SR-8-B (129)
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LUTM:SF:/pch.word.ppd
COUNCIL MEETING: May 28, 1991
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Santa Monica, California
TO: Mayor and city council
FROM: city staff
SUBJECT: Recommendation to Adopt for First Reading Proposed
Interim Ordinance Modifying the Permitted Height For R4
Parcels Located Along Pacific Coast Highway Between the
Santa Monica pier and the Northern city Limits
INTRODUCTION
This report recommends the City council adopt an interim
ordinance establishing new height standards for R4 parcels along
pacific Coast Highway between the Santa Monica pier and the
Northern city limits. In addition, should the Council decide to
apply these standards to Rl parcels, staff is recommending the
council direct staff to return with a revised interim Ordinance
that includes the Rl District.
Permanent standards will be
developed as part of the Local Coastal program and will return
for Council review when the document is scheduled for a public
hearing.
BACKGROUND
On April 16, 1991 the City Council adopted a 45 day interim
ordinance that reduced the permitted height for parcels along
Pacific Coast Highway from 4 stories 45 feet to 30 feet. The
ordinance did not change the height requirements for Rl parcels
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in the same area. Concern was expressed over newly constructed
45 foot high buildings that impacted views of the ocean from the
Palisades bluff.
staff was directed to return to the Council with alternatives as
part of the Local Coastal Program (LCP).
However, the interim
ordinance adopted by Council will expire before the LCP is
scheduled for Council review. Therefore, staff is recommending
the Council adopt the proposed ordinance as interim standards.
The permanent standards will be developed as part of the LCP
public review process.
Staff originally developed three alternatives for Council
consideration, however, as a result of a meeting with Council
representatives and individuals interested in this issue, a new
set of standards were developed. The Ordinance presented to the
Council reflects the new standards and is recommended for
adoption by staff. The previous alternatives consisted of:
o Maintain the present interim standards of 2 stories 30
feet for all the R4 parcels along Pacific Coast Highway.
o Limit all R4 parcels along Pacific Coast Highway to 30
feet in height, however, any R4 parcel may be permitted
to go up to 40 feet in height subject to the approval of
a Development Review Permit by the Planning Commission
or City Council upon appeal.
o Limit all R4 parcels along Pacific Coast Highway to 30
feet in height, however, permit R4 parcels north of
Beach Parking Lot #10 to go up to 40 feet in height
SUbject to the approval of a Development Review Permit
by the Planning Commission or city Council on appeal.
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After reviewing several alternative scenarios presented at the
meeting, staff: has prepared an interim ordinance that contains
the following provisions:
o Structures may not project beyond the required site view
envelope. The site view envelope is defined as
beginning at the midpoint of the minimum required beach
setback line, going up a height of 30 feet and then
running parallel to the side parcel lines to a point
located 5 feet in height above the Palisades bluff at
the pedestrian rail. (see Exhibit A)
o At no point may a structure exceed 40 feet in height.
o side yard and front yard stepbacks will be required for
that portion of the building above 14 feet in height.
staff has determined that the Palisades bluffs rise gradually in
elevation from approximately 55 feet at Colorado Avenue to
approximately 165 feet at the northern city limit. The change in
elevation appears even with a 5 foot rise in elevation every 300
feet going north.
The approximate height of the bluffs at
Washington Avenue (mid-point) is 112 feet.
This proposed Ordinance will take into account the height of the
bluffs as buildings are constructed. A structure over 30 feet in
height at the beach setback could impact ocean views from
Pal isades Park.
Therefore, the Ordinance does not permit any
structure to exceed 30 feet in height along the beach frontage,
however, additional height may be permitted further back on the
parcel in a location that will not impact the view. As part of
the approval process, applicants will be required to submit site
line drawings from the Palisades bluff.
Elevation drawings
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showing the proj ect in context with existing structures along
Pacific Coast Highway will also be required as part of the
Archi tectural Review Board process. In addition to the above,
building stepbacks will be required for that portion of the
structure above 3D feet in height. Those stepbacks are similar
to those developed as part of the North of Wilshire Design
standards. For the street elevation, 30% of the front elevation
above 14' in height must be set back an additional average of 5
feet from the minimum front setback. For one side elevations,
25% of the side elevation above 141 in height must be setback an
additional average of 4 feet.
At the meeting the issue of applying the standards to R1 parcels
was raised. staff has conducted a survey of the existing heights
of buildings in the R1 area which determined that out of
approximately 36 existing structures 12 structures appear to be
over two stories 30 feet in height. Concern was expressed that
having two height standards for the same area could create
incompatible development. The argument was made that if the
proposed interim standards are appropriate for some structures it
should be for all structures along the street. Due to the fact
the public noticing for this ordinance did not include Rl
parcels, the Council may not include them at this time. However,
should the council decide to include the Rl parcels, staff will
return at a subsequent meeting with a revised ordinance.
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Staff will present the standards contained in the interim
ordinance in addition to other alternatives for public comment at
the pUblic workshop on the LCP. The workshop is scheduled for
Saturday June 1, 1991 at the Ocean park Library to discuss this
issue in addition to the revised draft of the LCP.
It is
anticipated council review of the LCP and the proposed permanent
development standards for Pacific Coast Highway will take place
in late June or early July.
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 first
reading the proposed interim ordinance, and should the Council
decide to apply the standards to Rl parcels, direct staff to
return with a revised ordinance at a subsequent meeting.
