SR-8-A/8-B
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LUTM:CPD:
w/oP2s~' MAY ? ? i~~1
COUNCYL MEETING: May ~.2, 1992 Santa Monica, California
TQ: Mayor and Ci~y Council
FRdM: C~ty Staff
SUBJECT: Recommendation To Adopt Two Urgency OrdinanCes Ta Change
the Methad for Calculating Height in the aP-2 District,
And To Reduce the Permitted Height and Require Building
Entxances Oriented To the Streat in the R2R District.
INTRODUCTI~N
This report recommends that the City Council advpt the attached
urgency ordinances which anodify the method for calculating height
in the oP-2 District, and reduce the permitted height and
encourage buildinq entranc~s oriented to the stre~t in the R2R
District. The Ordinances will be eff~ctive for 45 days after
which staff will propose a ane year extensian. These two
ordinances are identical to the interiar ardinances the Council
adopted in April 1991. Due to the fact that the previous interim
ardinances hav~ expired, staff is recommending adaption of these
new ordinances until the permanent standards are in place.
BACItGROUND
~n January 22, 1991 the Council directed staff to prepare intarim
standards to address specific concerns raised by residents in the
OP-2 and R2R Districts. In par~icular, residents were concerned
with twa issues, development of }auildings on sloping lots in the
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MAY A ~ ~i~7
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OP-~ District, and the cvmpatibility of new structures in the R2R
nistrict.
On March 12, 1991 the Council adopted an urgency ordinance for 45
days, and on Apri1 23, 1991 the Cauncil adapted another uzgency
ordinance extending the effective date of the standards to April
23, 1992.
The OP-2 ordinance madifies the methad for calculating height for
parcels in the oP~2 IIistrict. Under the current, permanent
ardinance, height is measured from the theoretical grade.
Theoretical grade is defined as an i~aginary ~ine from the grade
at th~ mid point ot the parcel on the front praperty line to the
grade at the midpoint of the parcel on the rear property line.
The allowable height is measured at each point above that line
along the entire length of the site. This m~thod uses the
extremes of a parcel and may not account for variations in
elevation between the axtrem~5. As a result, when a s~oping
parcel is excavated, portians of a building that appear to be
above grade are not counted in the maximu~ height since they are
technically below the thearetical grade. Therefore, what appears
ta be up to a four story bui~ding would technically be only a two
stvey building.
The standards in the attached ordinance wi~~ nat affect the
height on flat parcels, but wil~ significantly changa what can be
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canstructed on s~oping parcels. The ordinance contains tha
follawing provisians:
o Maxim~m height 15 measured from the street Ievel and
runs paralleZ with the slope of the parcel;
o The building may only increase in height .8 feet for
each foot of site rise;
o If excavation accurs, the natural grade existing an the
parc~l prior to construction must be re-established.
This ensures that the below grade portion o~ the
building is in fact belaw grade.
a The firs~ story is countad from the point where the
building is more than 3 feet above the existing grade.
This limits the amount of building area that can ba
constructad on a sloping parcel.
The R2R ordinance reduces building height so that it is
cansistent with the height permitted in the OP-2 District. Under
the c~rrent permanent ordinanc~ the permitted height in the R2R
District is two stories not to exceed 25 feet, except ~loped
roofs may extend up to 35 feet. The standards in the attached
ordinance permit two stories 23 feet for a flat roaf and two
stories 30 ~eet for a sloped roo~.
In addition to the height, the issue of compatibility was raised
by the residents. Buildings lacking street orientation have been
canstructed in the area, changing the neighborhood character of
these narrow streets. Therefare, th~ ordinance encourages new
can~truction ta provide a building entrance oriented toward the
street with a front porch.
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PLANNING COMMIBSION PROCE$S
These standards are proposed on an interim basis whila the
Planning Commission examines in more detail various alternatives.
Staff has circulated two issue papers examining the various
alternatives for calculating height in addition to ather changes
ta the ocean Park development standards. Two public workshaps
ha~~ been conducted to gather input on the propased changes.
Staff is currently preparing the ordinance modifications for City
Attarney review. Planning Comm~ssian hearings are anticipated ta
accur in the next three to four manths.
BUDGET~FINAPTCIAL IMPACT
The recommendation prasented in this report does not have a
budget ar fiscal impact.
RECOMMENDATION
~t is recammended that the City Council introduce for adoption
the interim urgency ordinances for the R2R and OP-2 Districts.
