,atj.)l\}4}rt
tJ6J6t )i~j.s)f.;t ,a~ ~f!tj.1i~f! 'P1 ;t)f.j.~ ~J'i,ap%.et, f!tt.l~f!j.fts p~t~P.e%.s'
)l\.et)f.~}'1j.t~.l )f.~~~J.fts ,aft~ ~;t)f..et ,app~t%f!ft~1i% t~~tf%~p %;tt~t%~tf!% t6t
P~1i.e;tt,a%j.J61i~ ~}4t)f. ,a~ ~~1.lj.s)f.%~' .;t,a.t~~.l.l,$' Y~1i;tJ..l~%j.t61i ,a%tJ.,a ~1if!
t6;t)f.~t ~tt;ij.;t.e't;t}4t,a.l ,a)l\~}'1J.%j.f!~ j.ft;t~1i~f!~ %t6 f!J.~;tJ.}'1~}4.t~)f. ;t;i.e t6y~t,a.l.l
~~~j.s1i' 'P~;t ~)i.it){ ~~ }'19i% tf!1i91 ;t~ ~'P~'t~tf! ;t){f! J.1i%.e1i91f!91 ~f!j.s)f.;t
.lj.,n.i't%1
l'Pl ~~tj.)l\}4)l\/".l9i9it/~t~./~_~~~1
")i1f:lj 1.1' .,~.
"~fJ.j )/~ y,.,.
~~f~j 7.1' .,1>.J(
Multi-residential units devoted strictly to apartment residential
uses shall be computed at one-half (1/2) the actual total floor
area.
There shall be no limitation on the number of stories of any
structure whose floor area contains 50% or more residential uses
so long as the height does not exceed the maximum n"mher of feet
permitted in each District.
- 16 -
(b) Front Yard Setback. A front yard shall be provided
and maintained. The Required front yard shall be provided as
follows:
1. For those parcels frontinq on Main street, the minimum
setback shall not be less than twelve (12) feet wide and may not
exist as a buildinq courtyard. On throuqh parcels the front yard
shall be the Main street frontage.
2. For other parcels in the district, required front yard
space may be provided in any configuration on any floor or floors
provided the first floor front yard area is not less than 3
percent, or 6 percent for corner parcels, of the site area.
only that portion of any driveway forward of the foremost
building line which treated in an aesthetic manner similar or
identical to the remainder of the front yard shall be included in
the computation of the front yard area. said yard shall be
calculated ~~y~ ~ ~t~~~~ ~~p%~ as follows:
.
J.j ~p~~~%_%tpn/~t~~~~t~~_/~ttY~~~1j ~~9!J4.tt~~ ttp1'1%
t_t~ _p_t~ ~_1 ~~ ~tPYt~~~ .t~ _~1 tp~t.tS~t_%tp~ PT1 ~T11 t~PPt pt
t~PPt~ ~tPY.t~~~ %~~ ttt_~ t~PPt _t~_ t_ ~p% ~~__ %~_~ } P~t~~T1%
~t %~~ ~t%~ _t~_ ~T1~ t_ np% ~~_% %~~1'1 ~tg~% t~~% ~t~~j fJJ~~1 %~.a%
t>t>t%.tP1'1 pt .a ~tj.1~~.a1 tPN_t~ pt %~~ tpt~llP_% J6J4t~SilJ1'1S J.j.1'1~ ~~j.~~
t_ %t~.a%~;a J."Ii .a"li .a~~1-~i!1-'j.~ "tt.a1'1ni!t _j.~j.~.at pt .t~~1'1%j.~_~ %p %~~
t~~.at~~j!t 1>1 %~~ ttl>~% 1_t~ _~_)) J6~ j.T1~~J4~~~ t1'1 %~~ tt>~PJ4%.a%tl>T1
I>t tt~T1% t.at~ .at~.aj
1 7. CM-2 District, east Ij~~ of the centerline of Main
street. Parcels fronting on Main street shall be setback a
- 17 -
-
minimum of 2'0" from t.he great.est. setback of the adjacent.
building on eit.her side, or 10' whichever is less. For all other
parcels, a front yard equal to 3 percent of the total site area
shall be required for the first floor only or for parcels 35 feet.
wide or less, the averaqe setback of the adjoining buildings at
the street frontaqe, whichever is less. All Corner parcels shall
provide a front yard equal to six percent of the total site area
for the first floor only and will be required to have a minimum 8
foot sideyard sidewalk which may include the public right of way.
2.). CM-2 District, west of the centerline ~t~~ of Main
Street. Parcels fronting on Main street shall be setback a
minimum of 2'0" from the greatest setback of the adjacent
buildings on either side, or 10' whichever is less. For all
other parcels, a front yard equivalent to 3 percent of the total
site area multiplied by the number of floors of the structure, or
for parcels 35 feet wide or less, the average setback of the
adjoining buildings at the street frontage, whichever is less.
All Corner parcels shall provide a front yard equal to six
percent of the total site area on the first floor only and will
be required to have a minimum 8 foot sideyard sidewalk which may
include the public right of way.
3.1. CM-3 District, same as CM-2, west of the centerline
~j~p of Main Street.
4.'. CM-4 District, same as CM-2, west of the centerline
~j~~ of Main street.
- 18 -
(c) Rear Yard Setback: A rear yard shall be provided
and maintained. Said yard shall have a minimum depth as follows:
~. CM-2 District, east of the centerline pt~~ of Main
street.
No rear yard shall be required for one-story structures and for
the first floor of a two story structure, provided that any
portion of the first floor which is within five feet of the rear
property line is not more than nine feet in height and is fully
enclosed, i.e., without windows, doors, or ventilation openings
permitting visual access to adjoining residential property. Any
portion of the first floor that either exceeds nine feet in
height or is not fully enclosed shall be at least five feet from
the rear property line. The minimum rear yard requirement for
the second story portion of a two story structure shall be 7~ 20
feet.
a. Use of Rear Yard. Commercial use in the
required rear yard is hot permitted.
b. Non-commercial uses and parking are permitted
in the rear yard to the rear property line on the ground level.
c. Use of Roof in Rear Yard. No portion of the
first floor roof within 15 feet of the rear property line may be
used for any purpose other than access for building maintenance
and repair. The remaining setback area 1i~tf. JJi' t~~f. may be
privately used (not open to the public) if enclosed with a solid
six foot barrier. ~~~ T/jp,~'fJY ~~~jgp, J!f1jiJ! pt~Y~;!J!~ 1jpJi~;l
j;!j!t1J.i#t'fJJ! 'fJt jisiJ'fJjp,jp,g t1!;ttsifi!p,j!jjiJ pt'fJ~tj!yj
d. Exception. There shall be no rear yard
- 19 -
setbacks required where existing parking improvements and common
ownership extend through to Second street.
2. CM-2 District, west of the centerline _t~~ of Main
street. No rear yard shall be required for a one-story
structure, provided that any portion of the first floor structure
which is within five feet of the rear property line does not
exceed nine feet in height. Any portion of the first floor that
exceeds nine feet in height shall be at least five feet from the
rear property line. The minimum rear yard requirement for the
second story of a two story structure shall be ~~y~~ ~~~ ~~~f~.~t
five feet.
3 . CM-3 District. Rear yard requirements in the CM3
District shall be the same as those required in the CM-2
District, west of the centerline %t~~ of Main street, for one and
two story structures.~t%~ A minimum t~~~t~~~~~ pt ~ 15 t~~~ foot
rear yard setback for any portion of a third story is required.
4. CM-4 District. (Pending resolution at Planning
commission and city council public hearings) .
(d) Side Yard Setback. None.
(e) DeveloIlment Review. A Development Review Permit
is required for any development of more than ~'J~~~ 11,000 square
feet of floor area.
.
section 9023.7. Special Project Design and Development
Standards. Projects in the CM District shall comply with the
following special project design and development standards.
( a) First floor uses must be 17P;.tJbltrt tJ!1jtfJ~71
pedestrian oriented uses. f.. p)li~.lt,lZ! t~ytf..J!'fl ~%f..;.)6)'.j,.~JftJ!~f. tt.
- 20 -
p~~ %~~% p~~t't~ ~~%t1 tpt 't~~ p~tpP!A~ pt ~pt~s ~~.st~~~~ 'tP 't~~
p~}6.I,I,t 'i_jJ.~t~J..I1 1 ~jJ. ~.s't.~.It~)1}rt_.n% r;.p__ J116% J.p__ t%.s p)4}6J.t,t
t-,1y,I%;'r;. ~~1-t1-,t%;.t }O_Jt~~!A_ %~;. )S)1.!AJ:.ri;..s.s Jd~1 )S;. }Ot ~PPPJ:~,t}tt;..ri%
P.ri.It I 16t }O_,t;t~.s~ ;t t~,t~p%j.p.ri ~tf!~ pt P't)i;.t tJ1,t~tn;t.I y;;tttJ:_t t_
,IjJ.%f!tPP~f!rft }6;'%~__J1 %)1_ p)1.~.It,t ;tjJ.~ }6~~tjJ.~__ pttt,t_.sJ
J.'Pl ,tt~% tJ.P~t tf!%;tj.~ Pt tf!.%;t~t_J1% ~.s~.s ~;t1 ~t%f!.n~
%p ;( }rt;.tt1-)'ltjJ.;. .I~1f!J. )'lP% .-t,tf!f!~,I~S ~~ p~t,tf!~,t pt %)1;' ttt.s% t.xPpt
;(t,.;(1
J.Jtl ~f!Jtp-,1rft t.IPPt t;.%1-t.I ~.sf!.s ~)1tJt)1 Jd~.s% }Of! YJtPJd}rt~J1t'j!.1
pt,I~jJ.'j!.~rftl? ,pt p~tpP.s;.. ~t %)it~ ~~,t't):p)'lj YJtPJdJd~nt%1 Pt,I;."/J.'j!.f!rft? t.s
~;.ttjJ.f!~ ;t.s %)ip.s.- ~.s;..s ~)itJt)i ptpyt~f! Jtp~;.t,tt..I spp~_ J):X;..I1 %p }Of!
JtpjJ..s~}tt;.~ pjJ. ;( t;.s~.I;tt J61-.st.s ,In %)1;' )'lptJd;tJ Jtt,. pt %)1;' ;t~jpt"/J.t.ns
Jtp}tt}rt~)'l,I)!'11
(b)f?l ~~jttfl.Jl.tfl.j(;:jt {l.j(fl /21f1.t:t jitfJ JtJlrtt!irl ttJ t'ltJ
~;ttfil/211tjtf1J1r!ii4tjt t!iltfilJl.tfilj(f,;t PfJt /211~rtJl fJl.i4J;jt;t ~tJ1fJrlj;tfJ jtPfJrtjjj!ifl
ti4 tJ!jjt :1~rtt;t~i4J J f;'. /211~rtJl ;t;t tj~f;ti4fJrl fl.! jtJfJti4g jtJ~tj;f jttrlfJl ~f
Vffilti4 :1tt!i!it fili4? tfi!i {I.;lj{l.rtfJi4t jtj;l!ijt ~f ji.rlj~tJf.tJf.s! ;tt?~ ;tf.t!i!if.:ty I
Restaurants and bars are limited to a total of two establishments
per block unless otherwise specified in this section. For
purposes of this Section an establishment may be a restaurant, a
restaurant with a bar, or a bar. A block is defined as both
sides of Main street and the adj acent sides of adjoining side
streets.
