SR-8C (17)~
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~OUNCI~, ME~T~NG: Jur;~ 29, 19~3 Santa Manica, California
i0: Mayor and C~ty Council
FROM: C~ty Staf~
Sub7 ec~.: Recosnmendation to Int~oduce #~or FirSt Read~ng An
Ordinance ~xtending With Moda~ications the Interim
Affordable Hausing Ordinance for One Year
INTRODUCTION
Th~s report recommends that the City Council extend w~th
inodif~ca~ions the ~nter~m ord~nance creat~ng temporar~ dev~lopment
standards to fac~lztate affordable hausing for one year. The
present ordinance w~ll atherw~se expire on Augus~. 14, ~993.
~3AC KGROITN D
Ord~na~ce 1635 (CCS) was adopted by the C~ty Cauncil on July 14f
? 992 fo~lowing several hearings at the Council and the Plann~ng
Comm.iss~on as well as cons~deratlon ~y the City Hous~ng Comm~ss~on
and a~o~nt subcomm~ttee of the Plann~ng Commission and tk~e Hous~ng
Cammission ~Attachment A). The ardinan.ce al~ow~ ~or a ane-year
extension whi4h the attached ord~nance wc~uld acco~nplzsh (Attachment
B} .
The adopted vers~on of the affordable hous~n~ oxd~nanc~ ~~c~udes a
number of signif~cant provisians intended to facilatate the
prov~sion of affordab~~ hous~ng units in Santa Monica. These
1
~~
-,~ , :,
s~Je: y ~~
~~ciude new or revised defanitions of various types o~ housina not
deait wzth under the presen~ Zoninq Ord~nance, new or rev~~ed us~
a~~owances to facilita~e hous~nq throuqhcut the City, new or
rev~sed park~ng standards far several ~ypes of mult~fa~~ly hous~n~
deve~opments~ and special incent~ve provisions for affordab~e
hous~ng projects. The exist~ng affordable hou5~ng ordinance alsa
includes several spec~al developm~nt standards ~or home~ess
she~t~rs, senior group ho~sing, and trans~t~onal and congr~gate
hous~ng.
S~nce July 14, 1992, progress has been made towards making several
aspects of the affordab~e housing ordinance permanent parts of the
Zo~~nq Ordinance. All of the definitzons from the affordable
hous~ng ord~nance have been ~ncorpo~ated inta the co~nme~c~al
dev~Iopm~nt standards ordinance wh~ch was app~oved o~ firs~ read~ng
by the C~ty Counc~l on June 15, 1993. The CflI[lIllE~C181 development
standards ordanance also ~ncludes use allowances and spec~al
deve~opment standards for reszdential uses ~n commereial districts
wi~h the except~on of the CP, CM and CC districts; and deve7.opment
s~andards for homeless shelters, sen~or group hous~ng and
transst~onal and congregate housing. Since these pravis3on.s have
beerx approved to became part of the permanent Zon~ng Ordinance,
they are s~mp~y refereneed ~n the ordanance attached to th~s
repart.
Anather change ~o ~he affordable housing ordinance is added
2
refererces to two new multi-fam~ly districts, the R2B and R3R
distr~cts. These districts are treated similarly to haw the R2 and
R3 d~stricts were addressed in the exist~ng affordab~~ housing
ordinance.
Port~ons af the ordznance have ~emained the same. Thas ~ncl~des
specia~ pa~k~nq standards for various types o~ housing. These
parking s~andards are ~ncluded in a comprehensive a~endment to ~he
par~~ng standards of the Zan~ng Ord~nance which has been approved
by the Planning Cammisszan and ~s pending Counc~i act~on. S~nce
action on the park~ng amendments ls not fina~, these provisions are
~.ncluded in the propased renewal of the affordable housing
o~dlnance.
Other aspec~s af the proposed affordable hous~ng ard~nance ar~ the
same as in Ord~.nanee 1635, ~ncluci~ng ~se allowances and ~ncertives
for affordabl~ hous~ng ~n ~he residential d~str~cts and the CM and
CP dis~ricts; developm~nt standards for homeless shelters, sen~or
group hous~ng, and trar~sit~onal housing in the resident~ai
dis~ricts and the CM and CP dlstra.c~s; development standarr~s for
resident~al us~s Yn the CM, ~P and CC dYS~ricts; and height and
denszty incentives for affordable hous~ng pro~ect ~n the non-
residentiai d~stxicts, These prov~si.ons w~ll be the sub~ect of a
public process through hearings befare the Planning Comml~s~on and
Ca~ncil during ~.he one-year extension per~od.
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B~~GET/F~NANCIAL IMPAC~
The recommendat~ons of th~s staff report wou~d have no budget or
financial impacts.
RECOMMENDATI~N
It is respectfully r~commendea that the City Councll ~ntroduce for
firs~ r~ad~ng the attached ard~nance, renewing the interzm
affordable hous~ng standards fa~ a perzod of gne year.
