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PCD:SF:AS:LBE:F:\PLANiSHARE\COUNCILiSTRPTi2004~Auto Dealerships Study Session.doc
Council Mtg: September 28, 2004 Santa Monica, California
TO: Mayor and Councilmembers
FROM: City Staff
SUBJECT: Discussion and Public Hearing Regarding Proposed Policy Revisions
Related to Auto Dealership Development Standards in Commercial,
Industrial, Residential and Parking Overlay Zones and Discussion of
Implementation Options.
INTRODUCTION
This report recommends that the Council review Planning Commission and staff
recommendations regarding changes to the Municipal Code regulations pertaining
to auto dealerships in commercial and industrial zones in the City, as well as
residential parcels and parcels with Parking Overlay ("A") designations at existing
dealerships. The report recommends that the Council hold a public hearing and
direct staff to draft an interim ordinance for implementation of revised standards that
would apply to auto dealership development pending the overall revision of the
Zoning Ordinance. Following Council discussion and direction, environmental
review on the proposed amendments will be conducted and the proposed interim
ordinance and associated environmental document wili be presented for Council
adoption.
BACKGROUND
Auto dealerships have a long history in the City of Santa Monica, going back as
early as the 1920s, with the establishment of Claude Short Dodge and W.I.
Simonson Mercedes. By the 1950s and 1960s, a number of other brands were
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being sold with dealerships concentrated along a stretch of Santa Monica Boulevard
between 9th Street and the City's east boundary. Several used car dealerships and
other automotive uses are located in the City, primarily along Lincoln Boulevard,
where such uses also extend into the City of Los Angeles. Some Santa Monica auto
dealerships pre-date the residential development that now surrounds them, while
others pre-date the intensity of that development. The combination of higher
density residential development and increasing pressure on dealerships with
relatively small land areas has fueled conflict over the years between auto
dealerships and the surrounding residents.
In February 2001, a group of auto dealers, dissatisfied with the development
potential for expansion in their existing locations or in the nearby vicinity, presented
the City with a study prepared by the consulting firm Hamilton, Rabinovitz &
Alschuler, Inc. (HR&A), (Attachment E). The study outlined the auto dealers'
concerns with the Zoning regulations and made specific recommendations for
amending the current standards. These recommendations also included proposals
for imposing operational requirements that would apply to existing dealerships.
Recognizing the economic importance forthe City of retaining these businesses, the
Council directed the Planning Division to study the auto dealers' concerns as well as
to analyze conflicts with neighboring residential uses. The consultant team of
Cotton/Bridges/Associates, Moore lacofano Goltsman, Inc. (for community
participation facilitation) and Economics Research Associates (for economic
background and analysis), were hired to review the HR&A study, independently
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evaluate the issues involved and recommend proposals for amending the City's
policies regarding automobile dealership uses.
The twin goals in this process have been to find workable, meaningful solutions that
provide sufficient incentive for dealers to invest in improved facilities, while
increasing protection of neighboring residential uses by requiring development and
operational standards that mitigate the adverse neighborhood impacts.
ANALYSIS
Defininq the Issues
The report and recommendations prepared by Cotton/Bridges/Associates
(Attachment C) expand on the information gathered over the last six months from
auto dealers and neighboring residents through a series of ineetings and surveys.
The consultant team met individually with owners of new auto dealerships in May
2003 in order to understand automobile dealership operations more fully..
Community meetings were conducted on June 3, 2003, and on October 21, 2003.
The first meeting was to obtain an understanding of neighboring residents' concerns
and the second meeting was to discuss and obtain comments regarding potential
Zoning Ordinance amendments.
The issues defined through this community outreach process are summarized in the
April 21, 2004 Planning Commission report (Attachment B).
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Economic Analysis
While the HR&A report included a comprehensive analysis of the demands placed
on auto dealers due to the economic situation of their industry, staff commissioned
an independent study (Attachment C), conducted by Economic Research
Associates (ERA) to examine the trends in auto dealerships, in order to make
certain that the City's policy development would be based on an unbiased source
(Attachment D). ERA confirmed much of HR&A's data regarding the contribution of
auto dealerships to the City budget and found that while Santa Monica dealerships
have increased revenue over the last few years, it has not increased at the rate
experienced in larger auto mall dealerships. The report points to a pressing need
for the City to revise its policies in some way in order to retain these businesses and
their tax contributions in the coming years.
Policy Recommendations
The Planning Commission held two hearings (April 21 and June 2) at which they
received staff reports and public input. Speakers at the meetings included both
auto dealer representatives and City residents. The discussion was completed on
June 16, 2004,with recommendations that are summarized below, presenting both
the Commission's and staff's recommendations for the Council's consideration.
Additional background on each issue is included in the April 21, 2004 Planning
Commission report.
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1. Relocation to Industrial Conservation District (M1) & Light
Manufacturing Studio District (LMSD)
Planning Commission Recommendation
The Commission noted strong opposition to the concept of developing an auto mall
in Santa Monica, and did not believe that the option of dealership relocation would
have great impact. However, they could foresee circumstances in which it would be
acceptable to allow automobile sales, in addition to the repair already permitted, in
these industrial zones and favored allowing but not strongly encouraging the use.
Therefore, they recommended maintaining the CUP requirement in the LMSD zone
and adding the same entitlement in the M1 Zone.
Staff Recommendation
Staff recommends allowing the automobile sales use in the M1 District through a
Performance Standards Permit (PSP) for projects less than 7,500 square feet, and
requiring a CUP for developments above this threshold. Staff believes that the M1
zone is at least as appropriate for auto sales as the commercial zones, and should
have the same incentives as the commercial zones for auto dealers interested in
this possibility. Staff favors this approach as providing more predictability for
applicants based on requiring clear performance standards to ensure compatible
development.
Due to the uncertainty regarding the direction of the LMSD Zone and recent
discussions that have taken place on the zone's character, staff agrees with the
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Planning Commission that the CUP requirement should remain in an Interim
Ordinance.
Staff agrees with the Commission's concerns regarding auto mall development,
which is not compatible with Santa Monica's character. Staff does not believe that
allowing some staff-level (PSP) threshold for approval of auto sales development in
the M1 Zone will result in the formation of an auto mall due to high land costs and
lack of available and suitable property in this zone.
2. Floor Area Ratio (FAR) and Height Limit Adjustments
Planning Commission and Staff Recommendation
The Commission agreed with staff's recommendation to remove subterranean uses
from the FAR calculation as an incentive to develop more subterranean space for
auto storage and other dealership activities and to provide flexibility to dealers in
utilizing their space. The Commission also agreed that an FAR of 1.5 was sufficient
for auto uses. Although their discussion was not specific, staff understands that this
recommendation was to apply in the C4, C6, LMSD and M1 zones. Staff
recommends allowing a 1.5 FAR for automobile dealerships in all four zones.
Staff also recommends allowing a height bonus to permit one additional story for
projects that include at least one substantial subterranean level. Height should be
stepped up toward the main commercial street and away from residential uses to
minimize impacts on residential neighbors. The Commission did not express
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concern in their discussion regarding this proposal.
3. Rooftop and Stacked Vehicle Parking/Storage Systems
Planninq Commission and Staff Recommendation
Both staff and the Planning Commission recommend allowing rooftop parking at all
dealerships, exempting this use from prohibitions against rooftop parking adjacent
to residential uses in the C4 and C6 zones, provided that the rooftop level is
screened with a parapet of at least eight feet in height to reduce noise impacts and
protect residents' privacy. The height of any rooftop screening should comply with
the prevailing Code sections limiting projections above the height limit.
In regard to stacked parking systems with mechanical lifts, it is recommended that
language be adopted that specifically permits use of these systems for storage,
encouraging them in subterranean garages and permitting them with screening and
a minimum distance from residential uses if located above ground.
4. Use of parcels in existing dealerships with Off-Street Parking "A" Overlay
District designations ("A-Lots")
Planning Commission Recommendation
Staff and Commission agreed that development of parking structures on Parking
Overlay "A" lots that are used in conjunction with existing dealerships should be
permitted. It should be noted that this represents a policy shift in relation to "A" lot
use specifically to encourage retention of the City's auto dealerships. While staff
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recommends allowing these structures based on the height of the underlying
zoning, as described below, the Commission recommended allowing a maximum of
23 feet regardless of underlying zoning, including screening if rooftop parking is
included.
The Commission also recommended setbacks for parking structures adjacent to
residential uses of 10 feet from the side property line and 20 feet from the rear
property line, consistent with the Auto Dealers Task Force recommendation. The
Commission specified that substantial landscaping should be provided along the
side setback on the residentially abutting side, with security fencing to prevent
access to the area.
The Commission agreed with staff's recommendation to permit flexibility to use the
parking structures permitted through these regulations for any vehicle storage or
parking use. At the same time, the Commission expressed support for prioritizing
provision of employee parking.
Staff Recommendation
Staff recommends allowing parking structures on "A" lots to be utilized for either
employee and customer parking or auto storage. In order to encourage
subterranean development and more efficient "A"-lot use, staff continues to propose
allowing auto storage/parking structures subject to the underlying zoning district
height limit, in conjunction with development of at least one subterranean floor. The
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underlying zoning forthese lots is either R-2 or R-3, which limit height forflat-roofed
structures to two stories and 23 feet, and three stories and 35 feet, respectively.
Staff agrees with the Commission's recommendation to allow rooftop parking on
these structures within the height limit, screened with an eight-foot parapet that
provides privacy to neighbors on all sides of the building.
Staff recommends requiring that "A" lot parking structures comply with the setbacks
of the underlying zoning district, with a maximum side setback of 7 feet and
landscaping in the areas adjacent to residential uses. As the A-lots are generally 50
feet wide, staff believes that a 10-foot side setback and 20-foot rear setback would
impede provision of required vehicle maneuvering area, while providing minimal
incremental benefit vis-a-vis the relationship between the structure and the adjacent
residential building. In addition, staff is concerned about the security of the wider,
open spaces that extended setbacks would create. Staff proposes exempting
parking dealership structures from additional multi-family stepback provisions that
would present a hardship for parking structure design. Sides of the property
abutting commercially zoned properties would not require any setback.
5. Residentially-zoned "R" lots with existing automobile dealership uses
Planninq Commission Recommendation
Citing a long-term historic use of residentially-zoned lots within auto dealerships, the
Planning Commission recommended that these residential lots should be allowed to
be further developed for use as parking structures, in the same manner as
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recommended for "A" lots. The intention would be that these parking structures
could only be used for the adjacent dealership and would need to be demolished if
the dealership use ceased. One suggestion was that dealers post a bond at the
time of construction to be used to finance the demolition. The maximum height to
be allowed would be 23 feet, for either two stories or one story with a rooftop level
and screening as described above for "A" lots.
Staff Recommendation
Although staff recognizes that some individual dealers would benefit from more
liberal use of their residential lots, staff continues to believe that such entitlement is
an undesirable long-term policy, which will permanently erode potential for
neighborhood improvement. Furthermore, development of auto sales uses on
residential properties is contradictory to the Land Use Element's goals and policies
for multi-family areas. In the context of an Interim Ordinance, the Council would
need to identify a threat to the public welfare that would justify allowing this
inconsistency with the General Plan.
Staff, therefore, recommends requiring dealerships with both "A" lots and "R" lots to
release the "R" lot in exchange for receiving more development rights on the "A" lot.
However, if there are specific circumstances in which development of a
dealership's "R" lot(s) would benefit the surrounding neighborhood, the parcels
involved could be considered through the Zoning Map Amendment process for
Parking Overlay "A" designation. If a parcel is not found to be appropriate for an "A"
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overlay, it is likewise not appropriate for long-term development of an auto
dealership facility.
Staff also recommends that when any development is proposed involving a
dealership with a residential lot(s) not proposed for removal, then screening,
landscaping and other aesthetic improvements on the residentially zoned lot should
be required as an approval condition to alleviate some of the noise, light, glare and
aesthetic impacts on the neighboring residential uses.
6. Approval Processes
Planning Commission Recommendation
The Commission embraced the concept of requiring more specific design standards
and allowing development up to 7,500 square feet based on a Performance
Standards Permit in the C4 and C6 zones. Thereafter, they recommend requiring a
Deveiopment Review (DR). However, they recommend that all parking structures on
"A" and "R" tots be subject to a DR.
Staff Recommendation
Staff also recommends allowing staff-level approval through a Performance
Standards Permit up to the current DR threshold of 7,500 square feet for the C4, C6
and M1 zones. As explained above, staff does not recommend allowing
construction of parking structures in R zones, but in cases in which an "A" overlay-
zoned parcel is included within a larger project involving commercially zoned
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structures, staff recommends the same threshold of 7,500 square feet for staff-level
approval.
All projects would continue to require Architectural Review Board approval. The
City's Urban Designer would review projects at all levels to achieve higher quality
design and improve each project's compatibility with the neighborhood.
7. Temporary Use Permits
Planning Commission and Staff Recommendation
The Commission agreed with staff's recommendation to adopt a process for issuing
Temporary Use Permits (TUPs) for auto dealerships in conjunction with issuance of
a building permit for redevelopment of an existing auto dealership. Temporary
relocation of repair functions would be allowed only in the LMSD and M 1 zones, not
adjacent to residences, and the TUP would be valid for long enough to reasonably
allow completion of construction, with an opportunity for one 6-month extension.
This proposed term of validity is longer than the current Code's allowance for other
temporary uses in order to address the unique situation of auto dealerships, which
can be temporarily accommodated on a vacant lot with minimal structure and no
additional construction. It is recommended to include operational conditions similar
to the performance standards established in the Code, and to require temporary
sound barriers if the site is within 100 feet of a residential use.
Also recommended is a short-term TUP process which would allow quick
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administrative approval for auto storage in the LMSD and M1 Zones for periods up
to three months annually per dealer per location to provide a legal means for the
dealers to facilitate the cyclical needs for inventory stock associated with auto
dealerships.
8. Enforcement
Planning Commission Recommendation
While enforcement is a separate issue and not necessarily to be included in the
Interim Ordinance, the Planning Commission recommended that the City consider
appointing an ombudsperson to investigate complaints regarding auto-related uses
(dealerships and repair facilities) that neighbors feel are not properly handled. In
response to staff's explanation of the current organization of the Code Compliance
Division, the Commission recommended that the City increase publicity regarding
how to contact officers specifically assigned to Zoning Ordinance violations, in order
to more effectively address violations that impact the surrounding residents' quality
of life.
IMPLEMENTATION THROUGH AN INTERIM ORDINANCE
Automobile dealership standards have been under discussion for well over a year
and both auto dealers and their neighbors have developed expectations that these
issues would be addressed in the immediate future. The Council's request that staff
study the needs of auto dealerships and neighborhood concerns associated with
these uses predates the City's plan for a comprehensive review of land use and
zoning policies. The General Plan Land Use Element and Zoning Ordinance update
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process is now underway, and is anticipated to be a two-year project. In light of this
situation, both staff and the Planning Commission are recommending that the
Council adopt an interim ordinance to immediately revise some regulations,
addressing current Code language that has been discouraging long-term investment
in this important sector of the local economy for too long and thereby delaying
enclosure of operations that would protect surrounding residents. Interim policy
would then be reevaluated and refined through the zoning ordinance revision
process.
BUDGET/FINANCIAL IMPACT
The recommendation presented in this report does not have any budget orfinancial
impact.
RECOMMENDATION
It is recommended that the Council hold a public hearing and direct staff to conduct
environmental analysis in compliance with the California Environmental Quality Act
(CEQA) and prepare an interim ordinance to implement revised policy regarding
automobile dealerships.
Prepared by: Suzanne Frick, Director
Amanda Schachter, Planning Manager
Elizabeth Bar-EI, AICP, Associate Planner
City Planning Division
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Attachments:
A. Notice of Public Hearing
B. April 21, 2004 & June 2, 2004 Planning Commission staff reports
C. Policy Recommendation Report, prepared by Cotton Bridges Associates
D. Economic Background Report, prepared by Economic Research Associates
E. HR & A Report, 2001
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ATTACHMENT A
NOTICE OF PUBLIC HEARING
NOTICE OF A PUBLIC HEARING
BEFORE THE SANTA MONICA CITY COUNCIL
SUBJECT: Public Hearing of Proposed Revised Auto Dealership Standards
The City Council will hold a Public Hearing on Proposed Policy Revisions Related to
Auto Dealership Development Standards in Commercial, Industrial, Residential and
Parking Overlay Zones and Discussion of Implementation Options.
DATE/TIME: TUESDAY, September 28, 2004, AT 6:45 p.m.
LOCATION: City Council Chambers, Second Floor, Santa Monica City Hall
1685 Main Street, Santa Monica, California
HOW TO COMMENT
The City of Santa Monica encourages public comment. You may comment at the City Council public
hearing, or by writing a letter. Written information will be given to the City Council at the meeting.
Address your letters to: City Clerk
Re: Auto Dealership Standards
1685 Main Street, Room 102
Santa Monica, CA 90401
MORE INFORMATION
If you want more information about this project or wish to review the project file, please contact Elizabeth
Bar-EI, AICP, at (310) 458-8341, or by e-mail at elizabeth-bar-el@santa-monica.org. The Zoning
Ordinance is available at the Planning Counter during business hours and on the City's web site at
www.santa-manica.orq.
The meeting facility is wheelchair accessible. For disability-related accommodations, please contact (310)
458-8341 or (310) 458-8696 TTY at least 72 hours in advance. All written materials are available in
alternate format upon request. Santa Monica Big Blue Bus Lines numbered 1, 2, 3, 5, 7, 8, 9, and 10
serve City Hall.
Pursuant to California Government Code Section 65009(b), if this matter is subsequently challenged in
Court, the challenge may be limited to only those issues raised at the public hearing described in this
notice, or in written correspondence delivered to the City of Santa Monica at, or prior to, the public
hearing.
ESPAIVOL
Esto es una noticia de una audiencia publica para revisar applicaciones proponiendo desarrollo en Santa
Monica. Si deseas mas informacion, favor de Ifamar a Carmen Gutierrez en 1a Divisi6n de Planificacibn
al numero (310) 458-8341.
APPROVED AS TO FORM:
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AMANDA SCHACHTER
Planning Manager
F:\PLANISHARE\COUNCIL\NOTICES~2004~Auto Dealers Study Session.doc
ATTACHMENT B
APRIL 21, 2004 & JUNE 2, 2004
PLANNING COMMISSION STAFF REPORTS
~:_~ ORC~~NAL ~ ,
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CP:AS:LBE:F:IPLAN\SHARE\PC\STRPT~03Wuto Dealer Standards Study Session. doc
Planning Commission Mtg: April 21, 2004 Santa Monica, Ca{ifornia
TO: The Honorable Planning Commission
FROM: Pianning Staff
SUBJECT: Study Session to Review and Comment on Proposed Policy and Zoning
Ordinance Revisions Related to Auto Dealership Development Standards in
Commercial, Industrial, Residential and Parking Overlay Zones.
INTRODUCTION
This report recommends that the Planning Commission conduct a study session to review
and comment on recommendations regarding changes to the Municipal Code regulations
pertaining to auto dealerships in commercial and industrial zones in the City, as well as
residential zones with Parking Overlay ("A") designations. The report recommends that the
Commission review staff's recommended policy changes and provide comments for City
Council consideration. Following Council discussion and direction, environmental review
on the proposed text amendments will be conducted. The proposed ordinance and
associated environmental document will then be presented for Commission consideration
and Council adoption.
BACKGROUND
Auto dealerships have a long history in the City of Santa Monica, going back as early as
the 1920s, with the establishment of Claude Short Dodge and W.I. Simonson Mercedes.
By the 1950s and 1960s, a number of other brands were being sold with deaferships
concentrated along a stretch of Santa Monica Boulevard between 9t" Street and the City's
east boundary. Several used car dealerships and other automotive uses are located in the
City, primarily along Lincoln Boulevard, where such uses also extend into the City of Los
Angeles. Some Santa Monica auto dealerships pre-date the residential development that
now surrounds them, while others pre-date the intensity of that development.
The higher density residential development and increasing pressure on dealerships with
relatively small land areas has intensified the points of conflict between surrounding
residents and the auto dealerships. Over the years, the City has received regular
complaints regarding dealership operations specifically with regard to the use of alleys,
noise, lighting, glare, off-loading inventory, test-driving, repair work and customer and
employees parking on residential streets. The overall parking shortage in the vicinity of the
auto dealerships has given rise to conflicts over use of street parking, resulting in the
creation of many permit-parking zones in the residential streets adjacent to Santa Monica
Boulevard. City staff has also heard on many occasions that neighbors are dissatisfied
with the responses to their complaints from City Police and Code Compliance. Often,
complaints are hard to document because the source of the disturbance is no longer
present when officers arrive.
The auto dealers have similarly been dissatisfied with the development potential for
expansion in their existing locations or in the nearby vicinity. In February 2001, a group of
auto dealers presented the City with a study prepared by the consulting fiirm Hamilton,
Rabinovitz & Alschuler, Inc. (HR&A). The study outlined the auto dealers' concerns with
the Zoning regulations and made specific recommendations for amending the current
standards. These recommendatior~s also included proposals for imposing operational
requirements that would apply to existing dealerships. Recognizing the economic
importance for the City of retaining these businesses, the Council directed the Planning
Division to study the auto dealers' concerns as well as to analyze conflicts with neighboring
residential uses. The consultant team of Cotton/Bridges/Associates, Moore lacofano
Goltsman, Inc. (for community participation facilitation) and Economics Research
Associates (for economic background and analysis), were hired to review the HR&A study,
independently evaluate the issues involved and recommend proposals for amending the
City's policies regarding automobile dealership uses.
The finrin goals in this process have been to find workable, meaningful solutions that
provide sufficient incentive for dealers to invest in improved facilities, while increasing
protection of neighboring residential uses by requiring development and operational
standards that mitigate the adverse neighborhood impacts.
ANALYS I S
Defining the Issues
The report and recommendations prepared by Cotton/Bridges/Associates (Attachment B)
expand on the information gathered over the last six months from auto dealers and
neighboring residents through a series of ineetings and surveys. The consultantteam met
individually with owners of new auto dealerships in May 2003 in order to understand
automobile dealership operations more fully. Community meetings were conducted on
June 3, 2003, and on October 21, 2003. The first meeting was to obtain an understanding
of neighboring residents' concerns and the second meeting was to discuss and obtain
comments regarding potential Zoning Ordinance amendments. Additionally, auto dealer
focus group meetings were conducted on October 9, 2003 to discuss preliminary concepts
for Zoning Ordinance amendments. Economic Research Associates (ERA) has prepared
an economic analysis (Attachment C) that examines the trends in auto dealerships,
comparing Santa Monica's situation with other jurisdictions in which dealerships are
located. This input has focused and refined the issues that staff's policy recommendations
aim to address.
Neighborhood issues that were widely cited at the two community meetings and in surveys
and letters include:
o Misuse of Alleys: Test-driving, deliveries, unkempt trash, car repair and double-
parking, and speeding.
o Parking Conflicts: Inadequate on-site customer and employee parking leading to
use of residential street parking by employees and customers. Some of this has been
alleviated through permit parking districts, but some districts have not been approved
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and there are reports of employees obtaining guest parking passes.
o Noise Impaats: Car alarms, music, loud speakers, mechanical equipment
(particularly compressor-driven tools); lack of adequate noise barriers between
dealerships and residential areas; noise from idling delivery trucks.
o Impacts during vehicle deliveries: Delivery trucks left running while offloading
vehicles; side streets blocked/impeded by delivery trucks; unconcerned delivery staff;
defiveries during evenings and weekends.
o Rude employee behavior: Employees undertaking disruptive activities, speeding in
alleys and exhibiting disrespect to protesting neighbors; lack of follow-up from
dealership management when informed.
o Visual impacts/lighting: Nighttime glare into residential units; some lighting impacts
have been abated through removal of lights, but conflicts remain, especially where
residential windows are oriented toward open vehicle storage lots.
o Problems in enforcement of regulations: City not responsive in enforcing rules;
many incidents happen at night; police do not respond and say that it is not a priority.
Santa Monica auto dealership owners' concerns were generally centered on the challenges
they face in adapting to the dynamic business climate surrounding auto sales.
o Facility-related concerns: Santa Monica facilities are smaller than those of newer
dealerships in other parts of LA County, which are preferred by manufacturers;
dealers cannot fit all of their sales stock on-site and must patch together a network of
off-site locations for auto storage; dealers are concerned about their ability to
maintain long-term business viability within present facilities; dealers need to increase
repair capabilities because new car sales are a large part of dealership volume, but
profits are in repair; redevelopment of a dealership places a temporary burden on the
business during construction and the Zoning Code does not allow for issuance of
temporary use permits to keep the business going during construction.
o Trends to foilow: Consolidation of deaferships into large chains selling several
brands of cars; district branding to create identifiable "auto rows," such as in Van
Nuys and Glendale, allowing dealerships to advertise together and offer shopping
convenience; the unknown impact of internet sales potential; local competition
anticipated from Culver City, Hawthorne, Carson, and for some brands, Glendale and
the San Gabriel Valley; incorporation of rental agencies within dealerships; growing
product lines and "spin-off' brands; manufacturers requirements for updated signage
and improved building appearance to improve the brand's image.
Within this shifting environment, the dealers have viewed the Zoning Code and the City's
planning and building processes as too restrictive, confusing, time-consuming, and lacking
incentive to encourage them to invest in site improvements.
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Economic Analvsis
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While the HR&A report included a comprehensive analysis of the demands placed on auto
dealers due to the economic situation of their industry, staff commissioned an independent
study (Attachment C), conducted by Economic Research Associates (ERA) in order to
make certain that the City's policy development would be based on an unbiased source.