Portions of Main street to be designated "Block" for the purpose
of this section are:
- 21 -
Block 1: South City Limits to Marine street.
Block 2: Marine Street to pier street.
Block 3: pier to Ashland.
Block 4: Ashland to Hill.
Block 5: Hill to Ocean Park.
Block 6: Ocean Park to Holl ister (Total of 4 restaurants
and bars permitted in this block) .
Block 7: Hollister to Strand.
Block 8: Strand to Pacific.
Block 9: Pacific to Bicknell.
Block 10: Bicknell to Bay.
Block 11: Bay to Pico.
( c) North of Ocean Park Boulevard restaurants shall be
subject to the following requirements:
1. Only one restaurant on the east side of each block
shall be permitted.
2. Restaurants on the east side of each block shall be
limited to 7S or less seats.
3. No more than 200 seats per each block shall be
permitted, except that no more than 400 seats shall be permitted
in Block 6.
Ji~ J-f9!V I;tJtt9iJJl'ilff;tfJ rt#9ill jb;t P;tfp1;t;t;tjJ~ fZSpi ~il;tpf ~tf;t;t;t 1).ff;ttl
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- 22 -
-- -
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p.i!~t;t.Jit;t.PtfJ yjtfJ 1rpt~ tfJii1f ,f/ 1i!;t.tfJl ti!;ttfJ.JJ.t;t.;!t;t r;jtfJ pt
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JL:t~ r;jJJ t~S!Jl.tT'j! pi {l;>>P)lt)!tfb;4;tJ f1:t,a 'i!T1rtt/
(d) On-sale Alcohol outlets may not exceed twelve in number
north of Ocean Park Boulevard. Of the twelve total on-sale
outlets, no more than five shall have on-sale general licenses.
(e) 191)' Bars may not exceed ;t'i!yi!;4 four in number south of Ocean
Park Boulevard, nor tj.1~ two in number north of Ocean Park
Boulevard. ~~ ~~t_ ~~_~~ ~~ ~~~~~~~ ~n _nl ~~j.n ~%t~~% ~~t~~t%j
lY~t ~~t~~%~~ ~t %~j.~ ~~~%j.~~, ~~t~ .t~ ~~tj.n~~ ~% _~%.~~J.~~~~~%~
~j..t~ },t>Jt1~~j.st ~tJ!~j.%i!%? ,lJ.9tJ4~t ~j.st~tJ.~~~ .~~ tJ!%f.1-~t~y1f.~ )tj.%~ ~
~):9!J.1~t t.i!t1J.nrA t_stJ.~Ptt %~;(f. j.t. P't1t_J.st_J.J.t ~~~;(t~%~ tt'P~ f.~~
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st,;tt~~J5~y1~j.}'l.,g .t~ t~~~ ~;.tyj.st;. ~~)1t"l j tt'/J1i~j.tj.~y1;(~ Jt1~;. .,;.t;.Pt~
~t~ t~9tJ4J.t;.~ t'/Jt .~J. ~;(t~j
(t) Existing uses and existing nwnber of seats shall
count toward the total number of bars and restaurants and seating
requirements permitted within the District.
(g) An existing use shall be considered no longer existing
if that use is changed to another type of use or if for a period
of one year, such use has not been in operation.
(h) In structures housing mixed commercial and
residential uses, parking above the first floor shall be allowed.
- 23 -
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j1ij!.j!}'l..tt,it;l.:t,ipS1i1 .)tirt)1 _. :tilj! ,i}'l.j!.tl>)4)ti)t:t,i}6y1 }6t t;.91}:1;I;.tl-1 }!lrt)'1j!)4}:1l-;.)4
;.Wt i!tj!. ;'1:,'1:"';' f1j!.j j!"ttj!pj!. j!.)'1;(j!. j!.)f.j!t;. )rt;1.1 ~;. }'l.~ "1tpt;. j!.)1py1 j{)'i
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- 24 -
- ----- - --- - - ------
~Jtij6Jt)11-p%j!t %)11-% j.- J.J!_;t. J.f1'tj!1'1_tA %)'i;t)1 %)'ij! ~Jtittj!fJ.% J6.;t.j!j
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1-fJ.~ tj!;t.;titJtit1-fJ.%;t. p_~j.%1-_$i ~j.1-)1.11'1 't)1j! ~j.;t.%tj.t'tj ~ ~Jtitt_1'1'tJ.1
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.1_ Y~J.J4.~~~ttJ.l ~)1.~~~~ pt t. ~j6.~~p~j!~ tpt ~ pj!tj.j6~ ~t Pf1~ lj!ttJ
.
- 25 -
III. B. PROPOSED NEW DEFINITIONS
Definitions to be included in Subchapter I, General Provisions,
Section 9000.3
BAR. An establishment with a npublic premisesn liquor license
and restaurants with a liquor serving facility that is physically
separate (separated by a wall with access through a door) from
the dining area and is regularly operated during hours not
corresponding to food service hours.
.
- 26 -
-- - - - - - -- --- -- - -- - --
CHAPTER IV
PROPOSED ORDINANCE REVISIONS
THAT WILL APPLY CITYWIDE
- 27 -
IV.A. PROPOSED REVISIONS TO NON-CONFORMING BUILDINGS AND USES,
SUBCHAPTER 9
The Main Street Advisory committee would like to protect the
"historic" nature of the district. Preservation of historic
landmarks or historically significant structures on Main Street
should be encouraged through Ordinance.
REPLACEMENT
In an effort to provide some protection to historic, non
conforming buildings, in the event of a disaster, the following
change is proposed:
section 9080.2, (f)
Rebuilding. A non-conforming building which is damaged or
destroyed to an extent of one-half or more of its replacement
cost immediately prior to such damage may not be restored to
its non-conforming condition but must be made to conform to
the provisions of this Chapter. A designated landmark
structure or historically significant building identified in
the Mall Design Guidelines or Historic Resources Survey as a
category 1 through 5 structure pt )-r,.;r;r "j!~~rg1i !&)f~$I1j!;r'!1i.e.$
which is damaged or destroyed may be rebuilt if the building
is rebuilt to its ~t~rg~li,.;l ~%,.%j!j square footaqe, site
orientation, and height and setbacks, that existed prior to
the destruction.
REPAIRS
In an effort to preserve and protect existing structures and not
force them to deteriorate until they must be removed the
following change is proposed:
section 9080.2 (a) Repairs and Alterations.
(2) Repairs and alterations may be made to non-conforming
commercial or industrial buildings provided there is no
expansion or increase in the square footaqe of the existing
buildinq. tJttJ;I~$I1.e$l1 %)1"% 1i~ %%tJd.ft%J6.t;!;l ,.;l%j!t,.%j.~li_ ~)l.j{;l;l JD.e
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96t ,. JDJ6.j.;l$l1j.lirgj .$)fft)l. 1..$ JD.e1.tj.lirg rpj{;l;l;" ~96;l)1~-,'1.$' 'Pj!,.~~' (;t
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:tf1,e ~)I1..r;l;4t}'i~ ~tttt.et ;4,e:t,et1tJ.f1.e1- %)11-% .$):f~)1 ~P~..rtj.t1-%j.fJtJ. fJt
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;.;!t.e%t '/Jt %J'i.e p)1.JD):jft ~t ~jt~Jd.tJ;{f1%% ~t %)ij! 1'1~tJ.ft~tJ.t~ttJ.j.ttrA
'P)i.i:x.$I1,l]1fd '/;t ;!$I1j ;!ft.etJ.% tJttJp.et%1 ;{]1$11 %;1.e ft'/J~% $I1~j!;. )'1'/;% .etft.e.e$l1
'/J,..efJ'l.;!;lt pt %J'l..e t.eP;l,.ft.e~.e)'1% jt'/J~% '/Jt %)l.j! tJ.'/Jl1fjt'/Jl1t'/J~j.,.rg
'PJd.,!;l$l1,!)'1Sj
- 28 -
IV. B. PROPOSED REVISIONS TO AND COMMITTEE RECOMMENDATIONS
REGARDING ENFORCEMENT PROCEDURES, SUBCHAPTER 10.0,
The Main street Advisory committee recommends the following
changes to the Enforcement portion of the Zoning Ordinance.
These revisions specifically address repeat violations of the
Zoning Ordinance through an increase in fees for violations and
revocation of a business license upon a third violation instead
of a fourth violation.
1- PROPOSED ORDINANCE REVISIONS
Section 9150.6. Business License Revocation or Suspension.
(a) Notwithstanding any other provision of this Code, the
Zoning Administrator may suspend a business license for 30 days
or less, or may revoke a business license issued pursuant to
Article VI of the Code if the holder of such business license has
violated the provisions of this Chapter or the terms and
conditions of any permit or approval as provided for in Section
9150.3 in accordance with the procedure set forth in this
Section.
(b) upon being notified of a ;t)1,itr4 second violation of a
zoning Ordinance section, or conditions of a permit approval,
within a three (3) year period from the date of the first
violation, rjl ~}1Y pttJYt1tpJ1 pI 1~t1 rJ~?fptf!t Pt t~p tPtpfjt ?ff19i
Ijp;!9itttpf!jt >bl fI.;!Y jt~fl1.f! fJf!tJfl.tt pt fifJfJttJYfl.IJ the Zoning
Administrator shall notify the person that a I>bJl.t1~ third
violation of the zoning Ordinance Section or conditions of a
permit approval, 9i~ttf1t #~~~ ~~Jf!f!9ifl.t yp~t within three (3) years
of the date of the first violation ;t~~ll may result in the
suspension or revocation ~f the person1s business license.
(c) Upon being notified of a third t#P f1f!tt violation of a
zoning Ordinance Section, or conditions of a permit approval
9iJl.tjf1~ fI. ~fl.lpf19ifl.t YPfl.t within a three (3) year period from the
date of the first violation, ftJJltJVjf1~ 1#~ }1tJtjlj~ pt~yt9iP~ Irjt jf!.
;tJl.~;tf!tttp}1 J~lJ the Zoning Administrator may notify the person of
the revocation of the person's business license.
- 29 -
-- - --- - -
section 9150.7. Right to Appeal.
(a) Any person may appeal the suspension or revocation of
the business license lSJ4t~J4.a,rl.;t ;t;6 $~st;ttiD,rl. ~J-%~j% in accordance
with the following procedures:
( 1) A notice of appeal shall be filed with the Zoning
Administrator within fourteen (14) days from the date of the
third violation notice.
(2) The Planning Commission shall hold a hearing on the
appeal within ~% 60 days of the date of the timely filing of the
appeal. The City shall give the appellant at least tt1~ ten (10)
days notice of the time and place of the hearing. The Planning
commission shall render a decision with 15 days of the date of
the hearing.
(3) The decision of the Planning Commission shall be
final except for judicial review and there shall be no appeal to
the City Council.
(4) Any notice revoking or suspending a business
license pursuant to this Section shall set forth the appeal
rights as provided for in this subsection.
J.%l f-.,rl.1 y!.;6;ttt~ iDt t~1(Jt.a'tj.(Jy!. or suspension tJfJf1j,r,i
~1jt;t]J.p1.f1f t? t#t;t JDfJJttt?P ;tifp1." /b~ ItJ1p1.' j/p?J1 tPi~ ,;tpltp1.tt~f! ~,
t#, plpp,p1.J pfitl~r,i II pf.~ plppfiplJ I~ ftfllfiJ1 ItJfifJ. ?t ]J.p?f! fPi,
rJfi)tt~j.yjp1. fbl t~f4 ,Jfl.pf.pf.j.p1.g f7fbfllfllt~~t?pf. tf fl.p1. plppfipll t~ ItlfirJl
section 9150.8 JlJ'?17 Enforcement Fees.