Prepared by; D. Kenyon Webster, Pla~n~ng Manager
Attachments:
A: ~rd~nance 1635 (CCS}
B: Proposed Ord~nance for Introduct~an and F~rs~ Reading
~
A~'ACI~ME~ITT' A
~A:~MM:tp86/hpadv
City Cauneil i~eeti:.g ~-1~-92 santia Monica, ~a~iforn~a
~RDIilAh'CE PdUMBER 15 3 ~ ( CC~
~ (citv council Series)
:~N CRDINANCE QF THE CITY COUNCIL
OF THE CITY OF SANTA MONICA
'~f~DIFYING ZONING AND DEVELOPMENT
STANDARDS TD FACILITATE
AFFORDABLE HOUSING
WHEREAS, ~he Santa Monica Task Farce on Homelessness ("Task
~orce") has recommended that the City Counci~. adopt measures to
pramote the deve~opment of affordable housing in Santa Monica;
and
WHEREAS, Lhe Task Farce has found that 4he City's planning
3nd zoning restrictions and imp~ementation make it diff icult to
~uevelop affordable ::ousing w~th~n the City limits, and has
recommendad ~:~e mod~ficatiQn or ~iimination of current zoning
~egulatzons which slaw aawn or prohibit the development vf a
~ang~ af haus~ng opgortunzties for the homeless and speczal needs
populations,
NOW, THEREFQRE, THE CITY COt7NCIL OF THE CITY OF SANTA
it'i~NICA DOES ORDAIN AS FOLLOWS:
- SECTION ~. Findings and Purpose. The City Councl.l finds
and declares:
(a) There is a growing popu3.at~on of homeless and other
persons in the C~ty in need of a range of housing opportunities
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_nciuaing ~ransitional housing, c~ngregate housing, homeless
shelters, single room occupancv hous~ng units and deed-restricted
or ~estricted by an agreement approved by the City affordable
nausing.
(b) The lack af a~ange of hous~ng apportunities,
particu~ariy affflrdable housing, threatens the p~blic p~ace,
n~~1tYl and safety.
(c) There are several prc~ects currentiy praposed or
cantamplated which, if completed, wo~xld help meet the need for
affardahle housing in the City. Present zaninq restrictions
:z~nder the development of these ~ra]ects.
(d) The Zoning Ordinance requ~res review and revision with
respect to eliminating barriers to the development of affardable
housing. -
(e) Pend~ng such review and revision, and in order to
~acili~ate the processing and development of currently pending or
~on~emplated affordable hous~ng projects, it is necessary ta
~odify on a temporary basis Lhe zoning standards governing the
~eveiopment of affordable housing.
(f) This Ordinance is adopted pursuant ~o Santa Monica
:~unic~pal Code Sections 9120.2 through 9120.~. A resolution of
intantion was adopted by the Planning Commission on April 29,
"_992. The Planning Comxnissian held public hearings regarding the
recommended amendment on May 13, 1992, May 27, 1992, and June 3,
1992, :~tade fzndings pursuant ta 9120.3, and recommended the
amendment ta the City Council.
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~~CTION 2. ~af initlons. The fnl~aw~ng wards or phrases a~
°~sed zn ~~is Ordinance shall have the following meanzngs.
Affordable Housinq Praject. ~ousing in which 100~ at the
~weil~nq units are deed-restr~cted or restracted by an agreement
appra~ed by the Czty f~r occupancy by low or moderate income
househo~ds. 5uch projects ~ay also incl~de non-resident~al uses,
as long as such uses do not exceed 33~ of the f~oor area of the
~otal ~ro~ect.
Conqreqate Housing. ~ multi-fami~y residential facility
~aith shared kitchen ~3C1~1tI~5r deed-restrzcted or restricted by
~n agreement approved by _he City for a~cupancy by Iow or
:~oderate ~ncome hauseholds, designed for accupancy tor periods o~
six manths or langer, providing services which may inc~ude meals,
housekeeping, and personal -care assistance as well as common
areas for residents of the facil~ty.
Domestic Viaienoe Shelter. A residential facility which
provides temporary accomaciat~ans t~ persons and/or families who
:7ave been the victims of domestic violence. Such a facility may
also provide meals, caunselzng, and other serv~.ces, as well as
~or~r~on «reas for t~e residents of the fac~lity.
Home~es9 Shelter. ~ res~dential facility operated by a
provider, other than a community care facility, which pravides
~emporary accommodations to persons and/or families with 7.ow
income. I'he term "temporary accoinmodations" m~ans that a person
or ~amily ~ail~ be allowed to reside at the shelter far a time
perxod na~ to exceed six (6} months. ~'or the purpose af tiiis
defini~~on, a"provider" shail mean a gavernment agency or
~rivate non-grofit organizatian whi.ch provides, or contracts with
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recogn~zed coraraun~ty organizations to pravide, emergency or
temporary she~ter, and wh~ch may also prvvide ~eals, counseling,
and ather services, as wel~ as ca~~~n areas far residents of the
;acility. 5uch a facility may have indi~idual rooms, but is not
developed with ~ndividua~ dwell~ng units, with the exception af a
manager's unit.
'•Moderate" and "Low" Income Leve}.s. For purposes of this
ordinance, determ~ned periodically kay the City based on the
United 5tates Department of Housing and Urban Development {HUD)
estimate of inedian ~ncome in the Los Ange~es-Long Beach Primary
~ietropolitan Star.~,stica~ ~,rea. The two ma~flr income categorias
are: "moderata income" (61~ to ~00~ of the area median} and "Zo~
income" (fi0$ or ?ess of the area median). Further adjustment
shall be made by household size as established by the City. The
Housing Department shall make availab~e a list of moderate and
low income J.evel~ as adjusted, which list shall be updated
perzodically by ~:~e City and fl.led with the City Clerk.
seniar Housinq. Multi-family resident~al hausing developed
Nz~h inciividual dwelling un~ts, in which each unit is restricted
ror occupancy by at least one person in each household who is 6D
years of age or aldar. Withvut restriction as to age af
occupant, unzts may also be occupied by management or ma~ntenance
personnel who are required to live on the premises.
Single Raom occupancy Hou9iaq. Multi-family residentia~
buildings contain~ng housing units with a minimum f3.oor area of
150 square feet and a maximum floor area of 375 square feet which
r~ay have kitchen and/ar bathroam facz~ities. Said housing unlts
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~re restric~eci ~~ occ~spancy by no more than t~aa p~rsons and are
of~ered on a rr,or.th?y rental basis or ~onger.