Prepared By: Pau~ Berlant, Director of LUTM
Suzanne Frick, Principa~ Planner
Land Use and Transpartation Management Department
Pragram and Palicy Development Division
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City Council Meeting: 5--12--92 Santa Monica, Ca~ifornia
dRDINANCE NUMBER 1623 (CCS)
(City Co~ncil Series)
AId QRDINANCE OF THE CITY CaUNC2L flF THE CITY
OF SANTA MONICA MODIFYING THE DEVELOPMENT
~TANDARDS IN THE OP-2 ~ONING DISTRICT
ON AN INTERIM BASIS AND DECLARING
THE PRESENCE OF AN EMERGENCY
THE CITY COUNCIL OF THE CITY OF SANTA MON~CA DOES ORDAIN AS
FOLLOWS:
SECTION 1. Findings and Purpase. The City Council finds and
declares:
(a) Since the adoptian of the Ocean Park Zaning Standards in
5eptember 1989, development projects have been approved on
s~opinq sites in the DP-2 Ocean Park Low MultipZe Residential
Distri.ct that, while consi~tent with the ordinance specifisd
height requirements, are not consistent with the ordinance intent
and are not compa~ible with ~he surrounding neighborhood.
(b) The patential far deveZopment to the curr~nt3y specified
height limit in the OP-2 District poses a current and immediate
threat to the p~blic health, safety and we~.fare of the residents,
and the approvaZ af permi~s for such development would result in
a threat to public heaZth, safety, and welfare.
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(c} The Zoning 4rdinance requires review and revision as it
pertains to the appropriate deve~opment standards for the oP-2
Zaning District.
(d) Pending completion of this review and revision, it ~s
necessary to madify on an interim basis the existing zoning to
prevent deveZopment in the OP-2 District from h~ight
incompatibi~ity with existing structures in neighbarhoads with
sloping sites, thereby preventing deveZopment inconsistant with
existing Iand uses ~n and the general character af the ~P-2
District.
(e) On April 23, 1991, the City CaunciZ adopted an ord~nance
estabZzshzng interim standards fnr the QP-2 District to prevent
the construction of incompatible buildings an siaping parcels.
(fy Two public workshops have been conducted to gather
public input on the proposed changes to the aP-2 development
standards. The pub~ic prooe~s is s~ill underway, therefore it is
necessary to maintain interim standards until such time as ~he
permanent standards are in place.
SECTION 2. ~nterim zoning.
No development ar permit shall be approved pursuant ta Chaptar 1
of Article IX of the Santa Manica Municipal Cade, and no
Subdivision or parcel map sha~2 be approved pursuant to chapter 3
of Article ~X of the Santa Monica Municipal Code, for land in the
OP-2 District unle~s the tollowing findinqs are made:
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{1) The project camplies with existing OP-2 property
development standards, except for building height and unexcavated
sideyards, set forth in Chapter 1 of Article IX of the Santa
Manica Munieipal Code.
(2} On upsloping parceis whEre the change in elevation from
frant ta rear is 10 feet ar greater, maxi~um allowable height for
structures shall conform to the following:
(a) One story 14 feet (znc7.uding parapets and rail.s} for
the first 15 feet on the parcel measured back from the frant
parcel line. Maximum permitted height shal~ be measured fram the
inside edge of the existing sidewalk (the edge closest ta the
front parcel line} and then running parallel to the existing
grade of the parcel.
(b} Two stories 18 ~eet for a f~at roaf and 23 teet for
a pitched roof (including parapets and railings) for that portion
of the str~zcture located between 15.1 feet and 30 feet measured
back fram the frant parcel line. Maximum permitted height shall
be measured ~rom the inside edge of the existing sidewalk (the
edge closest to the front parcel line) and then running parallel
to the existing grade of the parcel to a distance of 30 feet from
the front parcel line.
(c) Th~ maximum permitted height for stz-uctures beyand
30 feet from the front parcel line shall be two st~ries 23 feet
for a flat r~of or 30 feet for structures with a pitched roof.
riaximum building height far this portion of the structure shall
be measured vertical3.y from the existing natural grade and then
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paralle~ to the existing natural grade of the parcel to the rear
property line.
(d) The natural grade existing on the parcel~ prior to
any new construction, shall be returned to its originaZ state if
excavation occurs. An opening to a garage may remain ~xcavated.
(e) Any portian of a building more than 3 feet above th~
existing natural grade shall be caunt~d as a story. The first
stvey of a structure sha~l be determined as the portivn of the
structure closest to the front property line that extends more
than 3~ above the existing natural grada,
(f) No portion of any structure excaeds the maximum
a1lQwable height or permitted nu~be~ of stories.
