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city council Meeting 3-24-92
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Santa Monica, California
STAFF REPORT
TO:
Mayor and City Council
FROM:
city Attorney
SUBJECT:
Ordinance Establishing Interim Development Standards
for Vacant Parcels and Parcels in Residential Use/
and Commercial Parcels Redeveloped for Residential
Use for Palisades Beach Road Between the Santa
Monica Pier on the South and the North City Limits
At its meeting on March 17, 1992, the city Council
introduced for first reading an interim ordinance establishing
new development standards for residential parcels along Pacific
Coast Highway between the Santa Monica pier and the northern city
limits. The ordinance is now presented to the city Council for
adoption.
RECOMMENDATION
It is respectfully recommended that the accompanying
ordinance be adopted.
PREPARED BY: Robert M. Myers, city Attorney
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M[!OR ..
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City Council Meeting 3-17-92
Santa Monica/ California
ORDINANCE NUHBER 1617 (CCS)
(City council Series)
AN ORDINANCE OF ~HE CI~Y COUNCIL OF THE
CITY OF SAN~A MONICA ESTABLISHING INTERIM DEVELOPMENT
STANDARDS FOR VACAN~ PARCELS AND PARCELS IN RESIDENTIAL USE,
AND COMMERCIAL PARCELS REDEVELOPED FOR RESIDENTIAL DSE
FOR PALISADES BEACH ROAD BETWEEN THE SANTA MONICA PIER
ON THE SOCTH AND THE NORTH CITY LIMITS
THE CITY CClJNCIL OF THE CITY OF SANTA HONICA DOES ORDAIN AS
E"OLLOHS:
SECTIOl'T 1.
Flndings and purpose. The city Ccunc~l flnds
and declares:
(a) A significant level of residential housing development
activity has occurred along Palisades Beach Road bet.....,een the
Santa 1.:!onica pier and the north city limits since January 1/
1989.
(b) The major~~y of undeveloped lots along Palisades Beach
Road between the Santa Monlca Pier and the north City li~lts are
zoned R~ and Rl which allows a maximum helght of 45 feet/ and 28
feet respectively.
(c) Since January 1, 1989/ at least twelve (12) projects
have been proposed that are ~5 feet in height.
'These proj ects
limit coastal views, and affect light and shadows in the area.
(d) The Local Coastal Plan (Lep) approved by the City of
Santa Monica proposes limiting height in this area to a maX1IDum
of 40 feet and establishes a site view envelope to protect Vlews
from the Palisades bluff.
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(e)
If current development activity is allowed
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continue
addltional proJects ~/lill be built along palisades Beach Road
which will conflict 1iith the LCP policies to preserve and protect
coastal views from the Palisades bluffs.
(f) Pending re-zoning of the area as part of the city wide
res'Crictlng, to a zoning designation cor.sistent "lith ~::e Local
Coastal Plan, to protect the public health/ safety, and welfare,
it is necessary to limit on an interim basis the maximum building
height that will be permitted for vacant and residential parcels
along Palisades Beach Road.
(g) On October 15, :991 the City council directed staff to
prepare an interim ordinance to implement the development
standards contained in the Local Coastal Program approved by the
city.
The LCP has not yet been approved by the state.
'Ihis
ordinance is necessary so that future implementatlon of the LCP
is not prejudiced pending approval by the state.
(h) On January 28, 1992 the city Council conducted a
puollc hearing and adopted for first reading a 45 day interi~
ordinance implementing the standards contalned in the City
Council approved Local Coastal Plan.
Based on the findings
above, there exists a current and immedlate threat to the public
safety health and vlelfare should this lnterim ordinance not be
extended and proj ects not meeting the standards of the interim
ordlnance be approved.
SECTION 2.
Interim Zoning.