Transitional Housing. :~ ~ulti-fam~lv r_sidenczal facility
develaped in an =:~dividua~ 3wesling unit tormat that does not
restric~ occupancy ~o six :~onths or less and that pravides
~emporary acc~mmodations to ?ow and maderate-~ncame persons and
~amilies for periQds of up to ~hree years, and wh~ch also may
:ra~r~3e r.~aZs, counseling, and ather services, as wel~ as common
areas far residents of the faci~ity.
~ECm2oN ~. zoning and Develo~ment Standards.
::~z°~ra.thstand~ng any provisions of the Santa Mon~ca Muna.cipal Code
~o ~he cantrary, the rallaw~ng zoning and develapm~nts standards
shall apply to the following types of housing:
(a) Permitted Uses. In addztion to the uses current~y
pernitted zn the zone, ~he following use shall be a permitted use
in the R1 district: domestic vialence shelters,
In addition 4o the uses curr~ntiy permitted in the zone,
_:~e follaw~ng uses shall be permltted uses in the R2, R3, R4,
~P2, OP3, OP4, and RVC districts: sen~.or housing, senior group
nous~ng, transitional housing, single room accupancy hous~ng,
~ongregate housing, and domestic vio~ence shelters.
In addition ~o ~he uses currently permitted ~n the zone,
~he following uses shall be oermi~ted uses in the 4P-l~ OP Duplex
and R2R districts: ~omestic violence shelters.
In addition ~~ ~he uses currently ~ermitted in the ~one,
~Y:~ follawing uses sha~l be permitted uses in the BCD, C2, C3,
C3C, C4, C6, C:~+I, and CP dis~.ricts: sinqle family dwelling units,
_ ~ _
T~u~L~-~amily dwel3~ng units. ~:ame~ess shelters with iess than 55
beds, congregate nousing, ~ransitional housing, sing~e room
occupancy hausing, senior :ousing, senior group nausing, and
da~estic ~ialenca shelt~rs.
;n addition to the uses currently permitted in the zone,
~he follow~ng us~ sha11 ~e permitted in the CC district:
~ransitiona~ hous~ng.
In addition to the usas current~y permitted in the zane,
4he follawing used shall b~ perm~tted in the C5 and M1 districts:
ho~eless shelters with iess than 55 beds, trans~tional housing,
s~r.gie room occupancy housinq, congregate hausing, and domastic
-:ioience shelters.
(b) Conditianally Permitted IIses. In addition to the uses
currently conditionaliy peria~tted in the zoning district, the
follaw~~g uses shall be canditiona~ly permitted uses in the R3,
~4, CP2, OP3, OP4, and RVC districts: hvme~ess she~ters.
;~ aaditian to the uses currently cond~t~anally permitted
,~ ~~e zaning district, ~~e fa~Iowing uses shalZ ne condationally
Germitted uses in the CS ana M1 districts: ~ulti-family dwelling
snits, senior housing, and senior group housing.
=n addition ~o the ~ses currently conditiana~ly permitted
=n the zoning district, the foliowing use shal~ be cond~tionally
~er~it~2~ in the BCD, C~, C3, C3C, C4, C5, C6, CM, CP and Ml
~istr~cts: home~ess shelters with 5~ ~r more beds.
~c) Maximutn B~ilding Heiqht. There sha~l be no ~~aitation
on ~he number of floors af any Affardable Housing Pro7ect, as
~cng as ~he building he~ght daes n~t exceed the ~axi~um number of
_ ~ _
~eet ailowed ~n 4~e underlying zoning dis~r~ct, or as al~owed ~n
Sect~on ~ (d) or ~`:is Ordzr.anc2.
:d) Height Bonus In Non-Residential Dis~ricts. ~he
~e_gnt of an nffardabie :~ousing ~rvlect located ~.n a
~on-res~dentlal dzscrict :.,ay exceed by 10 feet the ~aximum nt~mtier
~r ~eet allowed ~n ~he unci~r~ying zoning 3istr~ct. This
~rovision shall not be applicable to prc~ects which have already
received a height ~onus under an exi~t~ng Zoning ordinance
provls~~n.
!e) Maximum Qnit Den9ity. Aff~rdable Housing pro~ects
:evelo~ed ~rith individual dwelling units are entit~ed to a~ocal
dens~ty ~onus equivalent and in addition to the state density
bonus. This provis~on shall not_be applicable to projects which
have already received an equ`ivalent density bonus under exiSting
~onin~ Czciinance pravisions.
=n r;ulti-zam~ly dzstricts, congregate ha~sing, single ro~m
~c.:upancv rausz:~g, anri hor~eless sne3.ters, when not deve~aped in
~n ~.ndividua~ 3weiling unit }ormat, and transztional housing
~nai~ :~aL be sub~ect to the distrYCt's max~mum unit density
stanriard, nut the number af beds shall be limited to 3 times the
~~aximum number of dwe~I.ing units which wou~d otherwise be
~er:^.it* eti .
;f) Setback Requirements. Aff~rdabie Housing Projects
~ocateci on a corner parcel, the street frontage diasensian of
wnic:: =e~uires that the praper~y line adjacent ta the alley be
aeemed a side oarcel line, :~ay count one-ha~f of the width of the
~~iev as a port~on of :.he rpauzred side yard setback, as lang as
a rini:~u~ setback of 4 feet from the praperty line is maintained.
