SR-8-A (208)
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COUNCIL MEETING:
APR 2 J :~S'i
April 23, 1991
Santa Monica, California
TO:
Mayor and city Council
FROM:
city staff
SUBJECT: Recommendation to Adopt an 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
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 10 months and IS days after
which the Council may extend it for an additional two 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.
Once that process is complete a permanent ordinance will be
prepared to replace this interim ordinance.
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BACKGROUND
On January 22, 1991 the Council directed staff to prepare the
Ordinance to address specific concerns raised by residents in the
OP-2 and R2R Districts. In particular, 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.
On March 12, 1991 the City council approved an interim 45 day
ordinance with the direction that staff modify the ordinance to
address remodeling of existing structures.
staff has met with a committee of architects and representatives
of the neighborhood to develop this revised ordinance. Based on
the input from both groups, the following changes have been
incorporated into the ordinance:
o The maximum height for structures at the street level
will be limited to two stories l4 feet with a flat roof
and 23 feet with a pitched roof.
o Maximum height will be measured from the street level
and will run parallel with the slope of the parcel for
portions of the building 30 feet back from the front
parcel line.
o For portions of the building beyond 30 feet, maximum
building height shall be measured from the level of the
existing grade and will run parallel with the slope of
the parcel. Height will be limited to two stories 23
feet for a flat roof, and 30 feet for a pitched roof.
The following provisions of the previous ordinance will still
apply:
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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.
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 that have been released 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.
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: 4-23-9l
Santa Monica, California
(CCS)
ORDINANCE NUMBER
(City council Series)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF SANTA MONICA MODIFYING THE DEVELOPMENT
STANDARDS IN THE OP-2 ZONING DISTRICT
ON AN INTERIM BASIS
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) 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.
(b) The potential for development to the currently specified
height limit in the OP-2 District 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.
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(c) The Zoning ordinance requires review and revision as it
pertains to the appropriate development standards for the OP-2
Zoning District.
(d) pending completion of this review and revision, it is
necessary to modify on an interim basis the existing zoning 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 OP-2
District.
SECTION 2. Interim zoning.
(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 OP-2 District unless the following findings are made:
(1) The project complies with existing OP-2 property
development standards, except for building height and unexcavated
sideyards, as set forth in Chapter 1 of Article IX of the Santa
Monica Municipal Code.
(2) The building complies with all of the following
standards:
(a) On upsloping parcels where the change in elevation from
front to rear is lO feet or greater, maximum allowable height for
structures shall conform to the following:
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(i) One story 14 feet (including parapets and rails) for
the first 15 feet on the parcel, measured back from the front
parcel line. Maximum permitted height shall be measured
vertically 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.
(ii) Two stories 18 feet for a flat roof and 23 feet for
a pitched roof (including parapets and railings) for that portion
of the structure located between l5.1 feet and 30 feet measured
back from the front parcel line. Maximum permitted height shall
be measured vertically 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 a
distance of 30 feet from the front parcel line.
(iii) The maximum permitted height for structures beyond
30 feet from the front parcel line shall be two stories 23 feet
for a flat roof or 30 feet for structures with a pitched roof.
Maximum building height for this portion of the structure shall
be measured vertically from the existing natural grade and then
parallel to the existing natural grade of the parcel to the rear
property line.
(iv) The natural grade existing on the parcel, prior to
any new construction, shall be returned to its original state if
excavation occurs. An opening to a garage may remain excavated.
(v) Any portion of a building more than 3 feet above the
existing natural grade shall be counted as a story. The first
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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.
(vi) No portion of any structure exceeds the maximum
allowable height or permitted number of stories.
( 4) The proj ect compl ies with Section 9040. 17 of the Santa
Monica Municipal Code except that parcels having a width of 50 or
greater shall provide at an unexcavated area equal to 4 feet in
width along the entire length of one of the side property lines
and an unexcavated area equal to 2 feet 6 inches in width along
the entire length of the other side property line. Parcels in
excess of 70 feet in width, shall provide an unexcavated area of
at least 4 feet in width along the entire length of both side
yards.
(5) 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 10 months and 15 days from its adoption.
SECTION 4. 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 5. If any section, subsection, sentence, clause or
phrase of this Ordinance is for any reason held to be invalid or
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unconsti tutional 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 6.
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 publ ished once in the off icial newspaper
within 15 days after its adoption. This Ordinance shall become
effective after 30 days from its adoption.
APPROVED AS TO FORM:
ROBERT M. MYERS
City Attorney
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