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SR-400-004 (27) ~ '1?JC-- 001/ '7.A APR 28 1987 C/ED:RAS:RM:nh council Mtg: April 28, 1987 Santa Monica, California TO: Mayor and City Council FROM: City Staff SUBJECT: Recommendation to Adopt Resolutions Approving General Plan Land Use Element Map Amendment GPA-04 and certifying the Project Environmental Impact Report, and to Direct city Attorney to Draft Ordinance Approving zoning District Amendments 26 and 27. INTRODUCTION This report recommends that following a public hearing the City council: 1) adopt the attached Resolutions certifying Environmental Impact Report EIA-828 and approving General Plan Land Use Element Map Amendment GPA-04, and 2) direct the city Attorney to prepare an Ordinance adopting Zoning District Amendments 26 and 27. The Amendments are proposed by st. John's Hospi tal and Health Center and recommended for approval by the Planning Commission. (The Resolution certifying EIA-828 is Attachment A. The Resolution approving GPA-04 is Attachment B.) General Plan Amendment GPA-04 would reclassify to the "Institutions" District all "Low Density Housing" District properties on the west side of 23rd street between Arizona Avenue and Santa Monica Place alley (on the 1300 block of 23rd street). Zoning District Amendment 26 would reclassify to the R2 Multiple Residential District all CP Commercial-Professional Office District properties in the block north of Arizona Avenue between 21st and 22nd streets. 7-A APR 2 8 1987 - 1 - Zoning District Amendment 27 would reclassify to the CP Commercial-Professional Office District all R2 MUltiple Residential District properties on the west side of 23rd street between Arizona Avenue and Santa Monica Place alley (the 1300 block of 23rd street). At its March 24, 1987 meeting, the city Council set April 7, 1987, as the date for a public hearing on these requests. The meeting was cancelled and continued to April 28, 1987. BACKGROUND On March 2, 1987, the Planning commission conducted a public hearing on these requests and voted to forward to the City Council a recommendation that the City council certify the proj ect Environmental Impact Report and approve the requests. (see March 2, 1987, Planning Commission statement of Official Action, Attachment C, which incorporates specific findings in support of the proposed changes.) At its April 6, 1987 meeting, the Planning Commission is scheduled to adopt a formal Resolution restating the March 2, 1987, findings in support of the General Plan Amendment. (A formal Resolution is required pursuant to Section 9413 SMMC.) The Draft Planning Commission Resolution and GPA-04 Exhibit Map is attached (Attachment D). The specific properties involved are as follows: GPA-04: Lots 19 through 29 of Tract 4618 in the City of Santa Monica, more commonly known as 1302 through 1342 (even numbers) 23rd Street. - 2 - Zoning District Amendment 26: Lots 22, 23, 24, 28, 29 and 30 of Tract 199 in the City of Santa Monica, more commonly known as 1247-1251 21st street and 1246 22nd street. Zoning District Amendment 27: Lots 19 through 29 of Tract 4618 in the city of Santa Monica, more commonly known as 1302 through 1342 (even numbers) 23rd Street. Both of the proposed zone changes and the proposed General Plan Amendment are consistent with the draft Hospital Area Specific Plan (HASP), which was reviewed by the Planning Commission on March 2, 1987. The applications are also consistent with the st. John's Master Plan, which was developed with extensive neighborhood involvement. The General Plan Amendment and the two zone changes proposed by st. John's are fully consistent with amendments and zone changes proposed by the HASP and endorsed by the Planning Commission in its actions to date on the HASP. These elements of the HASP were also supported by the Mid-City Neighbors Community Organization. Other aspects of the HASP are still under review by the Planning Commission; a hearing before the city Council on the HASP is not likely to occur until late spring or early summer. st. John's filed its General Plan Amendment and zone change applications in correct anticipation that the Hospital Area Specific Plan might require lengthy review. Since approval of these applications would be consistent with actions proposed by staff and the Planning commission in the HASP, and since approval will also allow st. John's to proceed with part of its parking - 3 - and housing mitigation program without having to delay these projects for several months pending adoption of the HASP, staff supports affirmative action on these applications in advance of the HASP. In a related but separate action on March 2, 1987 governing the 23 rd street properties, the Planning Commission approved Development Review Permit 328 and Conditional Use Permit 419 to allow the expansion and consolidation of the existing parking lots on the west side of 23rd street which serve st. Johnts Hospi tal and Health Center. Existing residential buildings on the subject properties will be moved or demolished and replaced pursuant to a Removal Permit Agreement between the Santa Monica Rent Control Board and st. John t s Hospital and Health Center. Commission approval of DR 328 and CUP 419 is contingent upon Council certification of the same Environmental Impact Report as covers the subj ect Land Use Element and Zoning District Map Amendment requests. Location maps and additional background regarding the proposed Map Amendments and the reasons they are being requested by st. John's Hospital and Health Center may be found in the March 2, 1987 Planning Commission staff Report (Attachment E) . The project t s Environmental Impact Report (Attachment G) found that the proposed Amendments would not have any significant environmental impacts. - 4 - BUDGET/FINANCIAL IMPACT The recommendations presented in this report will not have any budget or fiscal impact. COUNCIL CONSIDERATION The City Council may: 1) adopt the attached Resolutions certifying the project EIR and approving Land Use Element Map Amendment GPA-04 and direct the City Attorney to prepare an Ordinance for approval of Zoning District Amendments 26 and 27; 2) continue consideration of the requests until such time as the Hospital Area Specific Plan is presented to the council; or 3) deny the requests. Zoning District Amendment 27 (23rd Street) requires prior or concurrent approval of GPA-04 to ensure zoning and General Plan consistency. The Council also may act to certify the Environmental Impact Report while continuing or denying the Amendments in order to allow related projects covered by the EIR to proceed (such as DR 328 and CUP 419 noted above). RECOMMENDATION It is respectfully recommended that the City council 1) adopt the attached Resolutions certifying the Environmental Impact Report EIA-828 and adopting Land Use Element Map Amendment GPA-04 and 2) direct the City Attorney to prepare an Ordinance adopting Zoning District Amendments 26 and 27. - 5 - Prepared by: R. Ann Siracusa, Director of Planning Richard Mills, Associate Planner city Planning Division Community and Economic Development Department Attachments: A. Resolution Certifying Environmental Impact Report EIA-828. B. Resolution Approving GPA-04. C. March 2, 1987, Planning commission statement of Official Action. D. April 6, 1987, Planning Commission Resolution. E. March 2, 1987, Planning Commission Staff Report, with Location Maps. F. April 7, 1987, Council Hearing Public Notice. G. project Environmental Impact Report. RM:nh CCGPA04 04/21/87 - 6 - - f(fT1\tA\ HeJ-r " ...... RESOLUTION NO. 7420 (CCS) (City Council Series) A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA MONICA CERTIFYING FINAL ENVIRONMENTAL IMPACT REPORT EIA-828 ON ZONE CHANGES AND ASSOCIATED PROJECTS PROPOSED BY SAINT JOHN'S HOSPITAL AND HEALTH CENTER WHEREAS, a Notice of Preparation of an Environmental Impact Report was issued on October 24, 1986; and WHEREAS, a Notice of Completion of a Draft Environmental Impact was published on December 17, 1986, in compliance with the California Environmental Quality Act (CEQA) and the city of Santa Monica CEQA Guidelines: and WHEREAS, the required public review period for the Environmental Impact Report expired on January 30, 1987; and WHEREAS, on March 2, 1987, the Planning co~~ission having fully reviewed the Final Environmental Impact Report, found that the Report was prepared in conformance with City and state CEQA Guidelines and adequately analyzed potential environmental effects of the proj ect and I accordingly, recoIIll1lended that the C~~~ ~=~~~~: ~e~~~=7 t~a ~~~~: :~~~~=~=e~ta: I~pac~ R2~cr~; a~d WHEREAS, on April 7 I 1987, the City Council, as Lead Age~cy, rev~ewed the Final Environmental Impact Report; and ~'l/nEREAS, the Environmental I:rrpact Report found that the A~endment would no~ have a~y slgnlflcar.t envlronmental impac~s; - 1 - ~ - NOW I THEREFORE I THE CITY COUNCIL OF THE CITY OF SANTA MONICA DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. The ci ty Council has reviewed Final Environmental Impact Report EIA-828. SECTION 2. The city Council finds that the Final Environmental Impact Report adequately reviews and analyses potential environmental impacts and effects of the proposed project. SECTION 3 . The city Council certifies that the environmental review for the project was conducted in full compliance with CEQA and with state and city CEQA Guidelines, that there was adequate public review of the Draft Environmental Impact Report, that the City council has considered all comments on the Draft Environmental Impact Report, and responses to comments, that the Final Environmental Impact Report adeq~ately discusses all significant environmental issues and that the city Council has considered the contents of the Final Environmental Impact Report in its decision-making process. SECTION 4. The City Clerk shall certify to the adoption -.+= t.~:.s Pt::"!.C::~' f'......'~...... ........---..;------......., a::1:: -=~e:;,':: e=~~t:t a~~ ....~o,.....o:=_...::......o- -......-- -'-"'"- --- , ":~e sa:'":.e shall be in full force and effect. APPROVED AS TO FORM: f1..rf.r-A '--. \...