ERA confirmed much of HR&A's data regarding the contribution of auto dealerships to the
City budget and found that while Santa Monica dealerships have increased revenue over
the last few years, it has not increased at the rate experienced in larger auto mall
dealerships. The report points to a pressing need for the City to revise its policies in some
way in order to retain these businesses and their tax contributions in the coming years.
Parkinq Requirements
The Zoning Code requires automobile sales uses to provide parking as follows:
1 space per400 sq. ft. offloorarea forshowroom and office, plus 9 space per2,000
sq. ft. of exterior display area and requirements for automobile repair where
applicable (2 spaces per service bay), plus 1 space per 300 sq. ft. for the parts
department.
There is no parking requirement associated with interior automobile storage areas that are
off-limits to customers.
Policv Recommendations
Staff's objective in this review of auto dealership standards has been to find policy
solutions that offer more predictability and incentive for Santa Monica auto dealerships to
redevelop or relocate their sites within the City. The policy recommendations are intended
to balance the needs of auto dealers and residents by allowing the dealers to maintain
competitive, viable businesses while reducing or eliminating adverse impacts that nearby
residents experience, including parking, traffic, noise, light and glare. The HR&A report
concluded that the Zoning Ordinance must be revised to allow a significant increase in FAR
and height limits, as already permitted in the General Plan, in order to meet the spatial
needs of auto dealerships. CBA provides a spatial analysis based on developing a
hypothetical 30,000 square foot auto dealership that provides inventory storage area to
meet industry standards. Also examined is the need for increased FAR in combination with
a policy shift encouraging subterranean development. While CBA has reached similar
conclusions to HR&A regarding the need for more floor area on dealership parcels, their
study shows that dealership needs can be met through encouraging subterranean
development along with a smaller increase in allowable FAR and height limits.
The recommendations would result in revisions to the City's zoning policies to provide
incentive for investment in new facilities that will improve the City's commercial corridors
where these uses are clustered, while providing benefit to adjacent residentiaf
neighborhoods. Staff requests that the Planning Commission review the policy
recommendations and forward comments to City Council regarding the following issues:
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e,
• Relocation to Industrial Conservation District (M1) & Light Manufacturing Studio
District (LMSD)
• Floor Area Ratio (FAR) and Height Limit Adjustments
• Rooftop/Stacked Vehicle Inventory Storage
• Use of parcels in existing dealerships with Off-Street Parking "A" Overlay District
designations ("A-Lots") °
• Residentially-zoned "R" lots with existing automobile dealership uses
• Approval Processes
• Temporary Use Permits
1. Relocation to Industrial Conservation District (M1) & Light Manufacturing
Studio District (LMSD)
Currently, auto sales are not permitted in the M1 District and require a CUP in the LMSD.
Staff proposes to allow auto dealerships in both of these zones and to raise the threshold
for permitting them through a Performance Standards Permit (PSP) to streamline the
process. Staff proposes to allow height levels and floor area ratios (FAR) in these two
zones that would exceed the FAR to be permitted in the C4 and C6 zones as an incentive
to relocate to the LMSD and M 1 Districts. To the extent that existing dealerships are able
to relocate from the C4 district along Santa Monica Boulevard, the Santa Monica Boulevard
parcels will then become available to allow higher quafity dealership redevelopment or new
development for other uses. The benefits for residents would thus be experienced both in
relationship to the M1/LMSD development, located sufficiently distant from residential
uses, and in the commercial zones, where a new development would be required to meet
contemporary standards to mitigate impacts on surrounding uses. Some of the impacts to
the residential neighborhood that would be eliminated or substantially reduced include
noise, light, glare, aesthetics, and use of residential on-street parking for auto dealership
customers and employees.
There are already examples of dealerships that have moved their repair functions to
locations in the M1 Zone, and other potential relocations that auto dealers have discussed
with Planning staff. As this alleviates the impacts on residential neighbors of commercially
zoned dealerships, staff recommends Code changes that will further facilitate th~ese
requests.
2. Floor Area Ratio (FAR) and Height Limit Adjustments
Under the current Code, subterranean parking areas are not included as floor area, but
other subterranean uses, such as repair, storage and preparation/detailing, are counted
fu{ly in determining the project's FAR. In order to encourage more development of
subterranean levels for all uses, staff recommends excluding all subterranean areas from
FAR calculations. The dealership could utilize subterranean areas for any function,
including employee/customer parking, vehicle storage, vehicle preparation and auto repair.
In conjunction with this policy, some increase in FAR in the C-4 Zoning District is still
required as an incentive to develop an auto dealership facility that will meet all needs on-
site. Table 3 in the CBA report identifies spatial needs for sales activities, repair, parking
and storage for a prototypical dealership under different scenarios. Significantly less above
5
. ~# )
grade FAR was needed when activities are encouraged to be underground; however, some
increase in allowable FAR for above-ground development is still required. Based on this
information, staff believes that a 1.5 FAR in both the C4 and C6 Zones is justified. Staff
believes that an FAR increase of this scale will provide the opportunities for expansion
needed without impacting on neighboring properties because it is still relatively low density.
In regard to height, staff recommends allowing a height bonus for projects that include at
least one substantial subterranean leve{. Height should be stepped up toward the main
commercial street and away from residential uses to minimize impacts on residential
neighbors.
3. Rooftop/Stacked Vehicle Inventory Storage
The current auto dealer standards permit rooftop vehicle storage, discounted by 50% in
FAR calculations. However, specific C4 and C6 Zone provisions prohibit rooftop parking
adjacent to a residential parcel or to an alley that separates residential from commercial
uses. As a result, many dealerships are unable to apply this development standard.
Rooftop parking that is close to a residential property line and not properly screened may
impact adjacent residential uses. However, rooftop parking also offers an opportunity to
provide more parking that is relatively inexpensive for a new development. Further,
screening that bfocks rooftop views and ensures residential privacy combined with
setbacks can mitigate its impacts. Since it appears that even dealerships that provide
Code-compliant parking often need additional parking for their employees, staff
recommends allowing rooftop parking at all dealerships. Such parking would be
designated for customer and employee parking that exceeds the minimum Code parking
requirement.
The regulations prohibiting rooftop parking have been interpreted to include stacked
parking systems with mechanical lifts because the Code does not include specific
reference to these systems. As they are becoming more widespread in use for vehicle
inventory starage, staff recommends adopting language that specifically refers to use of
these systems for storage, encouraging them in subterranean garages and permitting them
with screening and a minimum distance from residential uses if located above ground.
4. Use of parcels in existing dealerships with Off-Street Parking "A" Overlay
District designations ("A-Lots")
"A-lots" are parcels that are zoned for residential use, but are permitted to be used for off-
street parking in connection with an adjacent commercial business. "A" lots have served to
widen the commercial corridors along Santa Monica and Wilshire Boulevards and to a
lesser extent along Montana Avenue and Lincoln Boulevard to satisfy the increasing
demand for parking. Very limited development is allowed on these lots, which has
discouraged any investment or improvement. However, this additional parcel area has
become an integral part of the auto dealerships that have A-Iots, particularly since the
dealerships generally do not have alternatives for expansion in commercia{ly zoned {and.
While commercially zoned parcels are often separated from residential uses by alleys, A-
6
lots always abut residential properties, resulting in the potential for direct impact on an
adjacent residential use. Recommendations to expand development opportunities on
these lots focus on providing incentives for dealers balanced with standards to reduce
impacts and improve the quality of life in the neighboring residential area.
Staff recommends allowing both parking and auto storage in parking structures on "A" lots,
in conjunction with dealership redevelopment. In order to encourage subterranean
development and more efficient "A"-lot use, staff proposes to allow auto storage/parking
structures, subject to the underlying zoning district height limit, in conjunction with at least
one subterranean floor on the A-lot. The underlying zoning for these lots is either R-2 or R-
3, which limit height for flat-roofed structures to two stories and 23 feet, and three stories
and 35 feet, respectively. Since "A" lots are typically 50 feet wide, it is likely that an "A"-lot
subterranean level would be developed together with a subterranean level on the adjacent
commercial lot. Staff suggests allowing both enclosed upper levels and a rooftop level for
parking structures, provided that rooftop levels are screened with a parapet that provides
privacy to neighbors on all sides of the building. Development on "A" lots would require
setbacks equal to the required front setback of the underlying residential zone, with a
design that is compatible as a transition to the neighborhood. Further, substantial
landscaping would be provided along the side setback on the residentially abutting side,
with landscaping and screening to provide a greater buffer between the uses. The
commercial side would not require a setback.
5. Residentially-zoned "R" lots with existing automobile dealership uses
In addition to A-lots, some dealerships have residentially-zoned parcels within their site
areas that are not Parking Overfay Zones and extend deeper into the adjacent residential
neighborhood. Section 9.04.18.040, which calls for termination of non-conforming uses,
provides an exception for these lots associated with auto dealerships, allowing them to
remain provided that they are not expanded or enlarged and continue to serve an on-going
commercial use. Any policy change allowing further development of these residential
parcels would contradict the City's General Plan, including the recently adopted Housing
Element, which seeks to preserve and expand opportunities for housing in the City.
Past policies have not succeeded in removing non-conforming auto uses from residential
land. Staff believes that allowing dealerships with both "A" lots and "R" lots to release the
"R" lot in exchange for receiving more development rights on the "A" lot would benefit both
dealerships and the community. Dealership activities would be concentrated on
commercial land and "A"-lot parcels while the "R" lot would lose its non-conforming status
and revert to residential use. New residential structures should be designed to function
compatibly with adjacent auto dealerships, including providing extra insulation to protect
residents from noise.
For development proposals involving a dealership with a residential lot that does not take
advantage of the A-zone incentives and remove the dealership from the residential zone,
staff recommends requiring screening, landscaping and other aesthetic improvements on
the residentially zoned lot to alleviate some of the noise, light, glare and aesthetic impacts
on the neighboring residential uses.
7
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6. Approval Processes
Tabie 4 in the CBA report summarizes the approval processes for establishing or
expanding an auto dealership in commercial zones. Staff recommends coordinating and
clarifying Code regulations and increasing the threshold for development through
administrative approval in the C4,~ C6, LMSD and M1 Zoning Districts. A higher
administrative threshold would benefit smaller dealerships, enabling site improvements
based on more specific performance standards that are appropriate for smaller projects. In
the C5 district, the other commercial zone that allows auto dealerships, staff suggests that
the CUP requirement should remain because this district primari~y functions as a
concentration of iarge-scale office uses. Therefore, a closer review of a dealership's
operation and design through the discretionary process to evaluate compatibility is
warranted.
Staff recommends defining two levels of auto dealership standards applicable to projects.
Smaller projects that require a PSP would have operational and physical requirements that
are specific, relatively simple to retrofit, and would absorb impacts of any new construction.
Projects exceeding the discretionarythreshold would need to complywith those standards
as well as other development standards designed to mitigate a larger project's impacts on
surrounding uses. All projects would continue to require Architectural Review Board
approval. The City's Urban Designer would review projects at all levels to achieve higher
quality design and improve each project's compatibility with the neighborhood.
Automobile dealerships are unique in that parking spaces are needed for both parking and
inventory storage. However, although the spaces may look the same, they must be utilized
for the purpose that is reflected in a project's site plan and conditions of approval. There
have been cases in which an approved site plan has indicated that an area is to be used
for employee and customer parking and, over time, a dealership has begun to utilize that
space for vehicle inventory storage. Converting parking into inventory storage violates
permit conditions and on a practical level reduces parking for customers and employees,
intensifying the competition for street parking.
Dealers have expressed concern that their proposals for small site modifications might
trigger loss of grandfathered non-conforming rights and require a public hearing.
Relocation of uses within the boundaries of an existing dealership, including both
commercially and residentially-zoned (A-lot) portions, with no associated construction,
should be allowed through administrative approval as long as required on-site parking is
maintained in the revised site plan and administrative development standards are met.
This might include relocation of certain high-impact activities, such as auto repair and
preparation, provided that these uses are relocated farther away from residential uses.
Auto dealers have requested this kind of flexibility, and staff believes that an administrative
process should be offered.
7. Temporary Use Permits
Staff recommends adopting a process for issuing Temporary Use Permits (TUPs), allowing
the repairfunction in the LMSD and M1 zones only, forauto dealerships in conjunction with
issuance of a building permit for redevelopment ofi an existing auto deafership. Staff
8
-..,. } ~.,..,
%,
proposes that the TUP be valid for long enough to reasonably allow completion of
construction, with an opportunity for one 6-month extension. Operational conditions similar
to the perFormance standards established in the Code should be specified, and temporary
sound barriers should be required if the site is within 100 feet of a residential use.
Also recommended is a short-term T.IJP process would allow quick administrative approval
for auto storage in the LMSD and M1 Zones for periods up to three months annually per
dealer per location to provide a means for the dealers to facilitate the cyclical needs for
inventory stock associated with auto dealerships.
8. Enforcement
The auto dealership performance standards and conditional use standards adopted in
1988 included a requirement for existing auto dealerships to submit operational plans for
City approval addressing loading, alley use and test driving. Additionally, all dealerships
were required to comply with new noise control requirements within six months of
Ordinance adoption.
The City implemented the noise control provisions by prohibiting the use of loudspeakers at
auto dealerships, working with dealers to utilize equipment that is either less noisy or is
muffled with sound absorbing materials, and restricting the hours during which noisy
equipment may be used to 8:00 a.m. - 6:00 p.m., as specified in SMMC 9.04.12.040 (m).
The elimination of loud speakers was mentioned several times at the neighborhood
meetings as a noticeabie improvement. Most noise complaints were refated to after-hours
unloading of automobile inventory on residential streets and to the lack of police response
when complaints were registered.
In 2000, the Transportation Management Division actively pursued compliance of all
existing new and used auto dealers with the requirement to submit test-driving routes for
approval. Dealers are required to then utilize only their approved operational routes. Over
twenty of these plans were approved, representing many but not all auto sales
establishments.
Based on residents' testimony during this community process, it is clear that many of the
neighborhood impacts that led to the establishment of Code operational requirements and
their retroactive application to all dealerships still exist. In an effort to address this
situation, City Planning staff has been working with both Transportation Management and
Code Enforcement staff to enforce the requirement for using City-approved test-driving
plans. Letters were sent in late November to all dealerships reaffirming the Code
requirements, with Code Enforcement follow-up in the last few months.
Staff believes that many residential complaints can be resolved or substantially addressed
through improved enforcement of the current Code. It does not appear necessary to
recommend any revised requirements to the Code's operationa{ standards.
RECOMMENDATION
It is recommended that the Planning Commission conduct a study session on the proposed
9
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policy revisions and provide comments for Council consideration. Following Council
review, environmental analysis in compliance with the California Environmental QualityAct
(CEQA) and proposed ordinance amendments will be presented for Planning Commission
and Council action.
Prepared by: Elizabeth Bar-E1, AICP, Associate Planner
Attachments:
A. Notice of Public Hearing
B. Policy Recommendation Report, prepared by Cotton Bridges Associates
C. Economic Background Report, prepared by Economic Research Associates
D. HR & A Report, 2001
10
CP:AS:LBE:F:\PLAN\SHARE\PC\STRPT1041Auto Dealerships Continued Study Session.doc
Pianning Commission Mtg: June 2, 2004 Santa Monica, California
TO: The Honorable Planning Commission
FROM: Planning Staff ,
SUBJECT: Continued Study Session to Review and Comment on Proposed
Policy and Zoning Ordinance Revisions Related to Auto Dealership
Development Standards in Commercial, Industrial, Residential and
Parking Overlay Zones (Continued from April 29, 2004)
INTRODUCTION
This report recommends that the Planning Commission complete its study
session on proposed changes to Zoning Ordinance policies regulating auto
dealerships in the City and make recommendations to the City Council.
Following Counci{ discussion and direction, staff will conduct environmental
review on the proposed text amendments. The proposed ordinance and
associated environmental document will then be presented for Commission
consideration and Council adoption.
BACKGROUND
On April 21, 2004, the Commission heard presentations from staff and the City's
consultants regarding recommendations on policy changes pertaining to auto
dealerships in commercial and industrial zones in the City, as well as residential
zones with Parking Overlay ("A") designations. The Commission also heard
testimony from twelve members of the public, including both auto dealers and
nearby residents. In the discussion that followed, the Commission gave some
feedback on the proposals and indicated that some of the study's
recommendations should be reviewed comprehensively along with upcoming
efforts to revise the General Plan Land Use Element and the Zoning Ordinance.
Some additional information regarding "A" lots and coordination with the East-
West Parking Corridor Task Force was requested and the hearing was
continued.
ANALYSIS
East-West Parking Corridor Task Force
Planning & Community Development staff have coordinated the issues
overlapping this Task Force's work and the Auto Dealers standards study for the
last nine months. Although the recommendations may vary slightly, staff's
conclusion is that the auto dealerships should be allowed same developrrient
opportunities on the "A" lots to provide enclosed auto storage. This approach
1
differs from the recommendation regarding other "A" lots that are not associated
with auto dealerships. The General Plan allows parking structures to be
developed on "A" lots, which could be used for auto storage, so this proposal is
consistent with the General Plan. Due to the particular visual and noise impacts
of the auto dealerships on adjacent uses, staff believes it is appropriate to make
this exception. ,
Availabilitv of LMSD/M1 Proqerties
Staff conducted a windshield survey of the current conditions in these two zones
to identify potentiaf reiocation sites for dealership and repair activity. It is
assumed that sales facilities require both visibility from a major corridor (such as
Olympic Boulevard or Colorado Avenue) and sufficient area to accommodate
subterranean storage, ground floor display, sales offices and repair facilities.
Repair functions, with sales remaining at existing C4 locations, require less
visibility. Therefore, more potential compatible sites exist.
From the survey, it appears that there is some current potential in both the M1
and LMSD zones for dealership location and even more for repair functions,
which, it should be noted, is already permitted and found in both zones. Staff will
present a slide show i{{ustrating the types of sites available in these zones at the
Commission meeting.
In both zones, and particularly in the M1 zone, there are many sites with surFace
activities and low-scale buildings that currently are not developed for their highest
and best use. Allowing auto dealership as a permitted use in the M1 zone with
additional FAR as an incentive is proposed in order to encourage auto dealers to
locate suitable sites and possibly combine parcels for development. The proposal
would enhance development opportunities, which are based on many factors in
addition to zoning, such as land cost, availability, and industry trends.
Auto Dealerships with "A" and/or "R" Lots
The Commission requested further information regarding specific dealerships
that include parking overlay "A" lots or residentially zoned lots. Attachment D
contains a table showing that out of 21 facilities associated with auto dealers,
there are eight that have "A" lots, ten that have "R" lots, and six that have both.
Coordination with Land Use Element/Zoninq Ordinance Revision
When the Council requested that staff study the needs of auto dealerships and
neighborhood issues associated with these uses, the City did not have plans for
a comprehensive review of land use and zoning policies. Since that time, the
Council has indicated an interest in initiating a comprehensive Land Use Element
and Zoning Ordinance update. This project has been included in the Division's
Workplan Priorities, which Council will consider during the May budget hearings.
It is anticipated that the Land Use Element and Zoning Ordinance Updates will
be a two-year project. Staff agrees with the Commission that the automobile
2
dealership standards and Land Use Element/Zoning Ordinance efforts should be
coordinated in order to ensure a comprehensive evaluation of the policy issues.
However, the policy study identified automobile dealer and neighborhood
concerns that may require more immediate attention. The Councii asked staff to
consider changes to the auto ~ealership standards because current Code
language has been discouraging long-term investment in this important sector of
the local economy. ln light of the recent community input on this issue, staff
suggests considering incorporating some of the policy recommendations into an
interim ordinance. In turn, this ordinance could be incorporated into the final
zoning ordinance and amended as needed to be consistent with the revised Land
Use Element.
Interim Measures in the LMSD and M1 Zones
Auto repair, the activity within dealerships that generates the most complaint
from nearby residents, is already a permitted use in the LMSD Zone and auto
dealerships are already conditionally permitted in this zone. The policy study
recommends creating a threshold for administrative approval of automobile
dealership development in the LMSD Zone. As discussed at the April 21
meeting, the Commission and Council are currently considering the
appropriateness of allowing housing development in the LMSD Zone, a policy
shift that could conflict with encouragement of auto dealerships. These issues
will be evaluated thoroughly in the Land Use Element Update. Considering the
policy study's recommendation to facilitate automobile dealership development in
the LMSD Zone in order to shift uses from the commercial corridors, staff
requests that the Commission provide direction regarding interim measures that
would be appropriate in this zone.
In regard to the M1 Zone, the policy study also recommends encouraging
automobile sales by establishing the use as permitted through an administrative
process. As in the LMSD Zoning District, auto repair is already permitted in the
M1 zone, although auto sales are not permitted. Staff requests the
Commission's direction regarding introducing automobile sales as a new use in
the M1 Zone through an interim ordinance, either as permitted or conditionally
permitted (CUP).
Interim Measures in the Commercial and Parkinq Overlay Zones
Staff recommends incorporating some of the policies proposed for the C4 and "A"
Zones into an interim ordinance to encourage investment in the next few years
that would benefit the businesses and offer improved neighborhood protection. In
particular, any measures that could help automobile dealers develop
subterranean levels, enclose storage and other activities, decrease reliance on
off-site storage and utilize new technology for stacked parking with appropriate
screening should not be delayed. The City could evaluate the effectiveness of the
new policies and adjust them as necessary during the Zoning Ordinance
Revision process.
3
Santa Monica Auto Dealers Association Response
Following the April 21 study session, the Auto Dealers Associate distributed a
letter to both staff and the P{anning Commission with their response to proposed
policies (Attachment E). The response focused generally on the dealers' desire
for more liberalized use of their properties in the C4 and C6 Zones as well as
their properties in residential zones and on residential/parking overlay "A" lots. A
major point of disagreement involves staff's recommendation to allow parking
structures on "A" lots and increase their capacity to meet the dealerships' needs
but not to extend this entitlement to residential lots without parking overlay
designation, which staff suggests should be removed from commercial use as a
development condition for the rest of the dealership.
Although staff recognizes that some individual dealers would benefit from more
liberal use of their residential lots, staff continues to believe that such entitlement
is an undesirable lor-g-term policy, which will permanently erode potential for
neighborhood improvement. However, if there are specific circumstances in
which development of a dealership's "R" lot(s) would benefit the surrounding
neighborhood, the parcels involved could be considered through the Zoning Map
Amendment process for Parking Overlay "A" designation. If a parcel is not found
to be appropriate for an "A" overlay, it is likewise not appropriate for long-term
development of an auto dealership facility.
While staff does not necessarily disagree with the dealers' point that they could
utilize "A" lot structures for dealership uses other than parking and storage
without impacting adjoining residents, staff did not recommend such use because
it would be inconsistent with the City's General Plan as it relates to parking
overlay districts. Further consideration of this issue should be folded into the
Land Use Element evaluation and revision.
The dealers' proposed "fourth alternative" involving a new automobile dealership
overlay district relates to the process for incorporating policies into the Code and
Zoning Map rather than to the substance of such change. Since at this time staff
is recommending an interim solutian, staff suggests that consideration of
additional overlay districts be incorporated into the comprehensive review
process.
RECOMMENDATION
It is recommended that the Planning Commission complete its study session on
the proposed policy revisions and provide comments for Council consideration. If
directed by Council, staff would then prepare an interim ordinance and
associated environmental analysis in compliance with the California
Environmental Quality Act (CEQA).
4
Prepared by: Elizabeth Bar-EI, AICP, Associate Planner
Attachments:
A. Staff Report dated April 21, 2004
B. Notice of Public Hearing o,
C. Summary of Commissioners comments at April 21, 2004 hearing
D. Table: Location of "A" and "R" Lots at Existing Automobile Dealerships
E. Auto Dealerships Association Response, dated May 11, 2004
5
<~,
Attachment C:
Summarv of Commissioners' Comments,
April 21 Studv Session
Commissioner Johnson:
• Look at master zoning in LMSD / M-1 districts, consider segmenting
the zone for uses such as housing, automobiles uses and light
manufacturing;
• Automobile rental function should be included as a permitted use;
• Should provide strong incentives for off-site repair services away
from SM Blvd. showrooms;
• Encourage subterranean parking;
• Encourage "front-end" public process and meetings with neighbors;
• Need to be flexible and offer multiple alternatives.
Commissioner Pugh:
• Automobile sales are often "open-air yard sales" - dealers need to
find better, more up-to-date and sophisticated ways to display and
store inventory;
• There are cost issues in building subterranean and sometimes
difficulty in trying to dig under an existing building;
• Incentive for subterranean parking might be permitting the
connection of subterranean parking between lots under alleys;
• Expressed concern regarding rooftop parking for automobile
dealerships because adding the needed screening would result in
the appearance of a three-story building;
• Automobile showrooms needs greater interior ceiling height;
• Agrees that residentially zoned lots should be returned to
residential use when possible.
Commissioner Hopkins:
• Supports above comments including the segmented zoning
proposed by Commission Johnson for the LMSD;
• Supports subterranean parking and would encourage incentives for
developing two levels;
• Expressed concern regarding public process; concerns regarding
uncertainty for auto dealers should be balanced with opportunities
for public to address concerns; suggested that an appeal process
be added for administratively approved permits.