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Affordable ::ousinq Pro~ects need only provide and maintain
~h~ unexcavated area reauirad by Sect~on 9040.17 of the Santa
Monzca Municipal C~ae an one side of the property.
` SECTI~N 4. ~evelopment Standards Appiicable to Homeless
Shelters. Natwithstanding any pravisions of the Santa Monzca
~unic~pal Code ~o ~he contrary, homeless shelters sha~l nat be
sub~ect to the zssuance of a performance standards permit in any
zaning district, but homeless shelters lc__~ed in any district
shall comply with *he following development standards:
;a} Property D$velopment standards. She~ters shall conform
to all property deveiopment standards of the zoning district in
whicn it is loca~ed except as modified below.
(b) Liqhtinq. Adequate- external lzghting sha11 be
provzded for security p~rposes. The laghting shall be
stationary, directad away from adjacent properties and public
rights-of-way, and of an intensity compatible w~th the
neiahborhood.
;c) Laundry Faailities. The development shall provide
laundry fac~iities or services adequate for the nu~er of
residents.
(d) Common Faci~ities. The development may pravide one or
~ore of the ~ollowing specific cam~non fac~lities for the
exc~.~asive use of the residents and staff:
(I) ~entral cooking and dining room(s).
(2) Recreation roflm.
(3} ~ounse~ing center.
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;~} ~tiild care ~acilities.
(5) ~ther support servYCes.
(e) Security. ~arkizg and autdoor yaciZit~es sha~l be
3esigned to ~rovide securi~y for residents, v~sitors, and
emnlavees.
(f) Landscapiaq. On-site landscaping sha11 be installed
and ~~aintained ~ursuant ca the standards outlined in Subchapter
~B.
(g} Dutdoor Activity. For the purpase5 of naise abatement
~n residential distr~cts, organized outdaor activiti~s may only
~e conducted between the hours of 8:00 A.M. to 10:~~ P.M.
(h) Refuse. Hame~ess she~ters shall prov~de a refuse
storage area that ~s campletely enc~ased with masanry walls not
less than fzve (5) feet high with a solid-gated opening and that
is large enough to accommodate a standard-sizea trash bin
adequate for use on uhe parcel, or other enclasures as approved
~y ~~e Director of G~nerai ~ervices and the Architectural Review
~aard. Ths re~use enclosure shall be accessible to refuse
~ailection vehlcles.
(i) Hameless Shelter Provider, The agency or organizat~an
o~erating the shelter shal~ camply w~th the follow~ng
reQUZrements:
(1} Temporazy shelter sha11 be available to
residents for no ~ore than 6 months.
;2) Staff and services shal~ be provided to assist
reszdents to obtain permanent shelter and income.
(3) m~e pravidar shall not unlawfuZly dlscriminate
~n anv services nrovided.
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(4) The provider snall nat require participation by
~psi~ents in any religious Qr philosophical ritual, service,
wee~~ng cr rite as a cond~~zon of e~igib~lity.
(~) ~he provider shall have a written ~anagement
nian ~nc~ud~ng, as applicable, provisions for staff training,
ne~ghbarhood outreach, secur~ty, screening of residents to insure
c~mpatibi~ity with servzces provided at the facility, and for
~ra~ning, counse~ing, and treatment pragrams for residents.
~ECTI4N 5. Develapment Standards Applicable to Senior
~rouA Housinq. :dotw~thstanding any provisions of Lhe Santa
:~onica Municipal Cade to the contrary, seniar group housing shail
not be sub~ect to the issuance af a performance standards permit
in any zaning district, but senior group housing ~ocated in any
3istrict shall comply with the following development standards:
ra) Property Deve~apmeat standards. The sen~ar group
~ous~r:g sha~i conform ~ith all local, state, and ~ederal
~aau~rements ~or senior group hous~ng. The senior group housinq
~ac~~i~y shall con~orm to all property development standards of
~ze z~ning distr~ct xn which it is located, except as modified
~elaw.
{~) Maximum Ns~+~he= of Dwe~linq IInits. The nua~er of
dweil_ng units may exce~d that which is permi~ted 1n the
ander~y~ng zoning district ~f ~he dwelling units consist of
_~dzvZCiual rooms that contazn full bathroams and small,
~ffici~ncy kitchens ~ocated in a building that also contains a
~o:imdn ~itchen, dining and l~ving space, adequate to serve all
residenzs.
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~c) Liqhtinq. ~dequaze externai lightang shall ~e
~rovided ~ar security ~ur~oses. The ?ighting 5hall ~e
stat~onary, 4zrected away ~rom ad~acent propertzes and pub~ic
«ghts-ar-~~ay, and ~f an ~ntens~ty compatible with the
residen4ia~ ne~ghbarhood.
(d) Laundry Fa~ilities. The develapment sha~l pravide
laun3ry faci~it~es or services adequate for the residents.
(e) Cammoa Facilities. The developm~nt may provide ane ar
~ore of ~he following specific camm~n facilities for the
exciusive use of the sen~or cxtizen residents:
;1) Central caQkang and dinzng room.
(2) Beauty salon and barber shop.
(3} Small pharmacy. _
(4) Recreation room.
(5} Library.
~f) 3ecurity. Parking and outdflor faci~ities shall be
aeszgned ~o pravzde securi4y for residents, guests, and
°~AIOV~ES.
!g) Landscaping. ~n-site landscaping sha~~ be installed
and ~ainta~ned pursuant to ~he standards outlined ~n subchapter
~B.
'h) Minimum Aqe. Res~dential occupancy shall be limited
~o single persons 60 years Qf age or older, ar to couples in
~n~ch one person is 60 years of age or oider.
