SR-8-B (128)
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LUTM:CPD:
w/OP2sfa
COUNCIL MEETING:
APR 2 J Ei;l
April 23, 1991
Santa Monica, California
TO:
Mayor and City Council
FROM:
city staff
SUBJECT: Recommendation to Adopt an Interim Ordin~nce 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 15 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 prpcess 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 14 feet with a flat roof
and 23 feet with a pitched roof.
o Maximum height will be l'I\easured 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 tor 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: 4-23-91
Santa Monica, California
ORDINANCE NUMBER
(CCS)
(City council Series)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF SANTA MONICA MODIFYING THE DEVELOPMENT
STANDARDS IN THE R2R 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) 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.
(e) The height requirement in the R2R District at 2
storiesj25 feet for a structure with a flat roof or 2 storiesj35
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) The potential for development to the currently specified
height limit in the R2R 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.
(g) The Zoning Ordinance requires review and revision as it
pertains to the appropriate development standards for the R2R
District.
(h) Pending completion of this review and revision, it is
necessary to modify on an interim basis the existing zoning to
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, thereby preventing development inconsistent with
existing land uses in and the general character of the R2R
District.
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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 R2R District unless the following findings are made:
(1) 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) 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) The project provides a building entrance oriented toward
the street, however the front door need not be parallel with the
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) The application for a project was deemed complete on or
before January 22, 1991.
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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
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 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 published once in the official 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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APR 2 3 \l'~l
SUPPLEMENTAL STAFF REPORT
ITEM SA & 8B, APRIL 23, 1991
LUTM:PB:SF:eig/OP2sfa.word.ppd
COUNCIL MEETING: 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 supplements and replaces the original staff report
prepared for item 8A and 8B on the April 22, 1991 Council Agenda.
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 Ordinances will be effective for 10 months and 15 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.
A.. ,I~ 1-4, ~-8
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APR 2 3 1991
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Once that process is complete a permanent ordinance will be
prepared to replace this interim ordinance.
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.
The proposed
extensions split the interim ordinance into two new ordinances,
one relating to OP2 and one to R2R.
OP2 Ordinance
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 OP2 ordinance:
o The maximum height for structures at the street level
will be limited to one story 14 feet for the first 15
feet from the front parcel line. From 15 feet to 30
feet, height is limited to two stories 18 feet with a
flat roof and 23 feet with a pitched roof. From 30 feet
to rear setback, height is limited to two stories 23
feet with a flat roof or 30 feet with a pitched roof.
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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.
The following provisions of the previous ordinance will still
apply:
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.
R2R Ordinance
with regard to the R2R ordinance, it is identical to what the
Council adopted in March.
It requires that the maximum height
shall be that of the OP Duplex Zone(two stories 23 feet with a
flat roof and 30 feet with a pitched roof.)
All projects are
required to have an entry oriented toward the street.
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
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.
.
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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