Commissioner O'Day:
• Concerned about auto dealers reaction to the proposed incentives;
• Requested the following: a map of improved properties along the
corridors;
• Other expansion opportunities on Santa Monica Boulevard;
• Dealers should be encouraged to increase inventory size on-site;
• Retain maximum flexibility;
• Create a fourth option as suggested by Mr. Harding;
• Agreed with subterranean parking incentives;
• Must consider potential height impacts on residents in relation to
current problems. d
Commissioner Dad:
• Land Use Element update should be done before action is taken on
this issue;
• Likes the idea of placing automobile dealerships on Olympic
Boulevard, impacts of such moves should be considered;
• Subterranean parking should be excluded from FAR as an
incentive;
• Agreed with Commissioner O'Day that building heights should not
be allowed to impact neighbors;
• All options offered by the consultants should be retained, as well as
the option suggested by Mr. Harding, in order to maintain flexibility
and affordability;
• Return to the Commission with the East/West Task Force
recommendations prior to it being forward to the City Council.
2
ATTACHMENT C
POLICY RECOMMENDATION REPORT
PREPARED BY COTTON BRIDGES ASSOCIATES
Etectronic version of attachment is not available for review. Document is available for
review at the City Clerk's Office and the Libraries.
SUMMARY OF RESEARCH
AND POLICY IMPLEMENTATION RECOMMENDATIONS
SANTA MONICA AUTO DEALERSHIF STUDY
City of Santa Monica
Planning & Community Development Department
Prepared with assistance from
Cotton/Bridges/Associates
Moore lacofano Goltsman, Inc.
Economics Research Associates, Inc.
March 23, 2004
TABLE OF CONTENTS
Introduction ..............................................................................................................................1
A. Purpose of this Document ..................••-...........................................................................................1
B. Background ..........................................................................................................................................1
C. Recent Developments ....................................................................................................................... 3
D. Current Study and Conclusions ....................................................................................................... 5
il. Study Approach .........................................................................................................................6
A. Research ................................................................................................................................................6
1. Neighborhood Research ............................................................................................................6
2. Auto Dealership Research ......................................................................................................... 8
3. Economic and MarketingTrend Research .............................................................................9
B Summary of Findings ........................................................................................................................11
C. Existing Codes and Standards ........................................................................................................14
111. Policy Changes .............
........................................................18
A. Policy Concept Summary ................................................................................................................ 18
6. Zoning Policy Concepts ..............................................:................................................................... 21
Proposal 1. FAR Modifications ............................................................................................. 21
Proposal 2. Redefinition of FAR ........................................................................................... 21
Proposal 3. Modification of Height Limits ........................... ...............
............................... 22
Proposal 4. On-site Vehicle Storage: "Stacked Parking" ................................................ 23
Proposal 5_ On-site Vehicle Storage: Rooftop Parking .................................................. 23
Proposal 6. "A" Parking Overlay and "R" (Residential) Lots .......................................... 24
Proposal 7. Temporary Use Permits for Off-site Vehicle Storage ................................ 26
Proposal 8. Construction-Related Temporary Use Permits ............................................ 26
Proposal 9. Loading and Unloading of Vehicles .............................................................. 27
Proposal 10. Implementation by Overlay District .............................................................. 27
Proposal 11. Procedural Issues ............................................................................................... 28
Proposal 12. Off-site Vehicle Storage .................................................................................... 28
C. Non-Zoning Policy Concepts ......................................................................................................... 30
IV. Figures ..............................................................................................................:.....................32
Santa Monica Auto Dealership Study Page i
1320.00
List of Tables
Table
Page
Table 1 Santa Monica Car Dealerships .................................................................................................. 2
Table 2 Independent Used Car De~lerships ......................................................................................... 2
Table 3 Space Requirements for Prototypical Dealership Component Elements .....................14
Table 4 Zoning Regulations for Auto Dealership Related Uses .....................................................17
Santa Monica Auto Dealership Study Page ii
1320.00
1. INTRODUCTION
A. PURPOSE OF THIS DOCUMENT
In April 2003, the City authorized a study°nf the Ciry's regulations regarding auto dealerships. This
study reviews the current neighborhood concerns and provides an independent review of the
dealers' operations and requirements. This analysis considers, but does not rely upon findings made
in a 2001 report commissioned by a group of Santa Monica dealerships dealing with the subject of
dealer needs. The current study involved several months of background research, including a
review of local, regional, and national economic trends affecting auto dealerships, individual
interviews with representatives of new car dealerships in Santa Monica, and community outreach
efforts to better assess the concerns of residents living near auto dealerships.
This document, particularly Part II, is a summary of this research. Part 111 introduces several policy
change proposals and implementation recommendations intended to improve existing sites and
provide standards for new development in order to resolve many identified problems associated
with the proximity of auto dealerships to residential development. In October 2003, these
recommendations were reviewed in preliminary form at a community meeting as well as with focus
groups of auto dealership representatives. Input from these review sessions was used to revise and
refine the concepts, to assist City staff to propose specific text amendments to the Santa Monica
Municipal Code.
Subsequent to completing the initial phases of the study, the study effort was expanded to assess
conflicts between used car dealer operations and nearby residents. The results of this effort are
presented this report as well.
B. BACKGROUND
Auto dealerships have a long history on Santa Monica and Wilshire Boulevards. Many dealerships
date back to the 1950s or earlier. A list of new car dealerships in Santa Monica as of November
2003 is included in Table 1; dealership (ocations are shown in Figure 1. Independent used car
dealerships (those not associated with a new car dealership) are shown in Table 2; their locations
are shown in Figure 2. (All figures are located at the end of the report.)
The economic study prepared in conjunction with this report illustrates sales tax revenues which
flow to the Ciry's general fund and identifies the significant contribution these make to the ongoing
provision of municipal services. About 20 percent of the sales tax revenues in the City's general
fund stems from the activities of Santa Monica's auto dealerships.
The economic analysis also indicates that the growth of auto related taxable sales in Santa Monica
has not kept pace with that of Los Angeles County. Santa Monica dealers are suffering competition
from outside the Ciry and are unable to merchandise their products at the same level as other
dealers in other cities. The inability of Santa Monica dealers to remain competitive in the sub-
regional market imperils the City's sales tax revenue stream. Unlike dealerships in more suburban
locations, most of Santa Monica's auto dealerships, particularly those in new car sales, have not yet
enhanced their facilities to remain competitive.
Santa Monica Auto Dealership Study Page 1
1320.00
Table 1
Santa Monica New Car Dealerships*
Dealerships interviewed for Study
Acura of Santa Monica °
Honda of Santa Monica
Hornburg Jaguar
Infiniti of Santa Monica
Santa Monica Ford
Santa Monica Group (Chevy, Buick, GM)
Santa Monica Lexus
Santa Monica Lincoln / Mercury/Mazda/Subaru
Santa Monica Mitsubishi
Santa Monica Nissan
Santa Monica Volkswagen
Toyota of Santa Monica
Volvo of Santa Monica
W.I. Simonson (Mercedes Benz)
Deaterships not Interviewed
Santa Monica BMW
Steve Taub Audi
Saab of Santa Monica*
`Owned by W.1. Simonson
Address
1717 Santa Monica Boulevard
1720 Santa Monica Boulevard
1601 Wilshire & 3300 Olympic
900 Santa Monica Boulevard
1230 Santa Monica Boulevard
3223 Santa Monica Boulevard
2450 Santa Monica Boulevard
1229 Santa Monica Boulevard
1501 Santa Monica Boulevard
1599 Santa Monica Bou)evard
2440 Santa Monica Boulevard
801 Santa Monica Boulevard
1719 Santa Monica Boulevard
1626 Wilshire Boulevard
Address
1127 Santa Monica Boulevard
1020 Santa Monica Boulevard
1820 Santa Monica Boulevard
Table 2
Independent Used Car Dealerships*
Deaiership
Sports of Santa Monica
Omni Auto Trade
Major Motor Cars
Santa Monica Seaside Motors
(three locations)
Santa Monica Auto Sales
Pacific Motors
Kondo Motors
Morgan West Inc.
Classy Auto Broker
Address
1200 Santa Monica Boulevard
2703 Santa Monica Boulevard
2932 Santa Monica Boulevard
1918 Lincoln Boulevard
2515 Lincoln Boulevard
2660 Lincoln Boulevard
1630 Santa Monica Boulevard
860 Pico Boufevard
1124 Santa Monica Boulevard
3003 Pico Boulevard
3014 Lincoln Boulevard
*Current to February 2004.
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In the last 40 years, the residential uses adjacent to the new car dealerships have intensified. Today,
many multi-family apartments and condominiums are in close proximity to the auto dealerships.
Severa) of the dealerships were not designed with such residential proximity in mind and in many
cases residential buildings have not been designed to reflect their proximity to adjacent businesses.
Additionally, operations at dealerships have increased over the years; often without corresponding
efforts to contain operations so as to minimize neighborhood impacts.
Conflicts between dealership and residential uses have resulted. Noise, traffic, and air qualiry
concerns tend to top the list of residents' concerns. Vehicle deliveries, equipment powered by air
compressors, alley usage, test driving activities, light and glare, a few remaining public address
systems, and car alarms represent many residents' concerns and complaints regarding dealership
operations.
Over the years, the Ciry's challenge has been to address residential concerns while at the same time
aflowing dealerships to maintain reasonable business viability. Both the 1984 Land Use Element
and the 1988 update to the Zoning Ordinance specifically addressed auto dealership development
issues. Since the 1988 changes, there have been few significant dealership expansions, nor many
significant remodels. As a result, most dealerships along Santa Monica Boulevard continue to
operate from facilities that remain iil-suited for usage under present fevels of operation.
Some City actions and technological changes have helped eliminate nuisances like public address
systems and spill-over lighting. The introduction of preferential parking on residential streets has
also reduced conflicts between residents, dealerships, and dealership customers. However, some
conflicts still remain. Many concerns and complaints relate to temporary or momentary
occurrences, such as car alarm and radio noise, parking in alleys, or trash container noise, which are
very difficult for City Code Enforcement staff to observe and cite.
C. RECENT DEVELOPMENTS
Several new car dealers have expressed concern about City policies which affect their long-term
business viability. In an attempt to advocate for policy changes, a coalition of Santa Monica new
car dealers joined to produce a detailed report with proposed zoning modifications in )anuary,
2001. Entitled "Retaining Full-Service Auto Dealerships in the City of Santa Monica: Proposed
Modifications to City Planning Regulations," the report is referred to in this document as the "HR&A
report," reflecting its authorship by the firm of Hamilton, Rabinowitz & Alschuler, Inc. In addition
to proposed zoning modifications, the HR&A report incfudes information on the overall economic
impact of auto dealerships on the Ciry's revenue stream. The HR&A report contains limited
discussion of dealership conflicts with nearby residents but acknowledges discomfort of some
residents with dealer operations.
The HR&A report provides an overview of the economic contribution of the Eighteen new car
dealerships existing at the time of the study. Substantial detail is provided about ten dealerships
which participated intensively in the study, particularly with regard to physical facilities and space
related inadequacies of the individual facilities. The report also contends that there is a disparity
between certain policies in the General Plan and the actual provisions of the Zoning Ordinance,
particularly the floor area ratio policies and standards and the use of lots in the "A" Off-Street
Parking Overlay Zone (an overlay designation that allows for the continuation of non-conforming
parking lot uses in addition to the uses permitted in the underlying residential zone).
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One of the key themes of the HR&A report is that new car dealership facilities are severely (imited
in size and that the Zoning Code prohibits dealers from constructing facilities of adequate size in
which to conduct their businesses. In advocating for larger facilities, dealers cite the changing
dynamics of the auto sales business generally, in which more sophisticated consumers and internet
price comparisons have reduced dealer profit on each new car sold. To offset reduced profitabitiry,
dealers report that they must sell more cars, but in Santa Monica, they continue to do so from
facilities created in an earlier era and designed for a much lower intensity of business. As product
lines multiply, individual vehicle sizes increase, and auto consumers expect to select from many
available options, successful dealerships typically need more space on which to carry larger
inventories and provide adequate service areas.
Auto manufacturers set forth franchise standards for all of their dealerships to ensure consistency of
brand image and, most critically for this study, that an appropriate amount of space is provided in
which to conduct business. CBA's research indicates that most manufacturers rypically require their
deaferships to keep on hand a 45 to 60 day inventory of new cars. This entire supply need not
necessarily be on a single property, but at least in the control of an individual dealership. Most
Santa Monica dealerships comply with this requirement only by piecing together multiple sites and
lots for vehicle storage, including space at the Santa Monica Airport, lots in the Broadway
Commercial District, and on private property outside of Santa Monica. A comparison of how these
typical inventory requirements compare with a protorypical Santa Monica dealership is presented in
Part III of this report.
Some manufacturers also set forth required numbers of service bays, amounts of office and
showroom space, and other dealership components. Per the HR&A report - and confirmed by
research for this study - almost none of Santa Monica's dealerships have main facilities in full
compliance with the spatial requirements of their manufacturers. However, no Santa Monica
dealership has reported that a failure to meet spatial standards portends a loss of the franchise.
Notwithstanding, dealerships that do not meet the standards can face several disadvantages
Dealerships able to carry and show larger inventories can draw more customers lured by the
promise of more selection. Moreover, manufacturers do take the standards into consideration
when selecting locations to offer new models or spin-off brands. For instance, Santa Monica BMW
reportedly was not selected to sell BMW spin-off "Mini Cooper" vehicles due to space constraints.
The closest Mini Cooper locations to Santa Monica are in Los Angeles (near Huntington Park),
North Hollywood, and Hermosa Beach. While other dealerships in nearby suburban (ocations have
the space to increase the variety of vehicles offered, Santa Monica dealers are concerned that their
lack of space places them at a competitive disadvantage. ~
In sum, Santa Monica dealers state they face a double constraint: not only are their lot sizes small
with little or no opportunity for expansion, but additionally, the Zoning Code allows only relatively
small buildings on each property.
The HR&A report recommends two areas of modification to the Zoning Code. The first proposes
modification of specific development standards to allow greater building volume on each site. The
second proposal involves creation of an "auto dealership overlay zone." The overlay zone would
encompass existing dealerships and incorporate the code modifications suggested in the first
recommendation, i.e., increased building height and bulk. The HR&A report contends that these
changes would substantially resolve some of the space problems faced by the dealers. Indirectly,
the recommendations would also help reduce conflicts with neighbors by containing many
dealership operations within buildings-that now occur outside in surface parking areas.
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D. CURRENT STUDY AND CONCLUSIONS
In an effort to 1) independently evaluate the HR & A report and other claims of auto dealerships, 2)
seek greater neighborhood and public input regarding concerns about auto dealerships, and ~
devise independent conclusions and recommendations, the City engaged a consulting tea;
composed of Cotton/Bridges/Associat~s.:(planning and ordinance analysis), Moore lacofano
Goltsman (public outreach), and Economic Research Associates (fiscal and industry trend analysis).
Since April 2003, the consulting team, with assistance from City staff, has conducted individual
interviews with representatives of most of the City's new car deaierships, issued and analyzed
surveys of residents located near all Ciry auto dealerships, conducted public meetings to hear
neighborhood concerns, and completed a detailed economic study assessing the impact of
dealerships upon Ciry sales tax revenue.
As a result of gathering and analyzing this and other background information, the consulting team
gained a good understanding of the particular issues and has provided the City with implementation
recommendations intended to resolve many conflicts between residents and dealership operations
while maintaining the viability of auto sales in Santa Monica.
After a summary of critical facts, this report discusses several potential policy considerations and
other means to resolve conflicts with nearby residents, balanced with the business interests of the
dealerships and the financial interests of the City. The general goal of these policy options is to
reduce dealership impacts on residential areas while maintaining the long term viability of the auto
dealerships. This balance appears to be best achieved through two different, but not mutually
exclusive means: ~
Relocation of dealerships or relocation of repair and . service operations to sites in the
Olympic Corridor area, and
Significant reconstruction of dealership facilities to better enclose and contain operations-
related impacts.
In addition to these zoning-related policy options, this memorandum includes other proposed policy
or regulatory changes to address many neighborhood concerns related to operational issues.
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tl. STUDY APPROACH
A. RESEARCH
Two areas of research were undertaken at the beginning of the study to assure that adequate
information was known about auto dealer operations and the concerns of neighbors about these
operations. The methods used to obtain the information are described in the following paragraphs.
Both new and used car dealerships were included in the study. Independent used car dealers were
representative of used car facilities. Pre-owned sales lots were addressed as a part of the new car
dealer operations.
1. Neighborhood Research
Questionnaire regarding auto dealership impact
May 2003: Questionnaire/public meeting notices mailed to about 3,000 residents and
businesses within 500 feet of any new car dealership
September 2003: Additional questionnaire/public meeting notices mailed to about 2,000
addresses within 500 feet of all used car dealerships
o About 500 questionnaires were completed and returned with written comments;
information and comments were tabulated for used in the study
o New car dealership locations shown in Figure 1
o Used car dealership locations shown in Figure 2
Neighborhood meetings
^ About 20 neighborhood attendees and several new car dealership representatives
participated in a June 3, 2003 meeting, focused on soliciting concerns and issues about
dealership operations.
^ About 40 people attended a second meeting held on October 21, 2003 to review the
potential policy options and provide further comment. Attendees included several new car
dealership representatives, but no one representing used car dealerships.
^ Neighbors commented on past and present concerns with auto dealership operations.
^ Issues raised were somewhat localized, i.e., concern with activities at particular locations.
^ Neighborhood concerns tended to be focused on the topics of traffic and noise.
^ Parking is still a concern in limited areas; preferential parking appears to have resolved some
conflicts where instituted (Figure 3 shows the Ciry's preferential parking zones)
ISSUE AREAS
Summary of Issues and Concems Expressed by Neighbors of Both New and Used Car
Dealerships
Alley usage
^ Test driving and deliveries occurring illegally
^ Cars repaired/staged in alleys
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^ Speeding in the alleys (test drives, other uses and users)
^ Loitering in the alleys
Parking
^ Inadequate on-site customer and pemployee parking leads to greater competition with
residents for on-street parking
^ Dealership employees take spots soon after street sweeping
^ Parking of inventory/repair vehicles on streets/alleys; sometimes blocking alleys
^ Permit parking has eliminated conflicts in many instances
^ Potential four story buildings for parking probably excessive
~ Underground parking facilities preferable
Noise
^ Car alarms, music, loud speakers, mechanical equipment (particu(arly compressor-driven
tools) are loud and disturbing
^ Lack of adequate noise barriers between dealersi~ips and residential areas
^ Some power equipment could be replaced with newer, quieter equipment
Vehicle Repair Activities
• Sights, sounds, and smells are offensive
Trash
^ Accurnulations in alleys, parkways
Vehicle deliveries
^ Vehicle delivery trucks left running while offloading vehicles - noise and air qualiry impacts
^ Side streets blocked/impeded by delivery trucks offloading cars
^ Delivery truck drivers unfamiliar with area; not sensitive to neighborhood concerns
^ Deliveries during evenings and weekends are especially disruptive
Employee behavior
^ Employees' personal cars repaired on streets/alleys
^ Disrespectful of neighbors when concerns expressed; lack of follow-up from management
following complaints
Visual impacts/lighting
^ Some lighting impacts have been abated through removal of lights, but conflicts remain,
especialfy where residential windows are oriented toward open parking areas
^ Some operations, particularly used car dealerships, constitute visual eyesores
Code Enforcement
^ Concern that City is not responsive in enforcing rules
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Other Concerns
In addition to issues clearly related to new and used car deafership operations, many respondents
commented on problems experienced from other businesses and uses, such as bars, fast-food
restaurants, hospitals, auto repair shops, and schools. In many cases, concerns over other uses
seem to overshadow issues specific to new and used car dealerships. '
2. Auto Dealership Research
Research Approach
The research undertaken regarding dealership operations in Santa Monica included:
^ Independent review of the HR&A Report
^ Review of the Santa Monica Generaf Plan and Zoning Ordinance
^ Interviews and site tours with representatives from nearly all new car dealerships*
^ Dealership focus group meetings'
^ Analysis of national and regional auto sale industry trends
^ Review of dealership financial contributions to the Ciry
Existing Conditions
^ 17 new car dealerships along Santa Monica Soulevard and Wilshire Boulevard.
^ 5 independent pre-owned auto sales establishments on Santa Monica Boulevard.
^ 6 other pre-owned auto sales establishments on Lincoln and Pico Boulevards.
^ Many Santa Monica Boulevard new car dealership sites developed prior to 1970.
^ Many pre-date multi-family development in the vicinity.
^ Most dealerships have intensified operational activities without providing significant
residential protection from operational impacts.
^ Older, open-style, multi-building dealerships are not designed with nearby neighbors in
mind; nothing to prevent noise, visual, or other impacts from "leaking" onto nearby
residential properties.
^ Several new car dealerships include residentially zoned lots with and without parking
overlays ("A" (ots and "R" lots respectively); development on these lots is limited.
^ New car dealerships report that customer base is local - Santa Monica/Westside; dealers
state that they are serving local demand.
~ Many used car dealerships are on small lots with little enclosure and very limited expansion
potential
ISSUE AREAS
Business/Industry related
Santa Monica new car dealership sites provide less site and land area than auto
manufacturers prefer.
' As a means of soliciting feedback on potential policy solutions, the City invited all new and used car dealerships to
attend "focus group" sryle meetings on October 9, 2003 at the Ken Edwards Center. Attendees included eight
representatives of new car dealerships; no used car dealership representatives attended, although two had confirmed
attendance prior to the meeting. This study did not include individual interviews or site tours with used car dealership
representatives.
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Santa Monica's new car dealers report being concerned about their ability to maintain long-
term business viability within present facilities.
Santa Monica's dealers state that new car sales are a large part of their businesses' volume,
but are less significant than repair services in terms of profitabiliry.
Auto service/repair: Santa Monica dealers say this is the ~most profitable part of their
business, and would like more space for service areas.
Dealerships and City policies
Most Santa Monica dealers haven't made significant building or other capital improvements
in years; some reported difficulry in negotiations with the Ciry regarding approval processes,
although no applications have been denied by the City.
Maximum development thresholds allowed by current code seen as insufficient to meet
dealer needs for additional space.
Some negative impacts on neighborhoods have been resolved or addressed through Ciry
actions. However, some.problems persist, such as:
° Existing restrictions on outdoor lighting reduce unwanted glare, but do not solve other
problems related to open parking, storage, and work areas- noise (car alarms, power
washing equipment, etc.) and other concerns continue to spill over to adjacent
residential properties.
° Permit parking benefits residents; but reduces the daytime parking supply for dealerships
and other businesses.
Whether City policies can provide sufficient incentive for used car dealers to develop and
improve their sites is unclear because of low profit margins and difficulry in enclosing this
rype of business within a building.
3. Economic and Market Trends Research
An economic study of auto related busiriesses in Santa Monica, produced by Economic Research
Associates, Inc., is contained in a separate report. (December, 2003). Following are key points of
the study.
Industry Trends
District branding is an increasing phenomenon: for example, identifiable "auto rows" exist in
the larger market areas of Van Nuys, Glendale, and elsewhere; these dealerships advertise
together and offer opportunities for greater customer convenience and comparison
shopping. Additional intense competition is anticipated locally from Culver City,
Hawthorne, Carson, and for some brands, Glendale and the San Gabriel Valley. Although
some locations are far from Santa Monica, price points and larger inventories make them
competitive against Santa Monica dealerships.
The need exists for dealers to provide a growing array of product lines - sedans, station
wagons, convertibles, small, mid-size, and large SUVs, hybrid vehicles, etc. In addition,
dealerships need to meet ongoing industry changes: including new "spin-off" brands (Mini
Cooper at BMW; Scion at Toyota), updated signage, and improved building appearance.
^ Most car purchases are still made in person. Internet sales are growing, but stil) require
transactions and test driving at (ocai deaierships. Internet saies and increasing customer
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sophistication about "invoice cosY' reduces profitability per unit sold. Greater sales volume
and greater emphasis on auto service are needed to maintain dealership profitability.
Both locally and. nationally, dealerships are being consolidated into large chains selling
several brands of cars:
° Locally: Santa Monica Honda and Volvo part of Sonic Group
° Locally: Sullivan Auto Group: local chain (VW, Lexus, Toyota)
° Outside Santa Monica: "Power" dealership group (formerly "AutoNation") growing,
providing formidable competition in the regional market
^ Independent used car dealerships tend to be Iocally/privately owned; operating on relatively
low margins, potential for capital investments is highly constrained.
Dealership Financial Contributions to Community
Sales tax revenue'
In 2002, the Ciiy received about $22.4 million in sales tax revenue from all sources Ciry-wide
^ $4.1 million was from new car sales (18.3%)
^ $1.06 million was from auto leasing activity (4.7%)
o Leasing agents include new car dealerships, auto rental agencies
^ $271,000 was from used car sales (1.2%)
o Note: Used car sales are generated by both "major brand" new car dealers as
well as facilities that trade only in used cars. Data not available to determine
how much of used car sales attributable to independent used car dealerships vs.
the pre-owned divisions of new car dealerships.
^ Total of $5.8 million in sales tax revenues from all auto-related activities
0 71 % of this was attributable to new car sales alone
• Dealerships also generate sales tax revenue for parts and accessory sales
• Industry trend: Auto dealerships increasingly include accessory "boutiques" to increase
customer identification with brands
^ Auto services provided at most new car dealerships are profit centers for dealerships, but
labor is not subject to sales tax
^ Key tax revenue trend: In 1999 and continuing through 2001, auto related taxable sales in
Santa Monica started to slip relative to auto related taxable sales in the rest of Los Angeles
County.