SECTI4N 6. Devel~~ment Standards App~icable to
Transitional and Congreaate Hous~ng. Transitional and congregate
housing located in any distriet shall be sub~ect to the fo~lowing
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~~eve~opment stanaard. The nrov3d~r sha~1 ~ave a yrrztten
~anagement plan _ncluding, as applicable, prov~s~ons for staff
training, neiahborr.ood outreach, security, screening of residents
~ to ~nsure campatiu~?~tly with services provided at the facility,
and ~or tra~ning, caunse~ing, and treatament programs for
~es~dents.
SECTION ?. ~evelop~ent Standards Applicable to Residential
LTses zn Commerczal Districts. Natwithstanding any provisians of
the Santa Mani~a Municipal Code to the contrary, residential uses
shalZ not be sub~ect ta the ~ssuance o€ a performance standards
permit ~n any zQning dzstrict, ~aut the ~o~~owing deve~opment
standards shall apply. 5ingie famlly dwelling units,
multi-fam~ly dwe~ling units, congregate h~using, transitional
hausing, sing].e room occupancy housing, and senior hausinq,
located in the BCD, RVC, C2, C3, C3C, C4, C5, C6, CM, CP, and MI
districts, and ~ransitianal housing located in the CC district,
sha~l co~nply w~.th t::e follawing development standards:
;aj Lccation. The ~esidential units shall not be located
on the ground =1oor street front exc~pt where specifically
per~nitted. Residential units may be lacated on the ground flaor
pravided they are at least 50 feet from the front property line.
I'his requir~ment :~ay be a~tered through approval of a variance.
This requirement shall not apply to developments in the BCD, RVC,
C5, cP, or MZ d~stricts, or to Affordable Hausing Projects.
(b} Access. ~'or new construction projects, the
residential units shall have a separate and secured entrance and
exit ~hat is dzrectly accessible ta the park~.ng. Existing and
new constructzan pro~ects shall have a secured parking entrance.
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(c) Parkznq. tesidential use parking sha11 comply with
S~sbcnapter 5E, excapt as nodified by this Drdinance. Parking may
be snared when the ~ommercia~ ar manufacturing ~se generates a
parking demand pr~~ar~=y during the hours af 8:00 A.M. to 5:00
F.M., Monday througn ~riday.
(d) Noise. Residential un~ts sha11 be constructed so that
interior no~se levels ~o naz exceed 55 decibe~s for more than 6fl
minutes in any 24 hour per~od and 45 der~.bels tor more than 30
~anutes between the hours of I1:00 P.M. and 7:Q0 A.M.
(e3 Liqbting. All lighting shall comply with Section
9040.27.
(f) Desiga. For new construction, the floors devotad ta
res~dential un~ts sha3.1 provicte an exterior agpearance and
character which denotes it as hausing and is visibly different
~ram th~ commercial or manufacturing floors thraugh the use flf
patios, changes ~n fenestratian, and apprapriate levels af
detail, wh~le maintaining a cahesive quality.
(g) Landscapzng, on-s~te ~andscapingr sha~l be installed
and :~a~ntained ta the standards out].ined Subchapter 5B.
(h) Re~use 5torage and Loaation. The residential units
shall maintain a refuse storage container separate from that used
by the commercial ar manufacturzng business. It shall be clearly
marked for residential use only and use by cam~Qrcial or
:~anufacturing bus~.ne~ses is pr~hibited,
SECTION 8. Parkinq 5tandards. uotwithstanding any
r
prov~sions of the Santa Monica Municzpal Code ta the contrary,
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~~e =oilaw~ng ~ark~ng standaras shall app~y vo the ~o~3ow~ng
~,apes o~ housing:
~nit '~'_;be ~~aces Reauir~d comoac~ Percentage
Congregate Housing ~ spaca/~ beds 40~
riausing L'nits Deed-
~estricted or restricted
by an agreement approved
by the City for Low and
Moderata Income:
Studio, no bedroom ~ space/unit 40~
~ bedraam ; space/unat 40~
~ bedroom or Iarger ~.5 space/unit 40$
V~s~tor = space/5 units 40~
Senior Housa.ng and
Senzor Group Housing 0.5 space/unit 40~
visitor 1 space/5 units
Senior Housing and --
Senior Group Housing
Deed Restricted ar
restric~ed by an agreem~nt
appraved by the City far
La;a and MQderate ~ncome ~.~5 space/t~nit ~0~
:'isitor ~ ~pace/5 units 40~
:.or~e~ess She~ters ~ snace/10 beds ~0~
Domestic tliolence D.5 spaces per ~0~
Shelter per bedroom
S~ngie Room occupancy ~.5 space/un~t 40~
Visitor 1 space/5 +~nits 40~
-- 14 -
~~ngie Raom occu~ancy
Deed Restr~cted to Law
:nci :;nderate I:~cor.~e
:'isitar
` `:'rans it~onal iIous incr
t~'isitor
=~.~5 spacelunit ~0$
~ snace/5 un~ts Y0~
~~,;, space~bedroom ~0$
~ space/5 un~.ts
SEC~IDN 9. ~ensitv Bonus for Inclusion of Ho~s~ng in
`7an-~es~dent3al Zanes. In additian to any other applieabie
pravision af this ordinance, Affordable Housing Prajects located
~n non-residentiai zoning districts may have a F~oor Area Rat~o
~c~ua~ to ~he appl3canle FAR ~~mitation of the under~y~ng zan~nq
~is~rict plus 0.5 ~imes the floor area devoted ta such un~ts. In
raixed-used pra~ects, such banus may be utilized in the
residentzal portion of the -project only. Th~.s section is not
appli~able to ~rv7ects wh~ch have already received a FAR bonus
~ursuant ~o Zoning ordinance provisions praviding a FAR bonus for
~~e~ec~s Nnich ~nelude ~ffnrdable res~dential un~ts. '~a the
ex~ent a~rQ~ect qualif~es tor a density bonus under state law,
~ny ~onus granted under this section shall be countad toward
sat~s~ying the state densxty bonus requirement.