---......-- ?"OBE::(T 11. MYERS 0 City Attorney - 2 - ,'" Adopted and approved this 28th day of April, 1987. a A^~ OA c~~ I hereby certify that the foregolng Resolution No. 7420(CCS) was duly adopted by the Clty council of the Ci~y of Santa Monica at a meeting thereof held on April 28, 1987 by the follovling Council vote: Ayes: councilmembers: Jennings, Finkel, A. Katz, H. Katz, Reed, and Mayor Conn Noes: Councilmembers: None Abstain: Councilmembers: None Absent: Councilmembers: Zane ATTEST: 1<> /A ~ ~;(J -, ~~ /? ..>9-Y~'-( Clty Clerk ~~()\t-\EN1' e,._ RESOLUTION NO. 7421 (CCS) (City Council Series) A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA MONICA ADOPTING GPA-04, AN AMENDMENT TO THE LAND USE AND CIRCULATION ELEMENT MAP OF THE SANTA MONICA GENERAL PLAN WdEREAS, the City of Santa Monica adopted its existing Land Use Element in october 1984: and w~EREAS, st. John's Hospital and Health Center applied on August 14, 1986, to amend a portion of the Land Use and CirCUlation Ele~ent Map: and w~EREAS, on March 2, 1987, the Planning commission conducted a duly noticed Public Hearing on the proposed revision, and on April 7, 1987, the City Council conducted a duly noticed Public Hearing on the proposed revision, affording any interested person opportunities to comment on the matter: and WHEREAS, on April 6, 1987, the Planning co~~ission adopted a Resolution reco~~ending that the City council adopt the proposed Amendment: and WHEREAS, the proposed ~~endment to the Land Use and CirCUlation Element Map is consistent with other portlons of the Land Use Element and other Elements of the General Plan: and ~1EREAS, the p~blic necessity, public convenience, general welfare and efflciency and econoillY in the process of development requlre the proposed Land Use Ele~ent &~end~ent; and - 1 - -- - WHEREAS, the proposed change represents a reasonable consolidation of commercial land use zones: and WHEREAS, "Insti tutions" would be a more appropriate. and more compatible designation than "Low Density Housing" given the existing hospital facilities abutting the subject lots and the fact that the majority of the lots have not been actively used for residential housing for a considerable length of time; and WHEREAS, the proposed change is fully consistent with the Draft Hospital Area Specific Plan recorn..'"[lended by the Planning Commission on March 2, 1987, and would not prejud1ce adoption of said Specific Plan: and WHEREAS, an Environ:nental Impact Report on the proposed Amendment was prepared, finalized, and fully reviewed by the Planning Commission and certified by the city Council: and WHEREAS, the proj ect Environmental that the proposed &'"[lendment would not environmental impacts; Impact have any Report found significant NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. General Plan Land Use and Circulation Element Map A.'tI.endment GPA-04 I shown on the Land Use and Circulation Element Map attached hereto as Exhibit A and incorporated herein by this reference, 15 hereby approved and adopted. - 2 - .- SECTION 2. The City Clerk shall certify to the adoption of this Resolution, and thenceforth and thereafter the same shall be in full force and effect. APPROVED AS TO FORM: rwtn-k \-. \.--rs ROBERT M. MYERS city Attorney J - 3 - r~ - Adopted and approved this 28th day of April, 1987. Ch^~R00 ~ - '\\. - '-...J.K \.. ' ..,,>;or______ I hereby certify that the foregoing Resolution No. 7~21(CCS) was duly adopted by the city council of the city of Santa Monica at a meeting thereof held on April 28, 1987 by the following Council vote: Ayes: Councilmembers: Jennings, Finkel, A. Ka t z , H. Katz, Reed, and Mayor Conn Noes: Councilmembers: None Abstain: Councilmembers: None Absent: Councilmembers: Zane ATTEST: t:~---- h ~uLA--Z Clty Clerk 23rd 20th 17th 14th ........ .. ._.......~ r-. - EXHH3\T A- LAND USE ELEME~T D\STRIC T 5 PRoPOSED GPA.-O~ : .. Low DE"'lSI"N \-IoJS1~" 1O~ I NSTI"TVTIOtJS" >- 113 ~ -a 113 o ~ c:l .-; li ,;c '!j - -' :> ,... ctI .-I '1l tJ ::::\ :> -~ o:C C h. 0 - j..; it: :E -.... t:: -'- 0 m tI1 N ~ ..... .,..f C .-l ,... '0 3: <: cr. ~ HEm ~ ~ ~ r-~ ::_:~~ f""'--"l - ....'.....,.../-~'......._.... .. . ~.. I . .. ...-, -;: ..:... ,-.. ..! Downtown Core + General Commercial SpecIal OffIce District Oceanfront Speclai District Service and Specialty CommGrClal NeIghborhood Commercial Broadway Mixed-Use DistrIct Industrial Institu tlons Parks I Sf Single Family Housing f t.O ~ Low DenSity HOUSing I -:~. .f Medium DenSity HOUSing 1:\~~~:::::I High DenSIty HOUSing + ,-INCOu-../ (NO;2.,Trl) fio1"'"rl :.J.SE S elRCUlATiON 1 ~ f ~ ~ , ~ r . ~ -""""'Ii \ Freeway Arterial Street Collector Street i~ Feeder Street . EXIST:NG LAND USE k~~ CIRCCLATIO~ P~A~ ~~;P ~ e e A'I., ACHfI/IENT c STATEMENT OF OFFICIAL ACTION PROJECT NUMBER: General Plan Amendment, GPA-04, Zone Change 26, and Zone Change 27. APPLICANT: st. John's Hospital and Health Center PLANNING COMMISSION ACTION 3/2/87 Date. x Recommendation to City council to Certify Project EIR and Adopt Requests based on the following findings: Denied. Other. FINDINGS 1. The pUblic necessity, public convenience, and general welfare require the proposed Land Use Element Amendment and Zone Changes in that: a. The proposed changes would have beneficial land use effects on the integrity of the surrounding residential neighborhood by grouping similar land uses more closely together. b. The proposed changes represent reasonable consolidation of both commercial and residential land use zones. Since roughly equivalent areas of commercial and residential land are being "exchanged," no substantial growth-inducing impact will result. c. Zone Change 26 (CP to R2) will bring the subject properties' zoning into conformance with the existing Land Use Element's Low Density Housing designation. d. Zone Change 27 (R2 to CP) would be a more appropriate and more compatible designation given the existing hospital facilities abutting the lots and the fact that the maj ori ty of the lots have not been activiely used for residential housing for a considerable length of time. - 1 - e e e. The proposed changes are fully consistent with the September 1986 Draft Hospital Area specific Plan and would not prejudice adoption of said Specific Plan, based on the analysis contained in this staff report and incorporated herein by reference. f. An Environmental Impact Report on the proposed changes was prepared, finalized, and fully reviewed by the Planning Commission. The EIR was prepared in conformance with city and state CEQA Guidelines and adequately analyzed potential environmental effects of the project. The EIR found that the proposed changes would not have any significant environmental impacts. The EIR is incorporated herein by reference. g. The Planning Commission has fully reviewed the March 2, 1987, Staff Report on the subject proposed changes, the September 1986 Draft Hospital Area Specific Plan, the January 26, 1987, and March 2, 1987, Staff Reports on said Specific Plan, and the Environmental Impact Report on said Specific Plan, the contents of all of which are incorporated herein by reference. VOTE Ayes: Burns, Farivar (GPA-04, ZC-26 and ZC-27), Nelson, Perlman, Hecht Nays: Abstain: Absent: Farivar (EIR) Israel, Latimer I hereby certify that this statement of accurately reflects the final determination commission of the City of Santa Monica. Official Action of the Planning p~~ signature 3/2tt/~7 date Rrcffftf2-V {Vl1i-l.,..S ftS~/It7'"'C PUWNE~ print name and titie RM: nh STZONE 03/11/87 - 2 - AT TA. C t-\ tv\ E---1T D RESOLUTION NO. (Planning Commission Series) A RESOLUTION OF THE CITY PLANNING COMMISSION OF THE CITY OF SANTA MONICA RECOMMENDING ADOPTION OF AN AMENDMENT TO THE LAND USE AND CIRCULATION ELEMENT MAP WHEREAS, the City of Santa Monica adopted its existing Land Use Element in October 1984; and WHEREAS, st. John's Hospital and Health Center applied on August 14, 1986, to amend a portion of the Land Use and Circulation Element Map; and WHEREAS, on March 2, 1987, the Planning Commission conducted a duly noticed Public Hearing on the proposed revision, affording any interested person opportunities to comment on the matter; and WHEREAS, the proposed revision to the Land Use and Circulation Element Map is consistent with other portions of the Land Use Element and other Elements of the General Plan: and WHEREAS, the public necessity, public convenience, general welfare and efficiency and economy in the process of development require the proposed Land Use Element Amendment: and WHEREAS, the proposed changes would have beneficial land use effects on the integrity of the surrounding residential neighborhood by grouping similar land uses more closely together; and - 1 - WHEREAS, the proposed change represents a reasonable consolidation of commercial land use zones; and WHEREAS, "Institutions" would be a more appropriate and more compatible designation than "Low Density Housing" given the existing hospital facilities abutting the subj ect lots and the fact that the majority of the lots have not been actively used for residential housing for a considerable length of time; and WHEREAS, the proposed change is fully consistent with the Draft Hospital Area Specific Plan recommended by the Planning commission on March 2, 1987, and would not prejudice adoption of said Specific Plan; and WHEREAS, an Environmental Impact Report on the proposed change was prepared, finalized, and fully reviewed by the Planning commission, the EIR was prepared in conformance with city and state CEQA Guidelines and adequately analyzed potential environmental effects of the project, and the EIR found that the proposed change would not have any significant environmental impacts; Nmv-, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF SANTA MONICA DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. The Land Use and Circulation Element Map, attached hereto as Exhibit A and incorporated herein by this reference, is hereby approved and adopted as the Planning commission recommended amendment to the original Land Use and Circulation Element Map of the General Plan. - 2 - SECTION 2. The Secretary of the Planning Commission shall certify to the adoption of this Resolution, and thenceforth and thereafter the same shall be in full force and effect. APPROVED AS TO FORM: ~ '-"--. v--y- ROBERT M. MYERS City Attorney - 3 - ADOPTED AND APPROVED this day of , 1987. Eileen Hecht, Chairwoman Planning Commission I hereby certify that the foregoing resolution No. was duly adopted by the Planning Commission of the City of Santa Monica at a meeting thereof held on by the following Commission vote: , 1987, Ayes: Noes: Absent: Abstain: ATTEST: R. Ann Siracusa, Secretary Director of Planning RM:nh RESGPA04 03/12/87 - 4 - E"XH\6 \, A- LAND USE ELEMENT D\STRtCTS l'RoPOSED GP}lt.... - Ot.t : .' low t>e.