SR-400-004 (8)
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jUL 26 lS&Q
California
CA:RMM:rmd749/hpca
City Council Meeting 7-26-88 Santa Monica,
STAFF REPORT
FROM:
Mayor and City council
city Attorney
TO:
SUBJECT:
Ordinance Amending the Santa Monica Municipal
Code by Repealing Chapter 1 of Article IX of
the Santa Monica Municipal Code and Section 9516
of the Santa Monica Municipal Code and Adding A
New Chapte~ 1 to Article IX of the Santa Monica
Municipal Code to Adopt a comprehensive Land
Use and Zoning Ordinance
Ordinance Implementing the New Comprehensive Land
Use and Zoning Ordinance by Adopting an Interim
Districting Map
This Staff Report transmits to the City Council necessary
ordinances to adopt the new Comprehensive Land Use and Zoning
Ordinance of the City.
Two ordinances have been prepared to adopt and implement
the Comprehensive Land Use and Zoning Ordinance:
1. Ordinance Adopting Comprehensive Land Use and Zoning
Ordinance. This ordinance adopts as Chapter 1 of Article IX of
the Santa Monica Municipal Code the text of the new Comprehensive
Land Use and Zoning Ordinance. The ordinance also repeals the
existing Zoning Ordinance and a Section of the Architectural
Review Board regulations relating to satellite dish antennas. As
set forth in the ordinance, the repeal of existing provisions
does not affect prosecutions for violations that occurred prior
to the repeal nor does it affect pending applications.
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The ordinance also indicates that in connection with
projects in the Ocean Park area, they will continue to be subject
to the development review process pursuant to the provisions of
Ordinance Number 1416 (CCS). Finally, the ordinance indicates
that in connection with projects that are not subject to the new
ordinance because applications were not deemed complete on or
before April 28, 1988, they will continue to be subject to
various ordinances adopted by the City Council over the last few
years.
2. Ordinance Adopting Interim Districting Map. This
ordinance adopts an Interim Districting Map pending adoption of a
new Districting Map by the city. This ordinance is necessary in
order to implement the new zoning Ordinance. The new Zoning
Ordinance adds 10 new districting classifications which are not
contained on the existing Districting Map. In addition, the
ordinance deletes four zoning classifications currently on the
Districting Map. Therefore, in order to specify what development
standards will apply to certain properties, an Interim
Districting Map has been prepared and is presented for City
Council consideration.
The Planning staff has prepared a Staff Report outlining a
number of changes to the Comprehensive Land Use and Zoning
Ordinance which are incorporated into the text of the proposed
ordinance.
For the reasons stated in Memorandum Opinion Numbers 88-2
and 88-14, it is the opinion of the City Attorney that the
prohibition on second units contained on page 45 of the ordinance
is unenforceable.
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RECOMMENDATION
It is respectfully reco1tlll\ended that following the public
hearing and adoption of the resolution certifying the
environmental documents, the City Council introduce the
accompanying ordinances for first reading.
PREPARED BY: Robert H. Hyers, City Attorney
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JUL 2 6 1988
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council Mtg: July 26, 1988
Santa Monica, California
TO: Mayor and City council
FROM: City staff
SUBJECT: Amendments to the Fifth Draft of the Zoning Ordinance.
INTRODUCTION
On June 28, 1988 the City Council directed staff to prepare
several amendments to the Fifth Draft of the revised Zoning
Ordinance. In addition to those changes requested by Council,
staff has included other corrections to the document.
This
report transmits the changes in the form of new pages to the
Fifth Draft of the zoning Ordinance.
The following outlines the proposed changes (page numbers refer
to attached pages which would replace those in the published
Fifth Draft):
o Modification to the definition of a balcony to be
consistent with the Uniform Building code (page 7).
o Addition of the definition of a Hospice (page 16) and
parking standards (page 210).
o Addition of the definition of a Photo Copy Shop per the
request of the Planning Commission (page 25).
o Addi tion of the definition of Specialty Office, and the
addition of such uses in the BCD and C2 District (pages
28, 74, 80).
o Revised development standards for height, front yard, side
yards and rear yard setbacks in the RI District, and ARB
review for modifications (pages 44-48).
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o Revised side yard setback requirement in R2 District to be
consistent with all other residential Zoning Districts
(page 56).
o Addition of Places of Worship as permitted use in C3, C3C,
C4, C5, C6 Districts (pages 86, 93, 98, 105, 112).
o Deletion of offices at ground floor subject to Conditional
Use Permit in C3 District in that offices are now a
permitted use in C3 District (page 87).
o Language referencing the Hospital Area Specific Plan in CP
District under property development standards (page 130).
o Exemption from maximum parcel size requirements for
existing lots in CC Distrct to be consistent with all
other zoning Districts (page 137).
o Revised minimum lot size dimensions in Ml District to be
consistent with all other Districts (page 143).
o Addi tion of R-MH Residential Mobile Home Park District
(pages 35, 159-160).
o Revised standard for Building Height exemptions for
internal consistency with R1 District (page 161).
o Revised standard for location of garages in residential
districts (page 167).
o Revised standard for restaurant and ventilation equipment
when adjacent to residential property (page 181).
o Addition of mechanical equipment screening standards
(page 181).
o Revised standard for surface parking in residential
districts (page 202).
o Addition of parking standard for emergency shelters for
the homeless (page 210).
o Elimination of in-lieu parking fee process (pages 212,
402) .
o
Additional requirements for
commercial uses (page 219).
parking
for
off-site
o Revised performance standards for rental car agencies in
commercial districts (pages 252-255) .
o Revised conditions for rental car agencies in C5, C6, and
cL District (pages 307-310).