(a) An enforcement fee shall be paid to the city by each
person who has violated the provisions of this Chapter or the
terms and conditions of any permit or approval as provided for in
Section 9150.3. The purpose of this fee is to recover the costs
of enforcement from any person who violates the provisions of
this Chapter or any permit or approval.
(b) Fees shall be assessed as follows:
( 1) For the first violation ji!}I1tj.,rl.~ ;t)i~ jt.a;r.~y!.ji!.at t~~t
there shall be no fee.
- 30 -
(2) For the second violation -~tt~s ~~_ .~~_ ~_7_~__t
1__tl t~_ t__ .~_77 ~~ '~~~j~~j of the Zoning Ordinance section
or concH tions of a permit approval, within a three (3) year
period from. the date of the first violation, the fee shall be
$100.00.
(3 ) For the third violation and each subsequent
violation of the zoning Ordinance Section or conditions of a
permit approval, within a three (3) year period from the date of
the first violation;%~~t~~t%~t ~~tt~g %~~ t.J~~~.t t~_tj the fee
I
shall be $200.00.
.
.
- 31 -
IV. C. PROPOSED REVISIONS TO PROJECT DESIGN AND DEVELOPMENT
,
STANDARDS, SUBCHAPTER 5
The Main street Advisory Committee recommends the following
restaurant posting requirement be included in the project Design
and Development standards section of the Ordinance. Posting of a
sign, stating maximum number of seats allowed within a
restaurant, will allow members of the public and enforcement
officers to monitor the number of seats allowed within a
restaurant.
section 9040.42. posting of seating Requirements in
Restaurants. All restaurants which have 50 or more seats shall
post a sign stating the maximum number of seats allowed in the
establishment by the Conditional Use Permit of the city of Santa
Monica. The sign shall be a minimum of 12 inches by 18 inches
and posted by the entrance and exit of the restaurant.
- 32 -
IV. o. PROPOSED REVISIONS TO VARIANCES, SUBCHAPTER lOE.
The Main street Advisory Committee recommends the following
changes to the variance portion of the Ordinance. This revision
allows for modification of yard setbacks for relocated structures
that have historic value. It is hoped this revision encourages
the historic nature of Main street and provides an opportunity
for buildings of historic merit to be placed on Main street.
Section 9113.1. Purpose. A variance is intended to permit
variations where practical difficulties, unnecessary hardships or
results inconsistent with the general purpose of this chapter
would occur from its strict literal interpretation and
enforcement.
Section 9113.2. Application. Application for a Variance
shall be filed in a manner consistent with the requirements
contained in Subchapter 10J, Section 9130.1 through 9130.6.
Section 9113.3. Applicability. The Zoning Administrator may
grant a variance from the requirements of this Chapter to:
(a) Permit modification of the minimum lot sizes, minimum
parcel dimensions, and parcel coverage regulations as may be
necessary to secure an appropriate improvement on the parcel.
(b) Permit the reduction of the automobile parking space or
loading space requirements.
(c) In residential districts, permit the addition or
enlargement of an existing building I non-conforming as to yard
setbacks on parcels less than 5,000 square feet, provided that
the addition or enlargement does not exceed 25 per cent (25%) of
the floor area of the existing non-conforming building and
provided that it is not a second floor addition to a structure in
the Rl District.
(d) Permit the modification of fence heights in commercial
and residential districts.
(e) Permit the modification of yard setbacks on irregularly
shaped parcels or parcels where the elevation of the ground at a
point 50 feet from the front parcel line of a lot and midway
between the side parcel lines differs 12 1/2 feet or more from
the curb level.
(f) Permit. t.he modi.,ficat.ion of yard setbaoks in t.he CM
Dist.rict. for relocat.ed structures t.hat are identified on the
Historical Resources survey as having a value of 1 through 50 or
are determined to be historically significant by the Landmarks
Commission. A variance may apply only to the relocated
structure.
- 33 -
IV. E. PROPOSED REVISIONS TO THE ARCHITECTURAL REVIEW BOARD
ORDINANCE, CHAPTER 5 AND HEARING NOTIFICATION PROCEDURES
The Main Street Advisory Committee recommends the following
change to the Architectural Review Board (ARB) requirements
portion of the Zoning Ordinance. The purpose of site posting for
maj or proj ects reviewed by the ARB is to notify surrounding
neighbors of hearing dates.
1. Chapter 5 - Architectural Review
Section 9517. Posting of Property. Within 10 days after an
application for architectural review for a major project has been
filed, the applicant shall post the property in a manner set
forth by the zoning Administrator.
2. Zoning Administrator Guidelines for ARB posting.
All major projects submitted for Architectural Review Board
approval shall be posted within 10 days after an application is
filed. A maj or proj ect is defined as 15,000 square feet of new
construction or 10,000 square feet of a new addition to an
existing building. The applicant shall submit to the Zoning
Administrator an affidavit verifying that the sign was
continuously posted on the site 14 days or more before the
Architectural Review Board hearing. The sign shall conform to
the following requirements:
1. Size: 2 ' x 4'
2. Height: Shall not exceed (8 ) eight feet from ground
level.
3. Location: The sign shall be posted in a conspicuous
place on the property. If the property is fronted by
more than one street then a sign shall be posted
conspicuously for each street frontage.
4. The sign shall not be illuminated.
5. The sign shall include only _ the following factual
information:
a) Title: Notice of Hearing
b) Project Case Number
c) Brief Explanation and Description of Project
d) Location of Property
e) Name and Telephone Number of Applicant
- 34 -
f) Date, Time and Location of Public Hearing
g) Planning Division Phone Number and Address
6. The lettering style shall be a standard typeface (Helvetica
or similar). The lettering size shall be 2 inch capital
letters for the title and project case number. All other
letters shall be ~ inch in size and may be either capitals or
upper and lower case. All letters shall be black upon a
white background.
7. In the event that the date of the hearing changes, the
requirements for posting remain in effect from the date of
the new hearing with the appropriate new date to be
incorporated on the sign.
8. Posting Time: The sign shall remain in place until after the
ten (10) day appeal period has passed. If an appeal is
filed, the sign shall remain in place, with the new hearing
date noted, until final decision by the Planning Commission.
The sign shall be removed within ten (10) days of either the
end of the appeal period or the final decision of the
Planning Commission, whichever applies.
- 35 -
-
IV.F. PROPOSED REVISIONS TO SUBCHAPTER 5E. OFF STREET PARKING
REQUIREMENTS
The Main street Subcommittee recommends the followinq change to
the off-street parking requirements for restaurants:
section 9044.4 Number of parking Spaces Required.
Restaurant 1 space per 300 sq. ft. of support area; 1
space per 75 sq. ft. of service and seating
area; and 1 space per 50 sq. ft. of separate
bar area.
40% maximum percent compact spaces allowed
.
- 36 -
v. PROPOSED POLICY RECOMMENDATIONS THAT WILL APPLY CITYWIDE
The Main street Advisory Committee identified issues that are not
unique to Main street and are recommended for adoption City-wide.
The following discussion delineates those issues and options for
addressing them.
A. Noise
Loud music and patrons of bars and dance places leaving in a
loud and disorderly manner have been identified as noise
issues to be controlled.
l. Loud Music
The City is currently revising the Noise Element of the
City's General Plan and the Noise Ordinance. Consistent
with the Noise Element, the Noise Ordinance will address
the problem of intruding commercial noise levels, such
as loud music, on adjacent land uses. The Noise Element
and Ordinance will address noise intrusion such as loud
music from commercial uses in two ways:
a) Require new commercial projects built near existing
residential land uses demonstrate compliance with
the city Noise Ordinance prior to approval to the
project. Require that all Building Permit
applicants, including contractors, sign a form
acknowledging requirements of the Noise Ordinance,
and assuming responsibility for compliance with the
Noise Ordinance.
b) Establish a self-monitoring program for commercial
establishments that are continuous problems,
particularly for restaurants or other late-night
entertainment problem areas. The following
describes how that may be achieved:
Develop a process requiring an offending commercial
establishment to install a noise monitoring system.
Such a program could be phased based on history of
violations, i.e., second violation periodic
testing, third violation permanent installed noise
monitoring system, fourth violation recorded
printouts of noise levels, with monthly summaries,
given to City staff for review and verification of
compliance. These phases are described as "Stages"
below which defines the requirement of each stage.
If an establishment has been found in violation of
the noise limits after a neighborhood complaint,
they could be required to install a monitoring
system. The type of system may depend on the
violation history so that repeat violators have to
- 37 -
install more sophisticated systems. The following
stages could be required after one, two, or more
violations (violations of noise limits as measured
by the City or the health Department) or some other
mechanism that could be worked out to trigger a
required monitoring program:
stage 1: The City shall require a program of
random per iodic 1 hour measurements
conducted by City staff, Health
Department, or contract consultant once a
week for 4 weeks. Costs shall be paid by
the operator of the noise source.
Measurements are to be made at residence
of the complainant. If violations are
found, then institute corrective action
and require stage 2 monitoring.
stage 2: The City shall require the noise source
operator to install an outdoor microphone
at appropriate locations to measure noise
emissions from the establishment. The
maximum level permitted at this location
shall be determined through on site
correlation of noise levels at this
position with the noise levels at the
complainants residence or other worst
case position as determined by the City
staff when the maximum noise level limit
is exceeded. The sound level analyzer
may be set to respond to instantaneous
levels or 5 minute averages, to be
determined as part of correlation study.
. If the complaints persist and a
subsequent Noise Ordinance violation is
found, the City shall require corrective
measures be taken and Stage 3 monitoring
instituted.
stage 3: Same as stage 2 but Sound Level Analyzer
shall produce a printed report of hourly
noise levels (or other averaging period
as determined by city staff) including
Leq, L2, L8, L25~ and L50 corresponding
to permitted exceedance times as defined
in the Noise Ordinance or standard
Condition. At the end of each month the
noise source operation shall supply the
City with a copy of printed noise level
summaries. Alternatively, the City shall
request the data only when the City
receives a complaint. If violations are
identified the CUP should be reviewed by
the City.
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2. Loud Pat.rons
Controlling loud patrons ot a commercial establishment
who disturb the adjacent neighborhood does not fall
under the purview ot a Zoning Ordinance. The Police
Department should be contacted when this occurs.
Options for controlling establishments that are likely
to provide services like a dance club or bar that can be
disturbing to the neighborhood are:
a) Prohibit those uses in the District Ordinance.
b) Require a Conditional Use Permit in the District
Ordinance for those uses.
c) Establish performance standards tor those
identified uses.
B. Rezoning of Resident.ial Properties to commercial
No residential property adjoining the Main Street Commercial
District or any other commercial district within the City
should be rezoned or developed for commercial use.
C. parking permit.s
1- A monthly resident parking pass (with decal) for all
public parking facilities should be studied
2. A resident parking permit program should be developed
tor oft-peak use of public parking facilities.
D. Conditional Use Permit./Restaurants
If a Conditional Use Permit (C.U.P.) is required and granted,
the C.U.P. should include a mandatory periodic review by the
Planning Commission to assure campI iance with conditions of
approval.
