SR-8-A (204)
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LUTM:CPD:
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COUNCIL MEETING:
March 12, 1991
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Santa Monica, California
TO: Mayor and city Council
FROM: City staff
SUBJECT: Adoption of Proposed Interim Ordinance to Change the
Method for Calculating Height in the OP-2 District, To
Reduce the Permitted Height and Require Building
Entrances Oriented To the street in the R2R District.
INTRODUCTION
This report recommends that the City council adopt the proposed
urgency ordinance which will modify the method for calculating
height in the OP-2 District, reduce the permitted height and
require building entrances oriented to the street in the R2R
District.
The Ordinance will be effective for 45 days after
which the Council may extend it incrementally for total period of
four years.
staff is proposing interim standards until such time as the
Planning Commission completes a more thorough review of this
issue and associated Zoning Ordinance changes. It is anticipated
this process will take between six and nine months to complete.
BACKGROUND
On January 22, 1991 the Council directed staff to prepare the
Ordinance to address specific concerns raised by residents in the
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MAP 1 2 1991
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OP-2 and R2R Districts. In particularl residents were concerned
with two issues, development of buildings on sloping lots in the
OP-2 District, and the compatibility of new structures in the R2R
District.
To address the first issue staff is proposing to modify the
method for calculating height for parcels in the OP-2 District.
Currently, height is measured from the theoretical grade.
Theoretical grade is defined as an imaginary line from the grade
at the mid point of the parcel on the front property 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 method uses the
extremes of a parcel and may not account for variations in
elevation between the extremes.
As a result, when a sloping
parcel is excavated, portions of a building that appear to be
above grade are not counted in the maximum height since they are
technically below the theoretical grade. Therefore what appears
to be up to a four story building would technically be only a two
story building.
The standards proposed will not affect the height on flat
parcels, but will significantly change what can be constructed on
sloping parcels.
To address the issues raised, staff is
proposing the following modifications:
o Maximum height will be measured from the street level
and will run parallel with the slope of the parcel:
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o The building may only increase in height .8 feet for
each foot of site rise;
o If excavation occurs, the natural grade existing on the
parcel prior to construction must be re-established.
This ensures that the below grade portion of the
building is in fact below grade.
o The first story will be counted from the point where the
building is more than 3 feet above the existing grade.
This will limit the amount of building area that can be
constructed on a sloping parcel.
To address the issues related to the R2R District, staff is
proposing to reduce the height so that it is consistent with the
height permitted in the OP-2 District. Currently the permitted
height in the R2R District is two stories not to exceed 25 feet,
except sloped roofs may extend up to 35 feet.
The standards
proposed would permit two stories 23 feet for a flat roof and two
stories 30 feet for a sloped roof.
In addition to the height, the issue of compatibility was raised
by the residents. Buildings lacking street orientation have been
constructed in the area, changing the neighborhood character of
these narrow streets. Therefore, staff is proposing that all new
construction provide a building entrance oriented toward the
street with a front porch.
PLANNING COMMISSION PROCESS
These standards are proposed on an interim basis while the
Planning Commission examines in more detail various alternatives.
Staff
is
preparing
issue
papers
examining
the various
alternatives for calculating height and will soon be releasing
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them for pUblic review. Workshops and Planning Commission
hearings are planned to take place in the next six to nine
months. At the conclusion of the process, staff will return to
the Council with a recommendation on permanent standards. At the
conclusion of the 45 day period, Council will be asked to extend
the Ordinance for 10 months and l5 days.
BUDGET/FINANCIAL IMPACT
The recommendation presented in this report does not have a
budget or fiscal impact.
RECOMMENDATION
It is recommended that the City Council introduce for adoption
the proposed ordinance.
Prepared By: Paul Berlant, Director of LUTM
Suzanne Frick, Principal Planner
Land Use and Transportation Management Department
Program and policy Development Division
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City Council Meeting: 3-12-91
Santa Monica, California
ORDINANCE NUMBER 1575 (CCS)
(city Council Series)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF SANTA MONICA MODIFYING THE DEVELOPMENT
STANDARDS IN THE R2R AND OP-2 ZONING DISTRICTS
ON AN INTERIM BASIS AND DECLARING THE
PRESENCE OF AN EMERGENCY
THE CITY COUNCIL OF THE CITY OF SANTA MONICA DOES ORDAIN AS
FOLLOWS:
SECTION 1. Findings and Purpose. The City Council finds and
declares:
(a) The R2R Low Density Duplex District, known historically
as the Central Beach neighborhood, is characterized primarily by
low scale, turn of the century single family homes that represent
the most intact example of early Santa Monica beach cottages
constructed primarily between 1900 and 1905.
(b) While heights and densities have been reduced, and
setback,
landscaping,
and private open space requirements
increased in the adjacent Ocean Park residential area, the
development standards in the R2R district have not been reviewed
since their adoption in 1981.
(c) The height requirement in the R2R District at 2
stories/25 feet for a structure with a flat roof or 2 stories/35
feet for a structure with a pitched roof, is currently higher
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than any residential district in the Ocean Park area with the
exception of the OP-4 High Multiple Residential District.
(d) The R2R District, similar to the OP-Duplex District, is
composed of small parcels designated primarily for single family
or duplex uses.
(e) The character of the R2R District is enhanced by its
narrow streets, pedestrian scale structures, street facing
entrances, and numerous front porches.