~SI1"'1' ~l~" 10.1 N"iiTITVTIOtJS. \ . '.' - 0' ,- 23rd 17th I I .. ., . I . I I . . . ..~ . .. . . . .. ... ... ..., -- .--- >. ~ ~ 't:I ~ o l-l j;Q 14th . .......... I - r-4 . Q) Q:l "0 =' :> s:: ~ r-I Q) 0 a:l > ..... oeC s:: Q) 0 l-l 1t1 :IE: ..... ~ .s::: 0 lU (Q N -4J ...-l ..-1 s:: .r( $.I. lt1 ~ oeC en ~ mtffi ~ ~ t .... .~ ... ...,11-... .__ ........ - ..... - ~ .. . '1 ... " f Sf I [::ici: j ~...... :::00:: . .. .. . . .. . Downtown Core + General Commercial Special Office District Oceanfront Special Distric t .. Service and Specialty Commc.-rclaf Neaghborhood Commercial Broadway Mixed-Use District Industrial Institutions Parks Single Family Housing Low DenSity Housing Medium Density Housing High DenSity HOUSing + l..tNCo,-",", (NORTH) 6c:rn"., USE S CIRCULA liON r r Freeway 1 Arterial Street 1 CoHector Street ~ Feeder Street EXISTING LAND USE AND CIRCULATION PLAN ~~p e e ATTAC.H MEN\" S CITY PLANNING DIVISION Community and Economic Development Department MEMORANDUM DATE: March 2, 1987 TO: The Honorable Planning Commission FROM: R. Ann Siracusa, Director of Planning SUBJECT: General Plan Land Use Element Amendment (GPA-04) and Zoning District Amendments (Zone Changes 26 and 27) Requested by st. John's Hospital and Health Center. INTRODUCTION st. John's Hospital and Health Center has appl ied for certain amendments to the Land Use Element and Zoning Districts to be considered and acted upon separately from the Hospital Area specific Plan (HASP) and the HASP rezonings. The st. John's requests, detailed below, are consistent with proposed changes in the HASP. An Environmental Impact Report for these requested amendments and related projects, following due public review, has been finalized and is attached for review. SPECIFIC REQUESTS AND INVOLVED PROPERTIES Both the Land Use Element and Zoning District Maps are proposed to be amended, as follows: The Land Use Element Land Use Map is proposed to be amended by reclassifying all "Low Density Housingll District properties on the west side of 23rd street between Arizona Avenue and Santa Monica Place alley (on the 1300 block of 23rd street) to the IIInstitutions" District. (See Attachment A for location map). The Santa Monica District Map is proposed to be amended by 1) reclassifying all R-2 Multiple Residential District properties on the west side of 23rd Street between Arizona Avenue and Santa Monica Place alley (on the 1300 block of 23rd Street) to the C-P Commercial-Professional Office District and 2) reclassifying all C-P Commercial-Professional Office District properties in the block north of Arizona Avenue between 21st street and 22nd street to the R-2 Multiple Residential District. (See Attachment B for location map) . - 1 - e e The specific properties involved are as follows: Land Use! Zone Change Lots Tract Location General Plan 19 thru 29 Amendment-04: Low Density Housing to Institutions 4618 1302-1342 23rd st. (west side of 23rd st.) Zone Change 27: R2 to CP 19 thru 29 4618 1302-1342 23rd st. (west side of 23rd st.) Zone Change 26: CP to R2 22, 23, 24, 28, 29, 30 199 North side of 2100 block of Arizona; 1246 22nd st.; 1247-1251 21st st. SITE DESCRIPTIONS The project locale is largely characterized by three major land use types: medical-related uses which are dominated by Saint John's Hospital and Health Center, residential uses which are predominately multiple family, and commercial development located primarily along Wilshire and Santa Monica Boulevards. The properties at 1302-1342 Twenty-Third street, currently zoned R2, are developed with a mix of multi-family residential buildings containing a total of 26 dwelling units interspersed with three surface parking lots containing a total of 116 parking spaces. All but two of the buildings on this site are vacant. The two buildings that are occupied contain a total of thirteen units. The properties at 2101, 2121, and 2129 Arizona Avenue, currently zoned CP, are developed with surface parking for 90 vehicles, a medical office building with 13 associated parking spaces, and one two-unit residential building. Additional detailed information may be found on pages 8 through 14 of the project EIR. (Attachment C). CEQA STATUS An Environmental Impact Report on the proposed Land Use Element and Zoning District Amendments (and related projects) has been prepared. The EIR found no significant impacts which would result from the amendments. - 2 - ~ - e Since the City Council has final authority over amendments to the General Plan and Zoning Districts, certification of the EIR is the responsibility of the Council. ANALYSIS The specific requests herein are a sub-set of map changes proposed in the Hospital Area Specific Plan. No text changes to the Land Use Element or the Zoning Ordinance are proposed by st. John's in these requests. Attachments "AII and liB" illustrate the st. John's map changes as compared to the zone changes proposed in the HASP. To the extent the HASP proceeds in a timely fashion without significant modification, these specific requests become unnecessary. The applicant is concerned, however, that issues unrelated to these requests could in some manner delay adoption of the HASP. Accordingly, the applicant requests that these specific amendments be adopted independently from the HASP. Zone Change 26, which would change parcels on the north side of Arizona Avenue between 21st and 22nd streets from CP to R2, would bring the zoning into conformance with the present Land Use Element "Low Density Housing" designation for the property as shown on the Land Use Element Map_ The HASP proposes the same zone change. The "lest 23rd Street Land Use Element Amendment, GPA-04, from "Low Density Housing" to "Institutions" and Zone Change 27, which would change the same area from R2 to CP, are consistent with the proposed HASP. (The HASP would change the "Institutionsll designation to "Medical" in the Specific Plan area. At such time as the HASP is adopted, it would supersede the "Institutions" designation.) As would be accomplished on John's proposed changes to Districts result in a commercial professional uses of residential uses on the considered positive from compatibility_ The project EIR found no significant impacts which would result from the requested amendments. However, the Arizona Avenue zone change would cause the existing medical office building at the northeast corner of Arizona Avenue and 22nd Street to become a nonconforming use. This building is potentially eligible for local landmark designation based on its 1920's low-scale Art Deco architecture. This issue is discussed on pages 75-76 of the proj ect EIR. One option to mitigate the concern of making a possible future landmark a nan-conforming building would be to retain the CP District designation on its site (Lot 3D, Tract 199). Staff does not support this, however, since there is no assurance, even with a landmark designation, that the building would remain. Leaving one small lot with a commercial a broader scale by the HASP, the st. the Land Use Element Map and Zoning consolidation of hospital-related on the one hand, and a consolidation other, an impact that is generally the perspective of land use - 3 - e e designation within a residential district would constitute "spot zoningll and would be inconsistent with the overall goals of the HASP. Rezoning of the lot to R2 would not force removal of the commercial use for at least 25 years. Except for the non-conforming building issue noted above, there are no other mitigation measures proposed in the proj ect EIR which relate directly to the map designation changes proposed by st. John's Hospital and Health Center. PLANNING COM}tISSION ACTION Since these requests were initiated by a property owner, the Commission may either disapprove the requests or recommend them to the city Council for approval along with appropriate required findings. A Commission Resolution of Intention is not required. If the requests are recommended for approval, the Commission should also recommend that the proj ect EIR be certified by the Council. CONCLUSION The above Land Use Element Amendment and Zone Changes are in the public interest, whether adopted as part of the Hospital Area Specific Plan and its rezonings or adopted independently from the Specific Plan. The public interest and public welfare would be best served by approval of the proposed requests. RECOMMENDATION It is respectfully recommended that the Planning Commission forward to the City Council the commission's recommendation to certify the project's Environmental Impact Report, and to adopt General Plan Amendment 04 and zone Changes 26 and 27 based on the findings below. FINDINGS 1. The public necessity, public convenience, and general welfare require the proposed Land Use Element Amendment and Zone Changes in that: a. The proposed changes would have beneficial land use effects on the integrity of the surrounding residential neighborhood by grouping similar land uses more closely together. b. The proposed changes represent reasonable consolidation of both commercial and residential land use zones. Since roughly equivalent areas of commercial and residential land are being ltexchanged,lI no substantial growth-inducing impact will result. c. Zone Change 26 (CP to R2) will bring the subject properties' zoning into conformance with the existing Land Use Element's Low Density Housing designation. - 4 - e e d. Zone Change 