E. convenience Retail Incentives
Market forces have proven incapabl-e of supplying and/or
maintaining neighborhood oriented businesses in acceptable
numhers. In order to assist the market place, incentives
should be developed by the City to encourage the retention
and development of Convenience retail throughout the City.
This program should be incorporated into the City'S on-going
effort to promote economic development. For the purposes of
this program convenience retail includes such business as:
Book stores
stationary Shops
Laundry/Cleaners
confectionery/Bakery
- 39 -
Dressmaker/Milliner/Tailor
Pharmacy
Dry Goods/Notions
Grocery under 3,000 s.f.
Florist
Hardware/small electronic appliances
Meat market/fruit/vegetable/poultry deli under 3,000 s.f.
Shoe repair
Newsstand
Small appliance repair
Pet shop
. Banks
Legal aid
F. Alcohol Impact Fee
An alcohol impact fee should be developed to fund Police
Department activities associated with alcohol related complaints,
enforcement, and crime.
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VI. PROPOSED POLICY RECOMMENDATIONS UNIgUE TO MAIN STREET
The Main street Advisory committee recommends the following
policies unique to Main street. Implementation of these pOlicies
will ensure a viable commercial district with minimal impact on
the surrounding residential community.
A. On-Going Process
Goal:
Representatives interested in Main street will convene
no less than once a year to discuss issues that relate
to Main street.
The purpose of this on-going Committee is to address future
issues that arise in and around Main street. The majority of
the current committee members want to continue the dialogue
and understanding that has developed between merchants,
property owners and residents within this Main street
planning process.
Proposed Implementation:
Upon completion of the current ordinance revision and Master
Plan process, the Main street Advisory Committee will select
two co-chairs who will be responsible for convening future
Main street Committee meetings.
The co-chairs will select 8 representatives, 4 from the Main
Street commercial community and 4 from the Ocean Park
residential community to complete an on-going Committee of 10
members. The Committee will set the guidelines for meeting
dates, future meeting notification procedures and yearly
election of co-chairs.
B. Library Hours
The Ocean Park Branch Library should be open on Sundays with
hours similar to the Main Library.
c. Parking Meter Rates
Meter rates on Main street are higher than other commercial
districts within the city. Public parking meter rates on
Main Street should be lowered in order to equalize all
commercial districts.
D. Preferential Parking Zone 2 Hour Daytime Exemption
Establish a two hour preferential parking zone on Second and
Third streets south of pico (and appropriate side streets)
from 9 a.m. to 6 p.m. and prohibit parking from 6 p.m. to 2
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a.m. except by permit. Signage to be improved in design,
placement, size, and number as soon as possible.
E. Non-structural Parking Alternatives
Before a structural parking alternative is proposed by the City,
the Committee strongly urges immediate implementation of the
following non-structural alternatives. Implementation should be
regularly reviewed, and after two years of full implementation,
evaluated by merchants, tenants, and residents.
The Committee recommends that the City Council immediately
direct staff to begin implementation of the following
non-structural parking alternatives:
1. Restripe Lots 9, 10, and lOA from angled parking to 90
degree parking in order to allow for additional parking
spaces.
2. Move the Hill street bus line #2 to Ocean Park Blvd. to
allow parking in current no parking zones. Repaint red
curbs to allow parking on Hill Street and 4th street.
3. Improve signage to existing parking lots, enforcement of
existing preferential parking and remote employee
parking.
4. Convert the lots behind Main st. (lots 9,lOa and 11) to
attendant operated parking. Charge less per hour than
nearby meter rates with validation from a Main st.
business; otherwise, charge more than the beach lot
rates. Implement an hourly charge for the beach lots to
accommodate s~ort term parking.
5. Improve signage at exit and entrance to Lots 9, lOa, and
ll.
6. Establish a committee to review the success of these
alternatives including representatives from:
City council
Department of Parking and Traffic
Main st. commercial community
Residential community
7. Implement the proposed items all at one time.
8. Monitor, evaluate and fine-tune these alternatives for
two years after full implementation. At the end of this
period, the committee should issue a paper with a total
evaluation of the effectiveness of these alternatives.
9. Provide a tram that connects the Main street commercial
area and the south beach.
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10. Identify and designate appropriate locations for the
holding and/or staging of tour buses throughout the
commercial district.
F. parking and circulation
The committee recommends implementation of the following
parking and circulation measures to promote a more
pedestrian-oriented street:
a) Limit large truck traffic by weight and axle on Main
street. Prohibit large truck traffic on Fourth street
by posing appropriate signage.
b) The following measures should be studied and
appropriately implemented by staff:
1. Evaluate the sidewalk and light standards on the
east side of Neilson between Kinney and Hollister
to determine if it should be widened or eliminated.
2. Change machines should be conveniently located
throughout the commercial district as soon as
possible.
3. Main street traffic should be slowed.
4. Exiting from lot 11 should be restricted to
Hollister.
5. In-service and out of service buses should be
restricted from Main street both Santa Monica buses
and RTD buses.
6. Crosswalks with pedestrian activated flashing red
lights should be installed at Kinney and Main,
mid-block between Ashland and Hill, and at the Main
street entry to lot 11.
c) The following bicycle circulation measures should be
il!1plemented:
1. Clearly mark bicycle paths at Ashland and Bicknell
from the Beach Bike Path t~ encourage bicyclists to
visit Main Street.
2. Provide bike racks in public parking lots between
Main Street and Neilson.
3. Improve the transition between the western end of
the Ashland Bikeway and the Beach Bike Path.
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G. Filming on Main street
No public parking within the Main street Commercial District
shall be used by Film crews between Memorial Day and Labor
Day.
Use of residential street parking by film crews in the
residential districts adjoining Main street is prohibited.
In addition, traffic diverted off of Main street as the
result of filming should not be re-direoted into the
residential district, traffic should be diverted to
commeroial streets.
.
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VII. AESTHETICS AND AMBIANCE
The Main street Advisory Committee has established goals and
objectives to unify the Main street Commercial District and set
forth an urban design concept and vision. The vision for Main
street is a pedestrian oriented village, neighborhood oriented
commercial district designed to be a homogeneous component of the
neighborhood that facilitates pedestrian as well as vehicular
traffic.
The portion of the district south of Ocean Park Boulevard
possesses historic and architecturally significant buildings and
therefore should be considered for historic district designation.
A. COMMITTEE RECOMMENDATION
The Main Street Committee recommends that a consultant be
retained to assist in a community process to develop Design
Guidelines for the Main street Commercial District. The design
guidel ines would achieve the following obj ecti ves through the
implementation of the short and long term goals:
a) Create a pedestrian friendly "village-like" atmosphere
with a mix of uses that is a pleasant place to be, while
allowing for and promoting the economic success of the
commercial district.
b) In order to create a "village-like" atmosphere on Main
street, Design Guidelines should address the issues of
pedestrian traffic and orientation, architectural detail
and scale, human scale, sidewalk and street widths,
noise control; trash enclosures, roof-top design, street
furniture, lighting, planting, signage, open space, and
parks.
B. SHORT TERM GOALS
Implementation of short term goals is recommended in one year
following completion of Design Guidelines.
1. signage:
Encourage human scale signage when developing sign
standards.
a) Allow projecting signs but restrict them to no more than
3 feet in any dimension and upto a maximum of 4.5 square
feet. Restrict projecting signage to "natural"
materials --wood, metal, not plastic and not
illuminated.
b) Allow sandwich boards on private property only if they
are not more than 8 square feet on any face and no more
- 45 -
than 48 inches high and where no projecting signage
occurs.
2/ Desiqn Guidelines
Initiate the process to establish Design Guidelines for Main
Street in FY 91-92.
c. LONG TERM GOALS
Implementation of long term goals is recommended within five
years of the completion of Design Guidelines.
1. Historio Distriot Designation
Initiate the process for designation of the southern portion
of Main street as a historic district. The blocks south of
Ocean Park Boulevard to the south city limit, and including
the Ocean Park Library and the Merle Norman Building just
north of Ocean Park Boulevard, would define the district
boundary.
Process:
A consultant would be hired upon City Council direction to
prepare the application which must include an inventory of
structures within the proposed district and historical
background of the area and environs.
Designation Process:
Designation of a Historic District is a mUlti-step process.
Following filing of a Historic District application, the
Landmarks Commission must first conduct a Preliminary
Evaluation, hold a public hearing on the application and
recommend to City Council on whether the application merits
designation. The City council, in a separate public hearing,
will make the final determination.
Should the City Council determine the area merits historic
district designation it will be approved by ordinance. The
ordinance will set forth the specific regulations,
incentives, procedures, and any restrictions governing the
modification or demolition of structures within the district,
and review procedures for the alteration or demolition of a
contributing structur~.
2. Streetseape Improvements:
a) Develop a graphic/signage program for both directional
and public signage that is uniquely detailed for Main
street.
b) Improve landscaping on Main street to include a variety
of trees, lacy in nature rather than thick and dense,
which can possibly assume lights at festival time.
- 46 -
c) Develop appropriate gateways at both Marine and pico
which signify the entrance to Main street.
d) Develop a distinctive lighting pattern and fixture that
would be repeated along Main street which would be more
in scale to pedestrians and in keeping with the
architecture south of Ocean Park. Lighting fixtures
should improve the lighting level at the street, and be
solar if possible.
e) 1) The intersections of Ocean Park and Main Street and
Pico and Main Street should be identified with a
separate paving pattern clearly outlining their
pedestrian friendly nature and role as the most
prominent intersections on Main street.
Additionally, all intersections within the district
should have a paving treatment to unify the
district and promote the pedestrian use and feel of
Main street.
2) Encourage the continuation of the island that runs
from Neilson and Barnard Way and extend it eastward
to 2nd street.
3) Develop a logo to be incorporated into the design
of intersections with some historical flavor or
significance.
f) consider the use of banners appropriate and unique to
Main street - these should be colorful and seasonal.
g) Develop improvements to the alley west of Main street
between Kinney and Hill Streets to make it pedestrian
friendly.
h) Identify and encourage pedestrian walk-throughs between
Main Street and the public parking facilities.
i) Remove all utility poles and provide all power and
utilities underground.
j ) Encourage open space plans for proj ects on s1 tes with
frontage in excess of 50'0" on Main street and consider
options such as trade-offs as a percentage of setbacks.
3. Parking and Circulation:
Implementation of a pedestrian oriented village requires
major changes to the current Main street configuration and
circulation pattern. In order to encourage and promote
pedestrian use on Main street the Committee recommends the
widening of Main street sidewalks to include a unified
paving treatment along sidewalks, at intersections, and all
crosswalks.
The Committee recommends the reduction of Main street to one
lane each way in an effort to slow down Main street traffic
- 47 -
and recommends incorporating landscaping into any street
improvements.
4. open space/community Gardens Site community Design Process:
The community Gardens site at Hollister and Main Street
provides needed open space to the commercial and surrounding
residential districts. Currently, however, the site is not
available to all members of the public and is subdivided into
approximately 40 garden plots.
As part of the proposed design guidelines process the
Committee recommends that a public workshop be conducted to
discuss the use of the site. Various alternatives should be
considered. Including maintaining the site. The public
discussion should include as a long range goal providing for
open space on Main street.