(3) The prajact complies with Section 9040.27 of the 5anta
Monica Municipal Code except that parcels having a width of 5~ or
greater shall provide an unexcavated area equal to 4 feet in
width along the entire length of one of the side property ~ines
and an unexcavated area equal to 2 feet 6 inches in width alang
the entire length of the a~her side property line. Parcels in
excess of 70 feet in width, sha11 provide an unexcavated area Qf
at least 4 feet in width aZong the entire length of both side
yards.
(4) Far all parcels ather than those described in Section
2(2), build~ng height shall confarm to the existing OP-2 property
develapment standards set forth in Chapter 1 of Article IX of the
Santa Monica Municipal Code.
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SECTION 3. This Ordinance does not apply to any projec~ the
application for which was deemed complete on or before May 12,
~992.
SECTION 4. This Ordinance shall be of no £urth~r force and
effect 45 days from its adoption.
SECTION 5. This Ordinance is dec~ared ta be an urgency
measure adopted pursuant to the pravisions of Section 912o.s of
the Santa Manica Municipal Code and S~ation 61~ of the Santa
Mnnica City Charter. It is necessary for preserving the public
peaca, health, and sa~ety, and the ~rgency far its adoption 15
set f~rth in the findinqs abave.
SECTIaN 6. Any pravision of the Santa Monica Municipal Code
or appendices thereto inconsistent with the provisions af this
Ordinance, to the extent of such inconsistencies and no further,
are hereby r~pealed or modified to that extent necessary to
effect the pravisions of this Ordinance.
SECTION 7. If any section, subsection, sentence, clause or
phrase of this Ordinance is for any reasan held to be inva~id ar
uncanstitutional by a decisian of any court of any competent
jurisdiction, such decision shal~ not affect the va~idity of the
remaining portions of this Ordinance. The City Council heraby
declares that it wauld have passed this Ordznance, and each and
every sect~on, subsection, sentence, clause, or phrase not
declared invalid or uncanstitutionaZ withaut regard to whether
any portion af the Ordinance wouZd be subsequentZy declared
invalid or unconstitutional.
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Section 8. The Mayor sha~l sign and the City C1erk sha~l
attest to the passage of ~his Ordinance. The City Clerk shal~
cause the same to be published once in the afficial newspap~r
within 15 days after its adoption. This Ordinance shali become
effective upon adaption.
APPR4VED AS Ta FdRM:
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ROBERT M. MYERS ~
City Attorney
Qp5b2
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Adaptad and appraved this 12th day of May, 1992.
p
Mayor `
I hereby certify that the foregoing Ordinance No. I623(CC5)
was duly and regularly introduced at a meeting of th~ City
Council on the 12th day of May 1992; ~hat the said Ordinance was
thereafter duly adopted at a meating of the Czty Cauncil an the
12th day of May 1992 by the folZowing Council vot~:
Ayes: Councilmembers: Abdo, Genser, Halbrook, Katz,
olsen, Vazquez, Zane
Noes: Counci~members: None
Abstain: Councilmembers: None
Absent: Councilmembers: None
ATTEST;
1~8 & ~y ~~'~a'~°-~-
~ Ci~y Clerk '
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Ab s ~n t : ~~x ax~.*~-
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NEWSPAPER PUBLICATION {Date: , )
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4xdinances only for Attorney ( Claudia Thompson}
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Sub~ect file (agenda packet~
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1?25 Main Stree~t, Raom ~1.8
sa~-,Fa Mc~ni.c~, cA soaoa. Tota~ eop~.~~
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City Cauncil Meeting: 5-12-92 Santa Monica, Californi~
ORDINANCE NUMBER i~~~ (CCS)
(City Council Series)
AN ORDINANCE OF THE CITY CDUNCIL OF THE CITY
OF SANTA MONICA MODIFYING THE DEVELOPMENfi
STANDARDS IN THE R2R DISTRICT
aN AN INTERIM BASIS AND DECLARING
THE PRESENCE OF ~,N EMERGEI~3CY
THE CTTY COUNCIL ~F THE CITY OF SANTA MdNICA DOES ORDA~N AS
FOLLOWS;
SECTION 1. Findings and Purpose. The City Council finds and
deelares:
(a) Tha R2R Low Density Duplex District, known historically
as the Centra3 Beach neighborhood, is characterized primarily by
low scale, turn of the century single family homes that represent
the most intact example of ~arly 5anta P4onica beach cottages
constructed primarily betwean Z900 and 1905.