27 (R2 to CP) would be a more appropriate and more compatible designation given the existing hospital facilities abutting the lots and the fact that the majority of the lots have not been activiely used for residential housing for a considerable length of time. e. The proposed changes are fully consistent with the September 1986 Draft Hospital Area Specific plan and would not prejudice adoption of said Specific Plan, based on the analysis contained in this staff report and incorporated herein by reference. f. An Environmental Impact Report on the proposed changes was prepared, finalized, and fully reviewed by the Planning commission. The EIR was prepared in conformance with City and state CEQA Guidelines and adequately analyzed potential environmental effects of the project. The EIR found that the proposed changes would not have any significant environmental impacts. The EIR is incorporated herein by reference. g. The Planning commission has fully reviewed the March 2, 1987, Staff Report on the subject proposed changes, the September 1986 Draft Hospital Area Specific Plan, the January 26, 1987, and March 2, 1987, Staff Reports on said Specific Plan, and the Environmental Impact Report on said Specific Plan, the contents of all of which are incorporated herein by reference. Prepared by: Richard Mills, Associate Planner Attachments: A. Existing Land Use Element Map, with GPA-04 Highlighted B. Proposed H.A.S.P. Rezonings, with st. John's Requests Highlighted c. Project EIR RM: nh Zone 02/25/87 - 5 - f"'I"elnX> '2) l,ei7, 'Si-'lu. ~n e ATIACHMENT A LAND USE ELEMENT D\$TR1CTS e Downtown Core + General CommerCial ~ f8H.i:i f::::::j ++++++ ++++++ Special Office District PRoPOSED GP~-o" : .. Low DE"'ISI"N ~I~" ~ -ro~INS"'TUTIO""S" Oceanfront Special District . Service and Specialty Commr:rclal ~ ~ F94'~'._- ~. I.. __ ..'II ,1 -- Neighborhood Commercial Broadway Mixed-Use Dlstnct 23rd Industrial Institullons 20th Parks SF I I. t~ j I ~:~ ~-, t:::::~{:J Single Family Housing >.. ll:l ~ 't:l ~ o lo-t !Xl 17th Low Density Housing .,-..... .., -...' .,-....- ....:.'_:~':~..- ,....':::':;..., ~~. ,.,- -' 1" "'...' ....t ~'.~~f:~:,._:=: :::.',,:~,:,_ ......_,...,.., ....t_'-.f...,-~ ... -I:.'::~f:f: I'_~r~(.:,,:,' ".. ~::"'::':':J ,:.:,:::.'.."", ~ ,-,.......... .....'....'-,..... ;:::: ::::::~ Medium Density Housing High Density Housing + L.INCOl...N (NORTH) fb'Trl USE 5 14th . - . . . J - . . - . . " .,1... ....... , ..... .....".. ,~ . ." .. ...... ~ ...-I c::l CIRCULA TION ~ .... Freeway I ~ ~ Arterial Street I I 1 -----Ii Collector Street ,-- J ~ Feeder Street OJ ::l t:: OJ :> < . '0 :> ...-I !Xl OJ lo-t 'r-l ..c In ...-I ~ ~ It! () -~ a o ::e: It! .j.l s::: ltl tI) It! s::: o N .~ ~ II::C EXISTING LAND USE AND CIRCULATION PLAN MAP ..:JML" 1 .. 1 .. , ... I" ~ i .. 1 'f i '4 I .. 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'f, ~I ' I 'J ~ , . 1 : Ot " :" :" I" II 05 .. -N- ~ ~~ ..!~ (. <( . . ~ ~... , 501" 1 ' l~~ J~: ['fIo.~dr- 2) 1<i6119+&~~ f(..,.r<:>- T ,", /1 eA TTA..CH.!,+1 c-NT 3- i2l Ell : , ' , ; : ! : i ; : II ! 11 1 ~ Hlili:..l1lilliIl=1lliWl1J~ a 1111111111 I-l-t ~ ~I:"" :,f'1iil i'!lt ~ III ~ 1~ L31l1TITfTITr:l ElmTTmlg FlI11IlIIIII ~ ii] f3li": Ii! 1lF3 ~fTiiTTm~ nfiiTTITTITTl ~ " 1111111 Twr -I't~. ~ ~~~:~~~!J~,~0ITID[j ~~illJJJ}:lDI t~lEl~IIIJ) ~ ~ tjLJ.llll1Jfj DOUGI.AS f]LfIillBb i ~ 11111 , II J ~ I:::FfT11TflE3 ":2". 4 I-jfiiTTIITTTI1 , WIIIID 1i ~t:::,;jl~~l:~:::i;l~ F"-1111 -:~~~~ ~ Jl ~~~F"O~T.I"1.1 I" j ~~ r..., (31 ~~I I 'J II: ! ! ! 11 ~ITIIIIIITID ,'I .;. NTY foil · ~ ~l ' ] , : '; . ~ DfIIITITIW] ~. ~ tj[ 1 I, , I tll; I ! i! i II : i I -n TW N y. ~ f'..I .5"'~~f ',I I :, I I,ll' "':. I' ! ~L- ~ :,11,\ ',',; I" WENTY.F'RST ... .TRE ~ I ~: j I: ~:: -I Ff :;' i }--l i ilIl1 fR ' : : :=J ,i,! I ~ ~, I ~ ~LfnHH] I :"i I r \ j ! f Ir-1 W. NT I E M w :-11 ! j:"" J~~ i ~.:: !! II 11 r! Ii: ! ! : ; ~ ! q EITIIIIIIJJJ I" :J I ~~:, II"." t:--1 r:' ']1'1'111':1 ' I!:'I ~ ""':NE,-rEE':!.TH I STa......- - ,J ..,jool;f'\ :d I '" II" 1 F i' ~ ~ I I..{] : I r! i " - - . -.. ". .. . a l. " . ,: .11 .::'. n R i i; : i I: I d;l: " : i : 'I i: I KEY !;'GHT!:ENTH .. Hm ~ c-p to be rezoned ITjl (: \. , 1 \ 1 r r j 'i; I ' , 11---1 r I : [ '1 : . ; '1'1: Iii I ' I 1.1 I . R- 2 ~'!!1 1_..~.~ I :,; H!~~ .I! ! I. ~I ,1, Yi t .. '. i I r-;.::J , J..-....l I ]"1 ' T r 11'1\ I'.. I ' . I II I ~ ~ i! i J,. : I I ; I, ;. I' - H! I, ~ i I : II. j i ::: 1 1 : 1m R-2 to be rezoned SEVENTEENTH · ffiil c-p t: JD HqfH! I ; ~~j l=-1?C II:-i t=1.t~q in: II I; 3pO; , It] II 1 ..... C-A to be rezoned "I ]] I::!!) \11: u t=! i . .. i;~ 1 ~ I j ! : - 11 ' ; I I' I : : I ' : I : ~ I,:,.! ; .. c-p ~ I _;:;'.!.XTEENTM I -:'1' :J I ~ , II --i t-f;:! ! I ! I Ii,:,,:::!! II IIII!!: I f ~ IIIII~ 1"11111 ! i Ii ! I; :w I U"COV' F; :1. i Al:~ (. ,. I ! : ' i ! [I rTl1TTmll rmmmm I l ......o-,..~ ....,..'0.. ..,.;.. I eTpEET' ~ sc: HO 01.. I l"lll. J I Il1flllJIII Ii", "11" ~ 1111111111'.' I. ....iJJItta PRoft:>SED H.A..S. P. RE:ZON,f\iCcS W\T'-' SAINI ..TOHN~~ ~EGlUES-rG CIRCLED ~ //t?t?-CJO~ ~. CjED:PC:nh Councll Mtg: January 28, 1986 Santa Monica, Cal~forn~a TO: Mayor and C~ty Council FROM: C~ty Staff SUBJECT: Transm~ttal of Draft Zonlng Ordinance and Recommenda- t~on to Adopt Resolut.1.on of Intent~on to Amend the Zoning Ord~nance Text. INTRODUCTION ThlS report transmits to the Clty Council a draft comprehens~ve rev~s~on to Chapter 1, Artlcle IX of the Santa Mon1ca Mun~cipal Code, the C~ty's Zon.1.ng Ordlnance, wh~ch lS requlred to ~mplement the goals, obJect~ves, pol~cles and standards conta1ned 1n the Land Use and C~rculatlon Elements of the General Plan adopted ln October 1984. Also attached to thlS report lS a proposed Resolu- t~on of Intent10n to Amend the Zonlng Ord~nance Text, as requlred by SMMC Section 9149, d~recting the Planning Commlss~on to com- plete its cons~derat~on of thl s draft and return a report and recommendatlon to the Councll Wlthln 4 months. The key prlnclples underly~ng staff I s approach to the proJect, the organlzatlon of the document and a summary of ~ts contents are ~ncluded in thls report. A more detalled dlScussion of ind.1.- vldual sectlons and topJ..cs wlll be presented to the Planning Com- ml SSlon during .1. ts reVlew of th~ s draft. The process for cow- pletlng reVlew and adoptlon of the draft Zoning Ordlnance lS also summarlzed. - 1 - The draft ordlnance lS the result of a slgnlflcant 1nter- departmental Clty staff effort durlng the past twelve months to translate the general requirements of the Land Use and Circula- tlon Elements lnto speclflc standards. The draft was prepared inl t1ally by the Cl ty Plannlng D1V1Slon of the Communl ty and EconomlC Development Department and has been extensively revlewed by other D1V1Slons of that Department, other Clty Departments, the Clty Manager and the City Attorney. The draft ordlnance is a complex technlcal document whlch was prepared and revlewed ln a relatlvely short period of tlme. As a result there may eXl st some internal inconslstencles withln the text, however It is an- t1clpated that any dlscrepancles w111 be clarified durlng the extenslve public reVlew process. The Plannlng Commlsslon wlll begin lts reVlew and publlC hearlngs on the draft In February according to a schedule approved by the Councl] on December 17, 1985. Copies of the draft ordlnance and th1s stdff report w111 be avallab1e for reVlew ln all Clty publlC llbrarles and at the City Plannlng D1V1S1on publlC counter. Cop- les will also be available to bUSlness groups, communlty groups and other C1V1C organizatlons who participated actlvely ln the Land Use and C1rculatlon Elements proJect. Addl tlonal coples wlll be avallable for purchase at the Clty Planning Div1sion. BACKGROUND On October 23, 1984 the Clty council unan1mously adopted new Land Use and Clrculatlon Elements of the Clty'S General Plan. ThlS - 2 - actlon completed two and one-half years of active study and ex- tenslve publlC particlpation by numerous groups and lndlVlduals throughout the Clty about how Santa Monlca should grow and develop ln the comlng decades. The Implementatlon Sectlon of the Element identlfles the Zonlng Ordlnance as the prlmary vehlcle for lmplementlng the goals, obJectlves, pollcles and standards ln the Land Use and Clrculatlon Elements. The numerous changes and modlflcatlons enacted during the past thlrty-seven years Slnce the last comprehensive reV1Slon to the Zonlng Ordinance has resulted In an ordlnance that 1S frequently confuslng for staff, declslon makers and the general publlC. The number and extent of changes to SMHC Artlcle IX, Chapter 1 that were requlred to achleve cons1stency wlth the new Land Use and Clrculatlon Elements presented staff the opportunlty to slmultaneously lncorporate pollcles of the recently adopted Hous- lUg Element, recent Cl ty Councll, Plannlng Commi SSlon and Ar- Chl tectural ReVlew Board actlons, and an opportunl ty to reor- ganlze the ordinance for greater clarlty and lnternal cons1stency. Santa Monlca has a wealth of lnherent assets to protect i an oceanfront w1th publlc beach access, a busy successful downtown, characterlstic nelghborhoods and commerClal dlstrlcts, well ten- ded parks, a strong sense of place created by the rlch archltec- tural and cultural heritage. The purpose of the Zonlng Ordlnance is to protect and pre serve these assets by gUldlng growth and - 3 - development ~n a balanced ratlonal manner. The Zon~ng Ord~nance lS des~gned to prov~de: o Predlctlbill ty: Clear reliable standards and procedures to gUlde developers, res~dents, declslon makers and City staff In the development of Santa Monlca. o Compatibillty: Assure that new development occurs ~n a form that lS compat~ble wlth the eXlstlng urban context and l5 not detrimental to the unlque character of Santa Mon~ca. o Stablllty: Protect and enhance the hou5~ng and employ- ment opportunlties. KEY PRINCIPLES In preparlng the draft Zon~ng Ordlnance staff was gUlded by the follow~ng general pr~nclples: 1. Translate General Plan pollcles into spec~flc, quantlf~- able and understandable standards. The Land Use, Clrculat~on and Houslng Elements contaln numerous