D. DESIGN GUIDELINE PROCESS
The following process is recommended to develop the Main street
Design Guidelines:
a) Ci ty Council approval and initiation of the process to
develop the Main street Design Guidelines and budget
objective for FY 91/92.
b) ci ty Council approval of work scope utilizing the Main
Street Advisory Committee's recommended objectives,
goals and implementation measures.
c) City Council approval of public process to include
scoping meetings with Main street business and
residential c6mmunity.
d) Consultant selected and money appropriated by city
council. The consultant selection committee shall
include a member of the Main street On-going Committee.
w/mainplan
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ADDENDUM I ISSUES NOT APPROVED BY A CONSENSUS VOTE
w"hi 1 e virtually all the recommendations presented in the Main
street Plan we~e approved by consensus, there was one issue the
Comm~ttee did not receive a consensus vote and recommendation.
l. Development Standards for the CM4 District.
Currently, development standards for the CM4 district allow
four stories, 47' 0" high development with a :2.5 FAR.
The Committee considered four alternatives to addressing
development standards in the CM4 district. However, none
could obtain a consensus vote. The alternatives are:
0 Allow four story, 47' high development with a 2.5 FARf
as noted in the current Zoning Ordinance.
0 change CM4 standards to 3 stories 35' z.o FAR and allow
four story, 47' high development with a 2.5 FAR provided
all the following conditions are met:
a. The fourth floor does not exceed more than 50
percent of the third floor footprint.
b. The fourth floor is set back a minimum of 10 feet
from the third floor street frontage{s).
c. The fourth floor is set back a minimum of 5 feet
from the third floor side and rear yard building
frontage.
d. Tl'_ ~ fourth floor setback at the stree' f.contage is
devoted t9 a roof garden or unenclosed terrace.
e. The development includes residential uses equal to
or exceeding the floor area of the fourth floor.
f. The front yard setback at the ground floor level is
doubled.
o. Same as :/#2, but amend condition "en to require that
one-third of residential units be affordable.
0 Eliminate CM4 District.
w/clnvote
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MAIN STREET MASTER PLAN:
A COMPREHENSIVE PROGRAM FOR
FUTURE lAND USE
.
AND DEVELOPMENT
PREPARED BY
THE ~AIN STREET PLANNING GROUP,
RE?RESENTING Tr.E
MAW STREET ASSOCI.1\TION -
AND THE
aCE~N PARK COMMUNITY ORGANrL~TION .
. -
JUfqE 6, 1980
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TABLE OF CONTENTS
.
Page
I. INTRODUcrION . . . _ . . . . . . . . .. .. .. . . . .. . .. . . 1
II. ~AIN STREET SPECIAL COMMERCIAL DISTRICT AND -
A Ne~ ZONING CLASSIFICATION
A. Statement of Intent ............... 2
B. Location . . ... . _ . . ~ . . . . . . ... . ... . . ... 3
c. Uses _ ... . . . ... . ... . .. . _ . ... ... ... . .. ... . .. . 3
D. Property Development Standards . . . . . . . . . 6
E. Parking .......mo............... 9
F. Noise .......... ............. 9
G. Grandfather Clause. . . . . . . . . . . . . . . 10
. ... .i. _ p~RKr~G AND CIRC~LATIC~ PROGKAM
A. Parking ........................ 11
B. Circulatlon ...................... 14
I'I. OP~~~ SPACE ' ,...
. .,.......... ................ lO
1/. GUIDELINES FOR ARCHITECTURAL REVIE~ BOARD WhEl
REVrrAING MAIN STREET SPECIAL COMMERCIAL
DISTRICT BUILDING PROJECTS ............ . . 17
VI. RECOMM~~DATION TO THE LANDMARKS COMMISSION
REGARDIUG MAIN STREET COMMERCIAL AREA . . . . . . . . 18
VII. RECOMMENDATIONS TO THE CITY COUNCIL FOR CITY-WIDE
ADOPTION ........................... 19
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I. INTRODUCTION
.
This Master Plan for future land use and development on Maln Street
has been prepared through the cooperatlve efforts of the respective
Main Street delegations of the Ocean Park Community Organization~ a
residential community organization, and the Main Street Associationt
an association of Main Street merchant and property owners interests. ~
CollectivelYt these delegations have become the ~~ln Street Planning
Group WhlCh has worked contlnuQusly with represe~tatives of the City
~anager's Office~ City Attorney's Officet Department of ~nvironu.e~tai
Services, and Departuent of Ccmmunlty Servlces to ,nsure that t11S
~lan has been developed in a manner consistent with the Clty'S eXIsting
ODeratlonai context as ~andatea by the City Coune,! in its Imposit,on
of the Maln Street Moratorium.
~
~11S plan IS ccmDrehe~s,ve in nature and adcresses ltseif to vir~~ally
~very facet of land use and development on Ma1n Street, yet remains a
t~ghtly negotlated settlement betwee~ t~o constituencies whose me~ber-
ShlpS represent tne full spectrum of obJectlves, pr,or,tles, and lnterests
many of which were not always congruent. As such, th1s plan 1S a fragl1e
entlty.
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.
II. MAIN STREET SPECIAL COr-fotERCIAL DISTRICT
A. STATEMENT OF INTENT
.
Whereas it is recognized that the Main Street commercial district is not
simply a Neighborhood Commercial Area or Highway Commerclal Zone, nor
is it a Downtown Central Business District; and
Whereas it is recognized that the Main Street commerclal distriet has
historically accommodated a varlety of uses, including commercial
uses which have provlded daily necessitles, places of ~ployment,
and lelsure time opportunities for those living in the surrounding
communlty and t~e greater Santa Monlca area, as well as the area1s
lar~e r.umber of tourlsts~ and .
~hereas It 1S recognized that the Maln Street commerclal distrlct is 1n
dlrec: ~rOXimity to adJOining reSidential nelghbornoods of hi~h densl:y
.
but princlcaily low to moderate scale, and as a coastal comw.erclal are~
also adJOins ~opular be~ch recreation areas WhiCh regulariy genera:e a
subs~antlal tranS1ent 1nflJx; and
~here3s ~t 15 recognized t~a~ a :~nanciallj successful busl~ess district 15
a valuable and someti~es f~aglle entlty;
The Maln Street Speclal Commercial District is established to encourage phySical
improvements of low to moderate scale WhlCh will continue to be c~mpatlble
with nearby ccmmercial and resident1al uses and to encourage a variety
of commerclal and residential uses whlcn wl11 provide a balanced supply
of goods and serVices consistent with the historical pattern.
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MAIN STREET SPECIAL COMMERCIAL DISTRICT
.
1. Location of special district
A. Main Street and commercially zoned or used parcels on related side
.
streets - Marine9 Kinney, Pier, Ashland, Hill, Ocean Park Boulevard,
Norman, Hollister, Strand, Pacific, Bicknell, and Bay -- from Pica
Boulevard to the South City llmits, as shown on the map attached
hereto and as included in the Maln Street Moratorlum area.
TT Uses
.. - .
~ Unregulated uses
I- Reta,l stores, bank. laundry~ laur.drc~a:. :r2ss~ake~, del~-
catessen, drug store, florlst, offices, Jl~~clng shop, antique
shoo, bakery, lee crea~ st~re (reta,l ~ce :re=m :n1y, no seat,ng),
flower a'1d Dlallt nursery, re!Jair sheDS for housE~old eqUipment,
uoholsterers shop, theaters and auditor'~h.s ~ith less than 75
.
seats, pet store/taxidermlst, print or J~Dlishlr.g shop, gymnasl~m,
~edlcal and dental clinlCS or laborator1es. Ji<e ShODS, feed cr
fuel stores, fllm exchange or developln~, se~:nG 'lend s~cres.
wholesale stores where public 15 invite~.
2. Residential uses above the ground floor.
3. Other uses as the laning Administrat10n may find to be simllar
to those.llsted above and not more obnoxlous to surrounding
property.
~ Regulated uses
:J,.
l. Restaurants with less than 50 seats are l1mlted to two restaurants
per block (a block being both sides of ~aln Street and the adjacent
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.
.
I
.
sides of adjoining side streets -- portions of Main Street
to be designated "blockstl for the purpose of this section
are: block 1 - south city limits to Marine; block 2 - Marine
.
to Pier; block 3 - Pier to Ashland; block 4 - Ashland to Hill;
block 5 - Hill to Ocean Park; blOCK 6 - Ocean Park to Hollister;
.
block 7 - Hollister to Strand; block 8 - Strand to Pacific;
block 9 - Paclfic to Bicknell; block 10 - Blcknell to Bay;
block 11 - Bay to Plea). Restaurants with more than 50 seats,
restaurants wlth a substantlal take-out business, and any second
fioor restaurant use wlll requlre a Conditional Use Per~it
(restaurants are defined as establlshments serving a varle:y
of unpac~aged foods prepared on-site for consumption).
2. Bars may.~ot exceed 7 in numbe~ south of Ocean Par~ Boulevard .
nor 5 1n n~mber north of Ocean Park Boulevard. No bars shall be
1oc~:ed on any ~a;n Stree: corners. (For the pur~oses of th1s
sec~1on bars shall be de~ined as establlshments wit~ ~publlC
pre~lses" l1quor licenses and restaurants wlth a llquor se~vlng
facll1ty which 15 physically separate from the dinlng area. and
is regularly operated during hours not correspondlng to food
service hours.) Condjtional Use Permits required for all bars. -
3. Hotels or hostels are restricted to Main Street north of Bay and
require a Cond,tional Use Permit.
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4. Conditional Use Perurits are also required for the fallowing uses:
Theaters or auditoriums with more than 75 seats; liquor stores .
with more than 50: of the display area devoted to alcoholic
beverages; auto repair; any single occupancy or single contiguous
integrated use in excess of 8.600 square feet of floor area; any
Single occupancy or contiguous integrated use in excess of 75 fee~
of ground floor Main Street frontage; catering bUSinesses; business
colleges; mUSiC conservatories and instruc:ion; trade schools; sign
pa1nting; any eXisting use Which wishes to add regularly scheduled
entertainment for which there would be lnadeauate oarkir.g, restaurants,
as s~ecified above; bars.
>=: Other use restrictions
..J.
a. Grolind floor uses must be "publ~c lnvited" uses.
b. Ground floor retall or restaurant uses ~ay exte~d to a
mezzanine level not exceedlng 40~ of sround floor area.
\... Any second floor retail uses ~us: be CCj,~unl~Y oriented.
("Commum ty onented" for the purposes of thi s section
shall be defined as those uses WhlCh provide commerClal
goods likely to be cons~~ed on a re9ular basis 1n the
normal life of the adjolnlng community).
C. Prahl bi ted uses
1- Drive-in or drive-through uses~ sex-orlen~ed uses~ bllliard
parlors and pool halls~ bowling alleys. game arcades, bill-
boards.
2. Bars above ground floor, restaurants or retail above the
second floor.
3. No second floor restaurant wl11 be permitted an a site where
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there ;s an existing restaurant.
4. Mote 1 s
III. Property development standards
.
A. Building height
1. Maximum height of two-stories~ 27 feet, is allowed on the east
side of Main Street from Bay Street to Pier Avenue~ the west
side of Main Street from Strand to Pier~ and related side streets.
2. Maximum height of three stories. 35 feet, is allowed on the east
side of ~ain Street from Bay north to the southern boundary of
tax parcel 25, and on the west side of Main Street from Bay to
Strand, and related slde stre~ts.