Sales Volume per Business License: 2002
^ New car dealerships: $14.8 million
^ Used car dealerships: $1.2 million
Employment
Santa Monica's "brand name" new car dealerships represent nearly 1,100 jobs
^ 65% in services/repairs positions (about 715 jobs)
^ 35% in sales/administrative positions (about 385 jobs)
^ Majority of jobs are full-time, with benefits
' Sources for all economic information: State of California, City of Santa Monica, Economic Research Associates
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2001 median pay for service employees: $29,000
2001 median pay for sales/admin: $38,000
Dealership service positions tend to pay higher wages than positions in other service
industries such as restaurants and retail establishments
(Sources: HR&A Report, Economic Research Associates)
Other Direct Financial Impact '
Dealerships pay property taxes, utility taxes, and business license taxes to City
Other Economic Activity
Spin-offs to local businesses: dealerships purchase goods and services from local businesses
^ In 2000: average of $170,000 spent per new car dealer at other local businesses, according
to HR&A report
^ Spending money in town creates modest additional sales tax revenue for City
B. Summary of Findings
The study research, consisting of analysis of local, regional, and national economic trends,
interviews with auto dealership representatives, extensive public outreach to the neighborhoods,
and a review of the HR&A report, led to the following findings.
Most neighborhood concerns appear to result from two related factors: the close proximity of
dealerships to residential areas and the poor containment of dealership operations within facilities
that are inadequate to serve present (or anticipated future) levels of operations. Inadequate space
on the ground or within buildings causes spillover of operations into all parts of the Ciry, particularly
adjacent neighborhoods.
The lack of adequate on-site inventory storage constrains sales opportunities when cars must be
brought from an off-site location to show the product on-hand. Potential customers are hesitant or
unwilling to wait the substantial amount of time required to bring a vehicle from an off-site location.
This results in increased traffic to and from dealership sites. In addition, dealers indicated that the
moving of vehicles back and forth creates increased risk of vehicle damage.
To independently assess dealership space needs, CBA created a mathematical model based on a
hypothetical Santa Monica dealership. In this hypothetical dealership, monthly sales volume is 150
new cars and the contiguous site area of the dealership is 30,000 square feet. This monthly sales
volume is an average for existing Santa Monica dealerships. Several Santa Monica dealerships have
total land areas greater than 30,000 square feet, but most dealerships are built upon multiple
parcels separated by streets or alleys. The largest contiguous parcels are closer to 30,000 square
feet in area (0.69 acres).
Table 3 illustrates several hypothetical dealership facilities in terms of square footage and floor area
ratio needed. These models are built upon information known about Santa Monica dealerships as
well as industry-standard information uncovered in research.
The table illustrates iwo hypothetical dealerships that could be built under the City's current zoning
regulations - one that includes both sales and service functions; one that is sales only - plus two
Santa Monica Auto Dealership Study Page 11
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others that examine the effect of excluding subterranean space from the computation of floor area
ratio (FAR).'
All examples in the model assume a 30,000 square foot contiguous site and that dealers will need
to keep on-hand a 30-day supply of vehicles, based on an average sales volume of 150 vehicles per
month. Nationally, dealers rypically prefer to keep a larger inventory on-hand (a 45-60 day supply),
but this model recognizes Santa Monica's urban location and higher land values in assuming a
lower than standard on-site inventory.
Key components of the dealership examples are listed below. Further, all examples assume that all
uses will be contained within a structure.
Allowable Under Current Regulations
Exarnple A-1: Sales and Service Above Grade: sales, service, vehicle storage, and parking
are all on-site and contained within an above-grade structure.
Example B-1: Service Off-Site; All Else Above Grade: sales, vehicle storage, and parking are
on-site and contained within an above-grade structure; service functions are housed off-site.
Subterranean Space Excluded from FAR Computation
Example A-2: Sales and Service: sales, service, vehicle storage, and parking are all on-site
and contained within a building which features two subterranean levels.
Example B-2: Sales Only; Service Off-Site: sales, vehicle storage, and parking are all on-site
and contained within a building which features just one subterranean level.
These different examples were helpful in evaluating potential increases to FAR limits, as well as in
examining the impact of wider use of subterranean space.
A dealership with sales, service, vehicle storage, and parking contained within an above-grade
building, as illustrated in example A-1 requires an FAR of 2.78. This is higher than permitted by
current zoning. If service functions and attendant parking were relocated off-site, space demands
fall significantly. As shown in example B-1, moving service off-site reduces the needed FAR to 1.33,
slightly above current regulations for Santa Monica Boulevard.2
Under current regulations, subterranean space counts towards FAR unless it is used for required
parking. Examples A-2 and B-2, however, measure the FAR that would result if all subterranean
space were simply excluded from FAR computation, without regard to how the subterranean space
is used. Examples A-2 and B-2 are intended to mirror A-1 and B-1; A-2 is a dealership with both
sales and service; B-2 assumes service is moved to an off-site location. Example A-2 assurnes
subterranean areas of 22,000 and 44,000 square feet, equa) to the estimated usable space of one or
two subterranean levels beneath a 30,000 square foot lot. With just one level below grade, the
needed FAR is 2.05, but if two levels are below grade, FAR drops to 1.31.
' Absent from all of the examples are any off-street spaces for vehicle unloading and repair vehicle queuing.
'- Table 4 illustrates Existing Zoning Regulations for Auto Dealerships.
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Example B-2 looks at FAR impact if service is relocated off-site and subterranean space is
constructed. This example indicates that total space needed is 39,750 square feet. If a single
subterranean level of 22,000 square feet is constructed, the resultant dealership would have an FAR
of 0.59, which is within current zoning regulations for Santa Monica and Wilshire Boulevards.
Examples B-1 and B-2 demonstrate that auto service and its related required parking are major
components of a full-service dealership's total required space. (f these activities were removed to
an off-site location in the M-1 or LSMD zones, dealership space requirements would be substantially
lower assuming the sales and related activities remain on the Boulevards.
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Table 3
Space Requirements for Prototypical Dealership by Component Elements
DESCRIPTION
New car inventory storage/parking3
Service Bays'
Showroom areas
Other officess
(management, finance, etc.)
Parts departments
Subtotal: Sales/Service Area
COMPONENT NUMBER/SIZE
~~ ~ Fi/Unit
150 20o sf
30 450 sf
- - sf
1 2500 sf
Base Assumptions: 30,000 sq. ft undivided site
New car sales volume: 150 cars per month2
ALLOWABLE AREA UNDER ~
CURRENT REGULATIONS
A-1: Sales and Service B-7: Service Off-Site;
Above Grade All Elee hove Grade
30,000 sf 30,000 sf
13,500 sf - sf
4,000 sf 4,000 sf
1,200 sf 1,200 sf
SUBTERRANEANSPACEEXCLUDED
FROM FAR COMPUTATION
A-2: Sales and B•2: Sales Only;
$~g Service ~ff-Ske
30,000 sf 30,000 sf
13,500 sf - sf
4,000 sf 4,000 sf
1,200 sf 1,200 sf
2,500 sf - sf 2,500 sf • sf
51,200 sf 35,200 sf 51,200 sf 35,200 sf
'arking Requirements ~Spaces d~ Square feet/unit ~ Parking Spaces Parlting Spaces Parldng Spaces Parking Spaces
howroom/Office Space ~ 1 per 400 sf ~ 13 13 13 13
xterior Display Area ~ 1 per 2000 sf ~ 0 0 0 0
wro Service Bays ~ 2 per Bay - ~ 60 0 60 0
ervice area exclusive of bays ~ 1 per 500 sf ~ 10 0 10 0
'arts Deparvnent I 1 per 300 sf 1 9 0 9 0
otal Number of ParkinR Spaces Required ~ ( 92 13 92 13
Square Footage of Parking Area (350 sf/space) 32,200 sf 4,550 sf 32,200 sf 4,550 sf
ToW{ Space Need 83,400 sf 39,750 st 83,400 sf 39,750 sf
rss 1 levelofsubterraneanspace ~ ~ ~ ~ ~ ~ ~ ' ~ ~ ~ ~ ~ ~ ~ sf~ ~ ~ ~ sf ~ ~~~ 22,OOO~sf ~ ~ ~ ~ 22,000 sf ~ ~
jAbove ground space counted in FAR 83,400 sf 39,750 sf 61,400 sf 17,750 sf ~
i`AR Needed to Accom ~odate this Faality 2.78 1.33 2.05 0.59 ~~
~~~:~:
~Assume 2 levej of su6terranean space ~ ~ ~ ~ s ~
~ ~ `
sf ~~
~ ~
sf ~ ~ ~'~
~ 44,000 sf '~~~~~`~~~~~
NA sf i
~Above ground space counted in FAR 83,400 sf 39,750 sf 39,400 sf - sf ~
~FAR Needed to Accommodate this Pacilitv 2.78 1.33 1.31 NA ~
Notes:
1. Typically largest undivided lot size on Santa Monica/Wilshire Boulevards.
2. Average among Santa Monica dealerships surveyed.
3. Industry sta~dard is rypically 45-60 day supply in inventory; assume some inventory is stored off-site except as required for efficient sales operetions (30 day supply).
4. Average number for Santa Monica dealerships per HR&A Report, p. 23.
5. Average among surveyed Santa Monica dealerships. '
6. Per SMMC Table 9.04.10.08.040.
7. Only one subterranean level is assumed for this example; the area of two subterrenean
~evels would exceed the total space needed.
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Collectively, these examples indicate several potential avenues of policy change. Policies that
provide incentives for dealerships to relocate their service functions otf of Santa Monica and
Wilshire Boulevards would significantly reduce space needs on the Boulevards and remove many of
the service-associated negative impacts experienced by neighbors. ~ However, this mode! would
require dealerships to split their businesses between two properties, posing efficiency and
management challenges.
Second, these examples also demonstrate tF~at greater use of subterranean space would require
buildings of (ess square footage above-grade on the Boulevards, while offering the opportunity to
contain many dealership functions underground, where they would have much less impact on
neighbors. However, current regulations require that subterranean space be counted toward FAR
unless it is used for parking. Given the expense of subterranean construction, this can pose a
hindrance towards wider use of this method.
In sum, the Ciry's current zoning standards appear to preclude desirable solutions. Most dealers
have not made significant capital improvements that could reduce the overflow of negative impacts
into residential areas. The lack of enclosure of all operations within buildings results in exposure of
residents to noise and other conditions affecting their quality of life. .The stagnant development of
dealerships is in some cases limiting their competitiveness with dealerships in the comparatively
more suburban Westside and Culver City areas, where dealership sites are larger and thus less
constrained than in Santa Monica. Larger dealerships tend to be able to provide easier customer
experiences, available off-street parking (and less risk of a customer getting a parking ticket) and the
ability to conduct test drives without the need for a dealer to retrieve a car from sometimes distant
off-site locations.
The Ciry appears to be at a critical juncture if it is to maintain a competitive level of sales and sales
tax. Without any changes to City policies, dealerships will, in the long term, be forced to consider
whether they can remain competitive in Santa Monica or whether relocating out of town is needed
in order to rimaintain their business viabiliry in the face of changing dynamics of the auto sales
industry and nearby competitors who do not face the same spatial constraints.
Most dealers believe the current development standards offer little incentive to expand or improve
dealership facilities or operations. This study did not include assessments of each dealership's
finances to analyze claims that the current development standards offer insufficient reconstruction
opportuniry to justify the cost and risk associated with faciliry redevelopment. However, the
consultants concluded that with the exception of the few dealerships with (arge plots of land,
current development standards do not allow there to be complete or even significant containment
of the existing dealership operations that n.egatively impact surrounding neighborhoods. Most
dealerships are composed of multiple parcels separated by streets or alleys, which preclude
construction of a single building capable of containing all operations. Dealership operations will
continue to have negative neighborhood impacts wherever such operations remain in unenclosed
buildings or on surface parking lots and without adequate parking for employees or customers on-
site.
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C. EXISTING CODES AND STANDARDS
Current regulations inhibit the creation of above-grade facilities of adequate size to meet dealership
needs. Most dealerships have made little capital investment in their facilities and thus have been
unable to address neighborhood concerns, such as noise, visual, and traffic impacts.
In reviewing existing City policies, several modifications are recommended for consideration to
encourage and provide incentives for capital improvements that will address both neighborhood
concerns and dealership needs. ~
Existing Zoning Regulations
Table 4 outlines Ciry zoning regulations for the several districts in which auto dealerships and
closely related uses are permitted or conditionally permitted.
Existing Performance Standards
In addition to the basic zoning regulations shown in Table 4 the Santa Monica Municipal Code
(SMMC) sets forth numerous performance standards for automobile dealerships. SMMC Section
9.04.12.040 lists these standards. The standards address several issues, including:
^ Minimum lot size
^ Requirements for customer and employee parking
^ Landscaping
^ Lighting
^ Loading and unloading of vehicles
^ Storage of repair vehicles
^ Service/repair facilities
^ Vehicle queuing
^ Requirement for approved test driving routes
^ Requirement for alley traffic control plans
^ Circulation improvements
^ Noise control
^ Storage and disposal of toxic materials
^ Air quality requirements
^ Development standards modifications
Some potential rnodifications to these standards are discussed in Section III in connection with the
various proposals identified for consideration by the City's decision makers.
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Table 4
Current Zoning Regulations for Auto Dealerships and Related Uses
C4 C6 C5 LMSD M-1 "A" BCD
Highway Boulevard Special Office Light Manufacturing & Industrial Off-Street Broadway
Commercial Commercial Commercial Studio District Conservation Parlting Overlay Comm. Dis~
Auto dea(erships
allowed? With CUP With CUP With CUP With CUP Not permitted Not permitted Not permitted
Expansion of existing Major: CUP Major: CUP With CUP With CUP Not permitted Not permitted With CUP
auto dealerships Minor: PSP Minor: PSP
allowed?
Stand alone auto repair With CUP Not permitted Not permitted Permitted, but CUP Permitted, but CUP Not permitted ' Not permitted
allowed? required if within 100 required if adj. to
- feet of residential district residential uses ~
Stand-alone Vehicle Parking With CUP Not permitted With CUP With CUP With CUP With CUP, below Not permitted
grade only
Stand-alone Vehicle Storage Not permitted Not permitted Not permitted With CUP With CUP Not permitted With PSP
With lot of 30,000 sq. ft.: "
Maximum FAR 1.1 S* 1.0* 0.75 1.0 1.0 NA 0.8
Maximum Height 2 stories, 30 ft 3 stories; 45 ft. 3 stories, 45 ft, 2 stories; 30 feet 2 stories; 30 feet NA 2 stories, 30 feet
Note: No auto dealership uses are allowed on residentially zoned lots without an "A" overlay
Source: Santa Mon'sca Mun'scipal Code, various sections
'Higher floor area ratios apply for smaller lots in the C-4 and C-6 zones.
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111. POLICY CHANGES
A. POLICY CONCEPT SUMMARY
Noise, visual, and other negative impacts are the by-products of con~lucting dealership operations
on surface parking lots that immediately abut residences or are in partially enclosed buildings in
close proximity to residences. New car dealerships have not enclosed their operations because
current regulations are perceived to not allow adequate space to meet most dealerships' needs. In
addition, in the opinion of most new car dealers, the potential increase in faciliry size under the
City's current regulations, is not sufficient to justify the difficulty, cost, and risk associated with
reconstructing facilities to better enclose and contain operations.
Stand-alone used car dealerships, with much lower business volumes than new car dealerships, tend
to lack the capital to make major facilities improvements. Moreover, whether Santa Monica's used
car dealerships need additional space for business operations is unclear.
Taking existing regulations, neighbortiood concerns, and dealership needs into account, some
policy modifications appear necessary to resolve identified neighborhood conflicts and problems by
permitting dealers greater opportunities to update their facilities. This report recommends changes
to zoning policy as well as changes to policies that are not zoning-related.
Zoning Policy Changes
This report examines three major categories of location and development standards changes. These
categories are not mutually exclusive.
Relocation: Encouraging dealerships to relocate to the Olympic Corridor area (LMSD and
M-1 zoning districts), away from intensive residential uses, and within new facilities that
better enclose operations.
Relocation of Service and Repair: Encouraging dealerships to maintain a sales presence on
Santa Monica or Wilshire Boulevards, while relocating service and repair activities to the
Olympic Corridor area or elsewhere. ~
Devetopment Standards Changes: Encouraging significant reconstruction and enclosure of
most operations within buildings, including subterranean levels, on Santa Monica or Wilshire
Boulevards.
Opening the LMSD and M-1 zoning districts to auto dealership uses offers opportunities for
dealerships to relocate businesses to the Olympic Corridor area. Development standards changes
would better enable dealerships to remodel existing businesses on Santa Monica and Wilshire
Boulevards to achieve better containment of operations. The proposals herein also consider
modifications to regulations regarding "A" parking overlay zones.
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1) Location Changes: Encourage relocation to sites in the M-1 (Industrial Conservation) and
LMSD (Light Manufacturing and Studio) districts.
Dealership proximity to residential areas is one key cause of adverse neighborhood impacts. An
option to consider is encouraging dealership relocation (or relocation of just service operations) to
sites in and along the Olympic Corridor, an area that is more distant from residential uses.
Current regulations allow automobile dealerships in the LMSD district with a conditional use permit;
dealerships are neither permitted nor conditionally permitted in the M-1 district. Stand-alone auto
repair services are permitted in both districts, but conditionally permitted if in proximity to
residential areas. ~o achieve this objective, ihe use must be aflowed in the district and the
development standards must provide for adequate development potential.
New regulations could include: permitting auta dealerships through a simplified approval process in
one or both zoning districts, allowing an FAR adequate to provide sufficient enclosed space for
dealership operations, and increasing the height limit. The added cost and total site disruption
associated with subterranean construction seems to require that the zoning ordinance give special
consideration to subterranean areas in the determination of floor area, else additional height may be
necessary to accommodate all operations.
2) Relocation of Service and Repair: Encourage the relocation of service, repair and some
inventory storage from Santa Monica and Wilshire Boulevards to the M-1 and ~MSD zones,
retaining sales operations along commercial corridors.
Repair operations generate a significant portion of residentia) compfaints regarding auto dealerships.
This approach is to retain the sales activities on the commercia) corridor and relocate the more
incompatible repair, service, and vehicle preparation activities to areas within the M-1 and/or LMSD
zoning districts. In this proposal the dealerships retain visibility and concentration on the
commercial boulevards and can expand the space devoted to display and sales. Service and repair
can be located off-site in areas more suited for the activity. This model has been used successfully
by at least one dealership and has the potential to work for several others.
Another possibility would be the consolidating of repair services. As the industry moves towards
consolidation into larger entities selling several brands of cars, the repair and service function could
be consolidated into one location. To facilitate this change, the Ciry would need to review
proposals for dealer service and repair under a simplified approval process and provide adequate
FAR standards for the facilities. ~
3) Development Standards Changes: Atlow reconstruction and enclosure of facilities on Santa
Monica and Wilshire Boulevard
For those dealerships that cannot or will not relocate to the Olympic Corridor or to sites in M-1
districts, the City can encourage dealerships to reconstruct and enclose existing facilities. Although
this requires the physical expansion of buildings to contain and enclose existing operations, the
proposal does not necessarily permit the expansion of dealership operations. Requests for the
expansion of operations (such as increasing the number of service bays) could continue to be
regulated under the City's existing procedures, typically either a Performance Standards Permit or a
Conditional Use Permit.
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As discussed in Part 2(Table 3), a prototypical dealership with a sales volume of 150 cars per
month on a 30,000 sq. ft. site would appear to need a building with an FAR of 2.78 in order to
enclose and contain all uses above grade with a 30-day inventory stored on site. (This is equal to a
building square footage of about 83,400 square feet). Under current regulations, the maximum
allowable FAR on a lot equal to or greater than 22,501 square feet is 1.15.
Few contiguous lots in auto dealership use along Santa Monica Boulevard exceed 30,000 square
feet in area. Under current regulations, the maximum allowable amount of floor area on a 30,000
square foot lot in a C4 zoning district is 34,500 square feet. This is fess than half the amount of
floor space needed for a dealership with a sales volume of 150 vehicles per month, utilizing
conservative assumptions of the amount of on-site storage space. If the prototypical 150-car per
month dealership wanted to construct a single faciliry to entirely meet and contain its needs above
grade, under current regulations the dealership would need a lot size exceeding 80,000 square feet
(1.8 acres). Only one contiguous lot of such size appears to exist on Santa Monica Boulevard
(Santa Monica Volkswagen; notably, the C-4 zone covers the entire lot, all the way to Broadway).
Subterranean construction appears to offer dealerships ample opportunities for facility expansion
with minimal neighborhood impacts. Examples A-2 and B-2 in Table 3 indicate that one or more
levels of subterranean construction can offer significant amounts of space. However, current
regulations seem to deter this method by counting all subterranean space toward a building's
allowable FAR, unless it is used only for parking. Allowing greater flexibiliry in the use of
subterranean space without inclusion in the computation of FAR would create an incentive toward
the construction of such space and accommodate the same protorypical dealership within an FAR
of 1.31 (See Table 3, Example A-2). This is discussed more fully in Proposal 2 below.
Non-Zoning Policy Concepts
These changes address immediate issues that cannot be resofved through develapment controls.
These can be found in Section III-C of this document.
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B. ZONING POLICY CONCEPTS
The relocation and reconstruction options discussed above require several modifications to current
zoning regulations. Several potential proposed modifications are discussed below. These are not
intended to be mutually exclusive. ~
Proposal 1. FAR (Floor Area Ratio) Modifications
The Santa Monica General Plan permits an FAR of up to 3.0. If the City wants to encourage the
replacement of dealerships enclosing all operation in an atiove grade building, the floor area ratios
currently permitted in Article 9 of the SMMC would have to be increased to levels in the General
Plan Land Use Element. (Refer to Table 3, Example A-1).
However, other options are also available, as illustrated in Table 3. If a portion of the use is located
either below grade or off-site, relatively modest increases in the allowable FAR are required.
Because of manner in which FAR is determined under the current regulations, this option has not
been feasib(e. Changes to the FAR definition as discussed below will be necessary to permit
dealerships to pursue this option.
Implementation Recommendation: If the Ciry wants to encourage the replacement of
dealerships all above grade, then permitted floor areas would have to be increased to leve4s
allowed in the Land Use Element. However, locating the maximum amount of activities.
either below grade or off-site through incentives including amending the current definition
of FAR to exclude underground uses is recommended. A small increase in the permitted
FAR, perhaps to 1.5, in order to accommodate dealership needs, is recomrnended to
accomplish this proposal.
Community Benefits: Increasing the FAR to allow dealers to merge all or most of their
deafership activities on one site is a major incentive for auto dealership facility
reconstruction without which it is unlikely that any redevelopment will be undertaken.
Without this modification, it is unlikely that there wilf be any termination of neighborhood
impacts caused by existing conditions in surface lots and unenclosed activities, such as car
detaifing, which generally take place at the rear of dealerships and generate noise, gfare and
aesthetic impacts. Moreover, the additional traffic on neighborhood streets resulting from
the transport of inventory stored in off-site lots wifl continue without redevelopment of
existing sites. As recommended, the additional FAR increase wauld be minimal, with
requirements to ensure that projects mitigate adverse impacts through locating as much of
the dealership as possible below grade.
Proposal 2: Rede~nition of FAR
Current regulations state that both outdoor display areas and any subterranean space used for
purposes other than customer or employee parking are counted toward the allowable FAR.
Construction of subterranean space for parking, vehicle storage or other activities provides floor
area without adding bulk or height to the building. Subterranean levels can also contain noise and
other negative impacts more effectively. Subterranean space has great potential to limit
neighborhood impacts, particularly if is used for operations such as auto repair, car washing, vehicle
preparation, and for employee/customer parking. Taking into consideration the increased cost of
below grade construction, a liberalized policy on subterranean development may be appropriate.
Santa Monica Auto Dealership Study Page 21
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Exclusion of subterranean space in the FAR calculation is recommended to accomplish this
proposaL
If sufficient subterranean space were constructed to enclose a significant portion of any dealership's
specific spatial needs, there may be less need for dealerships to increase building height. Adding
subterranean space would also provide opportunities for creative re-use of above-ground areas.
However, subterranean construction costs are not insignificant and may deter such construction
without sufficient incentive.
Outdoor auto display areas are presumed to remain part of FAR computation (as per current
practice) in an effort to discourage unenclosed facilities.
Implementation Recommendation: Redefine FAR for auto dealerships to exclude more
uses from FAR calculation if they are located underground, in addition to parking.
Community Benefits: The benefit of this proposal is that it encourages relocation of
activities with noise, glare and aesthetic impacts to subterranean areas, where they will not
impact residential uses.
Proposal 3: Modification of Height Limits
SMMC Section 9.04.08.22.060(a) limits buildings along the Santa Monica Boulevard portion of the
C4 district to 30 feet or two stories in height. SMMC Section 9.04.08.26.060(a) limits height in the
C6 district (Wilshire Boulevard) to three stories or 45 feet. in both the M-1 and LMSD districts,
height limits are 2 stories or 30 feet (SMMC Sections 9.04.08.34.060(a) and 9.04.08.35.050(a),
respectively).
While greater use of subterranean space is desirable because underground uses are rypically the
least disruptive to others in the viciniry, subterranean construction is relatively expensive and
dealerships that have higher sales volumes or smaller lots may need to build both below and above
ground to create a facility that encloses and/or screens most operations. Allowing a third story (no
greater than 45 feet in height on commercially zoned portions of a dealership) could be used as an
incentive to encourage subterranean construction.