obJectlves, pollcles, programs and requlrements. Most of these statements are clear expresslons of publlc pollcy whlch are easl1y translated lnto regulatory re- quirements. Some, however, are vague and occaslonally contradlctory. The draft Zon~ng Ordlnance lncludes the expl~c~ t standards from the Elements, such as the floor area ratlo and bUlldlng helght l~mlts ~n the new Land Use Element, and also attempts to resolve amblgult~es based on actual proJect-related experience during the ~nterlm peri- od Slnce adoptlon of the most recently amended General Plan Elements. - 4 - 2. Incorporate recent C1ty Councll, Plann1ng Cornrn1SS1on and Arch1tectural ReV1ew Board procedures, standard cond1- t1ons, and POllCY gU1dellnes Slnce the Development Moratorium of 1981 the Councll, Planning CornrnlS Slon and Archl tectural Revlew Board have been act1vely 1nvolved in rev1ewing a wlde var1ety of development proJects. Th1S process has permltted dec1s1on makers and the publ1C an unusual opportunity to evolve general consensus on a number of City plann1ng 1ssues and procedures. The draft Zonlng Ordlnance codlf1es standard cond1t1ons of approval for a variety of land uses based on this experience, and adds new ffi1nlffium Ob]ect1ve requ1re- ments for certaln uses over Wh1Ch dlscretlonary actlon wlll contlnue to be requlred. Various other procedural lssues WhlCh have emerged over the years are lncorporated luto the permlt process, (for example, the power to revoke permits under speclfled circumstances). Responses to other lssues Wh1Ch the general publlC and dec1sion makers have reque sted, such as addl tional setback requirements for substantlal remodel1ng of slngle fam1ly homes, park1ng structure standards, lot coverage and density calculat10n methods, perfil tted exceptlons to bU1ldlng height limits, and general procedural streawl1nlng, have also been addressed. 3. Maintaln the structure of the eX1stlug Zon1ng Ordlnance, but ellmlnate amblguous language and re-organize subjects for eaSler access to 1nformation. Unllke other sections of the Munlclpal Code, the Zonlng Ordl.nance lS read and lnterpreted on a dally basls by - 5 - everyone involved 1n the development of property 1n Santa Mon1ca. The language of the ord1nance, therefore, should be as clear as poss1ble and the organlzat1on of the or- dinance should ant1clpate the informat1on needs of 1 ts many users. The eX1st1ng Zon1ng Ord1nance often falls to sat1sfy these two obJectives, but because it has been 1n actlve use for so many years, drast1c restructur1ng m1ght have proved more confus1ng to the public than careful reorgan1zatlon. The proposed draft Zoning Ordinance, therefore, resembles the baslc structure of the eX1stlng ordlnance, but related tOplCS have been loglcally grouped, the format un1f1ed and the language style made more con- slstent. Ent1rely new sections have been added (for exam- pIe, SlX new Zon1ng Dlstrlcts) and other sections deleted. In many cases, eX1stlng text has merely been edl ted for conS1 stency of tone and wr.l tlng style. In other cases eX.lst1ng text has been relocated to sect10ns where con- cepts and standards are more closely llnked. The draft ordinance also lncludes cross-reference reminders for re- lated subJects, an index of uses and subJect 1ndex. 4. Incorporate contemporary plannlng concepts, recent State and Federal law, and legal precedents. In prepar1ng thlS draft Zonlng Ordlnance, staff has care- fully revlewed contemporary professlonal 11terature, zon1ng codes from other Cl tles, recent changes 1n state and federal Clty plannlng law and jud1clal dec1s1on trends. The proposed parklng regulat10ns and satelll te - 6 - d1sh antennae standards, for example, resulted from exten- S1ve research 1nto the profess1onal and legal 11terature. Other State-mandated zon1ng requ~rements such as var10US types of ch11d care fac111t1es, manufactured hous1ng, second dwel11ng un1ts and 1ncentives for affordable hous- 1ng (1e. dens1ty bonus) have also been addressed. GENERAL STRUCTURE OF THE DRAFT ZONING ORDINANCE Although Art1cle IX of the Mun1c1pal Code 1S frequently referred to as the City's "zoning code", it 1S actually only Chapter 1 of the Article's nlne Chapters wh1ch const1tutes the Comprehensive Land Use Ord1nance. The other e1ght Chapters lnclude other reg- ulations wh1ch are closely 11nked W1 th the zon1ng regulations: the ReSldent1al Building Report Ordlnance (Chapter 2), the Sub- d~v1s10n Ordlnance (Chapter 3), the Master Plan Ord1nance (Chap- ter 4), the Archltectural Rev1ew Board Ord1nance (Chapter 5), the Landmarks Ord1nance (Chapter 6), the Adult Enterta1nment Or- d1nance (Chapter 7), the Development Agreements Ord1nance (Chap- ter 8), and the 81gn Ord1nance (Chapter 9). The attached draft ordlnance would replace only Chapter 1. Changes to the other Chapters wl11 11kely occur at a later date and may be made wlth- out first adopt1ng a Resolut1on of Intentlon. The proposed draft Zonlng Ord1nance includes n1ne maJor subJect group1ngs. These subject groups are presented here for ease of explanat10n but are not necessarlly labeled as such 1n the at- tached draft Zonlng Ordlnance: - 7 - o Introduct~on and General Requ~rements (commenc~ng wlth Sect~on 9000.1) ~ncludes the Chapter tltle, statement of purpose, deflnltlon of terms used throughout the ord~nance, establlshes the Zonlng Dlstricts and enumerates several general requlrements includlng a vested rlghts standard for proJects ~n process at the tlme the new Zon1ng Ord~nance 1S adopted. o Zonlng Dlstrlcts and Uses (commenclng w1th Sectlon 9010.1) 11sts all of the proposed Zonlng Dlstrlcts In a standard format WhlCh lncludes a statement of purpose, l~st of permitted uses, uses subJect to performance standards, uses subJect to S~te Plan ReVlew Permit or Condltlonal Use Permit, prohlblted uses, property development standards, archltectural review require- ments, and references to related requlrements (eg. park~ng standard s) . o ProJect Design and Development Standards (comrnenclng wi th Bectlon 9040.1) groups together mi sce1laneous deslgn and development standards WhlCh must be met In add1tlon to the baslc property development standards contalned In each Zonlng Dlstrlct. These supplementary standards include many eXlst~ng subJects, such as screenlng requlrements, as well as new subJects such as detalled landscaplng requirements, mixed use development stan- dards and satelllte dlSh antennae standards. o Off-Street Park~ng Standards and Load~ng Requlrements (commenclng Wl th Section 9044. l) presents detalled new parklng standards for a wlde varlety of uses, plus varlOUS park1ng layout and deslgn standards, and off-street loading requirements. - 8 - o Standards for Certain Uses (commenclng wlth Sectlon 9050.1) speclfles certaln mlnlmum design and operational stan- dards for varlOUS uses. Those uses sUbJect to the new Perfor- mance Standards Permlt are uses presumed to be compatible w~th the surroundlng context only lf the speclf~ed m~n~mum condltlons are met. For Cond~tlonal Uses, the baslc questlon of com- patlbl1lty must be addressed by the Plannlng Commlssion and the speclfled mlnlffium condltlons must also be met. o Nonconforming BUlld~ngs and Uses (commenclng with Sec- tlon 9080.1) speclfles procedures for termlnatlng bUl1dlngs and uses eXlsting at the date the draft Zonlng Ord~nance 1S adopted but which are inconslstent with the new ordlnance. Certaln limltatlons for mod~fYlng such buildings and uses prlor to thelr term~natlon dates are also dlscussed. o Zonlng Admlnlstratlon (commenclng with Sectlon 9100.1) establlshes the authorlty of the Zoning Admlnlstrator and out- llnes the procedural requlrements fer Home Occupatlon permlts, Temporary Use permits (new), Performance Standard permlts (new), Varlances, Condltional Use Permlts, Slte Plan Revlew permlts (new), Zonlng Ordlnance amendments, and adoptlon of the General Plan and Speclflc Plans and amendments (new). o Appllcatlons, Hearlng Procedures and Appeals (commenc- lng W1th Sectlon 9131.1) presents the procedural requlrements for maklng proper permlt appllcatlons, conducting permlt hearlngs and appeals, lncludlng tlme llffilts and coordinatlon wlth the Clty'S - 9 - Gu~del1nes for Implementat10n of the Cal1forn1a Environmental Quality Act. o Enforcement (cornmenc1ng wlth Sectlon 9150.1) spec~fles the roles of var~ous C~ty Departments ~n enforc1ng the Zon1ng Ord~nance. DRAFT ZONING ORDINANCE SUMMARY Following 1S a section-by-section summary of the draft Zoning Ordlnance. SECTION 9000.1 - TITLE, clearly 1dent1f~es Chapter 1 rather than all of Article IX as the C1ty'S zon~ng regulations. Artlcle IX has been re-t~tled as "Plann1ng and Zon1ng." SECTION 9000.2 - PURPOSE, enumerates ten purposes for the Zoning Ord~nance drawn from the Land Use and C1rculat1on Elements and exist1ng ordinance text. The second half of the eX1st1ng purpose statement now 1n SMMC Section 9101 has been relocated 1n edlted form to 1ntroduce the Rl Slngle Fam1ly Dlstr1ct. SECTION 9000.3 - SPECIFIC DEFINITIONS, conta1ns a detailed sum- mary of terms used throughout the ord1nance, lncluding many new terms not currently 11sted in SMMC Sect10n 9102. Effort has been made to reconc11e def1n1 t10ns of many confuslng terms such as "floor area" and "loft." The term "lot" has been deleted and all references to development sltes are now termed "parcels." Staff proposes to add graphic ll1ustratlons for certa1n terms at a later date 10 the ordlnance reV1ew process. - 10 - SECTION 9001.1 ESTABLISHMENT OF DISTRICTS, 11stS seventeen prlnclpal Zonlng Dlstrlcts and three overlay deslgnatlons. New Dlstrlcts lnclude the RVC ResldentlaljV1sltor-Servlng CommerClal Dlstrlct, MXD Mixed Use Distrlct, C5 Special Offlce Commerclal Dlstrict, C6 Boulevard Commerc1al Dlstr1ct, CC C1V1C Center Dis- tr1ct, and PL Public Lands Dlstrlct. The Downtown Core Overlay Deslgnatlon and Nelghborhood CommerClal Overlay Deslgnations are new. The tltles of the multl-fam1ly resldential Distr1cts (R2, R2R, R3, R4) and one commerclal D1strlct (C3) have been changed to reflect terms used 1n the Land Use Element. The eXlsting CA Commerc1al Administratlve Distrlct, C4-A Llm1ted Hlghway Commer- clal