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o Addition of prov~s~on grandfathering existing projects
with a conditional use permit (page 334).
o Clarification of application process for zoning ordinance
amendments (page 374).
o Automobile repair facilities in C4 District moved from
performance standard to Conditional Use Permit (page 99).
Mobile Home Park Zoning District
The new zoning district establishes a development review process
for any new development within the District. As indicated on the
attached Proposed District Map, staff is recommending that only
two of three existing mobile home parks be designated as the R-MH
District.
Both mobile home parks are in close proximity to
residential districts, unlike the mobile home park in the C3
District which is completely surrounded by commercial zoning and
uses.
Rl Standards
The interim Rl standards have been revised with the cooperation
of local design professionals since they have proven to be
difficult to understand and implement.
The revised standards
accomplish the same objective of building articulation with
setbacks and reduced building mass.
In the event a structure
does not conform to the second floor setback requirements, the
Architectural Review Board will be responsible for reviewing the
design.
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PL District
On July 13th, the Planning commission reviewed the Fifth Draft
and recommended several changes that have been incorporated into
the document. However, one change that has not been included is
the Commission's request that the Council consider adding
language to the PL District that would preserve and protect
existing parks and recreation sites located on city owned and
School District property. The Commission suggested that
subsequent development incorporate the same amount of open space
that may currently exist on any given site, so that there would
not be a net loss of area devoted to open space. New development
would be 1imi ted to the remaining portion of the parcel that
would not be dedicated for open space.
Floor Area Ratio
Councilman Herb Katz requested information regarding differential
intensity of development for office, medical office and
restaurants in the C zones. Following are the daily and P.M.
peak trip generation factors for those uses from the ITE manual
(4th Edition, 1987).
TRIP GENERATION FACTORS (PER 1,000 SQ.FT.)
USE
DAILY
P.M. PEAK HOUR
General Office
Medical Office
Restaurant
16.31
34.17
95.62
2.21
3.42
10.22
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Given these generation factors, if general office is considered
the base or given intensity of development as relates to traffic,
the other uses would represent percentages of the base. Thus, if
the Council wants to limit development such that traffic
generated would not be greater than that from general office, the
FAR allowed would be at the following respective percentages.
USE
% DAILY
% P.M. PEAK
General Office
Medical Office
Restaurant
100
48
17
100
65
22
Issues which should be considered if such ratios are used include
equity, enforcement after development has occurred, and other
issues we may not have thought of. If Council directs staff to
follow up on this subject, we would try to examine all aspects.
Environmental Impact Assessment
On June 24, 1988, Councilmembers were sent copies of the Final
Subsequent Environmental Impact Report on the Proposed Zoning
Ordinance and the Final Supplemental Environmental Impact Report
on the Fifth Draft Zoning Ordinance.
The Final Subsequent EIR was prepared in 1986 on the first draft
of the proposed zoning Ordinance. As a result of revisions to
the Zoning Ordinance by the Planning Commission and City Council,
as well as changes in the environmental setting, a Supplemental
EIR was prepared to analyze the potential impacts of the Fifth
Draft Zoning Ordinance.
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Major issues addressed in the Supplemental EIR include air
quality, housing, land use, noise, population, traffic and
parking, and fiscal effects. The Supplemental EIR also analyzes
various alternatives to the proposed Zoning Ordinance, including
limiting commercial development by a certain amount in the City
each year under a Commercial Allotment Program (CAP).
While the Final Subsequent EIR on the First Draft Zoning
Ordinance identified two significant impacts concerning traffic
and noise, the Final Supplemental EIR on the Fifth Draft Zoning
Ordinance identifies only one significant impact: traffic. This
is because the Fifth Draft Zoning Ordinance provides for less
total potential development than the Fourth Draft, thus reducing
potential noise impacts. In addition, the Final Supplemental EIR
takes into account the pending Transportation Management Plan,
which will further reduce vehicular traffic and associated noise.
Prior to final action on the Zoning Ordinance, the city council
is required to adopt a resolution certifying the environmental
impact analysis, which for this project consists of the Final
Subsequent EIR and the Final Supplemental EIR. This resolution
is attached as Exhibit IIAn.
BUDGET/FINANCIAL IMPACT
The recommendation presented in this report does not have any
budget or fiscal impact.
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RECOMMENDATION
It is respectfully recommended that the city Council adopt the
attached resolution certifying the Environmental Impact Report
and accept the attached revisions to the Fifth Draft of the
Zoning ordinance in its adoption of the proposed Zoning
Ordinance.
Prepared by: Paul Berlant, Director of Planning
Suzanne Frick, Principal Planner
Planning Division
Community and Economic Development Department
PC/zoningl
07/20/88
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