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Planning Commission Mtg November 5, 1997
Santa Monica, California
TO The Honorable Planning Commission
FROM Planmng Staff
SUBJECT Text Amendment 97-008
Applicability Deflmtlons, CM District, A Off Street Parking Overlay
District, C4 District
Applicant City of Santa Monica Resource Management Department
INTRODUCTION
Action Application for a Text Amendment to permit open air farmers markets In the CM
Main Street Commercial, A-Off Street Parking Overlay (A-Overlay) and C4 Highway
Commercial districts as conditionally permitted uses
Recommendation Approval
Permit Streamlmlna EXDlratlon Date Not applicable to text amendments
SITE LOCATION AND DESCRIPTION
The Text Amendment would apply to all properties located In the CM distriCt, all
properties within A Off Street Parking Overlay zones, and all properties In the C4
district
PROJECT DESCRIPTION
Proposed IS a Text Amendment to permit open aIr farmers markets as conditionally
permitted uses Currently, the standards for the CM, A-Overlay and C4 districts do not
Include farmers markets as a permitted use In addition, the Text Amendment proposes
adding the defimtlon of a farmers market use to the Zoning Ordinance The applicant
has applied for a Text Amendment to permit farmers markets subject to the approval of
a Conditional Use PermIt In addItIon, the applicant has submitted a CUP applIcatIon
for the Mam Street Farmers Market and the PICO Boulevard Farmers Market. to be
conSidered separately on thiS agenda
CEQA STATUS
Categoncally exempt pursuant to Class 5(c) of the State CEQA GUidelines In that the
proposed text amendment to allow farmers markets In the CM, C4 and A-Overlay zones
Will not result In any additional development, IS consistent With the general commercIal
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uses allowed In the eM and C4 districts and will not preclude or be Inconsistent with the
parking facIlities allowed In the A-Overlay Dlstnct Thus, the text amendment IS
considered a minor alteration to land use limitations In an area with an average slope of
less than 20% which does not result In any change to land use or denSity
PUBLIC NOTIFICATION
Pursuant to Government Code Section 65091 and SMMC Section 9 0420 16040.
notice of the publiC hearing for the Text Amendment was published In the local dally
paper The Outlook In addItIon, as further reqUIred by Government Code Section
65091, since the number of affected property owners In the CM dlstnct IS less than
1000 notices were also sent to all property owners In the CM dlstnct and wlthm 300' of
the CM district borders Copies of the notices are contained In Attachment A
ANAL YSl S
Text Amendment
Open air farmers markets are currently only allowed With a Conditional Use Permit
(CUP) In the Bayslde Commercial DiStrict, C3 and C3C Districts and In the DeSIgnated
Parks (DP) and Beach Parking (BP) Districts The applicant has submitted an
application for a Text Amendment to also allow open air farmers markets as a
conditionally permitted use In the CM, C4 and A-Overlay Dlstncts As a conditionally
permitted use "open air farmers markets" would be subject to discretionary review
Each request would be evaluated indiVidually to ensure that the hours, location, and
activity of the market IS appropriate for the proposed location
Staff recommends the followmg amendments
(Proposed new language IS highlighted In bold face)
9.04.02.030.543 (Definitions) Open air farmers market
A location where the primary activity IS the sale of agricultural products
by producers and certified producers. Sales of ancillary products may occur at
the location. An open air farmers market may only be operated by a local
government agency.
Section 9 040822 040 (Conditionally permitted uses m the CM district)
The followmg uses may be permitted In the CM District subject to the approval
of a conditional use permit
(a) Bars
(b) Billiard parlors
(c) Bowling alleys
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(d)
(e)
(f)
(9)
(h)
(I)
0)
(k)
(I)
(m)
(n)
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Business colleges
Catenng busmesses
Dance studioS
Exercise FacIlities
Fast food and take out establishments
Homeless shelters with fifty-five or more beds
Medical, dental and optometrist facIlities at the first floor or In excess of three
thousand square feet
Meeting rooms for charitable, youth and welfare organizations
Museums
MusIc conservatones and instructIon facilItIes
Open air farmers markets
Places of worship
Restaurants with fifty seats or more
Retail stores with thirty percent or less of the total Imeal shelf dIsplay area
devoted to alcoholic beverages
Sign pamtlng shops
Theaters havmg more than 75 seats
Trade schools
Wine shops devoted exclusively to sales of wme There shall be no limit on the
total 1m ear shelf display area
Any otherwIse permitted uses In the eM Main Street CommercIal district which
occupy more than more than 75 hundred square feet of floor area
Any otherwIse permitted uses In the eM Main Street Commercial dlstnct the
ground floor Main Street frontage of which exceeds seventy-five linear feet
All uses other than speCifically prohibited uses, that are determined by the
Zoning admmlstrator to b Similar and conSistent With those uses speCifically
permitted, subject to performance standards, or conditionally permitted
Section 9 04 08 38 050 of the Santa Monica Code (A Off-Street Parkmg Overlay Dlstnct
Conditionally permitted uses)
The following uses may be permitted In the A Overlay Dlstnct subject to the
approval of Conditional Use Permit
(a) All uses listed as ConditIonally Permitted uses In the reSIdential district In which
the parcel IS located
Parkmg structures below the ground level If all of the foHowmg condItions are
met
(1 )
(2)
(b)
(3)
(4)
(5)
The "A" parcel was In parking use on the effective date of thiS Chapter
The faCIlity IS for the temporary parking of transient motor vehicles and
trucks
The parking structure IS accessory to a permitted commercial use
The surface level of the "A" parcel IS developed and maintained as
landscaped open space for the life of the commercial project
The entrance to the subterranean structure IS located on the commercially
zoned parcel
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(c) Open air farmers markets.