Third story parking/vehicle storage could be permitted, either fully enclosed or on an open roof
with adequate parapet walls to screen sound, lights and visibility of vehicles (see Option 5 below for
more about rooftop parking). To minimize the impacts of increased height upon nearby residential
properties, the height limit could be conditioned such that a dealership facility must taper in height
as it approaches residentially zoned property. Immediately adjacent to a residential use, the height
limit could match that of the adjacent residential zoning district (30 feet in R2; 40 feet in R3). Field
review indicates that numerous buildings along Santa Monica Boulevard exceed two stories. A
number are in the 6-10 story range (and are legally non-conforming).
Implementation Recommendation: Allow for an increase in height limit for auto dealership
reconstruction projects that incorporate at least one substantial subterranean level. Allow
this height increase only on commercially zoned lots of an existing dealership faciliry and
possibly only in the front portion of the property. On "A" lots within an existing dealership
facility, allow height limits that would match the underlying zoning (30 feet and 2 stories in
R2, 40 feet and 3 stories in R3). Note: Proposal 7 below includes a detailed discussion of the
disposition of "A" /ots.
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Community Benefits: Together with the proposal for increasing FAR, this modification
constitutes a strong incentive to improve outmoded dealerships that currently impact
neighborhoods. By designing for better neighborhood compatibility and encouraging
design that steps back building height with the highest portion of the building toward the
main commercial street, impactsaof shade and shadow on adjacent residents would be
avoided.
Proposal 4: On-site Vehicle Storage: "Stacked" Parking
In addition to larger facilities, additional zoning incentives could be promulgated to encourage the
use of more efficient vehicle storage methods, such as the "stacked," below-grade mechanical units
in use in high densiry residential developments in Berkeley, New York City, and elsewhere.
The cost of a below ground stacked space is many times that of a subterranean parking space;
subterranean spaces are more expensive than above ground or rooftop spaces; all are more
expensive than surface parking. The high cost of below-grade stacked systems is a deterrent to their
use. Significant incentives would be needed to encourage their use.
Recently, dealers have asked to use above-ground, stacked parking units in outdoor locations.
Unlike the systems described above, these units do not require excavation and are relatively
portable. These units are typically composed of a metal frame with ramps. As these units store cars
6 to 12 feet or more above ground, staff has interpreted them to be rooftop parking, which is
prohibited on parcels directly abutting or separated by an alley from a residential district (SMMC
Sections 9.04.08.22.050, ~9.04.08.26.050).
Above-ground, stacked parking units are perhaps best used indoors, but may be appropriate in
outdoor locations if screened from views from the Boulevards, side streets, and residential units.
Implementation Recommendation: Encourage auto dealerships to utilize new technologies
such as below or above-grade car stacking systems that increase the capacity to store
vehicles without counting the space in the FAR calculation. Add language defining City
policy regarding use and conditions of above-ground stacked systems in outdoor locations.
Community Benefits: While this system may not be feasible for aIl facilities, to the extent
that car-stacking enables more inventory to be stored on-site, dealers will have less need for
off-site storage, thereby reducing trip generation that impacts adjacent residential uses.
Proposal5: Rooftop Parking and Vehicle Storage
SMMC Section 9.04.12.040 states that in existing or new auto dealerships "rooftop storage of
vehicles is permitted, and fifty percent of any such space shall be counted as floor area for the
purposes of computing floor area." In the C4 and C6 districts, the SMMC prohibits rooftop parking
on "parcels directly abutting or separated by an alley from a residential district." (SMMC Sections
9.04.08.22.050 and 9.04.08.26.050).
Rooftop parking, if properly screened and appropriately set back from sensitive uses, could enable a
dealership to provide employee or customer parking exceeding the minimum on-site parking
requirement. Although not as "out of sight" as subterranean parking/storage areas, the relatively
Santa Monica Auto Dealership Study Page 23
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lower cost of rooftop uses might make it an attractive option to provide excess parking in addition
to providing underground facilities.
The current policy appears to provide some incentive toward rooftop parking, but perhaps a greater
incentive is needed. Fully discounting rooftop parking areas from FAR calculation is recommended.
However, rooftop parking areas should have a parapet wall high enough (typically 6 feet) to screen
all parking uses from views from nearby~residential property. In addition, roof top parking areas
within 25 feet of any residential use would not be allowed.
Implementation Recommendation: Allow development of rooftop parking, with a discount
in FAR calculation, exclusively for provision of excess employee or customer parking
beyond the minimum Code requirement. Require rooftop parking areas to have a parapet
wal) high enough (typically, 6 feet) to screen all parking uses from ground level views onto
any nearby residential property. In addition, rooftop parking areas within 25 feet of any
properry in residential use should be prohibited.
Community Benefits: This rnodification provides an incentive for dealers to incorporate
enough parking to genuinely meet their needs within their site area. The benefits to the
surrounding community include reducing the competition for scarce on-street parking
where employees might be currently parking. Provision of additional on-site parking would
reduce side street traffic and noise. The requirement to screen the rooftop parking would
also have aesthetic and noise reduction benefits.
Proposal 6: "A" Parking Overlay District and "R" Lots
Several dealership sites in the Santa Monica Boulevard corridor include residentially zoned lots with
an "A" Parking Overlay. The so-called "A" lots are intended to provide parking facilities that do not
adversely impact nearby residential neighborhoods (SMMC, Section 9.04.08.38.010). The locations
of these lots are shown on figure 4. As most dealerships do not have adequate space to conduct
business operations on their commercially zoned lots, the "A" lots are very important to many
individual dealerships. Notably, SMMC Section 9.04.08.38.020(1) states that redevelopment of the
commercial parcel associated with an "A" lot would lead to the prohibition of parking uses on the
"A° lot.
In addition to having "A" lots, some dealership sites also include adjacent parcels zoned R-2 and R-
3. These are referred to as "R" lots and are considered to be legal non-conforming uses, since the
SMMC prohibits auto dealership uses on these lots. As with "A" lots, "R" lots are used for vehicle
parking and storage and typically have no permanent structures. Figure 4 also illustrates the
locations of "R" lots in the Santa Monica Corridor. ~
At present, both the "A" and "R" lots are used by dealerships for surface parking (no private
structures for parking or other purposes are permitted in the "A" lots per SMMC Sections
9.04.08.38.050 and 9.04.08.38.060; commercial auto dealership uses of R-3 lots are not permitted
per SMMC Sections 9.04.08.08.040 and 9.04.08.0$.050). Although the restrictions on the uses of
these lots appear intended to protect nearby residential properties and prevent commercial
encroachment into neighborhoods, CBA's field observations and neighborhood surveys confirm
that "A" and "R" lots seem to be significant generators of neighborhood complaints about the noise
and visual impacts associated with auto dealership operations. This comes as little surprise, given
that the open "A" and "R" lots immediately abut residential properties. When these open (ots are
used for employee parking or customer parking, they provide no protection to residential neighbors
Santa Monica Auto Dealership Study Page 24
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from noise and do little or nothing to absorb sounds from the auto dealership/auto service facilities
that are rypically located in the rear of boulevard-facing lots.
In certain circumstances, development of the "A" lots with fully enclosed structures would better
buffer adjacent residential uses from the negative impacts associated with dealership operations.
Many of the complaints and concerns_about auto dealership operations would likely cease. If the
lots are continued to be used for surface parking, problems reported by neighbors are unlikely to
diminish.
However, permitting bu+ldings other than parking structures on the "A" {ots to house dealership
activities is in conflict with the City's General Plan. Policies 1.2.2 and 1.2.3 limit what can be done
on "A" lots and on residentially zoned (and.
A basic policy question regarding the future use of these lots must be resolved if it is agreed that it is
necessary to permit the dealerships to expand their floor area in conjunction with enclosure of all
operations within a building. The alternatives, if neighborhood complaints are to be resolved, are:
1. Permit the "A" lots to continue as part of the dealership operations but with all operations
enclosed within a building with no openings on sides adjacent to residential uses, or
2. For dealerships with both "A" and "R" lots, require returning any "R" {ots to residential
use in conjunction with the enclosure of dealership operations within buildings on the "A"
lot.
As a means of reducing negative impacts on neighbors while allowing for auto dealerships to
maintain their business viability, the City may wish to consider allowing, on a discretionary basis,
above-ground facilities on "A" lots, provided they are context sensitive and demonstrably better
buffer residential properties from noise and other negative impacts. A requirement that dealers
erect walls of at least 8-10 feet in height along property lines shared with residential areas might
provide added insulation and protection to residents. (Providing a landscape buffer or significant
building setback between uses does not appear advisable in that it could become attractive for
transient usage, dumping, and other undesirable uses. This woufd likely exacerbate difficult
relationships between residents and dealerships.} Figure 5 shows a cross-section diagram of a
potential development extending to an "A" lot; Figure 6 provides an isometric plan view of the
same potential development, along with diagrams of typically existing "A" lot uses.
Implementation Recommendations: 1) For dealerships that include both "A" and "R" lots,
require that in conjunction with facility expansion, auto dealership uses on the "R" lots must
cease and the lot returned to residential use. 2) Allow auto dealerships to construct parking
and storage facilities on adjacent parcels designated as "A" Parking Overlay that have
historically been used for surface parking areas with height limits that mirror the underlying
zone and with appropriate setbacks to reduce impacts on adjacent residential uses. "A" lot
development would be in conjunction with auto dealership reconstruction projects that
demonstrably contain & reduce negative neighborhood impacts.
Community Benefits: Development and enclosure of uses on "A" lots, integrating the
design with an adjacent redeveloped dealership, removes the surface (ot's adverse noise,
(ight, and aesthetic impacts from adjacent residential areas. In those locations where
residential lots without "A" overlay zoning have (ong been used for open auto storage and
repair uses, the residential neighborhood would benefit through the trade-off of "A" lot
Santa Monica Auto Dealership Study Page 25
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development in exchange for returning the "R" lot(s) to enable new residential
development.
Proposal 7: Temporary Use Permits for Off-site Vehicle Storage
At present, nearly every Santa Monica d~alership uses off-site locations within or even outside of
Santa Monica for the storage of vehicles for sale. Many of the above policy recommendations are
intended to allow dealerships to store most if not all of their sales inventory within an enclosed,
expanded faciliry to avoid the many trips resulting from shuttling cars. However, some dealerships
may not have the financial resources to relocate or to expand their existing facilities. These
dealerships would continue to need to use off-site space to contain afl aspects of their business
operations. Several dealerships currently store vehicles at the Santa Monica Airport.
Current regulations require a conditional use permit for vehicle storage in the M-1 and LMSD
zoning districts (SMMC Sections 9.04.08.34.040 and 9.04.08.35.030). Instead of a conditional use
permit, the Ciry should consider establishing landscaping and screening standards and allowing
storage tots through an administrative procedure if the standards are met.
Implementation Recommendation: Consider permitting short-term vehicle storage in the
LMSD and M-1 zones only, through an administrative process with standards that assure
adequate buffering and other neighborhood protections as needed. Consider limits on the
issuance of temporary permits, such as one 3-month permit per dealership per calendar
year, to discourage off-site parking as a long-term solution.
Community Beneftts: This modification is proposed primarily to facilitate the particular
cycfical needs of auto dealership operations. It will benefit residents to the extent that it
reduces illegal auto storage lots adjoining residential parcels and replaces this activity with
legal activity that meets Code criteria and is {ocated in industrial areas away from residentia{
uses.
Proposal8: Construction-Related Temporary Use Permits (TUPs)
The reconstruction of an existing facility, particularly if subterranean construction were proposed,
coufd fast 18 months or more. During the reconstruction period, dealerships may not be able to
conduct business on their main site. Allowing for a medium-term temporary use permit associated
with the reconstruction of a facility would enable business operations to continue during
reconstruction. Because these TUPs would be issued only to dealerships with approved
reconstruction plans, staff-level approval of TUPs should be considered.
Implementation Recommendation: AI1ow for an administrative temporary use permit in a
commercial or industrial zone for a temporary dealership in conjunction with construction
of an approved deve{opment project. Determine a reasonable {ength of time for which
such permits would be valid, with provisions to allow for limited extensions with reasonable
cause. Require that temporary relocation of repair activity be permitted only in LMSD and
M1 Zones.
Community Benefits: This proposal facilitates a dealership's ability to remain in Santa
Monica and maintain a viable business while an improved facility is under construction. The
communiry benefit lies in the long-term improvement represented by the new dealership,
designed to meet current Code standards and the retention of the business IocaAy. During
Santa Monica Auto Qealership Study Page 26
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the temporary phase, residential neighborhoods would be protected through standard
operationaf conditions attached to the 7UP and through locating the repair activity in
industrial areas away from residential uses.
Proposal 9: Loading and Unloading,of Vehicles:
Section 9.04.12.040(fj(4) states that new or substantially remodeled dealerships "sha!! provide off-
loading faci{ities on private property (on- or off-site)." This standard appears to preclude vehicle off-
loading on residential streets. Auto deliveries are limited to 6etween 8 a.m. and 5 p.m., Mondays
through Saturdays, excluding legal holidays (SMMC Sections 9.04.12.040(f~ and 9.04.14.060(f~.)
Vehicie unfoading is probabfy the most challenging issue related to auto deaferships on Santa
Monica and Wilshire Boulevards. The relatively large delivery trucks are for many auto dealership
neighbors unwelcome and intrusive. In order to accommodate on-site offloading, a site would need
enough space to allow ingress and egress of a tractor-trailer sized auto delivery vehicle, plus
sufficient space for automotive movement off the truck. This is not feasible for the vast majority of
auto dealership sites on Santa Monica and Wilshire Boulevards. At present, most delivery trucks
park in the centerline of streets perpendicular to the boulevards. Most of the streets have sufficient
width such that two-way automobile traffic on the side streets is not prohibited by vehicle
unloading. Even if dealerships afong these main boulevards enclose their operations under modified
zoning regulations, the need to unload vehicles on public streets will remain.
With regard to unloading vehicles at off-site locations, a dealership would first have to secure an
appropriate off-site space to park or store the vehicles (requiring a conditional use permit for long-
term use). Next, the dealership would need to relay the cars (individually) to a pre-sale preparation
facility - which in most cases is associated with a dealership`s service facility. Test drives of new
vehicles parked off-site require the labor intensive activity of moving vehicles between various
facilities, increasing traffic on streets and alleys, and increasing the risk of a vehicle being damaged
during movement.
A fundamental policy question is associated with this issue. Restricting the use of public streets near
deaferships for vehicle unloading would indeed reduce the neighborhood concerns expressed
regarding the presence of large delivery trucks. However, requiring off-site unloading would mean
that each car would need to be ferried back and forth between the main dealership and off-site
facilities, perhaps numerous times in the pre-sale process, causing an increase in traffic into and out
of dealerships and their adjacent neighborhoods.
Implementation Recommendation: lf the City determines that vehicle unloading on public
property near new or substantially remodeled dealerships should be a{lowed, modify the
performance standard and conditional use permit requirements accordingly, limiting
unloading activities to the commercia{ depth of the side street. Otherwise, continue to
require that existing and reconstructed dealerships use private property to unload vehicles.
Community Benefits: This proposal would resolve a longstanding issue of contention
between auto dealerships and their neighbors. Legalizing the process would a1{ow more
opportunity to properly regulate the activity.
Proposal 10: Impfementation by Special Zoning
Santa Monica Auto Dealership Study Page 27
1320.00
There are a variery of inethods to enact special regulations for auto dealers. Two approaches
commonly used are the overlay district and special standards within the zoning district. Both
approaches accomplish the same purpose and should be considered by City staff in proposing
implementation of proposed modifications for auto dealerships.
Implementation Recommendation; The City should evaluate which method will provide the
most clarity and easy administration.
Community Benefits: The elimination of confusion regarding the City's regulations will
benefit the auto dealers as well as surrounding community members.
Proposall1: Procedural lssues
Existing regulations require several planning entit{ements, architectural review, and building permits
for any proposed development project.
Santa Monica's deafers have stated that the sum of the current zoning standards and processes
creates confusion and an economically unacceptable level of uncertainty in the process of getting
permits to construct or remodel a faciliry. Concern over uncertainty discourages improvement of
the dealerships, thereby delaying the resolution of problems that both the neighbors and dealers
would like to solve. A revised and simplified review process based on a vested right to build
facilities of a certain size on the site is considered essential by dealers to enable them to commence
planning of a project. On the other hand, the Ciry must ensure that public input is included and
reasonable perfarmance standards are incorporated when a project may impact surrounding uses,
especially nearby residential uses.
Increasing the thresholds for approval through a Performance Standards Permit (PSP) is one method
to achieve greater code consistency and more clear process. Public review of any aspects of the
project not expressly permitted by the code, i.e., variance from specified standards or requirements
would continue. Further, PSPs could still be appealed to the Planning Commission.
Implementation Recommendation: Consider increasing the threshold for PSP approval of
auto dealership uses. For dealerships with existing subterranean areas, allow PSP approval
of expansions of subterranean areas. To the maximum extent feasible, consolidate auto
dealership regulatory provisions within the Zoning Ordinance, so as to simplify and provide
greater transparency of auto dealership regulations and approval processes.
Community Benefits: Procedural modifications would simplify Code {anguage, make policies
easier for everyone to understand, and encourage the reconstruction of deafership facilities.
Proposal 12: Addressing Dealerships that do not Reconstruct or Relocate
Many of the proposals herein rely upon the construction of new facilities to protect neighbors from
auto dealership impacts. While several new car dealership representatives have indicated that they
would seek to enclose and expand their facilities if City zoning regulations are changed, other
dealerships, particularly those that trade anly in used cars, may not have the financia! resources to
make significant capital improvements that would reduce neighborhood impacts. As such, a
generally applicab{e requirement that would help provide greater screening and/or separation of
auto dealership uses from adjacent residential uses seems appropriate.
Santa Monica Auto Dealership Study Page 28
1320.QQ
tmplementation Recommendation: Require that any dealership that does not undertake
significant expansion/enclosure projects within 5 years of ordinance adoption submit for
City review a screening and landscaping plan. Screening plans shall include solid walls to be
placed between dealership lots and adjacent residential lots as well as provisions for
adequate landscaping on and alongside any new wafls. Construction of any such walls or
screening devices, as well as any associated landscaping, shall be completed within 6 years
of ordinance adoption (one year in addition to the first 5 years following adoption}.
Community Benefits: This modification is proposed to ensure that there will be relief for
residents adjacent to auto dealerships that do not comply with current screening standards,
and which may never seek to modify their sites. This proposal ensures that within six years,
certain noise and aesthetic impacts wilt be addressed.
Santa Monica Auto Dealership Study ~ Page 29
1320.00
C. NON-ZONiNG PCILICY CONCEPTS
Most of the zoning modification proposals outiined above are intended as longer-term solutions to
reduce conflicts between dealerships and neighbors through relocated or enc4osed facilities.
However, several issues identified by ~ighbors may be resolvable through other policy and
procedural changes. This section discusses several policy concepts outside of zoning that are
intended to address issues related ta parking, speeding and alley usage by dealership-related
vehicles, and trash container controls.
Angfed or perpendicutar on-street parking: Certain streets running perpendicular to Santa
Monica Boulevard are sufficiently wide to permit angled or perpendicu4ar parking on at least
one side of the street. This parking would serve two purposes. First, an increase in the
number of available spaces would result and second, the angled parking would serve as a
traffic calming measure for the street. However, vehicle deliveries on streets with angled
parking could not also accommodate two-way traffic, as is currently possible on inost streets
with parallel parking.
At present, the City a{lows angled parking on streets with sufficient space, but only upon
request from residents of any particular street. The City takes this approach because angled
parking can result in giving the street a more commercial appearance and may cause
headlights to shine in first floor windows. Nothing would appear to preclude dealerships or
any other businesses from initiating a neighborhood campaign to request angled parking on
any particular street. However, where preferential parking zones have been implemented
and street parking abuts residential uses, the increased number of parking spaces would not
be avai{able to dealership or other business users.
^ Sale of Residential Parking Permits to Dealers: A map of preferential parking zones in the
Ciry is shown in Figure 3. At the study's outset, some streets were thought to potentially
have additional daytime parking capacity. However, field surveys conducted during 2003 of
all preferential parking zones between 10th Street and 17~' Streets along Santa Monica
Boulevard indicated insufficient capacity to allow business uses to purchase parking permits.
Encourage/Facilitate Expanded Use of Existing Parking Facilities: Several dealers indicated
that they provide monthly stipends to employees to pay for off-site parking at private
lots/garages. Thus far, there has been no coordinated effort among dealers to do this. The
City's ongoing East-West Parking Study is assessing both public and private parking
avaitability along the major boulevards. Some City policymakers interviewed for this study
have indicated interest in car dealership employees utilizing existing parking facilities, such
as the parking available at the Madison site of Santa Monica College. However, preliminary
findings of the East-West Parking Study indicate that there are few if any available spaces in
proximiry to the concentration of dealerships along Santa Monica Boulevard.
A longer term solution may be for the dealerships to develop one or more sites for
employee parking through a joint venture. Indeed, several dealerships considered such a
venture in the late 1990s which would include a faciliry for new vehicle pre-sale preparation,
but plans for such a facility never advanced beyond the conceptual stage.
^ Trash Container Controls: A number of complaints from residents ad}acent to dealerships
related to the noise created when trash is dumped into a meta( container or when container
Santa Monica Auto Dealership Study Page 30
1320.00
lids, usually also metal, are closed. 7he situation observed in a walk through of these areas
suggests that the problem originates with residents' containers as well as containers serving
businesses. Scavengers and transients are considered a part of the prob(em; some noise
impacts undoubtedly result from residential uses of dumpsters. The problem of container
noise may not be entirely resolva6le, but monitoring by both residents and businesses will
reduce the problem. This problem should be alleviated as the Ciry continues to implement
a City-wide requirement that all trash receptacles feature plastic lids.
Alley Usage: Residents repart that vehicles misusing the alleys appear to be associated with
dealerships. Solutions to such concerns as alley speeding can have unforeseen
consequences. For example, speed bumps in the alleys might slow cars down, but have
many undesirable side effects, including impeding access for residents and emergency
vehicles, as ~well as increasing noise from vehicle slowing, accelerating, and bouncing. As
such, speed bumps and related physical measures are not considered to be generally
practicable or desirable. Further, reclassifying alleys as one-way only would likefy encourage
higher speed driving in the alleys and is contrary to the goals of the Santa Monica General
Plan's Circulation Element, which encourages alley access.
All dealerships are required to file test driving routes with the Ciry that avoid alleyways and
residential streets. 7hese routes are intended to cover customer test driving as well as the
test driving of repair vehicles by auto service providers. The enforcement of such routes is
difficult because vioiations can (ast only a few moments and elude the observation of City
officials. Moreover, some residents appeared not to know whom to call at dealerships to
register complaints or concerns about test driving or any other improper aliey usage by
employees. An indirect means of addressing this issue woufd be for dealerships to provide
residents with the names and numbers of dealership managers and City Code Enforcement
personne) to whom complaints regarding test drives should be directed. This solution does
not in itself solve the problem, but does enable residents to have more direct and hopefully
effective communication with dealership personnel. To address test driving by repair
personnel, the Ciry can encourage additional staff training.
Another modest but potentially usefu{ solution to concerns regarding alley usage would be
to place within each vehicle for sale a small card or placket (perhaps to hang from the rear-
view mirror) asking that test-drivers be mindful of the residential neighborhoods near the
auto dealerships. Placing this message on a card within the car would take some of the
burden off of dealership salespeople to remind customers of the surrounding residential
neighbors. The Auto Dealership Task Force could design a standard card or placket to be
used by all dealerships.
Santa Monica Auto Dealership Study Page 31
1320.00
IV. FIGURES
1. Santa Monica, Wilshire, and Olympic Corridor New Car Dealerships
2. Independent Used Car Dealer Locations
3. Preferential Parking Districts a.
4. "R" and "A" Lots in the Santa Monica and Wilshire Corridors
5. Conceptual Street Side Elevation of Prototypical Dealership
6. Isome.tric Drawing: 7ypica) Existing Dealership and Potential Enclosed Dealership
Santa Monica Auto Dealership Study Page 32
1320.00
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o soo ,.ooo ,.soo z.ooo Santa Monica Auto Dealership Study
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Source: City o( Santa Monica Information Systems Oivision. GIS. July 20D3;
Cotton/Bridges/Associates, Novem6er 2003
feet
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figure 3
Prefere~tial Parki~g Districts
Santa Monica Auto Dealership Study
LB9BIIII R3 Zaning Districts
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~ PBfCels R2 law Densily Multipie Residential Oistrict
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,. C9 Highway Commercial District
~~~~ °A~~ Lots C6 Baulevard Commercial District
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DP Designated Parks
Source: Ciry of Santa Monica Informa6on Systems Division. GIS, July 2003; Cotton/Bndges/Associates, Novem6er 2003
Key M~
~ Figuce 4
"fl" and "A" lots in the Santa Monica and Wilshire Corridors
Feet
o wo ,.ooo ,.50o Z.ooo Santa Monica Auto Dealership Study
ELEVATION
---~---
45 feet
~
.