Prepared By:
Paul Berlant, Director of LUTM
Suzanne Frick, Planning Manager
Land Use and Transportation Management Department
Program and Policy Development Division
Exhibit A:
Exhibit B:
Ordinance Illustration
Proposed Interim Ordinance
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SF:cg:ord3/word.ppd
city council Meeting 5-28-91
Santa Monica, California
ORDINANCE NUMBER
(City council Series)
AN ORDINANCE OF THE CITY COUNCIL OF THE
CITY OF SANTA MONICA LIMITING DEVELOPMENT BY REDUCING
ON AN INTERIM BASIS ALLOWABLE BUILDING HEIGHTS ALONG
PALISADES BEACH ROAD BETWEEN THE SANTA MONICA PIER
ON THE SOUTH AND THE NORTH CITY LIMITS
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) A significant level of residential housing development
activity has occurred along Palisades Beach Road between the
Santa Monica Pier and the north city limits since January 1,
1989.
(b) The majority of undeveloped lots along Palisades Beach
Road between the Santa Monica pier and the north City limits are
zoned R4 which allows a maximum eight of 15 feet.
(c) During this period, at least twelve (12) projects have
been proposed which exceed the current Rl maximum height
standards of tvlO (2) stories, 28 feet.
Some of the proj ects
currently being built or being planned are 45 feet in height,
which exceeds the Rl height standards by over fifty percent
(50%). These projects limit coastal views, and affect light and
shadows in the area.
(d) The proposed Local coastal Plan (LCP) of the City of
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Santa Monica proposes limiting height in this area to a maximum
of t~lO (2) stories, 28 feet unless the property is less than
thirty (30) feet in width. Under the proposed LCP, residences on
properties which are less than thirty (30) feet in width could be
no higher than three (3) stories, 35 feet for a flat roofed
development, and three (3) stories, 40 feet in height for a
pitched roof development.
(e) If current development activity is allowed to continue
additional projects will be built along Palisades Beach Road in
excess of the Rl height standards which will thwart the purposes
of the LCP.
(f) Projects along Palisades Beach Road which exceed
thirty (30) feet in height pose a threat to the public health,
safety and welfare of the residents of Santa Monica, limit
coastal views, light, and pose a threat to the existing character
of the neighborhood.
(g) Pending possible re-zoning of the area and adoption of
the proposed LCP, it is necessary to limit on an interim basis
the maximum building height that will be permitted along
Palisades Beach Road.
SECTION 2. Interim Zoning. subject to the provisions of
Section :3 of this ordinance, the Planning Commission and City
staff are directed after April 16, 1991, to disapprove all
requests for the issuance of building permits and tentative maps,
tentative parcel maps, administrative approvals, development
review permits, conditional use permits, or any other City
permits for the construction, erection, conversion, or moving of
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any structure on Palisades Beach Road between the Santa Monica
Municipal pier on south and the north city limits unless the
following findings can be made:
(a) For parcels located in the Rl District, the project
complies with the existing Rl property development standards as
set forth in Chapter 1 of Article IX of the Santa Monica
Nunicipal Code.
(b) For parcels located in the R4 District, the project
complies with existing R4 property development standards, except
for building height and setbacks, as set forth in Chapter 1 of
Article IX of the Santa Monica Municipal Code.
(c) For parcels located in the R4 District, the project
complies with all of the following:
(i) The maximum building height shall be 40 feet.
However, no portion of the building may project beyond the site
view envelope. The site view envelope is a theoretical plane
beginning midpoint at the minimum required beach setback line and
extends to a height of 30 feet, and then running parallel to the
side parcel lines to a point located 5 feet in height above the
top of the Palisades bluff immediately behind the pedestrian
railing. projections permitted in Section 9040.3 of the Santa
Monica Municipal Code shall be exempt from this requirement.
(ii) In addition to the required sideyard setback, 25% of
both building side elevations above 14 feet in height shall be
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setback an additional average of 4 feet from the minimum required
setback.
(iii) In addition to the required setback for the Pacific
Coast Highway elevation, 30% of the building elevation above 14
feet in height shall be setback an additional average of 5 feet
from the minimum required setback.
(iv) As part of an Administrative Review application,
Zoning Administrator variance application, Development Review
application, and Architectural Review Board application, the
applicant shall submit 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.
SECTION 3. The following applications 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 April 16, 1991.
(b) Any project for which a vesting tentative map
application was filed and deemed complete on or before April 16,
1991.
SECTION 4. This Ordinance shall be of no further force and
effect ten months and 15 days from its effective date, unless
prior to that date, after a public hearing, noticed pursuant to
Section 9131. 5 of the Santa Monica Municipal Code, the City
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Council, by majority vote, extends the interim ordinance as
provided by section 9120.6 of the Santa Monica Municipal Code.
SECTION 5. This Ordinance is declared to be an urgency
measure adopted pursuant to the provisions of Section 9120.6 of
the Santa Monica Municipal Code and section 615 of the Santa
Monica City Charter. It is necessary for preserving the public
peace, health and safety, and the urgency for its adoption is set
forth in the findings above.
SECTION 6. 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 affect the provisions of this Ordinance.
SECTION 7. 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 8. 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
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within 15 days after its adoption. This Ordinance shall become
effective 30 days from its adoption.
APPROVED AS TO FORM:
ROBERT M. MYERS
City Attorney
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