~ECmIqN ?0. Thzs Ordinance shall be of no furth~r force and
effect one year ~rom .~ts effective date, uniess the Cauncil, by
;~a7or~~y vate, after a pub~ic hearing noticed pursuant to Section
9131.~ of ~he Santa Manica Municipal Code, extends the ord~nance
;or r.o more than one addit~onal year.
~ECT~ON ~,.. Any prov~szon of the Santa Monica Municipal
C~de or append~ces thereto incons~stent with the provisions of
- 15 -
-~is ordinance, ~~ =he extent at s~ch ~nconsistencies and no
~urther, are hereby repealed ar ~odified ta that e~ent necessary
~~ effect the prcv~sions ci ~~is crdinance.
- SECTION yL. ~_° any sactzon, subsectian, sentence, clause,
or phrase of this Ordinance ~s for any reasan held to be invalid
or unconstitutional ~y a decision of any court af any competent
~urzsdiction, such decisian shall nat affect the validity of the
~emaaning porticns o~ this Ordinance. T:~- City Council h~reby
deciares that iz would have passed this ardinance, and each and
every sect~on, ~ubseczion, sentence, clause, or phrase not
3eclared ~nvalid cr unconstitutional withaut regard ta whether
any portion of ~he ordinance would be subsequent~y declared
invalid or unconstitutional. -
SECTION 13. The Mayor shall sign and the City Clerk shall
attest to the ~assage of thzs Ordinance. The City Clerk sha~l
Vause ~he same _o Le nubl~shed once in Che off~c~al newspaper
~ithin 15 days aiter its adoption. Th1s Ordinance shall become
erfeczive upon 30 days after ~ts adoption.
~ECTION ~Y. mhe applicant for any pro7ect for which an
upp~icat~on has been fzled 'nut not apprvved at the time this
ordinance becomes e=fective can elect to have the pro~isaons o~
this ordinance apply ta the project.
~FPRQVED AS TO FORM:
,
~}~,~(~r+~l~ ~
RdBERT M. MYERS
C~ty Attorney
- 16 -
hdonzed and apprcved ~:~s _Y~~ day oz July, _~9~.
= hereby certzfy that ~~e foregoing Ordinance No. 1535(CCS)
~•ras ciuly and regularly ~::trcduced at a meeting ~~ ~:~e Czty
~:-:nci.~ on the 3Dth day c~ .:~:r.e 3392; that the said Ordinance was
~~ereafter duly adopted at a meet~ng of the City C~unc~i on the
~~~~ day of Juiy 1992 by ~?~a ta~lewing Council vate:
Aves: Counczlmembers: ~do, Genser, ~lsen, 4ane
'daes : Counc~y::emi~ers : ?io~brook
nbstain: Counc~~ ~ems~ers: None
~bsent : Caunc~~ ~embers : ~{atz , "~ azquez
~,TT~ST :
~ ' : r ---++ '~ ~ '~
_ ~~~~.~ ~~~~ .
~ r City Clerx %
A ~'A CH1V~~~1T~' B
CA:MHS:hsg2/pc
City Council Meeting 6-29-93 Santa Monica, Califarnia
ORDINANCE NUMBER -(CCS)
(City Council Series}
AN ~RDINANCE ~F THE CITY COUNCIL
OF THE CITY OF SANTA MONICA
MODIFYING ZONiNG AND DEVELOPMENT
STANDARDS T~ FACILITATE
AFFORDABLE HOU$ING
WHEREAS, the Santa Monica Task Force On Homelessness ("Task
Force") has recommended that the City Council adopt measures to
pramote the development of affardable hausing in Santa Monica; and
WHEREAS, the Task Farce has found that the City's planning and
zoning restrictions and implementation make it difficult to develop
affordable housing within the City limits, and has recom~nended the
madification or elimination of current zoning regulations which slow
dawn or prohibit the development of a range af housznq opportunities
for the homeless and special needs populations,
NOW, THEREFORE, THE CITY C4UNCIL O~' THE CITY OF SANTA MONICA
DOES ORDAIN AS FOLLOWS:
SECTI~N 1. Findinqs and PurAOSe. The City Council finds and
declares:
(a) There is a growing population of homeless and othe~
persons in the City in need af a range of hausing opportunities
including transitional housinq, congregate housing, homeless
shelters, single room occupancy housing units and deed-restricted or
restricted by an agreement approved by the City affarda}a2e housing.
~
(b) The lack of a range of housing opportunities, particularly
a€fordable housing, threatens the public peace, health and safety.
(c) There are several projects currently proposed or
contemplated which, if cor~pleted, would help meet the need far
affordable housing in tha City. Present zoning restrictions hinder
the development of these prajects.
(d) The Zaning Ordinance requires revier~r and revision ~rith
respect to eliminating barriers ta the development of affordable
h~using.
(e) Pending such review and revisian, and in order to
facilitate the pracessing and development of currently pending or
contemplated affordable housing projects, it is necessary to modify
on a temporary basis the zoning standards governing the development
of affordable housing.
(f) This Ordinance is adopted pursuant to Santa Manica
Municipal Code Sections 9.a4.20.16.020 through 9.04.20.16.040. A
resolution of intention was adopted by the Planning Commission on
April 29, 1992. The Planning Commission held public hearings
regarding the recommended amendment on May 13, 1992, May 27, 1992,
and June 3, 1992, made findings pursuant to 9120.3, and recommended
the amendment to the City Council.