'1 Maximum height of four stories, ~7 feet, is allowed on bot~ sides
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- or Maln Street from Pier to the sout1 city limlts. on the we~~
Sloe of ~aln Street from 8ay to Pica and on the east side of
~aln rrcm tax parcels 24 and 25 north to Pleo.
ol. For the purooses of this sectlon helght llmlts shall mean
maxlmum roor height as derlned by the Clty zonlng ordlnance,
excluding parapets, mechanlcal houslngs~ and other appurte~ant
roof too structures or penetrations such as skylights, stalrNells,
ventilation atria, and other architectural ame~lties intended to
to dlst1ngulsh the overall deslgn, but which do not tend to obscure
the intended height limits.
B. Setbacks
l. Front yards
a. Two-story distrlct
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(1). East side requires a ground floor setback equal .
to 3~ of the total site area, in any configuration
not less than 8' wide.
(2). West side requires a setback equal to 3% of the
total site area multiplied by the number of floors
of the structure, in any configuration on.any floor
or floors provided the ground floor setback is not
less than 3% of site area and is not less than 81 wide.
b. Tnree-story and four-story districts
(1) . Same as III B 1 a (2) ~ (west slde of 'tNo-story
distrlct.)
c. For the purposes of this provlsion drlveways shall not be
computed in front yard setbacks except that portlon of the
driveway forward of the foremost bUllding 11ne whe~ tre~ted
1n an aesthetlc manner slmilar or ldentlcal to the remainde~
of the front yard setback area.
2. Rear yards
a. Two-story district
(l) . East slde reqUlres no ground floor setback. Where
rear of structure is wlthin 5' of adjolning resldential
property rear line of ground floor roof may not exc2~d
9' in height and rear wall must have no window~ door~
or ventilation openings that permit visual access to
adjoining resldential property. Second floor requires
a 251 setback. NO portion of the first floor roof within
151 of the rear property line may be used for any purpose
other than maintenance and repair. The next forward 10'
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may be privately used (not open to the public) if
enclosed with a solid 6' barrier and window design
prevents visual intrusion of adjoining residential
property. Except there shall be no rear yard set-
backs required where existing parking fmprove~ents and
cow.mon ownership extend through to Second Street.
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(2) . West side requires no ground floor setback. Where
rear of structure is wlthin 51 of rear property line
ground floor roof height shall not exceed 9'. Second
floor must maintain a 7.5' setback.
b. i1re~-story distrlct
f 1 ' Same as west side of t~o-story dlstrlct for 1st and
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2nd fleors.
(2) . Third floor must maln~aln a 15' se:back.
c. Four-story district
~o re:~ yard setbacKs recUlred.
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There shall be no slde yard setback requlreme~t5.
;~ ~ax1mum buildable area
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Other sections of this Chapter notw1thstanding. the total adjusted
floor area of any building constructed in this d)strict shall not
exceed three and three-tenths (3.3) times the horizontal area of the
commerc~ally zoned lot or lots except that buildings 1n excess of thlS
limitat~on may be perm1tted by the issuance of a Conditional Use Pe~it
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under the provisions of Section 9148 on the basis of an
environmental and fiscal analysis satisfactorily demonstrating
that no significant adverse environmental or fiscal impacts
will occur as a-result of the increased floor area. For
purposes of computing floor area~ multi-residential units
devoted strictly to apartment residential uses shall be
computed at one-half(1I2) the actual total adjusted floor
area, and areas devoted to parking structures below the first
floor level shall be excluded. "First floor leYel~ means the
floor above the basement as defined in SeC:lon 9102 of the
Mumcipal Code.
~.,'. ?arklng
A. As much as 30% of any requlred par~1ng may be deslgned for
cornpact-slzed vehlcles, and In str~c:~res houslng w1xed
.
commercial and resldential uses, ~arking above the first
floor sha~l be allowed.
. '101 se
A. AcoustlC controls for establish~e~~s wlth live amo:'fiec
entertalnment or other loud ~US1C.
1. Exterior wall and window constructlon ~us: be to a
minimum STC rating of 45, as-de~ermlned by the AST~
or other similar acc2pted industry standard.
2. Exterior doors and doorways
a. Doors must be solid core or mineral filled.
b. Doors must be gasketed to provlde a seal at head,
sill, and jamb.
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c. Main entrance must contain an nacoustic lock..
or other equivalent Dsound trap.-
3. The intent of this section is to require an establishment
providing entertainment or loud music to contain the re-
sulting noise within its walls to the greatest extent
possible.
VI. Grandfather Clause
No~~ithstanding specific references contained herein, the provisions
of this ordinance are not meant to apply to current uses, regaraless
of changes of ownersh1p, unless the existing use is intenslfied by a
floor area addltion of more than 15~, or by other substant1al intensl-
flcatlcn even as the lntroductlon of regularly scheduled entertainment.
exceDt that there ~ay be no ~ore than an incidental increase in the
serVlce-area floor space of bars and restaurants, nor to changes 1n
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use wh1ch result in an unrestricted use under this cade that is less
1ntense than the cur~ent use. A current use shall be considered no
longer eXlstent if that use 1S voluntarily changed or lS abandoned for
a perIod of one year.
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PARKING AND CIRCULATION
The following parking and circulation program is intended to
expan~ the capacitj of public and private parking facilities servi~g the
Main Street Special Commercial District, improve the efficiency with which
. those facilities are utilized, improle the separation of commercial and
residential parking and circulation activities, and enhance the movement
of automoblle traffic on Main Street, all while formally introducing and
encouraging further development of other modes of transportation to the
Dlstrict.
- ?,nRKING
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A. E~tablish preferential park1ng dlstrict(s) 1n the residentlal areas
adjoinlng Maln Street. -
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8. Encourage efficient use of publlC and privat2 parKlng fac1lities so
that a maximum proportion of eXlsting and fut~re caoaclty 1S available
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during dayti~,- evening, and nighttlme hours throug~ the wee~ 1n such
a manner as to avoid undue hardsh1p upon adJoln1ng Dropert1es.
c. Allows 30% of new parking capaclty to be ceslgned fer ccmoac:-si:e
vehicles.
D. Implement a pilotpar~and-ride syste~ to move ~~ployees, patrons. and
visitors from consolidated off-site parking statlons to and through
the Main Street area. As a continuation of th1S planning process,
a JOlnt cltizens/City staff committee shall be formed to conduct an
analysis of vehicle modes, routes, hours of operation, avallable
parklng stations, and financial operations for presentation with
recommendations to the City.
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E. Implement an in-lieu parking system in which new development would
be permitted to transfer its parking obligations to off-sfte
locations where new capacity ~ould be developed and financed
through developer fees and/or an assessment district incorporating
all or part of the Main Street Special Commercial District.
Developed in-lieu capacity would be available to individual property
owners on the basis of the following distribution formula limiting
the number of parklng spaces potentially allowable to each property
owner according to site size:
Parcel Size in Sq. ft. Maximum No. of In-Lieu Soac2S Allcwed
less than 2,000 10
2,001 - 3,500 18
3.501 - 5.000 2S
5,001 - 7,500 . 33
7,501 - 10,000 38
10,001 - 15,000 50~ on-site 40
.
mor~ than 15,000 50':: on-s1te co + 5jeach added
5,000 sq. ft.
ThlS program does not constltute a ccmmltment to provlce addlt;onai
.
In-lieu capacity should demand exceed supply. Intenslfication of
existing uses which would require C.U.P. and WhlCh do not have adequate
parking presently must provide parking for the entire use (existing ~
new) if in-lieu systa~ to be used. As a contlnuation of this planning
processt a joint citizens/City staff committee shall be formed to
identlfy and evaluate alternative methods of establishing and operating
this in lieu system far presentatlon with recommendations to the City.
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F. Permit the development of one parking structure within or adjoining
the main Street Special Commercial District on either, but not both,
of two locations subject to the conditions summarized below.
Selection of one of these sites is to be based on a comprehensive
feasibility analysis to be conducted by the City considering parking
efficlency and need, circulation and access, environmental impacts,
and financial feasibility, and in the case of the northern location
shall include an evaluation of the suitability of the Site to whiCh
the gardens would be relocated for that use. As a continu~tion of
thiS planning process, a jOint citizens/City staff committe~ shall
be convened to participate in deslgn development, select nelghbor-
hoed orlented tenants, etc.
T Southern location. Neilson ~ay par~ing lots betxeen Hill
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and Kinney Streets.
a. Height approximately equal to helght of eXisting adjOining
Maln Street str~ctures.
b. Structural and landscape design to olace hlgh priorlt,es
on efficient, functional use, attractlve vlsual aesthetiCS
fitting the Main Street context, and cnme prevention.
2. Northern Locatlon: Commun1ty Gardens betxeen Holllster and
Strand~ Main and ~eilson.
.
a. Relocate gardens to lot 11 south of Hollister on new-to-
existing plot ratio of 2 to 1, this land to be available
for garden plots and/or public park land to be determlned.
Relocation to occur during juncture in growing seasonSt and
to lnclude provision of topsoil or suitable 5011 amendme~ts.
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b. Height to comply with two-story district regulation
(27 feet).
c. Ground floor Main Street frontage to depth of 50 feet and
height of approximately 15 feet to be improved to house
neighborhood-oriented commercial uses and/or community
center facilities. Finish improvements of this space shall
be undertaken by the City or the City in conjunctlon with
. others, though the parking structure developer shall have
the option of improving this space for the designated uses
at its own expense should other entities be unw1lling to do
so. The ground floor area 1n question mav be used for parl,nns
pur?oses until it 15 improved for intended uses.
d. Structural a~d lc~~scape design to place h1gh prlor1tles .
on efficient. fur.ctional use. attractive v1sual aesthet1cs
fittlng the Maln Street context. and crlme preventlon.
G. Work 1n coooeratlon with the Santa Monica Munlclpal Bus Llnes to
encourage alternative modes of travel to and from the Maln Stree:
area.
I I. CIRCULATION
A. Relocate existing traffic slgnal at Pier and Main to Marine and ~aln
Street.
B. Add new traffic signal at Ashland Avenue and Maln Street.
c. Coordinate Main Street signal sequencing to enforce speed limit.
D. Route bike lands along Main Street interconnected with the be:c~
bike oath via Marine/Barnard. Pico, and/or other laterals.
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E. Locate bike parking facilities within the Main Street Special
Commercial District on such public properties as the existing
proposed parks, lib~ary, tommunity gardens, parking structure,
and on such private properties as their owners are willing.
F. Promote periodic closure of Main Street to vehicular traffic
for special public events.
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OPEN SPACE .
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I. POCKET PARK
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Convert the Kinney Street righ.t-.pf-way from Main Street west to the
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alley into a pocket park featuring open lawn area and other appropriate
.
. landscaping.
II. TOWN SQUAR~
Convert the Ash1and Avenue rignt-of-way from Maln Street west to alley
- into a pocket park uSlng a t~~n square format with public restroams.
drinking fountains, and other copropriate improveTents.
.
III. PARK.AT P,ilCIFIC AND r~AVt
Encourage additional improvements to trris axisting parx such as -
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restraoms and sitting facili~ies.
IV. Encourage City acquisition of Addlt10nal open space along Main Street.
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GUIDElINES FOR ARCHITECTURAL REVIEW BOARD WHEN
REVIEWING MAIN STREET SPECIAL COMMERCIAL DISTRICT
BUILDING PROJECTS
The Architectural Review Board should:
1. Encourage design which, through the use of setbacks, patios, walkways, display
areas, street furniture, lighting, plantlng, and other elements, promotes a
pedestrian street character and encourages pedstria involvement with the
structure, the street, and other pedestr; ans.