Section 9 04 08 22 040 of the Santa MOnica Code ( Conditionally permitted uses In the
C4 District)
The following uses maybe permitted In the C4 Dlstnct subject to the approval of
a Conditional Use permit
(a) AuditOrium
(b) Automobile dealerships, or expansion of eXisting automobile dealerships Indoor
or outdoor area by more than 10 percent , or more than 5000 square feet,
wh Ichever IS less
AutomobIle parking lots and structures
AutomobIle repair faCIlities
AutomobIle washing faCilities
Billiard parlors
Clubs and lodges
Drive-In, drive-through, take-out and fast food restaurants
Exercise faCIlities
Homeless shelters With frfty-flve beds or more
Hotels and motels
liquor stores
Nightclubs
Open air farmers markets
Restaurants over 50 seats
Self servIce storage warehouses
(c)
(d)
(e)
(f)
(g)
(h)
(I)
(j)
(k)
(I)
(m)
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The proposed Text Amendment would apply to the all of the properties located In CM,
"A-Overlay" and C4 districts The Zoning Code currently allows farmers markets as a
conditionally permitted use In the DP. BP and downtown zoning dlstncts where It has
proved to be a successful pedestrian onented use. Staff supports the proposed text
amendment as a means to contmue thiS successful, pedestnan Oriented and
community bUilding use In other parts of the CIty Staff believes that open air farmers
markets contnbute to the pedestnan onentatlon of the neighborhoods where they are
located, they create a sense of community, enliven neighborhoods, and proVide a use
that IS compatible With the surrounding reSidential and commercial neighborhoods
Because farmers markets operate on a once a week baSIS for a limited number of
daytime hours, and all structures are temporary, they enliven the neIghborhood and
contribute to the quality of life Without negative Impact to the residential neighborhoods
ConclUSion
The proposed Text Amendment would allow farmers markets as a conditionally
permitted use In the eM, A-Overlay, and C4 dlstncts
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RECOMMENDATION
It IS recommended that the Planning Commission recommend to City Council approval
of Text Amendment 97-008 to allow farmers markets In the CM, A-Overlay and C4
dlstncts and establish a Zoning Ordinance definition for the use
TEXT AMENDMENT FINDINGS
1 The proposed amendment IS consistent In principle With the goals, obJectives.
policies, land uses, and programs specified In the adopted General Plan In that
a farmers market meets Land Use Element Objective 1 1 to "Improve the quality
of life for all reSidents by providing a balance of local uses", because farmers
markets are a unique land use type that provide a needed community service
by increasing the availability of fresh produce as well as providing a community
bUilding activity that enlivens the surrounding commercial and reSidential areas
In addition, the use IS consistent With Land Use Element Objective 1 6 which
recommends that commercial corndors "accommodate commercIal uses which
serve regional community and local needs while respecting the adjacent
residential neighborhoods" Farmers markets Increase food marketing
opportunities In the City and are a unique land use that attract local as well as
regional customers to the City Due to the temporary nature of farmers markets,
whIch operate on a weekly baSIS for a lImIted number of daytIme hours, the
markets benefiCially enhance rather than negatively Impact adjacent reSidential
uses
2 The public health, safety, and general welfare require the adoption of the
proposed amendment In order to allow farmers markets to locate In a greater
vanety of dlstncts In the City Farmers markets are a community serving use
that operate for a limIted number of hours a week rather than on a dally basIs
ThiS temporary nature results In a use that enlivens the surroundmg community
Without creating ongoing negative Impacts In the area Issuance of approvals
for open air farmers markets through the discretionary Conditional Use Permit
process will ensure such operations are compatible With surrounding actiVities
In terms of site location and operating hours
Prepared by Sarah Lejeune, ASSOCiate Planner
Attachments
A Public Notices
SDUk
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ATTACHMENT C
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