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Figure 5
Co~ceptual Side Street Eleuatio~ of Prototypical Dealership
~ Santa Monica Auto Deafership Study
------------------ I--------
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BOULEVARD Typical Automotive Dealership at Plan View
EXISTING
POTENTIAL
Automotive Dealership
! with enclosed two-story showroom/
offices, roofrop parking, and
service facility ~~
to allc
Vehicle
Parking/
Enclosed "A° Lot Parking with I
possible Subterranean Parking ,
~
'r'' Roofiop parking
screened by parapet
P~O
J~~
~O
Building maintains
Zero Front Setback
Enclosed Aufomotive Dealership
fi ure 6
9
T~pical Existing Dealership and Potential Enclosed Dealership: IsometricDrawi~g
Santa Monica Auto Dealership Study
ATTACHMENT D
ECONOMIC BACKGROUND REPORT
PREPARED BY ECONOMIC RESEARCH ASSOCIATES
Economics Research Associates
ECONOMIC AND FISCAL ACTIVITY PERSPECTIVES
CONCERNING THE
AUTO SALES, LEASING, SERVICES, REPAIRS,
SUPPLIES ACTIVITY CLUSTER
IN
SANTA MONICA, CALIFORNIA
THIS ASSESSMENT ALSO FOCUSES
ON THE DEALERSHIPS LOCATED ON
SANTA MONICA BOULEVARD
PREPARED FOR THE
CITY OF SANTA MONICA
BY
ECONOMICS RESEARCH ASSOCIATES
UNDER SUBCONTRACT TO
COTTON/BRIDGES/ASSOCIATES
A DIVISION OF
P&D CONSULTANTS, INC.
OCTOBER 2003
PROJECT NO. 15039
AS REVISED THROUGH DECEMBER 3, 2003
10990 Wilshire Boulevard SuitE 1500 Los Angeles, CFa 90024
3~0-477.9585 FAX 310.475.~950 www.econres. com ERA ~s affiliated w~in o~~~e~s ~o~as
Los Angeles San Francisco San Diego Chicago Dallas Washington DG London
TABLE OF CONTENTS
Section , Pa~e
SUMMARY OVERVIEW ........................................................... S- 1
I INTRODUCTION AND PURPOSE OF THE REPORT ............ I- 1
II AUTO SALES AND AUTO RELATED BUSINESS IN THE
SANTA MOI~TICA ECONOMY .................................................. II- 1
III MARKET CHARACTERISTICS AND COMPETITIVE
CLUSTERS .................................................................................. III- 1
IV COMPARISON OF 2001 REPORT AND CONTEMPORARY
FINDINGS ................................................................................... N- 1
V ANTICIPATED FUTURES ......................................................... V- 1
APPENDICES ............................................................................. A- 1
Economics Researc6 Associates Santa Monica Auto Dealerships
ERA Project No. 15039 Page ii
LIST OF TABLES
Number . Pa~e No.
II lA NEW CAR AUTO DEALERSHIPS IN SANTA MONICA
AND THE COMPETITIVE MARKET ....................................... II- 6
II 1B CITY OF SANTA MOI~TICA USED CAR DEALERSHIl'S....... II- 7
II- 2 SANTA MONICA AUTO DEALERS STUDY, REVIEW OF
AUTO SALES(LEASING/SUPPLIES/REPAIlZS TAXABLE
SALES LICENSES LOCATIONS .............................................. II- 8
II- 3- CONCENTRATION OF AUTO-RELATED BUSINESS
ACTIVITIES ................................................................................ II- 9
II- 4 SANTA MONICA CENSUS TRACTS, ESTABLISHMENTS,
EMPLOYEES AND ESTIMATED SALES BY SECTOR IN
THE RETAII., AND SERVICE SECTORS ................................. II-10
II- 5 SANTA MONICA CENSUS TRACTS, ESTABLISHMENTS,
EMPLOYEES AND ESTIMATED SALES BY SECTOR......... II-11
II- 6 CENSUS TRACTS ADJACENT TO SANTA MONICA
BOULEVARD, ESTABLISHMENTS, EMPLOYEES AND
ESTIMATED SALES IN THE RETAIL AND SERVICE
SECTORS .................................................................................... II-13
II- 7 CENSUS TRACTS ADJACENT TO SANTA MO1vICA
BOULEVARD, ESTABLISHMENTS, EMPLOYEES AND
ESTIMATED SALES BY SECTOR ........................................... II-14
II- 8 CITY OF SANTA MONICA, AUTO DEALERS AND AUTO
SUPPLIES, SALES TAX PERMITS AND TAXABLE SALES II-15
II- 9 SANTA MOIVICA AUTO DEALERSHIPS STUDY, MOST
RECENT AVAII,ABLE TAXABLE SALES DATA
COMPARISONS ......................................................................... II-17
II-10 SANTA MONICA AUTO DEALERSHIPS STUDY, MOST
RECENT AVAILABLE TAXABLE SALES DATA
COMPARISONS ......................................................................... II-18
Economics Research Associates Santa Monica Auto Dealerships
ERA Project No. 15039 Page iii
LIST OF TABLES
(Continued)
Number
III- 1 SELECTED CITIES, COMPARATNE TAXABLE SALES
AUTO DEALERS AND AUTO SUPPLIES ...............................
III- 2 SELECTED CITIES, MOST RECENTLY AVAILABLE
COMPARATIVE TAXABLE SALES AUTO DEALERS AND
AUTO SUPPLIES ........................................................................
III- 3 SELECTED CITIES, ....COMPARATNE TAXABLE SALES,
AUTO DEALERS AND AUTO SUPPLIES ...............................
IV- 1 SANTA MONICA AUTO DEALERSHIPS, EMPLOYMENT
DENSITY ...............................................................................:.....
N- 2 SANTA MONICA AUTO DEALERSHIPS, ADDITIONAL
INFORMATION ..........................................................................
V- 1 SANTA MONICA AUTO DEALERSHIPS STUDY,
AUTO SALES CHANGES, 2001-2003 ......................................
V- 2 ANTICIPATED FUTURES .........................................................
Pa~e No.
III- 4
III- 6
III- 8
IV- 3
IV- 4
V- 2
V- 3
Economics Research Associates Santa Monica Auto Dealerships
ERA Project No. 15039 Page iv
LIST OF FIGURES
Number Pa~e No.
II 1 AUTO DEALERS CENSUS TRACTS WITHIN THE
CITY OF SANTA MONICA ....................................................... II-12
II- 2 AUTO RELATED TAXABLE SALES IN THE CITY OF
SANTA MONICA VS. LOS ANGELES COUNTY ................... II-16
Economics Research Associates Santa Monica Auto Dealerships
ERA Project No. 15039 Page v
SUMMARY OVERVIEW
The City of Santa Monica obtains roughly 20 percent of all sales tax revenues for
its General Fund from the activities of the automobile dealers. This has become an essential
expectation of the City, in order to support the quality of municipal services which the City
provides.
The automobile dealers employ roughly 1,000 employees at multiple locations
along S anta M onica Boulevard a nd a t t wo d ealerships o n W ilshire B oulevard. E conomic
analysis indicates that this employee group is unique in that it generates the highest business
volumes per employee in the City. This is not surprising given the very high value of the
products sold.
It has long been acknowledged that the dealerships are constrained in terms of
available existing site areas within the dense urban setting of the City. This has not changed
from the late 1990s to the current time. The dealers do need more site capacity in order to
maintain competitive advantage in a highly dynamic auto sales market. This is particularly
true in the present decade as automobile manufacturers roll out many more specialty types of
vehicles in order to attract market share and provide differentiation of product.
There is more competition on the periphery of the City and also from new, much
larger auto dealerships which straddle the 405 Freeway to the south. If Santa Monica is to
retain the valuable business volume activity scale, the municipal revenues, and the employee
base of the automobile dealerships, adjustments are necessary regarding allowable site
capacities so that the dealership cluster can maintain reputation, allegiance, and market
advantage.
Comparison of data developed by HR&A in the early 2001 report for the Auto
Dealers Association and the contemporary, more recent data found by CBA and Economics
Research Associates shows a remarkable consistency of information. The new auto dealers
perform adequately in very cramped spaces, and need more existing site ca}~acity approval to
continue competitively in the market. In the meantime, however, auto dealership business
volumes and resultant municipal revenues have increased in importance to the City. ERA
aIso notes the emergence of more competition in Beverly Hills, Culver City, Hawthorne, and
immediately east of Santa Monica in Los Angeles.
Economics Research Associates Santa Monica Auto Dealerships
ERA No. 15039 Page S-1
Section I
INTRODUCTION AND PURPOSE OF THE REPORT
This report is designed to provide a current economic evaluation of the auto
dealerships group in the City of Santa Monica. Further, this report reviewed the prior
economic assessment of dealership activities and needs prepared for the Auto Dealers Task
Force by HR&A and published in early 2001. Note, however, that national economic
circumstances began to change during mid-2001 and even more dramatically since the
national emergencies of September 2001. The cumulative recessionary situation (still
ongoing as of October 2003) has substantially challenged cities and retail sales.
Nevertheless, response to auto sales inducements has been highly positive for virtually all
cities with auto dealer clusters.
Economics Research Associates has been commissioned as a subconsultant to
Cotton/Bridges/Associates to prepare this assessment. The information included herein has
been gained from a variety of sources which are reported hereafter, including highly unique
information available solely through the City of Santa Monica in a nonconfidential manner.
The overall perspective which flows from this preliminary report is an assessment
of contemporary business volumes, employment, and current and oncoming competitive
circumstances.
For the most part, Santa Monica Boulevard is a historic corridor of multiple
automobile dealerships, service capabilities, new car dealers with attached used car
operations, and some independent used car dealers. While the auto dealers themselves have
formed an association, it is not a business improvement district. Further, there is not a
unique streetscape program or a unique identification character to the corridor except for the
obvious clustering of the facilities and establishments along the boulevard. While a
significant portion of Santa Monica Boulevard is a part of the Earthquake Recovery
Redevelopment Project Area, that project is not a long-term significant redevelopment
activity and is limited by its announced purposes and the state law requirements which
constrain the activities.
Economics Research Associates Santa Monica Auto Dealerships
ERA No. 15039 Page I-1
The report is organized in the following five sections:
• Section II - Auto Sales and Auto Related Business in the
Santa Monica Economy
• Section III - Market Characteristics and Competitive Clusters
~ Section N- Comparison of HR&A Data with Economics Research
Associates Data Updates
• Section V - Anticipated Futures
~ Appendices - List of Data Sources; Sales Establishments, and Employment
Data by Census Tracts
While establishing a form of benchmark, this report is limited in the amount of
detail of the economic analyses of potential partnerships which would help the automobile
dealerships continue the competitive reputation and business volumes performance which are
critical to the City and its revenue base. With the exception of the utility user tax, virtually
all other revenue streams have risen, some remarkably, since the prior base year of the 1999-
2000 study by HR&A.
All material included herein is the sole responsibility of ER.A, which has the
obligation to interpret the data provided to it from the multiple sources which are cited.
Economics Research Associates Santa Monica Auto Dealerships
ERA No. 15039 Page I-2
Section II
AUTO SALES AND AUTO RELATED BUSINESS
IN THE SANTA MONICA ECONOMY
At the outset of the activity, the consultant prepared an inventory of contemporary
auto dealerships in Santa Monica, in nearby Los Angeles, and in Culver City. These are as
shown on Table II-1. Santa Monica is fortunate to host 22 brands, of which nine are in three
multiple-brand dealerships. Santa Monica Boulevard from approximately Ninth Street to
Nineteenth Street contains the vast majority of all the new car dealerships. There are also
two dealerships on Wilshire Boulevard. Additionally, there are an estimated 12 new car
dealerships which also hold used car sales licenses.
ERA then requested information from the City of Santa Monica concerning the
business m ix v olumes o f a ctivities. N on-confidential i nformation w as p rovided, w hich i s ~
shown on Table II-2. New car dealerships account for roughly 71.3 percent of all taxable
sales in the combined auto sales, leasing, supplies, and repairs sector in the City. Used car
sales dealerships account for only about 4.7 percent of this sector. Auto leasing entities,
often housed directly within dealerships, account for a further 18.4 percent of taxable sales
and use tax incomes within this combined auto-related sector. Auto supply stores, auto repair
shops, and other auto services with taxable sales account for a combined 5.7 percEnt, as
shown.
Throughout this report~ different data sets are used, and no confidential
information is divulged. The City of Santa Monica can and has provided explicit cumulative
data for 2002 and early 2003. Similar data is not available for other cities. The State Board
of Equalization releases comparative data roughly one year after the contemporary time
period, and in different groupings of auto sales and services. Nevertheless, the reader can
determine the relative scales of change in business volumes by assuming that State Board of
Equalization data on auto dealers and auto supplies generally shows roughly 75 percent of
the total flowing from new car deaierships which may atso hotd separate licenses for used car
sales and auto services and repairs.
Economics Research Associates Santa Monica Auto Dealerships
ERA No. 15039 Page II-l
Data acquired from Claritas packages information somewhat differently, and
includes gasoline service stations, auto parking, and other different groups. Again, use of
this information helps set benchmarks and relative proportions, but not uniformly
comparative data sets.
The firm evaluated the relative concentration of auto related business activities in
the City and along the more concentrated Santa Monica Boulevard corridor. Text Table II-3
reports the findings from an assessment of census tract scale data provided commercially by
Claritas. T he t able d istinguishes b etween t he a uto d ealers c oncentration a nd t he c itywide
circumstance. The transaction values, in other words the sales volumes, on Santa Monica
Boulevard and Wi~shire Boulevard are 88 percent of all retail activities estimated by Claritas.
If the retail portion and the services portion are added together, total transaction values in the
four census tracts are approximately 75 percent of all sales/transaction values citywide for
auto-related business activities.
Please note that the Claritas information comes from financial institution
transactions which businesses and establishments have and which can be reliably tracked and
reported on. This information is somewhat different from other data sources also utilized in
this report. The value of the information is to gain an understanding of the relative scale or
density of the activity. Comparison of one data set with another would not necessarily yield
error, but would provide verification of relative scales and volumes only.
To further compare the relative sizing of auto-related businesses and services,
ERA printed out the entire city profile from the Claritas data, as is shown on Appendix 2.
Generally, this information may be of quite significant value to the City and its economic
development tracking system. Note that retail trade by automobile dealers and service
stations shows roughly 78 establishments with 1,973 employees, doirig $715 million in
annual transaction/sales activity. (ERA estimates that the new auto dealerships share of total
employment is about 1,000 employees.) In the services sector, auto repair/services/parking
has 181 establishments with 1,663 employees and about $156 million in estimated
sales/transactions. Detailed sales, establishments, and employment in the retail and services
sector are presented in Table II-4.
That p recise d ata c ould then b e m easured a gainst t he c onsolidated d ata for t he
entire C ity, w hich a re sh own o n T able II-5. A gain, n ote t hat t hese are e stimates a nd a re
based principally on available records regarding financial institution transactional records.
Economics Research Associates Santa Monica Auto Dealerships
ERA No.15039 Page II-2
Next, ERA selected four census tracts, as shown on a map (Figure II-1) which
frame the principal area in which the auto dealers are located. The Claritas data was then
consolidated for the four census tracts as shown on Table II-6. The reader will observe the
number of establishments, the employment, and the sales/transaction values under
Automobile Dealers and Service Stations. (The service station portion is very modest.)
Similarly, the auto repair/services/parking volumes, which are much less relatively speaking,
are shown under Services. This verifies what ERA observed in the field concerning the
dispersal of such services away from the Santa Monica Boulevard auto cluster corridor. On
the other hand, it appears that a very substantial number of such services are actually aligned
along the Lincoln Boulevard corridor to the south of Santa Monica Boulevard. Sales,
establishments and employment data for all sectors in these census tracts are presented in
Appendix III.
A c onsolidation o f t he data f or t he f our c ensus t racts w hich c omprise t he a uto
dealers area is shown on Table II-7.
City of Santa Monica staff have recently provided a more defined estimate from
other sources concerning the most probable contemporary employment on a citywide basis
under NAICS methodology counts. The information suggests that since the first quarter of
2001, when motor vehicle sales and parts dealerships had 1,779 jobs; actual employment
through the fourth quarter of 2002 appears to have fallen by roughly 230 employees to about
1,549 employees. These are citywide numbers. Gasoline service stations have experienced a
similar decline from a total of 181 employees in the first quarter of the year 2001 to an
estimated 125 employees in the fourth quarter of 2002, a much more significant proportional
decline.
The consultant then examined the 12-year experience track concerning sales tax
permits, taxable sales, and proportions of taxable sales generated by automobile dealers and
supplies in the City. This is as shown on Table II-8. The number of sales tax permits has
actually stayed roughly the same over more than a decade. The taxable sales volumes, not
adjusted for inflation, have gone up in absolute numbers by roughly 37 percent from 1990 to
the year 2001. It should be noted that 1990 was a year of high sales, followed by a
significant decline in sales with the onset of the early 1990s recession. The late 1990s
enjoyed a remarkable run up in additional sales, again verified on the table. ERA also
compared 12-year growth of auto-related taxable sales in the City of Santa Monica to Los
Angeles County as whole as shown in Figure II-2. Though auto-related taxable sales have
Economics Research Associates Santa Monica Auto Dea[erships
ERA No.15039 Page II-3
followed a similar growth trend in Santa Monica and the County, the City has lagged behind
the county in terms of the rate of growth in this sector. This is largely due to peripheral
community growth (Santa Clarita, Lancaster/Palmdale) and reconcentrations (Hawthorne,
Claremont, Glendora, Signal Hill). Note also that self organization into more aggressive area
dealer associations and into Business Improvement Districts has been occurring elsewhere in
Los Angeles County.
ERA then compared the most recent published data from the State Board of
Equalization for the first quarter of 2001 and the first quarter of 2002, as shown on Table II-
9. ERA also looked at Culver City for comparison purposes. While this information is not
the most current (and indeed the City has provided much more current information, as was
shown previously on Table II-2), it is apparent that Santa Monica is in a significant
competitive circumstance as regards virtually all other dealership clusters and locations on
the westside and the near north portion of the South Bay, especially in terms of sales volume.
Recently available data for the Third Quarters of 2001 and 2002 for Santa Monica and
Culver City is shown on Table II-10, defining a significant recent increase in auto sales in
Culver City.
The consultant then examined the relative importance of auto-related business
volumes in terms of sales taxes as compared to the City's revenues in terms of the Genera]
Fund and the total budget. ERA utilized the more recent State Controller's Annual Reports
looking, with c ommon formats, at a Il California cities for the years 1998-1999 and 1999-
2000. During 1999-2000, the sales and use taY volumes which auto sales and auto supplies
generated appear to have been roughly 17.6 percent of sales tax. Total sales and use taxes
were roughly 17 percent of all general revenues in the City and 8.4 percent of total revenues.
Thus, auto related sales are about 3 percent of general revenues and about 1.5 percent of total
City revenues. We caution that slightly different percentages can be calculated by using
different sources, as noted previously.
As will be seen in a later section, however, the most recent information strongly
suggests that automobile related sales in cities with auto dealer corridors in Southern
California have become an essential part of municipal revenue performance during the past
three years and are even more dynamic in the heavily induced auto sales environment since
September 2001. Comparative data is available through the Third Quarter of 2002.
Economics Research Associates Santa Monica Auto Dea[erships
ERA No. 15039 Page II-4
All of the above data place the Santa Monica auto dealers in a somewhat clearer
contemporary focus, providing an update to the scale of estimates made from the late 1990s
and year 2000 in the prior HR&A report materials. The next sections define the emergence
of contemporary competition and estimates of challenges which are forthcozning in the fairly
near-term future.
In summary, this section has verified the significant strength of the auto sales
activities in Santa Monica concerning:
• Business volumes
• Employment
• Municipal revenues
At the same time, however, it is necessary to recognize that ongoing capture of market share
and maintenance of employment and municipal revenues will be dependent upon resolution
of the need for modernization and expansion in place of the existing dealerships in the City.
Economics Research Associates Santa Monica Auto Dealerships
ERA No. 15039 Page II-5
Table II-lA
NEW CAR AUTO DEALERSHIPS IN SANTA MONICA
AND THE COMPETITIVE MARKE7C
In the Citv of Santa Monica
Santa Monica Acura
Steve Taub Audi
Santa Monica ChevyBuick/Oldsmobile
Santa Monica SAAB
Santa Monica Ford
Honda of Santa Monica2
Infiniti of Santa Monica
Lexus of Santa Monica
Santa Monica Lincoln/Mercury'
Santa Monica Subaru'
Santa Monica Mazda'
Santa Monica Mitsubishi .
Santa Monica Nissan
Santa Monica BMW
Toyota of Santa Monica
WI Simonson Mercedes
VW of Santa Monica
Volvo of Santa MonicaZ (Showroom)
Hornburg Jaguar
1717 Santa Monica Blvd.
1020 Santa Monica Blvd.
3223 Santa Monica Blvd.
1820 Santa Monica Blvd.
1230 Santa Monica Blvd.
1720 Santa Monica Blvd.
900 Santa Monica Blvd.
2450 Santa Monica Blvd.
1229 Santa Monica Blvd.
1301 Santa Monica Blvd.
1301 Santa Monica Blvd.
1501 Santa Monica Blvd
1599 Santa Monica Blvd.
1127 Santa Monica Blvd.
801 Santa Monica Blvd.
1626 Wilshire Blvd.
2440 Santa Monica Blvd.
1719 Santa Monica Blvd.
1601 Wilshire Blvd.
(310) 829-1113
(310) 393-9922
(310) 828-4424
(310) 828-0200
(310) 451-1588
(800) 656-5420
(310) 394-1888
(888) 864-9135/640-8655
(310)393-9881
(310) 393-9881
(310) 393-9881
(310) 319-1344
(310) 998-2200
(310) 829-3535
(310) 394-6744
(310) 829-4511
(310) 273-4107
(310) 264-4943
(310) 315-7213
Note:
• Total of 23+ brands; at least 9 brands are in 3 multi-brand dealerships.
• The above inventory includes all dealers along Santa Monica Boulevard.
In Citv of Los Angeles
Buerge Ford
Buerge Chrysler/Jeep
Martin Cadillac/Pontiac/GMC Trucks
11800 Santa Monica Blvd.
11750 Santa Monica Blvd.
12101 W. Olympi~c Blvd.
(310) 820-2631
(310) 820-2631
(310) 820-3611
Culver Citv Cluster
Albertson Olds-Chevrolet
Miller Honda Cuiver City
Mike Miller Toyota
Westside Volvo
Culver City Mazda/Nissan/Subaru
Culver City Pontiac/GMCBuick
4114 Sepulveda Blvd.
9055 Washington Blvd.
9077 Washington Blvd.
11201 Washington Blvd.
8810 Washington Blvd.
6101 Slauson Avenue
(310) 398-5721
(310) 815-3888
(310) 559-3777
(310) 391-0445
(310) 599-4200
(310) 636-4800
'Same owner (Coastline). ZSame owner (Sonic).
Source: Economics Research Associates.
Table II-1B
CITY OF SANTA MONICA
USED CAR DEALERSHIPS
• The City of Santa Monica reports that there were 23 used car dealership licensees in
2042. Based on CBA recent research, it appears that 11 of the used car sales licenses
are held specifically by used car dealerships. Most of the other used car sales licenses
are held by the new car dealerships.
• Five Iicenses are located on Santa Monica Boulevard, held by used car dealerships.
These are in addition to the new car dealers who also sell used cars.
• One new car dealership on Wilshire Boulevard holds a used car dealership license,
and another dealership holds a used car license on Olympic Boulevard.
• About 50 percent of total used car sales licenses are held by the new car dealers.
• It is roughly estimated that such dealerships probably account for about 70 percent and
more of used car business sales volumes inasmuch as new car dealers select and sell later
model higher value used vehicles.
• The used car sales activities by the independent used car dealerships are located as
follows:
Firm Address
1 Sports of Santa Monica 1720 Santa Monica Boulevard
2 Omni Auto Trade 2703 Olympic Boulevard
3 Major Motor Cars 2932 Santa Monica Boulevard
4 Santa Monica Seaside Motors 1918 Lincoln Boulevard
5 Santa Monica Seaside Motors 2515 Lincoln Boulevard
6 Santa Monica Seaside Motors 2660 Lincoln Boulevard
7 Santa Monica Auto Sales 1630 Santa Monica Boulevard
8 Pacific Motors 860 Pico Boulevard
9 Kondo Motors 1124 Santa Monica Boulevard
10 Classy Auta Broker 3014 Lincoln Boulevard
Source: City of Santa Monica and Economics Research Associates.
Table II-2
SANTA MONICA AUTO DEALERS STUDY
REVIEW OF AUTO SALES/LEASING/SUPPLIES/REPAIRS
TAXABLE SALES LICENSES LOCATIONS
2002 DATA SOURCES
"Business Mix" City
Volumes Sales Tax
(20021 Percent Revenues
A. New Car Sales Dealerships $414,710,200 71.3% $4,147,102
28 licenses (7 dealers hold 17 accounts)
23 accounts are located on Santa Monica Boulevard
B. Used Car Sales Dealershins $ 27,114,200 4.7% $ 271,142
23 licenses
9 accounts are on Santa Monica Boulevard
7 are on Lincoln Boulevard
3 are on Pico Boulevard
C. Auto Leasing Entities $106,750,500 18.4% $1,067,505
641icenses (New auto dealers hold leasing licenses.)
No locational data available
l 8 accounts appear to be related to manufacturers
D. Auto Supnlv Stores (Tires, Mufflers, Parts, etc.) $ 8,610,200 1.5% $ 86,102
25 licenses
8 on Lincoln Boulevard
5 on Pico Boulevard
2 on Wilshire Boulevard
2 on Santa Monica Boulevard
E. Auto Repairs Shops/Services $ 24,504,200 4.2% $ 245,042
1101icenses
42 on Lincoln Boulevard
19 on Pico Boulevard
7 on Santa Monica Boulevard (may be new auto dealers)
7 on Braadway
6 on Olympic Boulevard
6 on Colorado Boulevard
4 on 14th Street
2 on Wilshire Boulevard (may be new auto dealers)
TOTAL $581,689,300 100.0% $5,816,893
Note: Forty-one licenses, not including auto leasing entities, are located on Santa Monica Boulevard.