Subject to the provisions of
Sections 3 and ~ of this ordinance, the Planning Commission and
City staff are directed/ after January 28/ 1992/ to disapprove
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all requests for the issuance of building permlts and tentat1ve
maps,
tentative
parcel
maps/
administrative
approvals/
development review permits, conditional use permits/ or any ether
city permits for the construction, erection/ conversion/ or
moving of any residential structure on Palisades Beach Road
bet~..leen the Santa Monica Hunicipal Pier on south and the north
City limits unless the project complies with the following
development standards:
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(a) Permitted Gses: The following uses shall be permitted:
(1) Hospice facilities.
(2) MUlti-family dwelling Units.
(3) One-story accessory buildings and structures up to l4
feet in height.
(4) Public parks and playgrounds.
(5) single family dwellings placed on a permanent
foundation (including manufactured housing) .
(6) Small family day care homes.
(7) Yard sales/ limited to two per calendar year, for
each dwelling unit~ for a maximum of two days.
(b)
Uses Subj ect to Performance Standards Permit.
The
follm'ling uses may be permitted subject to the approval of a
Performance standards Permit:
(1) Large family day care homes.
(2) One-story accessory living quarters, up to 14 feet in
height/ on a parcel having a minimum area of 10/000 square feet.
(3) Private tennis courts.
(4) senior group housing.
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(c) Conditionally Permitted Uses. ~he following uses may
be permitted subject to the approval of a Conditional Use Perm~t:
(1) Bed and breakfast facllities.
(2) Boarding houses.
(3) Child day care centers.
(4) community care facilities
(5) Offices and meeting rooms for charitable, youth/ and
welfare organizations.
(6) One-story accessory buildings over 14 feet in height
or t'ltJo story accessory buildings up to a maximum height of 21,.
feet.
(7) Schools.
(4)
prohibited:
( i)
( ii)
Prohibited Uses.
The followlng uses shall be
Rooftop parking.
Any use not specifically authorized.
(d) Property Development Standards. All Property shall be
developed in accordance wit~ the following standards:
(1) n~~imu~ Suilding Height. Haxu:1.Um building height
shall be 40 feet, except that:
(i) No portion of the building may project beyond the
site view envelope. The site vie".., envelope is a theoretical
plane beginning mid-point at the minimum required beach setback
line and extends to a height of 30 feet, and then running
parallel with the side parcels lines to a point located 5 feet in
height above the top of the Palisades bluff immediately behind
the pedestrian railing.
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(ii) No portion of the bU11ding above 23 feet for a
flat roof, and 3D feet for a pitched roof may exceed 30 feet in
width. Multiple projections above 23 feet for a flat roof and 30
feet for a pitched roof shall be separated by a ~inimum 20 foot
wide unobstructed view corridor. No projections, connections, or
Mechanical equipment may be placed i~ the view corridor.
(iii) l1aximum Gnit Density. One dt-lelling unit for each
1,300 square feet of parcel area. No more than one dwelling unit
shall be permitted on a parcel of less than ~/OOO square feet if
a single family dwelling existed on the parcel on the effectlve
date of this Chapter. No more than one dwelling unit shall be
permitted on a parcel ~o feet or less ln width.
(iv) MaX1mum Parcel coverage. 30 percent
(v) Front Yard Setback. 20 feet or as shown on the
Official Districting Map, whichever is greater. At least 30% of
the building elevation above 14 feet in height shall provide an
additional 5 foot average setback from the minimum required front
yard setback.
(vi) Beach Rearyard Setback. 15 feet for parcels 100 feet
or less in depth. 55 feet for parcels over 100 feet in depth.
(vii) Side Yard Setback. The sideyard setback shall be
determined in accordance with the following formula/ except for
lots of less than 50 feet in width, for which the sideyard shall
be 10% off the parcel width but not less than 4 feet:
5' + (stories x lot width)
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SO'
At least 25% of the side elevation above ~4 feet in height shall
provide an addi tional ~ foot average setback from the :minimum
side yard setback.
(viii) Maximum Lot Size. 5,000 square feet. Each parcel
shall contain a minimum depth of 100 feet and a minimum w1dth of
50 feet/ except that parcels existing on the effective date of
this Chapter shall not be subJect to this requirement.