(g) On July 14, 1992, the City Cauncil adopted Ordinance
Number 1635 {CCS) to implement the abave modifications to the Zoning
Ordinance. Ordinance Number 1635 (CCS} will expire August 14, 1993,
unless extended by the Cauncil for one year, pursuant to Section 10
of that Ordinance. On June 15, 1993, the City Council intraduced
2
for first reading an Ordinance making permanent most of the
provisions of Ordinance 1535 (CCS) which relate to the commercial
districts involved in the Commercial Development Standards Program.
It is the purpose Qf this Ordinance ta extend for one year thase
portions of Ordinance 1635 (CCS~ which relate to the residentia~
districts and those related to camm~rcial districts not reviewed as
part of the Commercial Develapment Standards Program.
SECTION 2. Zaninq and Develonment Standards. Notwithstanding
any provisions of the Santa Monica Municipal Code to the contrary,
the fo~lowing zoning and development standards shaZl apply to the
following types ~f housing:
(a) Permitted IIses. In addition ta the uses currently
permitted in the zone, the following use shall be a permitted use in
the R1 district: domestic violence shelters.
In additian to the uses currently permitted in the zone, the
following uses shall be permitted uses in the R2, R2B, R3, R3R, R4,
OP2, OP3, ~P4, and RVC districts: senior housing, senior group
hQUSing, transitianal housing, single room ~ccupancy housing,
congregate housing, and domestic violence shelters.
In addition to the uses currentiy permitted in the zone, the
following uses shall be perinitted uses in the OP-l, OP Duplex and
R2R districts: domestic violence shelters.
In addition to the uses currently permitted in the zone, the
following uses shall be permitted tzses in the CM and CP districts:
single family dwelling units, multi-family dwelling units~ homeless
3
shelters with less than 55 beds, congregate housing, transitional
housing, single room occupancy housing, senior housing, senior group
housing, and domestic violence shelters.
In addition to the uses currentl~ permitted in the zane, the
foi~owing use shall be permitted in the CC district: transitional
housing.
(b) Conditioaally Permitted IIses. In addition to the uses
currently canditionally permitted in the zoning district, the
foll~wing uses shall be conditianally permitted uses in the R3, R3R,
R4, OP2, OP3, OP4, and RVC districts: hameless shelters.
In addition to the uses currently conditionally permitted in
the zoning district, the fol~owing use shall be conditionally
permitted in the CM and CP districts: homeless shelters with 55 or
more beds.
(c) Maximum Building Heiqht. In residential districts, CM,
and CP zoning districts, there shall be no limitation on the number
of floors of any Affordable Hausing Project, as lang as the building
height does not exceed the maximum number of feet allowed in the
underlying zaning district, or as allowed in Sectian 3(d) of this
Ordinance.
(d) Height Benus In Nan-Residential Districts. The height af
an Affordable Housing Project located in a non-residential district
may exceed by ~0 feet the maximum number af feet allowed in the
underlying zoning district. This provisian shall not be applicable
ta projects which have already received a height bonus under an
existing Zoning Ordinance provision.
4
(e) Ma~imum IInit Density, Affordable Housing projects
developed with individual dwelling units are entit3ed ta a local
density banus equivalent and in addition to the state density bonus.
This provision shall not be applicable ta projects which havE
already received an equivalent density bonus under existing zoning
ordinance prQVisions.
In multi-family districts, congregate housing, single room
occupancy housing, and haraeless shelters, when nat developed in an
individual dwelling unit farmat, and transitional housing shall not
be subject to the district's maximum unit density standard, but the
number of beds shall be limited to 3 times the maximum nu~ber of
dwelling units which would otherwise be permitted.
(f) 8etback Requirements. Affordable Housing Projects located
on a corner parcel, the street frontage dimensian of which requires
that the property line adjacent to the alley be deemed a side parcel
line, may count one-half of the width of the alley as a portion of
the required side yard setback, as long as a minimu~ setback af 4
feet from the praperty line is maintained.
Affordable Housing Prajects need only provide and maintain the
unexcavatEd area required by Section 9.04.10.02.170 of the Santa
Manica Municipal Code on one side of the property.
SECTIaN 3. Develonment 5tandards Apvlicable to Homeless
Shelters. Natwithstanding any provisions of the Santa Monica
Municipal Code to the contrary, homeless shelters shall not be
subject to the issuance of a performance standards permit in any
5
zoning district, but homeless shelters located in any residential
district, the CM or CP zoning districts shall comply with the
deve~opment standards set forth in Zoning Ordinance Section
9.04.10.02.061.
SECTION 4. Develo~ment Standards Abblicable to Senior Group
Housinq. Notwithstanding any pravisions of the Santa Monica
Municipal Code td the contrary, senior group hausing shall not be
subject to the issuance af a performance standards permit in any
zoning district, but senior group housing located in any residential
district, the CM or CP zoning districts shall comply with the
development standards set forth in Zoning Ordinance Sectian
9.04.10.02.141.
SECTION 5. De~elopment Standards AnAlicable to Transitional
and Conareaate Housinq. Transitional and congregate hous~ng lacated
in any residential district, the CM or CP zoning districts shall be
subject to the development standard set farth in Zoning Ordinance
Section 9.04.10.02.142.