(b) WhiZe heights and densities have been reducad, and
setback, ].andscapzng, and private apen space requ~rements
increased in the adjacent Ocean Park residential area, the
development standards in the R2R dis~rict have not been reviewed
since their adoption in 1983..
(c) The height requirement in the R2R District at 2
stories/25 feet ~or a structur~ wi~h a~lat roof or 2 stories/35
~eet ~or a structure with a pitched roof, is currently higher
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than any residential district in the Ocean Park area ~~ith the
exception of the OP-4 High Multiple Residential District.
(d) The R2R District, similar to the OP-Duplex District, is
composed of sma~l parcels desiqnated primarily for single family
or duplex uses.
(e) The character of the R2R District is enhanced by its
narrQw streets, pedestrian scale structures, street facing
entrances, and numerous front porches.
(t) Tha potential for development to the current3y specified
height limit in the R2R District poses a current and iminediate
threat ta the public health, safety and we~fare of the residents,
and the approval of permits for such development would result in
a threat to pub~ic hea~th, safety, and we~fare.
(g) The Zoning Ordinance requires review and revision as it
pertains to the appropriate development standards far the R2R
District.
(h) P~nding completian of this review and revision, it is
necessary to modify on an interim basis the ~xisting ~aning to
prevent development in the R2R District from b~ing canstructed
without the design amenity of a front porch and up to a height of
35 feet~ thereby preventing development incansistent with
existing land uses in and the gen~ral character o~ the R2R and
~P-2 Districts.
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thereof shall otherwise be set.
SECTION 4. CERTIF~CATIQN
The City Clerk shall certify to the adoption of this
resolution~ and thenceforth and thereafter the same shall be
in full force and effect.
APPROVED AS TD FORM:
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ROBERT M. MYERS
City Attorney
~/2s/s2
9
foot frant yard setback. Far parcels 32 feet or less in width, a
variance to modify the parking configuration may be considered
pursuant to Chapter 1 of Article IX of the Santa Manica Municipal
Code.
SECTION 3. This ardinance sha11 not apply to any project the
applicatian for which was deemed camplete on or before May 12,
1992.
SECTION 4. This Ordinance shall be a~ no further force and
effect 45 days from its adoption.
SECTION 5. This ordinance is declared to be an urgency
measure adapted pursuant to the provisions of Section 9120.6 0~
the Santa Monica Municipal Code and Sectian 61~ of the Santa
Manica City Charter. It is necessary for preserving the public
peace, haalth, and safety, and the urgency ~ar zts adoption is
set farth in the fzndings abave.
SECTION b. Any provision qf the Santa Monica Municipai Co~e
or appendices thereta inconsistent with the provisions of this
~rdinance, to the extent of such inCOnsistencies and no further,
are hereby repealed or madit~ed to that extent necessary to
effect the provis~ons af this Ordinance.
SECTION 7. If any section, subsectian, sentance, clause ar
phrase a~ this Ord3nance is for any reason heZd to be invalid or
unconstitutzonal by a decision of any court of any competent
jurisdiction, such decision shall nat affect the va~idity of the
remaining portion~ of ~his Ordinance. The eity Council hereby
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declares that it would have passed this ~rdinance, and each and
~very section, subsection, sentenc~, c~ause, or phrase not
dec~ared invalid or unconstitutional without regard to wheth~r
any portion of the Ordinance would be s~zhsequently declared
invalid or unconstitutional.
S~ction 8. The Mayar shall sign and the City Glerk shall
attest to the passage of this Ordinance. The City Clerk shall
cause the same to be published once in the official newspaper
within 15 days after its adoption. This Ordinance shall become
effective upon adoption.
APPROVE~ AS TO FORM:
~.,r~ .
ROBERT M. MYERS
City Attorney
apsb3
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Adapted and approved this 12th day of May, 1992.
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Ma~r Pro Tempore
I h~reby certify that the foregoing ~rdinance No. 1624(CCS}
taas duly and regularly introduced at a meeting of the City
Council on the 12th day of May 1992; that the said Ordinance ~ras
thereafter duly adopted at a meeting of the City Council on ~he
12th day of May 1992 by the following Council vate:
Ayes:
Noes:
Councilmemb~rs: Abdo, Holbroak, Katz, olsen,
Vazquez, Zane
Councilmembers: None
Abstain: Councilmembers: None
Abs~nt: Cauncilmembers: Genser
ATTEST:
~ ~~,~w¢`""
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J ~ City Clerk~