(ix) Development Review. A Development Review Permit is
requ1red for any development of more than 15,000 square feet of
floor area.
(x) Architectural Review. All new construction/ new
additions to existing buildings / and any other exterior
improvements that require issuance of a building permit shall be
subj ect to architectural revie""r pursuant to the provisions of
Chapter 5 of this Article.
(xi) As part of an Administrative Review application/
Zoning Administrator variance applicatlon, Development Review
application/ and Architectural Review Board application, the
appl1cant shall submlt site line elevation drawings illustrating
the project's conformance to the site view envelope. Elevation
drawings shall be submitted with any required Architectural
Review Board application illustrating the project in context with
existing structures along Pacific Coast Highway.
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(xii) A structure wlth 70 feet or more of frontage
parallel to Pacific Coast Highway, shall provide a unobstructed
view corridor between paclfic Coast Highway and the Ocean. The
view corridor shall be a minimum of 20 feet in width and 40 feec
in height measured from the property line parallel to the Pacific
Coast Eighway.
(xiii) Uncovered parking may be located in the front half
of a parcel and within the required front yard setback.
SECTION 3. Applicability The requirements of Sectlon 2 of
this Ordinance shall apply to all proj ects developed on vacant
parcels / parcels currently in res1dential use, and commercial
parcels redeveloped for residential use. For any other parcel,
the project shall comply with the property development standards
of the zoning district in which it is located.
SECTION 4. The fOllowing appllcations are exempt from the
provisions of Section 2 of this Ordinance:
(a) Any building or structure for which a building permit
was issued on or before the effective date of this Ordinance.
(b) Any project for which a vesting tentative map
application was filed and deemed complete on or before the
effective date of this Ordinance.
SECTION 5. This Ordinance shall be of no further force and
effect 10 months and 15 days from adoption, unless prior to that
date, after a public hearing/ noticed pursuant to Section 9131.5
of the Santa Monica Municipal Code, the City Council, by majority
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vote, extends the in~erim ordinance as provided by section 9120.6
of the Santa Monlca Mun1cipal Code.
SECTION 6. Ordinance Number 1586 (CCS) is repealed.
SECTION 7. Any provision of the Santa Ilonlca Hunicipal
Code or appendices thereto inconsistent ,.:i th the provisions of
this Ordinance, to the extent of such inconsistencles and no
further/ are hereby repealed or modified to that extent necessary
to effect the provisions of this Ordinance.
SECTION 8. 1= any section/ subsection/ sentence, clause,
or phrase of this Ordlnance is for any reason held to be invalid
or unconstitutional by a decision of any court of any competent
jurisdiction/ such decision shall not affect the validity of the
remaining portions of this Ordinance. The city Cauncll hereby
declares that 1t would have passed this Ordinance/ and each and
every section, subsection, sentence/ clause/ or phrase not
declared invalid or unconstitutional \vithout regard to Tllhether
any portion of the Ordinance 'ivould be subsequently declared
invalid or unconstitutional.
SECTION 9. The Mayor shall sign and the City Clerk shall
attest to the passage of this Ordinance. The city Clerk shall
cause the same to be published once in the official newspaper
within 15 days after its adoption. This Ordinance shall become
effective 30 days from its adoption.
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APPROVED AS TO FORM:
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ROBERT M. MYERSL
city Attorney
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Adopted and approved this 24th day of March/ 1992.
/1 ~7 /
./A. U;tb
May~ Pro Tempore
I hereby certify that the foregoing Ordinance No. 1617(CCS)
was duly and regularly introduced at a meeting of the city
council on the 17th day of March 1992; that the said Ordinance
was thereafter duly adopted at a meeting of the City Council on
the 24th day of March 1992 by the following Council vote:
Ayes: Councilmernbers: Abdo , Holbrook, Katz, vazquez/
Zane
Noes: councilmembers: Olsen
Abstain: Councilmembers: None
Absent: Councilmembers: Genser
ATTEST:
//~jL";tC" ~
C1ty Clerk I