Dlstrict, CR Commercial Recreatlon Distrlct, M2 General In- dustrial Dlstrlct, and S Slte Plan Revlew Distrlct have all been ellm1nated. SECTION 9001.2 - ADOPTION OF DISTRICT MAP, llke the second half of the current SMMC Sectlon 9103, thlS sectlon l1nks the D1S- trlcts establlshed above to a Zonlng Dlstrlct Map. SECTION 9001.3 - RULES TO DETERMINE APPROPRIATE DISTRICT, lncor- porates concepts from SMMC Sectlons 9135 through 9135E. SECTION 9002.1 - APPLICATION, requlres that all development and bUlldlng alterations and all uses of property must be conslstent with the Zon1ng Ordlnance regulat1on5. Slmllar language 15 now contalned 1n SMMC Sectlons 9104 and 9l04A through 9104D. SECTION 9002.2 - VES'I'ED RIGHTS, a new sectlon, establl shes the necessary standards for determln1ng how to apply the new Zonlng Ordinance to proJects WhlCh were prevlously approved. - 11 - SECTION 9002.3 - BUILDING PERJviITS, relocates the eXlstlng re- qUlrement for a bUlldlng permlt now in SMMC Sectlon 9152, to thlS sectlon of general requlrements. SECTION 9002.4 ZONING CONFORMANCE REVIEW, a new sectlon, codlfies existlng admlnlstratlve policy that all constructlon, changes of occupancy and changes of use must be reviewed by the Clty Plannlng Dlvlsion for conformance wlth the Zonlng Ordlnance. SECTION 9002.5 - USE OF STANDARD INDUSTRIAL CLASSIFICATION (SIC) MANUAL, a new sectlon, lndlcates that staff used, and recommends that the Cl ty continue to use thl s standard Federal reference publlcatlon to ald in defln1ng commerclal and industrlal land use s . Both the deflnltions and the unlque numerlcal classlflca- tlon system ln the SIC manual will asslst staff to develop computer-asslsted correlatlons between land Use data and econOffilC data (eg. sales tax revenues) for future research and policy analysls. SECTION 9002.6 - CONFLICT WITH OTHER REGULATIONS, a new sectlon, lndlcates that In cases where the Zonlng Ordlnance establlshes a more stringent requlrement for the use of land than the Building Code or other regulatlons, thdt the Zonlng Ordinance requlrements take precedence. SECTION 9002.7 - COMPLIANCE, requlres Clty offlclals to apply the Zonlng Ordlnance, as currently stated In SMMC Bectlon 9153. SECTION 9002.8 - COMPLIANCE BY CITY, SCHOOL DISTRICT AND OTHER AGENCIES, a slgnlflcant modlflcatlon of eXlstlng SMMC Seetlon - 12 - 9154, requlres that all publlC as well as prlvate entitles must comply wlth the Zon~ng Ordlnance. SUBCHAPTER 4A Rl-SINGLE FAMILY RESIDENTIAL DISTRICT REGULA- TIONS, 1ncorporates requ1rements of SMMC Sect10n 9106 through 9106B w~ th appllcable helght and densl ty standards from the Land Use Element. The purpose statement (proposed Sec. 9010.1) con- denses the "quallty-of-l1fe" language now conta1ned 1n SMHC Sec- tlon 9101. Perml.tted uses ~nclude those now permltted by SMMC Sect10n 9106A, but I1sts certa1n other uses in separate condl.- tlonally permitted categorles (Uses Subject to Performance Stan- dard and Condltionally Permltted Uses). Note that the Use Permlt procedure of SMMC Sectl.on 9146 has been el~ml.nated as a redundant procedure and therefore certain condit~onally permitted uses from that sectlon now appear in each of the Zoning D~strlcts. Other new condl.tl.onally perm1tted uses, such as daycare facl.llties and second dwell~ng unlts WhlCh are now mandated by State law, are also listed. The Rl setback requlrement for structures between 25 feet and 30 feet h1gh has been ~ncreased 1n response to Cl tlzen and Plannlng CommlSSlon concern about l.ncompat1b~li ties of many new and substantlally remodeled slngle family homes. A new maXlmum standard for front yard pavlng has also been added In response to cltlzen concerns. SUBCHAPTER 4B - R2R LOW DENSITY MULTIPLE FAMILY BEACH RESIDENTIAL DISTRICT, lncorporates the same standards now 1n SMMC Sectlons 9107 through 9l07C, but clarlfles that the max~mum number of per- mltted storles lS two. - 13 - SUBCHAPTER 4C - R2 LOW DENSITY MULTIPLE FAMILY RESIDENTIAL DIS- TRICT, ~ncorporates the general requ~rements of SMHC Sections 9108 through 9108B comb~ned w~th the new denslty l~mlt from the Land Use Element. Ne1ghborhood grocery stores and subterranean parklng structures are listed as condltlonally permitted uses. SUBCHAPTER 4D - R3 MEDIUM DENSITY MULTIPLE FAMILY RESIDENTIAL DISTRICT, 1ncorporates the general requ1rements of SMMC Sect10ns 9109 through 9109B with the new Land Use Element denslty standard. SUBCHAPTER 4E - R4 HIGH DENSITY MULTIPLE FAMILY RESIDENTIAL DIS- TRICT, 1ncorporates the general requ1rements of SMHC Sectlon 9110 through 9110B w1th the new Land Use Element denslty standard. Hotels, formerly perm1tted by right, would now be subJect to a Condlt1onal Use Perm1t 1n the R4 Dlstrlct. SUBCHAPTER 4F - RVC RESIDENTIAL/VISITOR-SERVING COMNERCIAL DIS- TRICT, 1S a new resldential D1strlct to 1mplement Land Use Ele- ment Po11cles 1.5.1 through 1.5.4 affect1ng the current R4 D1S- trlct west of Ocean Avenue between P1CO and Colorado. The Dis- trict would permit eXlstlng res1dent1al development to remain, but would requlre a Condltlonal Use Permit for new multi-famlly development. A variety of commerclal uses catering prlmarlly to coastal Vlsltors and tourlsts would be permltted. Certaln uses, lncluding outdoor cafes, restaurants servlng alcohol and lnciden- tal offlce space would be permltted wlth condltlons. Outdoor dlsplays of artwork and certain other products would be condl- tlonally perm~tted on the Promenade and pedestrlan-orlented - 14 - streets. Santa Monlca Pler would be re-class1.fled from CR Com- rnerclal Recreatlon to thl s new RVC D1.strict. Property develop- ment standards are a combinatlon of those llsted In the Land Use Element and the eXlstlng R4 setback and yard standards, except that a new 35-foot setback from Ocean Avenue lS requlred to lm- plement Urban Design POllCY 3.5.5 ln the Land Use Element. SUBCHAPTER 4G - MXD MIXED USE RESIDENTIAL/COMMERCIAL DISTRICT, 1.S a new resldentlal Dlstrlct to lmplement Land Use Element POI1CY 1.6.3 regardlng the Broadway area east of Llncoln Boulevard. The llst of permltted and condltlonally permltted uses reflects the resldentlal deflnltion of the Dlstrlct, but allows for certaln convenlence type commerclal goods and serVlces. Property development standards for free-standlng resldentlal proJects, mlxed resldentlal and commerclal proJects and free-standlng com- merclal proJects feature a comblnatlon of the Land Use Element standards WI. th the existing R4 yard and setback requlrements. Proposed Sectlon 9016.6(a) contalns the flrst reference In the draft Zonlng Ordlnance to the Slte Plan ReVlew procedure 1.n the Land Use Element. SUBCHAPTER 4H - C2 NEIGHBORHOOD COMMERCIAL DISTRICT, lncorporates standards now contalned In SMMC Sectlon 9115 through 9115B wlth appllcable pollcles of the Land Use Element. Certa1.n uses are permltted only ln certain locatlons (eg. offlces) and others only by Condltlonal Use Permlt (eg. serVlce statlons and multl-family resldential uses). Beglning w1.th thlS flrst commercial Distrlct, - 15 - the draft Ord1nance places new 11ffi2ts on the use of rearyard set- backs and clar1fles current Zon1ng and BU11dlng Code requirements for certaln sldeyard setbacks. SUBCHAPTER 41 C3 DOWNTOWK COMMERCIAL DISTRICT, 1ncorporates standards now contalned 1n SMMC Sectlons 9116 through 91l6B wlth appl1cable pol1c1es of the Land Use Element. proposed Section 9018.2 contalns a more speclflc 11st of perm1tted uses and cond1- t10nally permltted uses than 15 now 11sted 2n the Zon1ng Or- dlnance. The "Downtown Frame" concept 1n the Land Use Element wll1 be operatlonally deflned as the entlre C3 Dlstrlct mlnus the area mapped w2th the C3C Downtown Core D1strlct Deslgnat1on. SUBCHAPTER 4J C4 HIGHWAY COMMERCIAL DISTRICTS, lncorporates standards now contalned 1n SMMC Sect10ns 9117 through 9117B with appllcable policles of the Land Use Element. The proposed prop- erty development standards do not, however, 1ncorporate the Land Use Element's Standard 1n Policy 1.6.2 that new auto dealerships be permitted to bU11d as-of-r2ght to 54 feet on Santa Monlca Boulevard wh11e other uses may only exceed 45 feet by approval of a Slte Plan Rev1ew Permlt. Staff recommends modifying the Land Use Element standards and requlre a Sl te Plan ReV1ew for any proJect on Santa Monlca Boulevard 1n the C4 Distrlct 1n excess of 45 feet. SUBCHAPTER 4K - C5 SPECIAL OFFICE COMMERCIAL DISTRICT, a new D1S- trlct to implement Land Use Element Pollcles 1.8.1 through 1.8.8 for the eastern Industrial Corrldor area. The list of permltted - 16 - uses was developed after conslderlng regulations governlng Slml- lar Dlstricts In other Callfornla cities. Restrlctlons are placed on the Slze of certaln common commerClal uses to prevent thlS part of the Clty from becomlng another commerC1al core con- trary to the lntent of the Land Use Element. However, allowlng limlted amounts of such business and employee-related serVlces may help reduce auto traffic assoclated Wl th new development ln thlS part of the Clty. SUBCHAPTER 4L - C6 BOULEVARD COMMERCIAL DISTRICT, lS a new D1S- trlct lntended prl.marlly for \'111 shlre Boulevard, as a way to recognlze lts unlque role ln the C1ty and to clearly d1stlngu1sh 1t from the H1ghway Commerc1al D1strict, a more automotlve- orlented Dlstrl.ct as its name lmplies. Perm1tted uses lnclude most uses permitted in the C2 and C3 D1stricts. Auto dealer- shl.ps, veh1cle repalr and service buslnesses, serVlce statlons, drl ve-ln and Slmllar uses, and mul tl.ple faml1y reSl.dentlal uses would all requ1re Condl.tl.onal Use Perml.ts. Property development standards l.ncorporate standards now contained In SMMC Sectlon 9117 through 9l17B, Land Use Element Poll.cy 1.6.1 and other ap- pllcable Land Use Element pollcles. SUBCHAPTER 4M - CM MAIN STREET SPECIAL COMMERCIAL DISTRICT, 1n- corporates the eXl.stl.ng requlrements of SMMC Sectlon 9119 through 9119D, wl.th the mod1flcation to maX1mum perm1tted floor area ra- t10S contal.ned 1n Land Use Element Policy 1.6.7. Hotel sand hostels would become cond1tl.onally perm1tted uses anywhere along Mal.n Street (SMMC Sect10n 9ll9B(3)(g) currently limits such uses - 17 - to the CM4 area north of Bay Street), and adds a prov1s1on allow- lng the 11ffilt of two restaurants per block now conta1ned In SMMC Sect10n 9119B(4)(d) to be exceeded by approval of a Conditlonal Use Permlt. All other requlrements of the eXlstlng Maln Street Ord1nance remain unchanged. SUBCHAPTER 4K - CP COMMERCIAL PROFESSIONAL DISTRICT, 1S 1ntended as an 1nterlrn set of standards unt11 the Specif1c Plan requlred by Land Use Element POlicy 1.13.1 for the two Clty Hospltal cam- puses 1S completed. The three-story, 45 foot maXlmum helght Ilmlt, 2.0 maXlmum floor area ratlo, and the IlSt of permltted and condltlonally permltted uses were developed after considerlng CP Dlstr1ct proJect approval experlence during the past several years, the completed St. John's Hospltal's Master Plan and pre- Ilmlnary lnformatlon from Santa Monica Hospltal's Master Plan now belng developed. Setback and yard requlrements are consistent wlth other Commerclal Dlstricts. SUBCHAPTER 40 CC CIVIC CENTER DISTRICT, 1 S another lnterlm standard pend1ng complet1on of the CiV1C Aud~tor~um study now under way. The lnterlm maXlmum standards of three storles, 45 feet and 2.0 floor area ratio are all lower than the maXlmums permltted under Land Use Element POllCY 1.12.2. SUBCHAPTER 4P - HI INDUSTRIAL CONSERVATION DISTRICT. lncorporates standards now contalned In SMMC Sectlons 9120 through 9120C wlth Land Use Element pollcies 1.9.1 through 1.9.4. SUBCP~PTER 4Q - PUBLIC LANDS DISTRICT, lS a new Dlstrlct lntended to consolldate all publlCly owned open space (parks, beaches, - 18 - cemetery, publ~c park~ng) and other publ~c property, lnclud~ng School D~str~ct property, into one D1strict. Any proposed development or use of these properties for other than the permit- ted public uses would require a Sl te Plan Rev1ew Permit. All property development standards are to be established on a case- by-case basis through thlS d1scret1onary reV1ew procedure, with the pr~nc~ple cri ter~on belng compat1b11i ty Wl th the scale of development preva111ng 1n the surround1ng commun1ty. Re-use of eXlst1ng structures is encouraged. SUBCHAPTER 4R - A OFF-STREET PARKING OVERLAY DESIGNATION, one of three such "overlay" deslgnatlons WhlCh, when spec1f1cally ass1g- ned to a parcel or geograph1c area, establ1shes special requ1re- ments and standards 1n add1t1on to the bas1c underlY1ng Dlstrlct Wh1Ch rema1ns 1n effect. The "A" Des1gnat10n in the proposed draft Ord1nance 1S much more detailed than the standards now con- ta1ned 1n SMMC Sect10ns 9112 through 9112B, and responds to c1t1zen concerns and certain ambiguities about Land Use Element Pol1cles 1.2.2 and 1.2.3. All surface parking lots and parklng structures (above grade or below grade) on "A" parcels would re- qUlre a Slte Plan Review Perm1t. Surface parklng lots only (not above or below grade structure s ) would be perrol t ted where "A" parcels abut C2 parcels (eg. along Montana Avenue). Above grade parklng structures would be proh1blted on RIA parcels (surface lots or below grade structures condlt10nally permltted). New property development standards include maXlffium permltted parklng structure heights, maXlmum parcel coverage, m1n1mum yards and - 19 - setbacks and varlOUS deslgn standards to ensure that parklng on "A" parcels lS compatlble wlth adJacent residential development. SUBCHAPTER 4S - C3C DOWNTOWN CORE DISTRICT DESIGNATION, 1 S In- tended to lmplement concepts contalned ln Land Use Element POll- Cle8 1.3.4 through 1.3.8. ThlS Deslgnatlon, geographlcally and 8ubstantlvely can be carefully coordlnated with the Mall Speclflc Plan, since the two sets of standards wlll be under conslderatlon by the Plannlng CommlsS1on at about the same tlme. SUBCHAPTER 4T - N NEIGHBORHOOD COMMERCIAL DISTRICT DESIGNATION, 18 lntended to lmplement concepts contalned ln Land Use Element Pollcles 1.7.2 and 1.7.9, WhlCh seek to preserve neighborhood commerClal uses at the ground floor along certaln streets (eg. Wilshlre between 12th and 16th Streets) whlle permlttlng develop- ment above the ground floor to be constructed to the llrnl ts of the underlYlng Dlstrlct. SUBCHAPTER 5 PROJECT DESIGN AND DEVELOPMENT STANDARDS, lntroduces a new maJor sectlon of the draft Zonlng Ordlnance WhlCh consolidates a number of mlscellaneous addltlonal plannlng and deslgn standards now scattered throughout the eXlstlng Zonlng Ordlnance. SECTION 9040.3 - BUILDING HEIGHT AND EXCEPTIONS TO HEIGHT LIMIT, a substantial rnodiflcatlon of SNNC Section 9126, clarlfles how bUlldlng helght is to be calculated, particularly on unusually contoured parcels, and establlshes new Ilmlts for roof-top ele- ments (eg. skyllghts and mechanlcal equlpment enclosures) and - 20 - other deslgn features whlch are exempt from the bUlldlng helght llmlts In the var~ous Dlstrlct regulatlons. SECTION 9040.4 - BUILDING VOLUME ENVELOPE, a new sectlon, imple- ments various Land use Element urban deslgn policles, such as pollcy 3.1.1. Thl s new standard would requ~re portl.ons of new bUlldJ..ngs or addltlons to eXlstlng bUlldlngs to "step back" at a ratlo of I' -4" for every foot of hel.ght above 30 feet at the street frontage. The Archltectural Review Board ~s empowered to develop volume trade-off gUldel~nes to achJ..eve superior deslgn. SECTION 9040.5 BUILD-TO-LINE, a new section, lmplements Land Use Element urban deslgn policy 3.3.3. SECTION 9040.6 FLOOR SETBACKS IN COMMERCIAL AND INDUSTRIAL BUILDINGS, a new sectlon, lmplements Land Use Element POI1CY 3.2.2 to achleve bUllding scale transltlons where new commerclal or lndustrJ..al bUlldings abut resldentlal property not In commer- clal use. ThlS new standard would require addlt~onal bU1.1dlng setbacks for all commerclal or industrlal floors above the maxi- mum helght of an adJacent resldentlal Dlstrlct accordl.ng to a speclfled formula. SECTION 9040.7 - BUILDING MATERIALS, a new sectlon, lmplements Land Use Element urban deslgn POllCY 3.1.2 by establlshlng maXl- mum llmlts on black or reflective glazlng, requ~r~ng non- reflective rooflng and mandatlng transparent glazlng and mlnimum V1Slbllity from the ground floor street frontage in certaln pedestrlan-Orl.ented comrnerclal Dlstrlcts. - 21 - SECTION 9040.8 - FENCE, WALL, FLAGPOLE, establishes a new proce- dure for 1ncreas1ng res1dent1al sldeyard and rearyard walls above the as-of-right maximum of six feet to a maX1mum e1ght feet pro- v1ded the adjacent ne1ghbor(s) consents 1n wr1t1ng. Th1S proce- dure would el~m1nate the need for AdJustments now granted under author1ty of SMMC Sect10n 9144B. EX1sting front yard fence he1ght 11m1ts and measurement method 1n SMMC Sectlon 9127H{7) are lncorporated, and flagpoles are Ilm1ted to the max~mum he~ght of the underlY1ng D1str1ct. SECTIONS 9040.9 THROUGH 9040.10 - ACCESSORY BUILDINGS (ONE STORY AND OVER ONE STORY), 1ncorporates eX1st1ng standards 1n SMMC Sec- t~ons 9128 through 9128B and var10US Zoning Adm1n1strator admln- lstratlve gUlde1ines. Codlflcatlon of these standards should help reduce the current volume of AdJustments and Var1ances for accessory bUlldlngs. Accessory bU1ldings in excess of one story or 16 feet 1n he1ght would now require a Condlt1onal Use Permlt. SECTION 9040.11 HAZARDOUS VISUAL OBSTRUCTIONS, incorporates eXlstlng requ1rements 1n SMMC Sect10ns 9127K through 9127k(3). SECTIONS 9040.12 THROUGH 9040.15 - SCREENING STANDARDS, incorpo- rates eXlst1ng requ1rements 1n SMMC Sect10ns 91271 and 9127J(2) through 9127J(4). SECTION 9040.16 DRAINAGE, a new sectlon requir1ng adherence to Buildlng Code requ1rements. SECTION 9040.18 - UNEXCAVATED AREA IN SIDEYARD, lncorporates ex- istlng requ1rements of SMMC Sectlons 9108B(9), 9l09B(9) and - 22 - 9110B{lO) wh~ch requlre a plantable area along one or both slde- yards, depend1ng upon the lot wldth, and extends thlS requ~rement to the new RVC and MXD resldent~al Dlstr1cts. SECTION 9040.19 - PROJECTIONS PERMITTED INTO REQUIRED YARDS, 1n- cludes a much more complete and more easlly understood set of requ~rements than are now conta1ned In SMMC Sectlons 9l27H. SECTION 9040.20 BUILDING ADDITIONS EXTENDING INTO REQUIRED YARDS, c1arlfles and modlfles the current provlslon on SMMC Sec- tlon 9127H(11}, WhlCh concerns the abillty to malntaln or extend non-conformlng sldeyard condltlons. ThlS subJect has frequently been a source of controversy 1n slngle famlly dwelllng remodels. SECTION 9040.21 - MANUFACTURED DWELLINGS, lS a new sectloD WhlCh responds to a State mandate permlttlng the use of manufactured houslng a dwelllng constructed off-Slte and moved to the deSlred parcel for placement on a permanent foundatlon). Th~s sectlon lncludes certa1n m1m1mum compat1b1l~ty deslgn standards WhlCh can be consldered by the Archltectural Review Board. SECTION 9040.22 RELOCATED BUILDINGS, 16 a new sectlon In response to cltlzen concerns WhlCh requlres that relocated bUlld- lngs be generally compatlble wlth those already ln the area sur- roundlng the parcel on WhlCh a relocated buildlng 1S intended to be placed, and t1me llmltatlons on the commencement and comple- tion of buildlng constructlon. - 23 - SECTION 9040.23 - SOLAR ENERGY DESIGN STAKDARDS, lS a new seetlon WhlCh responds to certalu State requlrements, and establlshes mlnlmum deslgn standards for solar energy systems. SECTION 9040.24 - PARCEL AREA FOR RESIDENTIAL DENSITY CALCULA- TIONS AND REAR YARD DEPTH INCLUDES ONE-HALF ALLEY DIMENSION, In- corporates eXlstlng standards lU SMMC Sectlons 9125B and 9127E. SECTIOK 9040.25 DWELLING UKIT DENSITY CALCULATION, codlfles eXlstlng concepts from SMHC Sectlon 9133 and admlnlstratlve prac- tlce of "rounding" fractlons of unlts. SECTION 9040.26 - PARCEL COVERAGE CALCULATION, lS a new sectlon WhlCh codifles admlulstratlve POllCY, SECTION 9040.27 - THROUGH PARCEL MAY BE TWO PARCELS, lncorporates the eXlstlug standards of SMMC Sectlon 9l25C. SECTIONS 9040.28 THROUGH 9040.37 - ENVIRONMENTAL PROTECTION STAN- DARDS, are all new sectlons WhlCh establlsh obJectlve, and ln most cases, measurable thresholds for llghtlng, sound, vibration and radioaetl Vl ty or electrlc dlsturbance, tOX1C substances and waste. SECTION 9040.38 PERMITTED OUTDOOR USES, lncorporates, wlth mlnor