Explicit data concerning the multiple licenses and business volumes generated by individual dealers is
not available to Economics Research Associates; it is considered co~dential and is not to be used in
public documents.
Source: State of California, HDL, City of Santa Monica, and Economics Research Associates.
Table II-3
CONCENTRATION OF
AUTO-RELATED BUSINESS ACTIVITIES
#15039
ERA has examined commercially available data about City of Santa Monica
firms/establishments, employment, and transaction values (available at census tract estimate levels
from Claritas for 2002/2003). The consultant looked at Citywide data, and at a cluster of 4 census
tracts on both sides of Santa Monica Boulevard from Lincoln Boulevard to Centinela Avenue. This
latter area captures most of the auto dealers along Santa Monica Boulevard. (Please note that this
information packages data differently than the State Board of Equalization or the City of Santa
Monica.)
The information emerging from this analysis is as follows:
Percent within
Santa Monica Santa Monica
Citywide Boulevard Boulevard
Retail
Auto Dealers and Service Stations
Establishments 78 33 42%
Employment 1,973 1,596 81%
Transaction Values $715 M $627 M ~ 88%
Services
Auto Repair, Services, Parking
Establishments 181 41 23%
Employment 1,663 373 22%
Transaction Values $156 M $30 M 19%
Clearly, the new car dealerships along Santa Monica Boulevard drive the economics,
employment, and transaction values. Note, however, that auto repairs and services are dispersed
outside of "auto row", with substantial numbers of establishments along Lincoln Boulevard to the
south.
If the four auto dealer area census tracts are added together (auto retail and services), the
cumulative scales, as compared to Citywide, are very substantial:
Percent within
Santa Monica Santa Monica
Citywide Boulevard Boulevard
Establishments
Employment
Transaction Values
259 74 29%
3,636 1,969 54%
$871 M $657 M 75%
A further unique circumstance is noted in the transaction value per employee - for the retail
auto dealers and service stations. The $715 million in transaction values divided by the 1973
employees yields the highest business volume value of any per employee group in the City -
$362,392 per year (2002).
Table II-4
Santa Monica Census Tracts
Establishments, Employees and Estimated Sales by Sector in the Retail and Service Sedors
Standard Industrial Classification
Description Code
Retail Trade
BUILDING MATERIALS & GARDEN SUPPLIES
GENERAI. MERCHANDISE STORES
FOOD STORES
AUTOMOTIVE DEALERS 8 SERVICE STATIONS
APPAREL & ACCESSORY STORES
FURNITURE 8 HOME FURNISHINGS STORES
EATING & DRINKING PLACES
MISCELLANEOUS RETA~L
Subtotal, Retail
Services
HOTEIS & OTHER LODGING PLACES
PERSONAL SERVICES
BUSINESS SERVICES
AUTO REPAIR, SERVICES, & PARKING
MISCELLANEOUS REPAIR SERVICES
MOTION PICTURES
AMUSEMENT b RECREATION SERVICES
HEALTH SERVICES
LEGAL SERViCES
EDUCATIONAL SERVICES
SOCIAL SERVICES
MUSEUMS, BOTANICAL, ZOOLOGICAL GARDENS
MEMBERSHIP ORGANIZATIONS
ENGINEERING & MANAGEMENT SERVICES
MISCELLANEOUS SERVICES
Subtotal, Services
52
53
54
55
56
57
58
59
70
72
73
75
76
78
79
80
81
82
83
84
86
87
89
Estimated
Establishments Employees Sales
(~umber) (number) (S millions)
42 379 58
12 1,154 126
86 1,583 230
78 1,973 715
227 1,629 124
192 2.5~2 544
384 7,159 359
483 2,900 322
1,504 19,279
~ 2,478
42
356
599
181
49
268
142
1,147
409
110
221
6
110
483
38
4,161
2,608
1,581
7,631
1,663
134
3,507
1,228
9,637
2,619
2,803
t ,966
56
822
4,247
176
40,678
102
62
1.021
156
14
601
143
718
470
339
140
1
81
584
10
4,442
Source: Ciaritas and Economics Research Associates, Inc.
Tabie 11-5
Santa Monica Census Tracts
Establishments, Employees and Estimated Sales by Sector
Standard tndustrial Classification
Description
Agriculture, Forestry and Fishing
Extraction
Construction
Manufacturing
Transportation, Communications, Eletric Gas and Sanitary Services
Wholesale Trade
Retail Trade
Finance, Insurance and Real Estate
Senrices
Public Administratiot~
Total
Codes
01-09
10-14
15-17
20-39
40-49
50-51
52-59
60-67
70-89
90-99
Establishments
Number % of Total
31 0.4%
7 0.1%
195 2.7%
243 3.4%
146 2.0%
238 3.3%
1,504 21.0%
541 7.6%
4,161 58.1%
99 1.4%
7,165
Empiovees
Number % of Total
186 0.2%
46 0.1%
1,240 1.5%
2,700 3.3%
2,440 3.0%
4,052 5.0%
19.279 23.7%
7,617 9.4%
40,678 50.0%
3,107 3.8%
81,345
Estimated Sales
Sales % of Total
5 0.0%
5 0.0%
305 3.0%
232 2.3%
276 2.7%
716 7.1%
2,478 24.6%
1,609 16.0%
4,442 44.1 °/,
- 0.0%
10,068
Source: Claritas and Economics Research Associates, Inc.
Figure II-1
AUTO DEALERS CENSUS TRACTS WITHIN THE CITY OF SANTA MONICA
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Table II-6
Census Tracts' adjacent to Santa Monica Boulevard
Establishments, Employees and Estimated Sales in the Retail and Service Sectors
Standard Industrial Classification
Estimated
Description Code Establishments Employees Sates
(number) (number) (S millions)
Retail Trade
BUILDING MATERIALS 8 GARDEN SUPPLIES 52 9 84 14
GENERAL MERCHANDISE STORES 53 2 17 2
FOOD STORES 54 8 176 29
AUTOMOTIVE DEALERS & SERVICE STATIONS 55 33 1,596 627
RPPAREL & ACCESSORY STORES 56 19 94 7
FURNITURE 8~ HOME FURNISHINGS STORES 57 49 637 147
EATING 8 DRINKING PLACES 58 72 1,096 56
MISCELLANEOUS RETAIL 59 87 760 109
Retail, Subtotal 279 ~4,460 991
Services
HOTELS 8 OTHER LODGING PLACES 70 5 133 5
PERSONAL SERVICES 72 64 385 15
BUSINESS SERVICES 73 129 1,590 202
AUTO REPAIR, SERVICES, & PARKING 75 41 373 30
MISCELLANEOUS REPAIR SERVICES 76 13 47 6
MOTION PICTURES ~ 78 53 1,031 75
AMUSEMENT 8 RECREATION SERVICES 79 27 230 30
HEALTH SERVICES 80 660 6,074 402
LEGAL SERVICES 81 55 402 73
EDUCATIONAL SERVICES 82 22 384 42
SOCIAL SERVICES 83 54 480 31
MUSEUMS, BOTANICAL, ZOOLOGICAL GARDENS 84 - - -
MEMBERSHIP ORGANIZATtONS 86 23 117 7
ENGINEERING 8 MANAGEMENT SERVICES 87 79 1,153 177
MISCELLANEOUS SERVICES 89 5 20 1
Services, Subtotal 1,250 ~12,419~ 1,096
Source: Claritas and Economics Research Associates, Inc.
Note: 'Census tracts include 7015.02, 7016.02, 7017.01 and 7017.02.
Table 11-7
Census Tracts' adjacent to Santa Monica Boulevard
Establishments, Employees and Estimated Sales by Sector
Standard Industrial Classification
Establis hments Emplo yees Estimated Sales
Description Codes Number % of Total Number % of Total Sales (Smillions) % of Total
Agriculture, Forestry and Fishing 01-09 6 0.3% 42 0.2% 1 0.0%
Extraction 10-14 2 0.1% 6 0.0% 1 0.0%
Construction 15-17 41 2.3% 267 1.3% 56 2.0%
Manufacturing 20-39 52 2.9% 332 1.6% 30 1.1%
Transportation, Communications, Electric Gas and Sanitary Services 40-49 31 1.7% 323 1.6% 41 1.5%
Wholesale Trade 50-51 46 2.6% 680 3.3% 123 4.5%
Retail Trade 52-59 279 15.5% 4,460 21.6% 991 35.9%
Finance, Insurance and Reat Estate 60-67 85 4.7% 1,973 9.6% 425 15.4%
Services 70-89 1,250 69.4% 12,419 60.3% 1,096 39.7%
Public Administration 90-99 10 0.6% 99 0.5% - 0.0%
Total 1,802 20,601 2,764
Source: Claritas and Economics Researoh Associates, Inc.
Note: 'Census tracts include 7015.02, 7016.02, 7017.01 and 7017.02.
#15039
Table II-8
CITY OF SANTA MONICA
AUTO DEALERS AND AUTO SUPPLIES
SALES TAX PERMITS AND TAXABLE SALES
1990 1991 1992 1993 1994 1995 ]996 1997 1998 1999 2004 2001
Sales Tax Permits 77 77 74 ?6 82 75 74 71 74 78 80 74
Taxable Sales ($ Millions) $305.2 $244.3 $222.0 $230.7 $246.9 $269.9 $275.3 $3013 $328.8 $356.9 $429.2 $419.5
°/a of Total Retail Taxable Sales 26.6°/a 22.4% 20.7% 21.5% 22.0% 22.5% 21.4% 22.0°/a ~~ 22.8% 22.3% 23.9% 24.2%
% of Total Taxable Sales 21.2°/a 18.0% 16.2% 16.7% 17.2% 17.1 % 16.4°/a 16.6% 17.3% 17.2% 18.5% 18.7%
Notes: A) Taxable Sales not adjusted for inflation.
B) Includes new cars, used cars, auto parts and supplies.
C) The early 1990s recession is seen in the "valley of sales" from 1991 to 1994.
D) Consistent growth from 1997 through 2001 is clear, even though the number of outlets consolidated.
Sources: California State Board of Equalization, Taxable Sales in California (Annual Reports for 1990 through 2001).
Fi~ure II-2
Auto Related Taxable Sales in the City of Santa Monica Vs. Los Angeles County
180
160
140
~
,-~~ 120
~
a,
~ 100 ---City of Santa Monica
~ go - ~ - Los Angeles County
a
a~
~
~ 60
~
Q
~
X 40
v
v
c
20
~ •
O N M d in ~O ~ a0 O~ O
O~ O~ Q1 O~ O~ O~ O~ O~ CT ~ O O ~
Ol ~1 O~ O~ O~ 01 O~ O~ O~ O~ O O
r- ~ .- •- •- •- •- e-- •-- ~ N N
Note:
The Above Index includes taxable sales from new cars, used cars, auto parts and supplies
.
~-
.
.
+ ___
~
.
~ =
~.
.~~
.
~~.
. ~.
•~ ^ ~~.~
Source: Califomia State Board of Equalization and Economics Research Associates
15039
Table II-9
Auto Dealers & Auto Supplies
SANTA MONICA AUTO DEALERSHIPS STUDY
MOST RECENT AVAILABLE
TAXABLE SALES DATA COMPARISONS
(CITYWIDE)
First Quarter 2001
Taxable Sales
Permits (thousands)
First Quarter 2002
Taxable Sales
Permits (thousands)
76 $ 96,652
74 $103,173
Auto Dealers & Auto Supplies
CULVER CITY (FOR COMPARISON)
First Quarter 2001
Taxable Sales
Permits (thousands)
First Quarter 2002
Taxable Sales
Permits (thousands)
38 $ 34,080
38 $ 42,055
Change
Taxable Sales
Permits (thousands)
-2 +$6,521 (+ 6.7%)
Change
Taxable 5ales
Permits (thousands)
- +$7,975 (+23.4%)
Note: This data reports auto dealerships and auto supplies stores cumulatively; it is not divisible.
Soarce: California State Board of Equalization, 2001 and 2002, and Economics Research Associates.
15039
Table II-10
SANTA MONICA AUTO DEALERSHIPS STUDY
MOST RECENT AVAILABLE
TAXABLE SALES DATA COMPARISONS
(CITYWIDE)
Third Quarter 2001 and 2002
Third Quarter 2001
Taxa6le
Sales
Auto Dealers & Auto Supplies
Auto Dealers & Auto Supplies
Third Quarter 2002
Taxable
Sales
Change
Taxable
Sales
Permits (thousands) Permits (thousands) Permits (thousands)
74 $105,214 66 $113,967
CULVER CITY (FOR COMPARISON)
Third Quarter 2001
Taxable
Sales
Third Quarter 2002
Taxable
Sales
-S +$7,853 (+7.5%)
Change
Taxable
Sales
Permits (thousands) Permits (thousands) Permits (thousands)
37 $39,041 43 $51,496 +6 +$12,455 (+31.9%)
Note: This data reports auto dealerships and auto supplies stores cumulatively; it is not divisible.
Note: Culver City has achieved considerable market share recently in the larger LA County West Side.
Source: California State Board of Equalization, 2001 and 2002, and Economics Research Associates.
Section III
MARKET CHARACTERISTICS AND COMPETITIVE CLUSTERS
Economics Research Associates has worked on a number of auto malls, auto
rows, and proposed large-scale projects and business improvement districts focused on auto
retailing over the past 20 years.
No business plan for an auto dealers corridor should be left in place for more than
three to five years given the wild gyrations of sales and sales practice techniques. This was
learned very specifically in the City of Indio in the 1990-1991 period when auto sales were in
a significant recession. The firm correctly recommended no relocation of the contemporary
auto row along Highway 111; with a warning that likely relocation to the I-10 Freeway
frontage ~vould be appropriate once sales volumes returned and dealer financing capacities
substantially improved. This has in fact happened now.
Auto dealers corridors without freeway-adjacent visibility on which the firm has
worked in the past include the following:
• Firestone Boulevard in Downey
• Main Street in Alhambra
• Portions of Colorado Boulevard in Pasadena
In each case, however, the regional freeway was less than 2 miles away and the
auto row was located on a major arterial corridor well known in the region. This is the
essential circumstance for the auto dealers in the City.
ERA anticipates that the primary drive-in market is probably represented by a 15-
mile radius from the Santa Monica auto dealers. This is possibly much larger if effective
advertising and vehicle sales are conducted via the Internet by virtually all of the dealerships
in the City. ERA does note the huge number of auto leasing entities which are located in the
City; this appears to signal the likelihood of Santa Monica being highly active in regional
competition and the capability of dealers and auto leasing entities to engage in fleet leasing.
The essential challenge is that the City's auto dealerships must attract from the
higher income households on the west side and along the Pacific Ocean Coast. This
challenge of the geographic definition of the market area is fundamental; and the auto dealers
Economics Research Associates Santa Monica Auto Dealerships
ERA No. 15039 Page III-1
are obligated to find customers and to sell autos to those who live in the half-moon-shaped
market hinterland. Santa Monica is foriunate to attract from the much higher income
households in the Malibu coastal shelf to the northwest.
As will be noted in the next section, the market competition in the immediately
adjacent City of Los Angeles, along Santa Monica and Olympic Boulevards, is both close
and of significant scale. Additionally, Culver City has ramped up the number and variety of
franchises and dealerships over the past decade. Those with 20-year memories will recall the
dispersal of individual franchise dealerships in the City of Los Angeles in the Westwood
area, in Inglewood, and in the Crenshaw district. Most, if not all, of these dealerships have
been consolidated and are no longer in such locations.
More recently the City of Hawthorne has captured a new major Ford dealership
and a multi-make General Motors dealership. The Ford and General Motors dealerships
straddle the I-405 Freeway and have major regional place recognition.
Coastal cities have significant challenges because they rely on immediate area
residents and have half-moon-shaped hinterlands. Older cities which do not share the higher
income households as market support, such as Long Beach, have lost significant numbers of
dealerships which relocated farther into the hinterland and into adjacent communities. Thus,
Signal Hill and Carson enjoyed a clustering of auto dealerships from the middle 1980s to the
present. For Carson, adjacency to the 405 Freeway was essential.
Economics Research Associates believes that competition for auto dealers and
auto supplies will intensify throughout Southern California and that many cities (already very
heavily reliant upon auto-related sales taxes) will invent new relationships with their auto
dealers and related entities.
An overview of some of the larger concentrations of auto sales on older auto
dealers corridors (not immediately adjacent to freeways) which are very well known in
Southern California is presented on Table III-1. Santa Monica, by comparison, is less reliant
on automobile dealer and supply sales than Alhambra, Glendale, Downey, Whittier, and
National City at this time. We have noted that other cities with significant auto dependency
include Duarte, Industry, Claremont, and Ventura. Nevertheless, the examples shown in the
following tables identify the likely intensity of continuing competition and the probability of
further aggressive partnerships between cities and their auto malls/auto corridors/auto
clusters. This information and point of view is presented by the consultant as a perspective
for consideration by Santa Monica officials and the auto-related commercial businesses.
Economics Research Associates Santa Monica Auto Dealerships
ERA No. 15039 Page III-2
The consultant also extended the analysis to include comparison of the Second
Quarters of 2001 and 2002 for the same cities. This is shown in Table III-2. Recent data
from the California State Board of Equalization comparing the Third Quarters of 2001 and
2002 is shown in Table III-3. Generally, the trend suggested by the data appears to be one of
even greater reliance on auto sales as a portion of municipal sales taxes revenues. Note, of
course, that very substantial auto sales were being generated during 2002 by zero or very low
interest rates and significant purchase price and lease cost reduction incentives.
The national recession continued through 2002 (and indeed to the current moment
in October 2003), with households remaining focused on home purchases and on auto
acquisition as compared to other discretionary purchases.
Please note that the data shown in Tables III-1, III-2, and III-3 does combine
taxable sales for auto dealerships and auto supplies, as is reported by the California State
Board of Equalization. It is not possible to specifically separate the auto dealership sales
from the auto supplies on a city-by-city comparison basis without explicit access to
confidential data. Nevertheless, the relative scale of the reported sales by auto dealers and
auto supplies sales stores provides a trustworthy comparison of both actual volumes and
market trends due primarily to auto dealership business activity.
Economics Research Associates Santa Monica Auto Dealerships
ERA No. 15039 Page III-3
Table III-1
SELECTED CITIES COMPARATIVE TAXABLE SALES
AUTO DEALERS AND AUTO SUPPLIES
Change
Full Year 18` Quarter Full Year lst Quarter 1'` Quarter 2001 to 1't Quarter 2002
2000 2001 2001 2002 Number Percent
Santa Monica
Pernuts
Sales ($000)
Percent of Retail Sales
Percent of All Taxable Sales
Alhambra
Permits
Sales ($000)
Percent of Retail Sales
Percent of All Taxable Sales
Downey
Pernuts
Sales ($000)
Percent of Retail Sales
Percent of All Taxable Sales
Pasadena
Pernuts
Sales ($000)
Percent of Retail Sales
Percent% of All Taxable Sales
Glendale
Pernuts
Sales ($000)
Percent of Retail Sales
Percent of All Taxable Sales
80 76 74 74 2 -2.6%
$429,191 $ 96,652 $419,497 $103,173 $ 6,521 6.7%
23.9% 23.3% 24.2% 25.7% 2.4% -
18.5% 17.9% 18.7% 19.8% 1.9% -
46 46 50 53 7 15.2%
$426,917 $ 98,603 $433,932 $103,865 $ 5,262 5.3%
46.5% 47.1% 46.5% 47.6% 0.5% -
41.4% 41.7% 41.2% 42.1% 0.4% -
77 74 80 85 ~ 11 14.9°/a
$352,361 $ 81,463 $357,298 $ 97,802 $16,339 20.0%
37.6% 38.0% 37.4% 42.2% 4.2% -
31.2% 31.2% 31.3% 35.0% 3.8% -
75 76 79 80 4 5.3%
$411,536 $ 96,639 $477,218 $109,613 $12,974 13.4%
24.3% 24.3% 24.2% 26.1% 1.8% -
16.9% 16.6% 16.8% 18.2% 1.6% -
129 125 129 118 - 7 - 5.6
$Sb9,322 $144,853 $631,465 $159,147 $14,294 9.9%
30.2% 31.8% 31.9% 35.2% 3.4% -
23.5% 25.4% 25.6% 28.0% 2.6%
Table III-1
Continued)
Change
Full Year 1'` Quarter Full Year 1g` Quarter 1'` Quarter 2001 to ls` Quarter 2002
2000 2001 2001 2002 Number Percent
Whittier
Pernuts 86 85 86 87 2 2.4%
Sales ($000) $153,500 $ 32,850 $147,753 $ 36,778 $ 3,928 12.0%
Percent of Retail Sales 25.9% 23.8% 25.0% 26.9% 3.1% -
Percent of All Taxable Sales 21.1% 19.5% 20.4% 20.9% 1.4% -
National City
Permits 97 88 91 93 5 5.7°/a
Sales ($000) $454,838 $116,720 $486,929 $133,748 $17,028 14.6%
Percent of Retail Sales 44.3% 46.9% 45.5% 50.5% 3.6°l0 -
Percent of All Taxable Sales 38.6% 40.2% 39.5% 44.1% 3.9% -
HunNngton Beach
Pernuts 114 119 120 130 11 9.2%
Sales ($000) $408,833 $ 91,872 $396,889 $100,136 $ 8,264 9.0%
Percent of Retail Sales 24.1 % 24.4% 24.1 % 26.0% 1.6% -
Percent of All Taxable Sales 17.5% 18.4% 18.6% 20.8% 2.4% -
Culver City
Permits 42 38 37 38 - -
Sales ($OOOj $153,958 $ 34,080 $151,381 $ 42,055 $ 7,975 23.4%
Percent of Retail Sales 15.0°/a 14.7% 14.9% 18.0% 3.3% -
Percent% of All Taxable Sales 11.9% 11.5% 11.9% 14.3% 2.4% -
Beverly Hills
Permits 24 25 25 30 5 20.0%
Sales ($000) $228,818 $ 51,808 $235,936 $ 61,044 $ 9,236 17.8%
Percent of Retail Sales 17.2% 17.1% 18.8% 20.4% 33% -
Percent of All Taxable Sales 13.4% 13.1% 14.6°/a 15.8% 2.7% -
Note: Other cities with significant dependency on auto sales include Duarte, Industry, Claremont and Ventura.
Sowrce: Economics Research Associates and California State Board of Equalization.
#15039
Table III-2
SELECTED CITIES
MOST RECENTLY AVAILABLE
COMPARATIVE TAXABLE SALES
AUTO DEALERS AND AUTO SUPPLIES
Change
2nd QU'sltteC Z~d QUBttei 2001-2~02
2001 2002 Number Percent
Santa Monica
Sales ($000) $107,070 $102,206 - $ 4,864 - 4.5%
% of Retail Sales 24.4% 24.0% - 0.4%
% of All Taxable Sales 18.9% 183% - 0.6%
Alhambra
Sales ($000) $109,670 $111,425 $ 1,755 1.6%
% of Retail Sales 46.7% 47.2% 0.5%
% of All Taxable Sales 41.7% 41.4% - 0,3%
Downey
Sales ($000) $ 87,311 $ 97,368 $10,057 11.5%
°/a of Retail Sales 36.6% 38.9% 23%
% of All Taxable Sales 30.3% 323% 2.0%
Pasadena
Sales ($000) $105,564 $113,622 $ 8,058 7.6%
% of Retail Sales 25.0% 25.3% 0.3%
% of All Taxable Sales 17.1% 17.3% 0.2%
Glendale
Sales ($000) $152,035 $157,793 $ 5,758 3.8%
% of Retail Sales 31.0% 32.8% 1.8%
% of All Taxable Sales 24.4% 26.4% 2.0%
Whittier
Sales ($000) $ 38,003 $ 40,878 $ 2,875 7.6%
% of Retail Sales 25.1% 27.1% 2.0%
% of All Taxable Sales 20.7% 21.9% 1.2%
National City '
Sales ($000) $126,576 $131,677 $ 5,101 4.0%
% of Retail Sales 46.9% 47.7% 0.8%
% of All Ta~cable Sales 40.6% 41.2% 0.6%
Huntington Beach
Sales ($000) $103,453 $103,549 $ 96 0.1 %
% of Retail Sales 243% 23.7% - 0.6%
% of All Taxable Sales 18.8% 19.2% 0.4%
Table III-2
(Continued)
, Change
2°a Quarter 2"d Quarter 2001-2002
Z001 2002 Number Percent
Culver City
Sales ($000) $ 35,101 $ 45,936 $10,835 30.9%
% of Retail Sales 14.6% 17.8% 3.2%
% of All Taxable Sales 11.5°/a 14.4% 2.9%
Beverly Hills
Sales ($000) $ 61,243 $ 66,041 $ 4,798 7.8%
% of Retail Sales 19.7% 21.4% 1.7%
% of All Taxable Sales 15.2% 16.5% 1.3%
Notes: 1) Several of the Cities had dealer closures, reopenings, mergers of franchises via consolidation, etc.
2) Second Quarter 2001 preceded 9/11/O1; Second Quarter 2002 was in the midst of significant
offers of zero percent on very low interest rates from manufacturers as well as purchase price and
lease costs discountslcash back offers.
Sources: California State Board of Equalization (Taxable Sales in California 2"d Quarters 2001 and 2002), and
Economics Research Associates.