SECTION 6. Develo~ment Standards Applicable to Residential
Uses in the CM~ CP and CC Districts. Notwithstanding any provisions
of the Santa Monica Municipal Code to the contrary, residential uses
located in the CM, CP ar CC zoning districts shall nat be subject to
the issuance of a performance standards permit, but the following
development standards shall apply. Single family dwelling units,
6
multi-family dwellinq units, congregate housing, transitional
housing, single room accupancy housing, senior housing, and
transitional hausing shall comply with the following development
standards:
(a) Location. The residential units shall not be located on
the ground floor street frant except where specif icaliy permitted.
Residential units may be lacated on the ground floor pravided they
are at least 50 feet from the front praperty line. This requir~m~nt
may be altered thraugh appraval of a variance. This requirement
shall not apply to dev~logments in the CP districts, ar to
Affordable Housing Prajects.
(b) Aceess. For new construction projects, the residential
units shall have a separate and secured entrance and exit that is
directly accessible to the parking. Existing and new construction
projects shall have a secured garking entrance.
(c) Parking. Residential use parking shall camply with Part
9.04.10.08 of the zaning ordinance, except as modified by this
Ordinance. Parking may be shared when the commercial or
manufacturing use generates a parkinq demand primarily during the
hours of 8:00 A.M. to 5:00 P.M., Monday through Friday.
(d) Noise. Residential units shall be constructed so that
interior noise levels do not exc~ed 55 decibels far more than 60
minut~s in any 24 hour period and 45 decibels for more than 30
minutes between the hours of 11:00 P.M. and 7:00 A.M.
{e} Ligbtinq, A1~ lighting shall comply with section
9.04.10.D2.270 of the Zoning Ordinance.
7
(f} Desiqn. For new construction, the f loors devoted to
residential units shall provide an exterior appearance and character
which denotes it as housing and is visibly different from the
cdmmercial or manufacturing floors through the use of patios,
changes in fenestration, and appropriate levels af detail, while
maintaining a cohesive quality.
(g) Laadscapinq. On-site landscaping 5ha11 ba installed and
maintained to the standards outlined in Part 9.04.10.Q4 of the
Zoning Ordinance.
{h) Refuse Storage and Location. The residential units sha~l
maintain a refuse storage container separate from that used by the
commercial or manufacturing business. It shal~ be clearly marked
for residential use only and use by commercial or manufacturing
businesses is prohibited.
SECTIDN 7. Parkina Standards. Notwithstanding any provisions
of the Santa Monica Municipai Code to the contrary, the following
parking standards shall apply to the fflllowing types of housing
located in any district:
Unit Type Spaces Required Compact Percentaqe
Congregate Housing 1 spaee/5 beds 40$
Housing Units Deed-
Restricted or restricted
by an agreement approved
by the City for Low and
Moderate Income:
Studio, no bedroom 1 space/unit 40~
1 bedrflom 1 space/unit 40~
2 bedroom or larger 1.5 space/unit 40~
Visitor 1 space/5 units 40$
8
Senior Hausing and
Senior Group Housing 0.5 space/unit
visitor 1 space/5 units
Senior Housi.ng and
Senior Group Housing
Deed Restricted or
restricted by an agreement
approved by the City
for Law and Maderate
Income D.25 space/unit
visitor
Homeless Shelters
Domestic Vialence
Shelter
Single Raom Occupancy
Visitor
Single Room Occupancy
Deed Restricted to Low
and Moderate Income
1 space/5 units
1 space/10 beds
0.5 spaces per
b~droom
0.5 space/unit
1 space/5 units
~.25 space/unit
Visitor
Transitional Housing
Visitor
1 space/5 units
0.5 space/bedroom
1 space/5 units
40$
40$
40$
4D~
40~
40$
40$
40$
40~
SECTION 8. Density Bvnus far Affordable Housinq in Nan-
Residential Districts. In addition to any other applicable
provision of this ordinance, Affordab~e Housing Projects located in
non-residential zoning districts may ha~e a Floor Area Ratio equal
to the applicable base FAR limitation of the underlying zoning
district plus 0.5 times the floor area devated to such units. In
mixed-used projects, such bonus may be utiliaed in the residential
port~an af the project only. This section is not applicable to
prajects which have already received a FAR banus pursuant to Zoning
9
Ordinance provisions providing a FAR bonus for projects which
include affordable residential un~ts. To the axt~nt a project
qualifi~s for a density bonus under state law, any bonus granted
under this section shall be counted toward satisfying the state
density banus requirement.
SECTI~N 9. This ordinance shall be of no further force and
effect one year from it~ effective date.
SECTI~N ~0. Any provision of the Santa Monica Municipal Code
or appendices thereto incansistent with the pravisians of this
Ordinance, to the extent of such inconsistencies and no further,
are hereby repea].ed or modified to that extent necessary t~ effect
the provisions of this ordinance.
SECTION li. If any section, subsection, sentence, clause, or
phrase of this ordinance is for any reason held to be invalid or
unconstitutionai by a decision of any court of any competent
jurisdiction, such decision shall not affect the validity of the
r~maining portions of this ordinance. The City Council hereby
declares that it would have passed this Ordinanc~, and each and
every section, subsection, sentence, clause, or phrase not
declared invalid or unconstitutional without regard to whether any
pvrtion of the Ordinance would lae subsequently declared invalid or
unconstitutional.
~a
SECTION 12. The Mayor shall sign and the City Clerk shall
attest ta the passaqe 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 30 days after its adoption.
SECTION 13. The applicant for any project for which an
applicatian has been filed but not appraved at the time this
Ordinance becomes effective can elect ta ha~e the pravisions of
this vrdinance apply to the praject.
APPROVED AS TO FORM:
,-,
, . ~ :
~ j ~ ~-~' 4-~' ~ ~,~~ ti'~.C._~ ,
~ OSE~H LAWf2ENCE
.'~:~ Acting City Attorney
-~_.
11