2. Encourage indivi~uality and creativity in arcnltectural deslgn.
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3. Encourage design ,It'h;ch maxim1Z.es the use or "alternatlVe" reneNable er'lergy
sources, and mlnimizes dependence on nan-rer.ewable energy, inc1uding the use
of natural lightlng, ventilation, heatlng, and cooling.
.1 Enc:urage design which pays special attention to landscaolng around the bUllding
per~~eter and on-Slte par~lng areas, and in other ways enhances the bUlldlng
aesthetics.
.
- . ~~sourage deslgn which pays attentlon to all publicly ~isible bUllding surfaces.
~ E~ccurage structures that by thelr deslgn and construction protect occuoants
from excessive street noise.
i. Encourage signage that is in keeping wlth the design, scale, and character o.
the bUllding on which it is placed.
8. Encourage minimum curb cuts, with special attentlon to Maln Stre~t frontage.
9. Restrlct its review of Main Street str~ctures to the above listed considerations.
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RECOMMENDATION TO LANDMARKS COMMISSION
REGARDING MAIN STREET COMMERCIAL AREA
It is our interest to maintain the architectural characteristics and scale
- of the Main Street commercial area. Some Main Street structures may be
qualified for designation as individual landmarks under the guidelines of
the lanamarks Commlssion and there may be some danger that these str~ctures
may be altered 1n a way that might lessen their significance. We therefore
request that your Committee immediately begin a careful and intensive survey
of struc~ures 1n the ~a1n Street commercial area With the alm of preserving
a~y such structures as soon as posslo1e.
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RECOMMENDATIONS TO THE CITY COUNCIL
FOR CITY-WIDE ADOPTION
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We strongly recommend:
1. ...the adoption of the new~ more restrictive sign ordinance now under study
by the City staff.
II. ...the adoption by the ARB of guidelines for all structures under its review
that wlll encourage design whi ch maximizes the use of "a lternatlVe" renewable
energy sources and minimizes dependence on non-re~ewable energy~ includ~ng
the use of natural lightlng, ventilation, heating, and cooling.
II: . ...the City keep pace with State recommendatlons regarding energy, and develop
a comprehensive energy policy.
. 'I ...no demolitlon of existing commercial structures be per.nltted until a
1 ~ .
replacement structure has received conceptual approval from the Archltectural
Revlew Boare.
V. ...designation of a new coastal area Public Lands Distrlct (P) for all publicly
cwned property, includjng Parking Author'ty~ garden, museu~, 11brary and par~
faclllties, WhlCh prohiblts new schools, malntenance yards, or admlnlstrative
facillties, in the City1s coastal lone.
'/I. ...parklng requlrements for bars be increased to 1 space per each three persons
of allowable building occupancy or one space per each 75 sauare feet or gross
floor area~ whlchever is great€r, as recommended by the City Traffic Engineer.
VII. Clty staff be directed to immediately draft a more restr;ctlve and more easily
enforced noise ordinance, incorporatlng a nuisance abateme~t procedure.
VII:. ...operators of bars, restaurants and other likely offenders of the City.s
eXlsting noise ordinance should be inrormed of the provls1ons or the ordinance
and possible penaltles for its violation; and that the City Councl1 direct the
police department and other city agencies to make every effort at timely response
to complaints of noise violations; and that existing penaltles be e~forced for
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chronic offenders of the ordinance.
IX. ... the creation of an annual $1,000.00 license fee for all lion-sale"
liquor licenses, with the fee revenue to be specifically earmarked to
finance in:reased enforcement of noise and nuisance complaints associated
with bars and restaurants.
X. ...the adoptlon of architectural construction standards similar or
identical to those contained in the proposed Main Street Special Commercial
District for the control of nOlse at establishments that provide e~tertain-
ment or loud music.
"T ...the exoansion of the current public notlficatlon procedures for public
''" .
hearings held relative to dlscretlonary permlt applications, as attached.
,- - ..an lncre~se ln the current enforcement and penalty provisions of the
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Municlpal Code, as attached.
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AN AMENDED NOTICE PROCEDURE
A. NOTICE OF FILING APPLICATIONS FOR PERMITS
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1. The Building Officer shall once a week, in a conspicuous place in
his office, post a list of all permits for which he has re~eived
an application for work to be done, in whole or in part.
2. In addition to posting the list required by section (I), the
Building Officer shall mail a copy of sald list to any person,
group, or other entity residing in, or whose place of business is
within the City which has requested copies of the list.
:J. NOTICE OF PUBLIC HEARING
l. The Manner of Giving Notice
Notwlthstanding any other provislon of the Coce to the contrary,
whenever notice of pUblic hearing is required by this Code, or
regulatlons promulgated pursuant thereto, notice of any hear1ng
concern1ng property in the City of Santa Monlca shall be glven
as follows: .
a. The applicant- shall post 1n a consplCUOUS place. upon the
slte of the proposed project at least fiftee~ (15) days
before the hearing takes place and file with the Department
of Planning and Zoning a declaration under penalty of perjury
.
that the notice has been posted; and
o. The applicant, not later than seventeen (17) days before any
hearing shall provide the Department of Planning and Zon1ng
with mailing labels addressed to all owners of record, res1dents,
tenants, or business occupants of all real property within five
hundred (500) feet of the boundaries of the lot which is the
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subject of the hearing at the time the application if filed.
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If the application is for a conditional use permit~ or within three
hundred (300) feet if the application is for a variance.
In addition, the applicant shall provide mailing labels for all
persons, groups, or other entities that have requested that the
Building Officer supply them with notice of applications for permits.
c. The Department of Planning and Zoning shall mall the notlces of
hearing no later than the fifteenth (15th) day before the hearlng
to those persons specified in section (b) and cause notice of the
hearing to be published 1n a paper of general circulation in the
City of Santa Monlca at least once a week.
d. Failure of the apDlicant to comply with the notlce requlreme~t5
shall deprlve the agency holding the hearing of subject ~atter
jurisdiction and make the decision of that body void.
~ Content of Notice
L.
.
~jot~lthstanding any provlslon or t11S Code to the contracy. tne notlce
reqUlred to be given by sectlon (b) shall be on a form provlded by the
Department of Plannlng and Zonlng and shall con~aln the following:
a. A brlef descr;ptlon of the proposed project WhlCh is the subJect
of the hearlng, and
.
The time, date, and location of the hearing, and .
b.
c. The place where members of the genera1 public may lnspect the plans
which accompany the permit and any staff reports, and
d. The body to which an appeal may be taken and the time limit with-
in which to appeal, and
,
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e. If the hearing is before the Archi tectural Review Board, the
posted notice shall contain a copy of a rendering or other
graphlc representation suitable to advise the general pUblic
how the proposed project will look, and notice that such
rendering is also on file in City Hall.
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Because of the increasing number of both major and mnnor developments and
architectural alterations which are being undertaken without sufficient
regard for zoning and notification regulations and requirements, it is our
feeling enforcement and penalty provisions of the Municipal Code should be
strengthened. Following is our version of a relatively stringent enforcement
amendment we are willing to abide by. We recognize, however, that staff may
have some difficulty supporting a measure this strict. Therefore we wish to
make it clear that we strongly recommend an increase in enforcement and
penalty provisions, whether in the form we've outlined below, or some other
form the City Council may find more suitable.
Amended Enforcement and Penalty ~rovisions 1n the Municlpal
Code
A. Any person may maintain an action to enforce the duties imposed
on the Ciiy or its agencies to enforce these and other provisions
of this code.
B. Any person may maihtaln an aC~10n for the recovery of civil
penalties provided herein.
c. Any person may maintain an actlon for declaratory and equitable
relief to restrain any vlolations of this division.
D. In addition to the penalties provided by section 1200 of the
Municipal Code, the following civil penalties are applicable:
l. Any persorr who lntentionally violates any provision of
this division shall be subject to a civil fine not to
exceed 510,000.
2. In addition to any other penalties, any person who fnta~tionally
and knowingly performs any development in violation of this
code shall be subject to a civil fine of not less tnan S50
nor more than $5,000 per day for each day in which such violation.
is allowed to occur or exist after notice of violation is served
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upon such party by the City or its agents..
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RUTH ROBINSON 3356 Barnard Way. Santa MOnica. California 90405
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51 AN FLI N KMAN
ATTORNEY AT LAW FES , 5 1991
3005 MAIN S~i1EET SUITe 500
SANT A MONICA CALiFOI1NIA 90405
396 ~.{39
Febrt;ary 13. 1991
City or Santa Mon~ca
Honorable City Cou~c~l Members
Honorable plann~ng Comm~ss~on Members
1685 ~a~n Street
Santa ~o:aca. Cal~fornia
Dear Publ~c Servants:
I am the o~ner of the east side of the block of Main Street that ~s bordered
on the south by Marine Street, and on the north by Pier Avenue. I have been
a Ma~n Street Property owner and actively worked in the area for over thirty
years. During this time I have developed hundreds of units of affordable
hous~ng in the immediate vic~nity. I am pleased with the rebirth of our
area. I hope that the present plan on the table will allow the street to
cont~nue with a balanced growth that addresses the needs of both the areas
residents and visitors.
I want to express my satisfaction and support with the revision to the ~Ain
Street Zoning Ordinance that you are going to be shortly considering. It has
been compiled through the intense efforts of the area residents. merchants
and property owners. I feel that the present plan promotes a fiar compromise
between the varying interests that all these parties have. There are certain
add~tions and clarifications to the plan that could have been made. I would
have preferred that the CM-4 zone was not left up for further discussion and
left intact. Instead the committee chose to present the plan giving various
options for this zone that would be up to you to choose. You will have to
weigh the testimony from all the parties and reach a fair decision on this
issue.
I hope my input makes your important job a little easier.
ve& yours._ _; _
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Traffic Jnd Parking Consultants ""
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Mayor and Clty Councll
and Plannlng CommlSSlon
c/o OBI,
2219 Ma1n street
Santa Monlca, Callf.
90405
Re: MAIN STREET ZONING ORDINANeE
Dear Mayor, eouncllmembers and Planning CommlSSloners:
I am addresslng you as a partner of proJect be~ng bUllt
on Ma1n street as well as a buslnessowner on the Street.
I have had an opportunlty to thoroughly reVlew the
proposed Maln Street Zon1ng Ordl.nance. The Ord1nance 15 a
carefully structured and negotlated document. Any lndividual
changes to the document may have far reachlng effects.
Although there are speclflc ltems withln the plan with
WhlCh I disagree, I am wllllng to accept the plan as
presented 1n order to have the elements I strongly support.
No document w11l make everybody happy. I support the
extenslve process which had buslnessowners, property owners
and resldents worklng together to develop the proposed plan.
I wlsh to emphasize that any change to the proposed
document may eliminate my support and my partner's support
for the proposed plan.
Please adopt thlS plan as It was approved by the Cltlzen
Planning Committee.
Yours very truly,
~
Raymo E. Davls, III
Pres ident -
,
2510 Ma'n Street Sli.:e 2' '7 Santa ....(or'ca CA 90405
2133928541 .elex 595265 CAL =AX 2'3 396 4076
A service 01 CCL;nse'crs a' Large "llerna"oral ......." a~I;la'e': c"lces ..vor'c""ce
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ATTORNEY AT L^W TE'_E""ONE . ~. ),
2t5d!!i'5 ,.......... $"'tRE'E'" Surf'E 240 4.~ 2: ooe.