(f) In recent months since the adoption of the Ocean Park
Zoning standards in September 1989, development projects have
been approved on sloping sites in the OP-2 Ocean Park Low
MUltiple Residential District that, while consistent with the
ordinance specified height requirements, are not consistent with
the ordinance intent and are not compatible with the surrounding
neighborhood.
(g) The potential for development to the currently specified
height limit in the R2R and OP-2 Districts poses a current and
immediate threat to the public health, safety and welfare of the
residents, and the approval of permits for such development would
result in a threat to public health, safety, and welfare.
(h) The Zoning Ordinance requires review and revision as it
pertains to the appropriate development standards for the R2R and
OP-2 Zoning Districts.
(i) Pending completion of this review and revision, it is
necessary to modify on an interim basis the existing zoning to
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prevent development in the R2R District from being constructed
without the design amenity of a front porch and up to a height of
35 feet and to prevent development in the OP-2 District from
height incompatibility with existing structures in neighborhoods
with sloping sites, thereby preventing development inconsistent
with existing land uses in and the general character of the R2R
and OP-2 Districts.
SECTION 2. Interim Zoninq.
(a) No development or permit shall be approved pursuant to
Chapter 1 of Article IX of the Santa Monica Municipal Code, and
no Subdivision or parcel map shall be approved pursuant to
chapter 3 of Article IX of the Santa Monica Municipal Code, for
land in the R2R District and OP-2 District unless one or more of
the following findings are made:
(1) with regard to a project located in the R2R District,
the project complies with existing R2R development standards,
except for building height, set forth in Chapter 1 of Article IX
of the Santa Monica Municipal Code.
(2) With regard to a project located in the R2R District,
the project complies with the height standards for the OP-Duplex
Ocean Park Duplex Residential District contained in Chapter 1 of
Article IX of the Santa Monica Municipal Code.
(3) With regard to a project located in the R2R District,
the project provides a building entrance oriented toward the
street, however the front door need not be parallel with the
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front street. Pursuant to Santa Monica Municipal Code section
9040.17, unenclosed porches which may be covered by a roof or
canopy may encroach a maximum of six feet into the required ten
foot front yard setback. For 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 Monica Municipal
Code.
(4) with regard to a project located in the OP-2 District,
the project complies with existing OP-2 property development
standards, except for building height, set forth in Chapter 1 of
Article IX of the Santa Monica Municipal Code.
(5) With regard to a project located in the OP-2 District,
the building complies with all of the following standards:
(a) Maximum allowable height shall be determined by
measuring vertically to 23 feet for structures with a flat roof
and 30 feet for structures with a pitched roof, from 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 the rear property line.
(b) On sloping parcels where the change in elevation from
front to rear is 10 feet or greater, no portion of the building
within 20 feet of the front setback may be higher than 1 story,
14 feet in height. For parcels 120 feet or less in width, a
variance to permit a second story within 20 feet of the front
setback may be considered pursuant to Chapter 1 of Article IX of
the Santa Monica Municipal Code.
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(c) The natural grade existing on the parcel, prior to any
new construction, shall be returned to its original state if
excavation occurs. No portion of the structure below the natural
grade existing on the parcel prior to construction, shall project
above the grade. An opening to a garage may remain unexcavated.
(d) Any portion of a building more than 3 feet above the
existing natural grade shall he counted as a story. The first
story of a structure shall be determined as the portion of the
structure closest to the front property line that extends more
than 3' above the existing natural grade.
(e) No portion of any structure exceeds the maximum
allowable height or permitted number of stories.
(6) The application for a project was deemed complete on or
before January 22, 1991.
SECTION 3. This Ordinance shall be of no further force and
effect 45 days from its adoption, unless prior to that date,
after a public hearing, noticed pursuant to Santa Monica
Municipal Code section 9131.5, the City council, by majority
vote, extends the interim ordinance for up to 10 months and 15
days.
SECTION 4. This ordinance is declared to be an urgency
measure adopted pursuant to the provisions of Santa Monica
Municipal Code Sectlon 9120.6 and Santa Monica City Charter
Section 615. It is necessary for preserving the public peace,
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health and safety, and the urgency for its adoption is set forth
in the findings above.
SECTION 5. Any provision of the Santa Monica Municipal Code
or appendices thereto inconsistent with the provisions of this
Ordinance, to the extent of such inconsistencies and no further,
are hereby repealed or modified to that extent necessary to
effect the provisions of this Ordinance.
SECTION 6. If any section, subsection, sentence, clause or
phrase of this Ordinance is for any reason held to be invalid or
unconstitutional by a decision of any court of any competent
jurisdiction, such decision shall not affect the validity of the
remaining portions of this Ordinance. The city Council hereby
declares that it would have passed this Ordinance, and each and
every section, subsection, sentence, clause, or phrase not
declared invalid or unconstitutional without regard to whether
any portion of the Ordinance would be subsequently declared
invalid or unconstitutional.
section 7. The Mayor shall slgn 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 upon adoption.
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APPROVED AS TO FORM:
ROBERT M. MYERS
City Attorney
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Adopted and approved this 19th day of March, 1991.
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f Mayor
I hereby certify that the foregoing Ordinance No. 1575(CCS)
was duly and regularly introduced at a meeting of the City
council on the 19th day of March 1991; that the said Ordinance
was thereafter duly adopted at a meeting of the City council on
the 19th day of March 1991 by the following Council vote:
Ayes: Councilmembers: Holbrook, Katz, Olsen! Vazquez,
Zane, and Mayor Abdo
Noes: Councilmembers: None
Abstain: Councilmembers: None
Absent: Councilmembers: Genser
ATTEST:
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