modlficatlon, includlng de1etlon of automoblle hOlstS, the eXlsting requlrements of SMMC Sectlon 9137A. SUBCHAPTER 5B - LANDSCAPING STANDARDS, lS a new seetlou, WhlCh lucludes detalled requlrements for landscaplng of parcels In all - 24 - Dlstrlcts except the R1 and R2R Dlstrlcts (but lncludlng RIA par- cels developed for parklng purposes). These standards are base- don extenslve research lnto Slmllar requlrements In other cltles and are consistent with Archltectural ReVlew Board pollcles. ThlS sectlon also lncludes the landscape screenlng standards for commerclal and industrlal propertles now located 10 SrIi-1C Sectlon 9127J(1), but adds a new 2'-0" wlde x 1'-0" hlgh screening re- qUlrement for auto dealershlps. SUBCHAPTER SC - MIXED USE DEVELOPMENT STANDARDS, are new sec- tlons, WhlCh establish certaln minlmum shared parkJ.ng standards and nOlse 11mJ.ts to better ensure compatlbl11ty between reslden- tlal and commerclal uses wlthln the same development. SUBCHAPTER SD - SATELLITE DISH ANTENNAS, are new sectJ.ons WhlCh pre scrJ.be under what condl tlons the City wl11 permit satelll te dlSh antennas In the varJ.ous Dis~rlcts. SUBCHAPTER 5E - OFF STREET PARKING REQUIREMENTS, lnclude totally new parklng space requirements for varlOUS land uses together wlth parklng layout and deslgn standards currently located In S~1MC Sectlon 9129 through 9129F(10). Proposed Sectlon 9044.5 also includes the Clrcumstances under WhlCh the ZonJ.ng Ad- mlnlstrator, In consultatlon wlth the Parklng and Trafflc En- glneer, may approve a reductlon In the requlred number of parklng spaces. Proposed Sectlons 9044.7 through 9044.9 attempt to clarlfy the frequently confuslng Land Use and Clrculatlon Ele- ments po11cles about "alley access" to new resldential and non- resldentlal development. The residential parklng requlrements - 25 - would now be based on the more easl.ly monitored number of bed- rooms rather than the eXl.sting ratl.O of parking to dwell1ng unit 51 Z e . Guest park1ng requ1rements and maximum per cent of compact spaces have been added. Requirements for commerc1al, educat1on- aI, health serVlces, industrlal, entertainment and other uses are much more detalled than eXlstlng requlrements and generally result 1n more parklng requ1red. The requlrements are based on extens1ve research of parking standards 1n Californ1a and else- where, and have been carefully revlewed by the Clty'S Parklng and Trafflc Engineer who concurs In these recornmendatlons. SUBCHAPTER SF OFF-STREET LOADIKG REQUIREMENTS, 1ncorporates eX1sting regulat10ns 1n SMMC Sectlons 9130A and 9130B w1th only minor amendments. SUBCHAPTER 5J - ALCOHOL OUTLETS, 1ncorporates the existlng Al- cohol Outlet Ordlnance lnto the Zon1ng Ordlnance. SUBCHAPTER 6 - PERFORMANCE STANDARDS FOR CERTAIN USES, all new sectlons, enumerate speclflc minlmum deslgn and operatl.onal stan- dards for Large Family Day Care Homes, Auto Dealershl.ps, Auto Rental Agencles, Pr1vate Tennls Courts, Senlor Group Houslng, Slngle Story Accessory Llv1ng Quarters and Game Arcades. These uses are presumed to be compat1ble wlth other uses 1n speclf1ed Dlstrlcts provlded these standards are met to the satisfaction of the Zonl.ng Admlnlstrator, or Plannlng COmmlSSl.On on appeal. SUBCHAPTER 7 - SPECIAL CONDITIONS FOR CONDITIONAL USES, enumer- ates a slffil1ar range of mlnlffium requlrements for uses requ1rlng Condltlonal Use Permlts: Chlld Day Care Centers 1n Resident1al - 26 - Dlstricts, Vehlcle SerVlce Statlons, Vehicle Repalr Facilit~es, Auto Dealershlps ln C5 and C6 Dlstricts, Auto Rental Agencles 1n C5, C6 and CC Distrlcts, Second Dwell1ng Unlts on Slngle Fa~ily Lots, Ne1ghborhood Grocery Stores In Mult1ple Fam1ly Resldentlal D1strlcts, Drlve-In, Drlve Through, Fast Food and Take-Out Res- taurants, Self-Servlce Storage Warehouses and Sldewalk Cafes. These condlt1ons speclf1cally enumerate minimum acceptable des1gn and operatlonal standards WhlCh should be 1mposed If the Plann1ng ComnusS1on, or Clty Council on appeal, question posed by a answer the basic use com- patibillty Condlt1onal Use Permlt appl1cat1on. SUBCHAPTER 8 - NEW CONDOMINIUM REGULATIONS, lncorporates eXlst1ng regulat10ns 1n SMMC Sections 9122 through 9122E with only m1nor amendments, includ1ng references to commerc1al condom1n1ums and coord1nation w1th Art1c1e XX of the Clty Charter (Tenant Par- t1cipatlng ConverSlons). SUBCHAPTER 8B CONDOMINIUM CONVERSIONS, lncorporates eXlst1ng regulat10ns 1n SMf.1C Sectlon 9122F, Wl th only m1nor amendments. Standards for off1ce, cornmerclal and lndustrlal condominium con- verS10ns have not yet been developed, but approprlate sections are re~erved for future use. SUBCHAPTER 9 - NONCONFORMING BUILDINGS AND USES, conta1ns regula- t10ns for the orderly term1natlon of buildings and uses rendered non-conformlng upon adoptlon of the new Zoning Ord1nance, and speclfles llmltat10ns on expanslons and contlnuatlon of such buidings and uses. An amortlzatlon schedule for non-conformlng - 27 - uses and bU11d1ngs 1S establ1shed Wh1Ch relates to the structural type of bu~ld~ng construction. These sections substant~ally modlfy, clar1fy and expand existlng prov1s1ons 1n SMMC Sections 9136 through 9136D. Special non-conform1ng use regulatlons ap- pl~cable to the CM (Maln Street) D1strlct (SMMC Seetlon 9119C(9)) have been relocated to thls sectlon of the Zonlng Ordlnance. SUBCHAPTER 10 - ZONING ADMINISTRATION, establ1shes the author1ty of the Zonlng Admlnlstrator as now prov1ded 1n SMMC Seetlons 9140 and 9141, w~th only mlnor modif1cat1ons. SUBCHAPTER lOB - HOME OCCUPATION PERMITS, ~ntroduces a new con- slstent format for present1ng the purpose and procedural requ1re- ments for all dlscretlonary permlts. The Horne Occupatlon sect~ons ~ncorporate many of the eX1stlng regulations 1n SMMC Sectlon 9143 through 9143B. The proposed sectlon includes expanded requlred flnd1ngs and for the first tlme l~sts certain Home Occupations WhlCh are categorically pro- h1blted (eg. auto and vehicle repair). Authority to revoke a pennlt under certain Clrcumstances lS stated (as lt lS for all subsequent perm~t sections). The existing approval procedure (by Zonlng Admlnlstrator wlth appeol to the Plannlng Cornrnlsslon) re- malns unchanged. SUBCHAPTER IDC - TEMPORARY USE PERMITS, a new permlt requirement to control short term act1 Vl t1es on pr1 vately owned land (eg. temporary offlce tral1ers, art displays, fairs and festlvals). - 28 - The perrn1 t does not requ1re a publ1C hear1ng, but Zoning Ad- m1n1strator approval requ1res certaln m1n1murn f1nd1ngs and cond1- t10ns of approval may be 1mposed. SUBCHAPTER laD - PERFORMANCE STANDARDS PERMITS, a new permit re- qU1rement to ensure that m1n1mum des1gn and operational standards for certa1n uses are met. No publlC hearlng is required, but the Zon1ng Admln1strator 's determlnat10n must be dlstr1buted to the applicant, adJacent property owners and res1dents, and the Plan- n1ng Commisslon. Appeals may be heard by the Comm1SS1on. SUBCHAPTER lOE - VARIANCES, 1ncorporates eX1stlng regulat10ns of SMMC Seet10n 9145, but expands the requ1red findings. The eX1st- ing publlC hearlng requlrement before the Zoning Administration and appeal to the Comm1ssion cont1nue. SUBCHAPTER lOF - CONDITIONAL USE PERMITS (CUP), 1ncorporates ex- lstlng regulat10ns of SMNC Sect10n 9148, but the requ1red find- 1ngs have been expanded. CUp's wlll continue to be heard by the CommlsSlon w1th appeals taken to the City Counc11. SUBCHAPTER lOG - SITE PLAN REVIEW PERMIT, is a new pernll t re- quired by the Land Use Element to allow d1scretionary reVlew by the Plann1ng Comm1ss1on (or Councll on appeal) when the prlnclpal lssues are 1ntensity and design related rather than use related. Procedures are slmilar to a CUP. SUBCHAPTER lOH - COMPREHENSIVE LAND USE ORDINANCE TEXT AND MAP AMENDMENTS, incorporates exist1ng regulat10ns of SMMC Sectlon - 29 - 9149. Proposed Sect10n 9120.6 presents a new 1nterlm zonlng pro- cedure as provlded for ln California Government Code Section 65858. SUBCHAPTER 101 - GENERAL PLAN AND SPECIFIC PLANS, specifles new procedures to replace Art1cle IX, Chapter 4 (Master Plan). These sectlons speclfy the procedures and requ1rements for adopt1ng and amending the General Plan, lndividual General Plan Elements and Speclflc Plans. proposed Section 9121.8 provides for prlvate property owners to lnltlate amendments to the General Plan lf such amendments lnvolve development or modificatlon of property located wlthln the area affected by the proposed amendment. SUBCHAPTER 10J - APPLICATIONS AND FEES, lncorporates the requlre- ments of the State Permlt Stream11nlng Act and enables the Coun- cll to establlsh by resolutlon a schedule of fees for varlOUS permlts, appeals, amendments and approvals requlred by the Zon1ng Ordlnance. SUBCHAPTER lOK - HEARINGS AND PROCEDURES, consolldates l.n one portlon of the Zonlng Ordinance all requlrements for varlOUS publlC hearlngs. Proposed Section 9131.2 speclflcally permlts the Plannlng Cornmissl.on to hear Varlances 1f they are flIed con- currently Wl th other appllcations tYPlcally declded by the Com- mlSS10n rather than the Zoning Adminlstrator (eg. CUP's and Sub- d1vlsion Maps). These sectl.ons also incorporate recently adopted Plannl.ng Cornmlss1on procedural rules for publlC hear1ngs. - 30 - CHAPTER lOL - APPEALS, slmllarly consolidates all procedures for appeallng Zonlng Administrator actlons to the Plannlng Cornmis- Slon, and speclfled Plannlng CommlSSlon actions to the C1ty Coun- cll. All appeals are de novo proceedlngs, meanlng that the en- tlre matter, not Just the stated appeal obJection, 1S before the appeal body. Appeal procedures would remaln exactly as they are handled under appllcable provlslons of the current Zonlng Ordinance. SUBCHAPTER 10M - ENFORCEMENT OF PROVISIONS, incorporate the lan- guage now In SMMC Sectlon 9157, descrlblng the responslbllltles of various Clty Departments to enforce the Zonlng Ordlnance. SUBCHAPTER 11 - INDEX OF USES, a new seetlon outllnlng In deta1l the perrnl t ted use s, use s permitted Wl th per formance standard s, uses permltted with restrictlons, condltlonal uses, and pro- hlblted uses In each Zon1ng District. - 31 -