SAh-rA MO"'ICA. CAUFORNIA 90<10' ~... ,~ . 3'
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February 21, 1991
.
The City of Santa Monica City Council and
The City of Santa Monica Planning Commiss~on
c/o Douglas Barnard Incorporated
2219 Main Street
Santa Monica, California 90405
re: 1990-1991 Ma~n street Zon~ng Ordinance
Gentlemen:
I am the owner of the real properties located at 2665 Main street
Santa Monica, California and 2660 Second Street, Santa Monica,
California. In addition I was one of the landowner's
representatives involved in the drafting of the new Main Street
Zoning Ordinance over the last eighteen months.
I believe the process on which the ordinance was developed
(representatives of the land owners, residential tenants,
commercial tenants and neighborhood representatives) was the best
process to use in that a satisfactory compromise was reached for
the benefit of all parties involved. Therefore, any major change
to the proposed ordinance would eliminate my support and I ask
the City Council and.Planning Commission to adopt the ordinance as
proposed.
Althouqh there are specific items within the ordinance which I may
disagree I am willing to accept the proposed ordinance in its
entirety_
Thank you for giving your attention to this matter.
Very truly yours, .
~ ~ ~~~~
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Cra~g A. McDonald
CAM/slf
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F1NE FL'AN1TURE MADE TO ORDER
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February 13, 1991
YIA FAX - 396-3719
The Santa Mon~ca City Plannin, Comm1ssion
&, Clty Counell
c/o Douglas Barnard Incorporated
Project Design & Development
2219 Main Street
Santa. Monlea. CA 90405
Dear Sirs:
As a property owner at 2507 Main Streett I would lIke to
express my support for the revisions. I have reviewed the
plans and while not agreeina with all i.eue., I do support it
as proposed, and 'the proces8 in which it was developed.
Any changes from this format may not have my support.
Sincerely,
~~CMt IM<
UOhn Hall I
JH:mc .
(Dictated by not read)
.
1010 MONTANA AVENUE. SANTA MONICA. CALlfORN1A 90403 · (213) 393-0305
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February 1, 1991
Santa Mon~ca Planning Comm~ssion
c/o Douglas Barnard Incorporated
2219 Ma~n street
Santa Monica, California 90405
Re: Ma~n Street Zoning Ordinance
Gentlemen:
This letter is to confirm my support of the Main Street Zon~ng
Ord~nance proposal wi th rev~sions reviewed at the Ma~n street
Property Owners Association on Tuesday, January 22, 1991.
I am fam~liar with the spec~fics of the plan. Although I have some
thoughts about some items within the plan, I am w~lling to totally
accept the plan as proposed.
If the plan were to be changed I would feel obliged to w1thdraw my
support. I feel that much work and consideration has gone into the
proposal and I support it wholeheartedly as it now stands.
There is no doubt in my mind that this proposal w~ll benefit
successfully all commercial enterprises on Main street.
Sincerely,
GRAND AMERICAN, INC. .
---
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Albert T. Ehringer
Chairman
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bobi leonard; -interiors FEB J 4 1991
COMMEltClAL . RESlDE/tfIAL lJESlGN
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February 13, 1991
Santa f~n1ca C1ty Counc1l & P1ann~ng Cornmiss1on
c/o Douglas Barnard Incorporated
2219 ~a~n Street
Santa !1on~ca, Cal~forn1a 90405
Dear C~ty CounC1l & ?lann1ng Comm1ss~on ~ernbers,
I am wr1t~ng you this letter regard~ng the proposed reV1S1ons
to the Ma1n Street Zon~ng Ord1nance. I am a Ma1n Street property
owner, ~nd I had the chance to rev~ew th~s plan at our Ma~n Street
Property Owners ASSoc1at1on meeting. I support the process by
wh~ch the plan was developed, and although there are a few 1tems
with1n ,the pla~ that I d~sagree w1th, I am wil11ng to accept the
plan as a whol~. Please understand that any changes to this plan
~y el~minate ~y support.
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"SIGN caNTIR ACelUOllY OALUIrt'
2127 MAIN ST . SANTA MONICA. CA 10&05 2127 MAIN IT , SANTA MattlCA. CA 1040.
(213) 312...512 (213) 3"32.,
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SL-IT~ Joe NA-U=I.':'L ;:;:;SCl.ACE3
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TOM HAYDEN
-\'E\1eE~ S7P,-E ASSE~,~BL"
June 19, 1991 .l~T~ :IST::iiC7
Mr. Ralph Mechur
Chalr, Plann~ng Comrn~sslon
1685 Maln Street
Santa Monlca, en. 90402
Dear Commlssloner Mechur:
I strongly urge the ~la~n~~g Cormlssion to oppose
the Ma~n street comrn~ttee's proposa~ to remove trafflc
lanes and bus llnes from Maln street. The goal of
widenlng sldewalks for outdoor dlnlng by thrustlng off
automobile, bus and blke trafflc to surroundlng
nelghborhoods lS a tunnel VlSlon approach to plannlng
that is not In the best lnterests of Sar.ta Monlca as a
whole.
- am shocked that Maln stree~ buslness lnterests
would seek to lrrcrease the growtn and congestion that lS
fast becomlng the bane of Santa Monlca ex~stence. It was
less than a decade ago that Maln st=eet emerged as an
example of exceSSlve growth. Now It ~S arnazlng to read
that Maln Street merchants conslder themselves over-
shadowed by cevelopment l~ke the Thlrd Street Promenade
and Montana Avenue. They are ~L effect proposlng that
Santa Monlca create a second ?ramenade, a fantastlc
v~sion wholly out of llTIe w~th the envlronrnental and
human scale thlnklng In th~s co~~unlty. The Plannlng
Comm2..s~on must reverse the present trend toward
over-development through inc=emental permitt~ng.
I hope you conslder the follow~ng In analyzing
the MalTI Street plan:
1. The c~ty Transportation Depart~ent has
demonstrated that removal o~ the bus llnes from Maln
street would lnconvenlence 2,000 bus patrons.
2. ! understand that many of the restaurants on
Maln Street already have outdoor pa~los In the back of
thelr lots wh~ch can cater to those customers deslrlng
outdoor dlnl:1g.
;;;;-r.,."ec on Cec I~ ~ :::'l;;er
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3. While Ma~n street bus~ness owners ~ght look
wistfully at the large crowds at the Promenade, cons~der
the burnper-to-bumper trafflc, t~e severe shortage of
parking, the lTICreaslng pollee and f~re protection needed
for crowd control and lncidents of publlC drunkenness.
Th~s is not a model to which Ma~n street should asp~re.
Elimlnat~ng traffic lanes on an already heavily
travelled street leav~ng surroundlng nelghborhoods to
cope with the aftermath is not responsible, comprehensive
planm..ng. I think we can flnd a better way to preserve
and enhance the identity and vlablllty of Ma~n street.
~cerely
;:1~HAYD' ~
cc: Paul Berlant
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NOTICE OF A PUBLIC HEARING
BEFORE THE SANTA MONICA CITY COUNCIL
TO REVIEW THE MAIN STREET MASTER PLAN
AND PROPOSED ORDINANCE REVISIONS
TO: Concerned Persons
FROM: The City of Santa Monica
Subject: Main street Master Plan and proposed
Ordinance Revisions
Please be advised that a Public Hearing will be held before the
city council to consider the Main street Master Plan and Proposed
Ordinance Revisions on Tuesday, October 15, 1991 at 7:30 pm in
city council Chambers.
The Main Street Master Plan and Proposed Ordinance Revisions
document was prepared in a joint effort between the Main street
Advisory Committee and City Planning staff. It recommends new
zoning controls and Master Plan policies for the Main street
Commercial District.
WHEN: TUESDAY, OCTOBER 15, 1991 AT 7:30 P.M.
WHERE: CITY COUNCIL CHAMBERS
ROOM 213, CITY HALL
1685 MAIN STREET
SANTA MONICA, CALIFORNIA
HOW TO COMMENT
The City of Santa Monica encourages public comment on this and
other projects. You or your representative or any other persons
may comment at the City Council pUblic hearing or by writing a
letter.
Letters should be addressed to :
city Clerk, Room 102
1685 Main street
Santa Monica, California 90401
MORE INFORMATION
If desired, further information on this - report may be obtained
from the City Clerk's office at the address above or by calling
Paul Foley, Associate Planner at(213) 458-8585
The meeting facility is handicapped accessible. If you have any
special needs such as sign language interpreting, please contact
the Office of the Disabled at (213) 458-870l.
Pursuant to California Government Code Section 65009(b), if this
matter is subsequently challenged in Court, the challenge may be
limited to only those issues raised at the Public Hearing
described in this notice, or in written correspondence delivered
to the City of Santa Monica at, or prior to, the Public Hearing.
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Esto es una noticia de una audencia publica para revisar
applicaciones proponiendo desarrollo en Santa Monica. si desea
mas informacion, favor de llamar a Carmen Gutierrez en la
Division de Planificacion al numero (213) 458-8585.
APPROVED AS TO FORM:
Suzanne Frick
Planning Manager
wjmainotcc
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MAIN STREET FLOOR AREA RATIOS
FOR BUILDINGS CONSTRUCTED
FROM 1980-PRESENT
1. 1901 MAIN
BLDG. - 14,745 s.f. USE - retail/commercial
SITE - 10,448 s.f.
STORIES-3i (+2 levels subt.) i
471 FAR 1. 4
2 . 2110 MAIN
BLDG. - 14,400 s.f. USE - mixed: retail/office/
SITE - 9,000 s.f. residential
STORIES - 3; 35' max. FAR - 1.6
3 . 2200 MAIN
BLDG. - 6,280 s.f. USE - mixed: retail/office
SITE - 3,835.90 s.f. In '90 - 2nd floor converted
STORIES - 2: 50' from residential to commercial
FAR 1.6
4. 2218 MAIN
BLDG.- 5,950 s.f. USE - office/residential
SITE - 5,200 s.f.
STORIES - 3 FAR 1. 1
5. 2434 MAIN
BLDG - 8,000 s.f. USE - office/retail
SITE - APX. 6,800 s.f.
STORIES - 2; 22' FAR - 1.1
.
6. 2435 MAIN
BLDG. - 34,450 s.f. USE - retail/office/restaurant
SITE - 50,000 s.f. museum
STORIES - 2: 27' FAR - .69
7. 2510 MAIN
BLDG. - 10,060 s.f. USE - retail/commercial
SITE - 8,532 s.f.
STORIES - 2 (+1 subt.) FAR - l.l
8. 2727 MAIN
BLDG. - 4,lOO s.f. USE - retail/commercial
SITE - 7,500 s.f.
STORIES - 2: 27' FAR - .55
9. 2820 MAIN
BLDG. - 2,365 USE - restaurant
SITE - apx. 5,850 (78 'X75' lot)
STORIES - 171 FAR - .40
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10. 3015 MAIN
BLDG. - 42,000 s.f. USE - mixed - retail/office/
SITE-15,225 s.f. residential
STORIES - 4 (+ 1 subt.); 47' FAR - 2.7
11. 3110 MAIN
BLDG. - 23,912 USE - mixed - retail/office/
SITE - 17,518 residential
STORIES - 4 FAR - 1. 3
- Figures derived from Planning and Zoning and Building
Department Files.
w/mainstfa
10/09/91
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