SR-400-002 (6)
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JUl 1 4 lq87
Cal i4lJI:nl.<i 1987
r't?t? ~tOCJ ?-
C/ED:SF:Dez
Council Mtg: July 14, 1987
Santa Monica,
TO:
Mayor and city Council
FROM:
city Staff
SUBJECT: Planning commission
Ordinance Amendments
Request
on
Proposed
zoning
INTRODUCTION
This report recommends that the city council direct the city
Attorney to amend Ordinance 1321 to include standards pertaining
to residential construction in the Rl District, and to modify
parking requirements for medical office use.
BACKGROUND
On June 1, 1987 the Planning Commission directed staff to forward
to the city Council a request to adopt specific standards
contained in the Draft Zoning Ordinance.
In particular, the
commission requested implementation of the following standards
until such time as the draft Zoning Ordinance becomes effective:
RI Property Development Standards.
(a) Maximum building height, two stories not to exceed 28 feet
which includes mechanical equipment and screening. The
maximum eave height at the side yard shall not exceed 21
feet and no portion of the building shall intersect a
plane commencing 21 feet in height at the minimum side
yard setback and extending to an angle of 45 degrees from
the vertical toward the interior of the site.
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(b) Maximum parcel coverage, 50 percent.
(c) Front yard setback, as shown on the Official Districting
Map of the City, or, if no setback is specified, 20 feet.
For structures over one story in height, 25 percent of
front elevation shall be setback an additional average of
5 feet.
(d) Side yard setback, 10 percent of the lot width or a
minimum of 5 feet whichever is greater; however, on lots
less than 5,000 square feet a minimum 4 foot sideyard
shall be required. Up to 20 feet of a second floor
structure, including any existing structure, may be built
to the minimum required sideyard setback. All portions of
the second floor side facade in excess of 20 feet shall
provide an average additional setback of at least 3 feet,
with no more than 25 percent of the facade (in excess of
20 feet) at the minimum required sideyard setback.
(e) Front yard paving, no more than 50 percent of the front
yard area including minimum required driveways shall be
paved. No circular driveways shall be permitted on
parcels less than 100 feet in width.
Medical Office Parking
Require medical office developments to provide one parking
space for every 200 square feet of floor area.
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Zoning Enforcement.
Provide more effective zoning enforcement with the use of
citations and business license revocation procedures.
ANALYSIS
Rl standards
Due to the fact that the Proposed zoning Ordinance is not
scheduled to begin City council review until early fall, the
Planning commission felt the necessity to adopt interim standards
to protect the Rl District. Under the current development
standards structures are permitted up to 30 feet in height, and
can be placed within 5 feet of the side property line. As a
resul t of the current standards, new construction in the Rl
District appears massive and out of scale with existing
development. The new standards will require greater sideyard
setbacks and articulation of the front and side building facades
thereby reducing the perceived building mass and integrating the
building with existing structures in the neighborhood.
The proposed standards were developed through a committee process
with input from Planning Commissioners, city staff, local
archi teets, and contractors. After conducting several public
hearings on the matter the Commission adopted the standards in
the context of reviewing the Draft Zoning ordinance. It is the
opinion of the Planning commission that if development continues
at the present rate under the existing standards, the character
of the Rl district will be severely altered.
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Medical Office Parking
Under the existing Zoning Ordinance there is no distinction
between parking standards for general office and medical office
use. Through the course of evaluating parking and traffic studies
associated with medical office development, however, the Planning
Commission has established that medical office use requires a
greater number of parking spaces. As a result, projects reviewed
by the Commission have consistently been required to provide
parking at a higher ratio.
Unless a medical office development is subject to Planning
Commission review, it presently does not have to provide parking
at a higher ratio. In that it has been established that medical
office use does require more parking then general office use, it
is appropriate to change the parking standard so that it applies
to all development projects regardless if Planning Commission
review is required.
Zoning Enforcement
This matter is not recommended for action at this time due to the
fact that on June 9 the City Council directed the City attorney
to grant Zoning Inspectors citation power, and amend the
Municipal Code to incorporate business license revocation
procedures for Zoning Ordinance violations.
Alternatives
To accomplish the Planning Commission's request, staff examined
several alternatives and determined that an amendment to Interim
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Ordinance 1321 would be the most expeditious way of accomplishing
the Planning Commission's
objectives.
Other
alternatives
examined included an amendment to the existing Zoning Ordinance.
This process, however, involves many steps and would take
approximately six months to complete, thereby defeating the
Planning Commission's desire for speedy action on these issues.
staff also examined the alternative of continuing with the
existing standards and adopting the modifications as proposed
within the context of the revised Zoning Ordinance. The Planning
Commission does not support this approach in that it may take
approximately six months before the revised Zoning Ordinance is
effective.
BUDGET/FINANCIAL IMPACT
The recommendation presented in this report does not have any
budget or fiscal impact.
RECOMMENDATION
It is respectfully recommended that the Council direct the city
Attorney to Amend Ordinance 1321 to include revised development
standards for the Rl District as outlined in this report, and to
require medical office uses to provide parking at one space for
;JS'O
every ~ce square feet of floor area.
Prepared by: Peggy Curran, Community & Economic Development
Director
Suzanne Frick, Principal Planner
Attachments: Existing R1 standards
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