Table III-3
SELECTED CITIES COMPARATIVE TAXABLE SALES
AUTO DEALERS AND AUTO SUPPLIES
Change
Third Quarter Third Quarter 2001-2002
2001 2002 Number Percent
Santa Monica
Permits 74 66 - 8 -10.8%
Sales ($000) $105,214 $113,967 +$ 7,583 + 7.5%
Percent of Retail Sales 24.7% 25.2% +0.5%
Percent of All Taxable Sales 18.8% 19.8% +l .0%
Alhambra
Pernuts 50 58 + 8 +16.0%
Sales ($000) $116,307 $132,399 +$16,092 +13.8%
Percent of Retail Sales 48.2% 51.6% +3.4%
Percent of All Taxable Sales 42.8% 46.1% +3.3%
Downey
Permits 80 91 +11 +13.8%
Sales ($000) $ 92,779 $ 102,891 +$10,112 +10.9%
Percent of Retail Sales 39.2% 41.5% +7.3%
Percent of All Taxable Sales 33.0% 35.0% +2.0%
Pasadena
Pernuts 79 77 - 2 - 2.5%
Sales ($000) $103,214 $123,822 +$20,608 +20.0%
Percent of Retail Sales 25.0% 27.4% +2.4%
Percent% of All Taxable Sales 17.6% 19.3% +1.7%
Glendale
Pernuts 129 118 -11 - 8.5%
Sales ($000} $160,761 $173,266 +$12,505 + 7.8%
Percent of Retail Sales 33.8% 35.2% +1.4%
Percent of All Taxable Sales 26.8% 28.7% +l .9%
Whittier
Pernuts 86 81 - 5 - 5.8°/a
Sales ($000) $ 36,516 $ 46,288 +$ 9,772 +26.8%
Percent of Retail Sales 25.6% 30.6% +5.0%
Percent of All Taxable Sales 20.7% 24.0% +3.3%
National City
Pernuts 91 94 + 3 + 3.3%
Sales ($000) $118,090 $143,684 +$25,594 +21.7%
Percent of Retail Sales 45.2% 49.0% +3.8%
Percent of All Taxable Sales 39.3% 43.0% +3.7%
Table III-3
(Continued)
~ Change
Third Quarter Third Quarter 2001-2002
2001 2002 Number Percent
Huntington Beach
Pernuts 120 139 +19 +15.8%
Sales ($000) $ 95,855 $112,896 +$17,041 +17.8%
Percent of Retail Sales 23.0% 25.1 % +2.1 %
Percent of All Taxable Sales 39.3% 43.0% +3.7%
Culver City
Permits 37 43 + 6 +16.2%
Sales ($000) $ 39,041 $ 51,496 +$12,455 +31.9%
Percent of Retail Sales 16.1% 19.9% +3.8%
Percent of All Taxable Sales 12.8% 15.8% +3.0%
Beverly Hills
Pernuts 25 25 - -
Sales ($000) $ 59,906 $ 67,546 +$ 7,640 +12.8%
Percent of Retail Sales 24.8% 22.7% +1.9%
Percent of All Taxable Sales 16.1% 17.9% +1.8%
Notes: A) September 11, 2001, occurred during the Third Quarter of 2001, with auto sales recovery incentives kicking
in later in 2001.
B) Third Quarter 2002 was "full bore" incentives.
C) The ongoing national recession was cumulatively greater in Third Quarter 2002, with continuing huge job
losses.
Sources: Califomia State Board of Equalization, TczYable Sales in California, and Economics Research
Associates.
Section IV
COMPARISON OF 2001 REPORT AND
CONTEMPORARY FINDINGS
HR&A prepared a comprehensive report for the Santa Monica Auto Dealers
Association which was available in early 2001. Much of the economic data defined
information from 1996 into the late 1990s and through portions of the year 2000. The
Economics Research Associates subcontract with CBA has focused on 2002 and early 2003
circumstances.
It is remarkable to find the similarity of data and the continuation of relative
efficiency of the automobile dealers along Santa Monica Boulevard as well as the two dealers
on Wilshire Boulevard. In other words, despite the constraints of tight land parcels, the scale
of business activity has actually grown. Some of this, of course, relates to the exceptional
incentives which have been provided since late 2001 by virtually all auto manufacturers
through their dealerships.
The HR&A study of ten dealer "case studies" defined the on-site land areas and
the number of employees. CBA defined contemporary data in 2003 for eight of the dealers,
amving at virtually the same employee density for total land area available and the relative
amount of active/in-use floor areas. There was less than 10 percent variation in the two
assessments.
Accordingly, ERA then turned to more recent City data and employment
estimates to adjust the information to the circumstances of the ongoing recession. Some of
the employment in auto supplies has declined. The relative distribution between dealership
employees engaged in marketing sales, leasing, and management remains at about 35
percent, with employment in services and repairs at about 65 percent of employees.
Overall, ERA estimates that the Santa Monica auto dealers riow have roughly
1,000 employees in total in the City. This does not include the independent used car dealers
or the independent auto services, auto repairs, and auto supplies shops which are located
elsewhere in the City.
The recent rise in sales during 2002 and the first three quarters of 2003 indicates
the very high level of business volumes on a per-employee basis, which should be of
significant interest and importance to the City of Santa Monica.
Economics Research Associates San1a Monica Auto Dealerships
ERA No.15039 Page N-1
The employment densities, based upon a survey of land parcels and floor space, is
shown on Table IV-1. The information regarding total number of contemporary employees
is shown on Table N-2.
ERA has noted elsewhere that the constrained parcels utilized by the new car
dealerships for all of their activities prevent the capacity to roll out all of the new vehicle
types which are being generated by virtually all of the manufacturers. It would appear, given
the constraints of the Santa Monica Boulevard frontages and contemporary land use patterns
that identification of innovative ways in which to create additional on-site capacities within
existing parcels is an imperative which is much in the interests of the auto dealers and the
City itself.
ERA has noted the "vertical" element of dealership facilities, including services
and repairs, in the San Fernando Valley in several instances. ERA also notes an incremental
change in circumstances regarding the consolidation of multiple franchises, urged by the big
three manufacturers (Ford, GMC, and Daimler-Chrysler). Additionally, it is useful to note
that noncontiguous multi jurisdiction dealership franchises are now held by the same
management umbrella firms, including Miller, Keyes, Power, Galpin, Vista, and others.
Some of these ventures actually originated in the late 1980s and early 1990s in Culver City as
existing dealership corporations branched into the San Fernando Valley and elsewhere. It
should be anticipated that additional activity of this type, including some site consolidation,
may occur in the future, particularly on the periphery of the City of Santa Monica.
In summary, the excellence of the HR&A report, which has served as a
benchmark for the contemporary analysis, is noted. The principal changes since early 2001
have been the impacts, both positive and negative, of the national recession, the surge in auto
sales because of manufacturer inducements, and the relative ongoing but constrained
performance efficiencies of the Santa Monica auto dealers.
Economics Research Associates Santa Monica Auto Dealerships
ERA No. 15039 Page IV-2
Table IV-1
SANTA MONICA AUTO DEALERSHIPS
EMPLOYMENT DENSITY
BY LAND AREA
HR&A Studv (20001-10 Dealer Case Studies
• On-site land area - 613,750 s.f. = 14.09 acres
• Estimated employees - 832
• Off-site land areas (not completely recorded) -144,500 s.f. = 3.32 acres
• Calculated employee density for total land area-17.41+ acres = 47.8 jobs/acre
CBA Data (2003) - Comparing Site Areas and Emplovment, for 8 Dealers
• On-site land area-495,277 s.f. = 11.37 acres
• Estimated employees - 531
• Calculated employee density for total land area - 46.7 j obs/acre
The comparison yields a range of job density equivalent to 1 job per 910 to 932 s.f. of land area.
BY ON-SITE STRUCTURE FLOOR AREA
HR&A Studv (2000) -10 Dealer Case Studies
• All floor areas - 373,742 s.f.
~ Yields 449 s.f./employee for 832 employees
CBA Data (2003), for 8 Dealers
• Floor areas-261,000 s.f.
• Yields 491 s.f./employee for 521 employees
15039
The comparison shows a less than 10% variation. Relative levels of efficiency of site uses appears to
be continuing. _
Source: HR&A, CBA, and Economics Research Associates.
Table IV-2
SANTA MONICA AUTO DEALERSHIPS STUDY
ADDITIONAL INFORMATION
ESTIMATED TOTAL NEW AUTO DEALERSHIP EMPLOYEES
• CBA found 728 employees in 9 dealerships (2003) of 14 total.
• HR&A found 832 employees in 10 dealership case studies (2000).
• ERA estimates a total of 1,100t employees in new car dealerships.
DISTRIBUTION OF EMPLOYMENT TYPES
15039
• HR&A estimated 35% of dealership employees were engaged in marketing, sales and
leasing, and management, and 65% of employees were assigned to services and repairs in
2000.
• ERA found similar distribution in prior studies of auto rows and malls in Indio, Alhambra,
Ventura, and Thousand Oalcs (1990-2001).
• It is likely that the contemporary portions in Santa Monica are now roughly as follows:
- Employment in marketing, sales and leasing, and management @ 35% = 385±
- Employment in services and repairs @ 65% = 715±
• Some reduction in overall employment in motor vehicle sales and auto parts sales has been
going on in 2001 and 2002, with job consolidation and loss at about 10% over the past two
years. This could mean that Santa Monica auto dealers now have about 1,000 emplayees,
with 350 in sales and 650 in services and repairs.
• Independent used car dealers and independent auto services and auto repairs shops aze not
included in these estimates. _
Source: HR&A, CBA, City, and Economics Research Associates.
Section V
ANTICIPATED FUTURES
This section briefly overviews challenges and opportunities into the future. Two
text tables, prepared by the consultant, comment on the most recent past and define evolving
circumstances over the n ext three to five y ears. Auto sales activity c hanges are noted on
Table V-1.
A field review of the alignment of the Santa Monica auto dealerships along Santa
Monica Boulevard gives the clear indication of multiple relatively small dealerships, most
with service facilities, and some with associated used car lots. The range of sites, generally
concentrated between Ninth and Nineteenth Streets, gives the clear impression of tight
spaces, customer parking challenges, and a pathfinder's corridor. As compared to the
emergence of large auto malls and wider corridor/boulevard auto rows, Santa Monica
Boulevard's new auto shopping experience might be considered as a boutique dealership
corridor. This is not necessarily a negative observation inasmuch as the boulevard continues
to attract very substantial sales and apparently high customer allegiance. The continuing
introduction of newly differentiated vehicle types by the manufacturers does challenge auto
row dealers to find/create more space on existing properties.
However, sales and servicing volumes are clearly constrained. In this regard,
ERA notes the multiple sequence of activities in Table V-2 concerning anticipated futures.
Each of these twelve noted items should be carefully considered over the next three to five
years as we emerge during the next six months from the past 24 months of intensely induced
sales by the manufacturers. Maintaining sales volumes at new car dealerships in Santa
Monica will be intensively challenged and probably can survive only if reputational
recognition of quality of sales and service can be aggressively and successfully marketed
throughout the 10- to 15-mile radius in West Los Angeles County. If the customer can see
the evolving newly arriving models conveniently in the Santa Monica dealerships, the market
can be held.
ERA does believe that this is likely, given the strength of household and personal
incomes in this region and the menu of vehicle types and prices which should continue
within the City of Santa Monica. The consultant does expect that there will be further
dealership/franchise consolidations by multiple dealership corporations. This may strengthen
the capability of the dealerships in the City and its adjacent communities to negotiate
improvements and capacities which are needed.
Economics Research Associates Santa Monica Auto Dea[erships
ERA No. 15039 Page V-1
Table V-1
SANTA MONICA AUTO DEALERSHIPS STUDY
AUTO SALES CHANGES
2001-2003 ~
1) Ongoing National Recession, clearly evident by spring 2401 (still underway through
October 2003).
2) The September 11, 2001 National Emergency temporarily impacted auto sales further.
3) Onset of 0 percent interest rate inducements by most major auto manufacturers
after October 2001. (Still being offered through September 2003.)
4) Proportional change in percentage of new leased autos compared to purchased autos.
What was approaching 33 percent (all leased new autos) has now fallen back to
less than 20 percent - because of the combined rebates and 0 percent auto loan
inducements. By summer, 2003, leasing as a portion of new auto transactions had
rebounded to 25+ percent.
5) Introduction of "hybrid" vehicles has captured interest and sales; and will grow
(Honda and Toyota already have vehicles in the market, and Ford will enter the market
in 2004). Toyota will deliver its second generation Prius in early 2D04.
6) Recent model used car sales have fallen in the face of the new car rebates and
`0 percent' interest rate incentives.
7) More new design vehicle models coming very rapidly into the market:
A) Nissan
B) Chrysler part of Daimler Chrysler
C) Other
8) Internet shopping and sales appear to continue to grow, but most of the auto sales
delivery growth is usually attached to `brick and mortar' dealerships on the ground.
The autos are picked up from or delivered from the dealerships.
9) Within Santa Monica, there have been numerous relocations of dealerships since 2000
(Saab, Volvo, Porsch~--closed).
10) All auto dealer and auto supplies taxable retail sales have been moving above
25 percent of all City of Santa Monica taxable retail sales, according to most recent data
available to the City for full-year 2002 from the California State Board of Equalization
data.
11) More manufacturer inducements that include long-term (4- to 5-year) service
warranties, reducing repair and service expenditures by consumers.
Source: Economics Research Associates.
Table V-2
ANTICIPATED FUTURES
1. Continuing franchise consolidation by the "Big 3". We should expect Ford, GM, and Daimler-
Chrysler to continue consolidation of separate brands/franchises, particularly in urban peripheral
and freeway-adjacent locations.
2. Expect competition from the new "jump-in" locations on the "South Bay Curve" of the 405
Freeway - specifically the huge new Ford store at Rosecrans (east side) and the multi-franchise
GM campus on the west side, both in Hawthorne. Even though farther away, the price points and
the larger inventories will compete aggressively.
District branding and marketing will continue to grow. Van Nuys Auto Row is its own BID,
formed three years ago, and literally flagged as a corridor - as one example.
4. Consolidated dealerships will continue - as seen in the massing of franchises achieved by Auto
Nation, including the example at Santa Clarita.
5. Cities are getting more comfortable with sales tax sharing mandated by State law, if they can
successfully lure other existing dealerships into their jurisdiction. Additionally, some Counties
are prepared to cut deals on annexations for new dealership construction with negotiated sales tax
splits (e.g. Indio and Riverside County).
6. Higher VLF charges by the State, now anticipated to start on 10/1/03, may or may not help the
State maintain revenue flows to Cities. Conversely, the higher costs may increase the number of
leases as customers seek to control monthly outlays. Most recent experience since October 1,
2003, shows a dramatic dropoff in new auto sales during October 2003 because of the rise in the
vehicle license fee.
7. Brand clustering of U.S. and European vehicle lines is occurring in selected larger dealer
locations. Examples include GM and Saab (Casa de Cadillac) and Ford-Jaguar-Volvo (Galpin).
8. "Distance Leasing", practiced by growing numbers of individuals and firms, where the customer
picks up the vehicle (or it is delivered) previously sight unseen and usually not test driven, will
continue to grow.
9. Auto manufacturing "overcapacity" is now identified as a key consideration in much of the
developed world - which will likely result in even more competitively priced cars, pickups, and
SiJVs.
10. High-end brands such as BMW now plan to shortly introduce less expensive and more compact
models while marketing the brand quality.
11. Vehicles, across the board, aze becoming equipped with new modes of entertainment, including
the relatively new XM Radios (satellite signals).
12. More product types (array of differentiated vehicles at individual dealerships) means congestion
on Santa Monica auto row, unless the City and the dealers find creative ways to increase space on
existing properties. If the customer can't see it in Santa Monica, the customer will go elsewhere.
Source: Economics Research Associates.
Appendix 1
RESEARCH DATA SOURCES
In the course of preparation of this initial economic and fiscal assessment,
Economics Research Associates interviewed a number of individuals familiar with the
related data and data sources. We also were able to capture information from a variety of
data series which are regularly published by the State of California and other entities. The
listing of sources is as follows:
• California State Board of Equalization, Taxable Sales in California (Sales and
Use Tax), reported annually and quarterly.
• Field visits and windshield surveys of conditions in order to verify listings of
dealers and activities on Santa Monica Boulevard as well as Wilshire Boulevard,
and also the extraordinary cluster of services, repairs, supplies, etc., along Lincoln
Boulevard. This survey activity was conducted by ERA on several occasions,
including weekday evenings and Saturday midday visits.
• Essential information regarding sales tax licenses and types was provided by the
City of Santa Monica from its database.
• Information provided to the City regarding sales taxes by its consultant, HDL.
• Inputs from dealer interviews conducted by Cotton/Bridges/Associates as a part of
the overall assignment.
~ The annual Cities Report, prepared and published by the California State
Controller, showing revenues and costs in common formats.
~ Data regarding number of establishments, employment volumes, . and
transactionaUsales estimates made available by Claritas, from tracking of financial
information. This is available on a census tract basis.
Other information provided in this report comes from the experience of the
consultant team w orking on assignments c oncerning numerous a uto malls, auto rows, and
other clusters of auto-related activity conducted over the past 25 years. Consulting
assigmments since 1990 have included the following communities:
Economics Research Associates Santa Monica Auto Dealerships
ERA No. 15039 Page A-1
• City of Indio, California
• City of Henderson, Nevada
• City of Ventura, California
• City of Fillmore, California
• City of Pasadena, California
• City of Thousand Oaks, California
Additionally, ERA has often worked with dealerships and groups of dealers, as
follows:
• Ontario, California
• Upland, California
• Montebello, California
• Carson, California
• Indio, California (again, 2003)
Economics Research Associates Santa Monica Auto Dealerships
ERA No. 15039 Page A-2
Appendix 2
Santa Monica Census Tracts
Establishments, Employees and Estimated Sales by Sector
Standard fndustrial Classification
Estimated
Description Code Establishments Employees Sales
(number) (number) (S millions)
Agriculture, Forestry and fishing ~
AGRICULTURAL PRODUCTION-CROPS 01 - - -
AGRICULTURAL PDTS-LIVESTOCK 8 ANIMAL S 02 - - -
AGRICULTURAL SERVICES 07 30 185 5
FORESTRY 08 - - -
FISHING, HUNTING, 8 TRAPPING 09 1 1 -
Extraction
METAL MINING 10 - - -
COAL MINING 12 - - -
OIL 8 GAS EXTRACTION 13 5 33 4
NONMETALIIC MINERALS, EXCEPT FUELS 14 2 13 1
~onstruction
GENERAL BUILDING CONTRACTORS 15 92 618 207
HEAVY CONSTRUCTION CONTRACTORS 16 2 23 3
SPECIAL TRADE CONTRACTORS 17 101 599 95
Manufacturing
FOOD & KINDRED PRQDUCTS 20 5 58 6
TOBACCO MANUFACTURES 21 - - -
TEXTILE MILL PRODUCTS 22 2 9 -
APPAREL 8~ OTHER TEXTILE PRODUCTS 23 8 81 7 ,
LUMBER & WOOD PRODUCTS 24 1 7 1 '
FURNITURE & FIXTURES 25 5 82 6
PAPER & ALLIED PRODUCTS 26 3 84 6
PRINTING & PUBLISHING 27 124 989 78
CHEMICALS 8 ALLIED PRODUCTS 28 5 55 5
PETROLEUM & COAL PRODUCTS 29 - - -
RUBBER 8 MISC. PLASTICS PRODUCTS 30 5 120 12
LEATHER 8 LEATHER PRODUCTS 31 - - -
STONE, CLAY, 8 GLASS PRODIlCTS 32 4 38 5
PRIMARY METAL INDUSTRIES 33 2 16 2
FABRICATED METAL PRODUCTS ~ 34 12 86 • 9
INDUSTRIAL MACHINERY & EQUIPMENT 35 13 91 8
ELECTRIC 8 ELECTRONIC EQUIPMENT 36 12 439 33
TRANSPORTATION EQUIPMENT 37 10 164 23
INSTRUMENTS & REIATED PRODUCTS • 38 12 261 20
MISCELLANEOUS MANUFACTURING INDUSTRIES ~ 39 20 120 11
Transportation, Communications, Eletric Gas and Sanitary Services
RAILROAD TRANSPORTATION 40 - - -
LOCAL 8 INTERURBAN PASSENGER TRANSIT 41 15 433 25
TRUCKING 8 WAREHOUSING 42 11 117 11
U.S, POSTAL SERVICE 43 8 210 5
WATER TRANSPORTATION 44 3 35 3
TRANSPORTATION BY AIR 45 13 122 13
PIPE LINES, EXCEPT NATURAL G.4S 46 - - -
TRANSPORTATION SERVICES 47 57 357 111
COMMUN ICATION 48 32 1,051 94
ELECTRIC, GAS, & SANITARY SERVICES 49 7 115 14
Wholesale Trade
WHOLESALE TRADE-DURABLE GOODS 50 174 3,339 575
WHOLESALE TRADE-NONDURABLE GOODS 51 64 713 141
Retail Trade
BUILDING MATERIALS 8 GARDEN SUPPLIES 52 42 3~9 58
GENERAL MERCHANDISE STORES 53 12 1,154 126
FOOD STORES 54 86 1,583 230
AUTOMOTIVE DEALERS d~ SERVICE STATIONS 55 78 1,973 715
APPAREL 8 ACCESSORY STORES 56 227 1,629 124
FURNITURE & HOME FURNISHINGS STORES 57 192 2,502 544
Appendix 2
Santa Monica Census Tracts
Establishments, Employees and Estimated Sales by Sector
Standard Industrial Classification
Description Code
EATING ~ DRINKING PLACES
MISCELLANEOUS RETAIL
Finance, Insurance and Real Estate
DEPOSITORY INSTITUTIONS
NONDEPOSITORY INSTITUTIONS
SECURITY & COMMODITY BROKERS
INSURANCE CARRIERS
INSURANCE AGENTS, BROKERS 8 SERVICE
REALESTATE
HOLDING 8 OTHER INVESTMENT OFFICES
Services
HOTELS & OTHER LODGING PLACES
PERSONAL SERVICES
BUSINESS SERVICES
AUTO REPAIR, SERVICES, & PARKING
MISCELLANEOUS REPAIR SERVICES
MOTION PICTURES
AMUSEMENT & RECREATION SERVICES
HEALTH SERVICES
LEGAL SERVICES
EDUCATIONAL SERVICES
SOCIAL SERVICES
MUSEUMS, BOTANICAL, ZOO~OGICAL GARDENS
MEMBERSHIP ORGANIZATIONS
ENGINEERING 8 MANAGEMENT SERVICES
MISCELLANEOUS SERVICES .
Public Administretion
PUSLIC ADMINISTRATlON (SIC 90-97)
NONCLASSIFIABLE ESTABLISHMENTS
TOTAL
58
59
Estimated
Establishments Employees Sales
(number) (number) (S millions)
384 7,159 359
483 2,900 322
60 49 991 274
61 34 1,148 344
62 103 847 136
63 8 405 47
64 67 1,863 435
65 256 2,011 308
67 24 352 65
70 42 2,608 102
72 356 1,581 62
73 599 7,631 1,021
75 181 1,663 156
76 49 134 14
78 268 3,507 601
79 142 1,228 143
80 1,147 9,637 718
81 409 2,619 470
82 110 2,803 339
83 221 1,966 140
84 6 56 1
86 110 822 81
87 483 4,247 584
89 38 176 10
90-97 75 2,848 -
99 24 259 -
7,165 81,345 10,068
Source: Claritas and Economics Research Associates, Inc.
Appendix 3
Census Tracts' adjacent to Santa Monica Boulevard
Establishments, Employees and Estimated Sales by Sector
Standard Industrial Classification
Estimated
Description Code Estabiishments Employees Sales
. (number) (number) (S millions)
Agriculture, Forestry and Fishing
AGRICULTURAL PRODUCTION-CROPS Ot - - -
AGRICULTURAI PDTS-LIVESTOCK & ANfMAL S 02 - - -
AGRICULTURAL SERVICES 07 6 42 1
FORESTRY 08 - - -
FISHING, HUNTING, 8~ TRAPPING 09 - • -
Extradion
METAL MINING . 10 •. - - -
COAL MINING 1T - • -
OIL 8 GAS EXTRACTION 13 2 6 1
NONMETALLIC MINERALS, EXCEPT FUELS 14 - - -
Construction
GENERAL BUILDING CONTRACTORS 15 17 66 23
i-IEAVY CONSTRUCTION CONTRACTORS 16 - - -
SPECIAL TRADE CONTRACTORS 17 24 201 33
Manufacturing
FOOD 8 KINDRED PRODUCTS 20 1 9 1
TOBACCO MANUFACTURES 21 - - -
TEXTILE MILL PRODUCTS 22 - - -
APPAREL ~ OTHER TEXTILE PRODUCTS 23 4 35 3
LUMBER & WOOD PRODUCTS 24 - - -
FURNITURE 8 FIXTURES 25 1 2 -
PAPER & ALLIED PRODUCTS 26 1 3 1
PRINTING 8 PUBLISHING 27 27 135 12
CHEMICALS & ALLIED PRODUCTS 28 - ~ -
~ -
PETROLEUM & COAL PRODUCTS 29 - - -
RUBBER & MISC. PLASTICS PRODUCTS 30 - - -
LEATHER 8 LEATHER PRODUCTS 31 - - -
STONE, CLAY, 8 GLASS PRODUCTS 32 - - -
PRIMARY METAL INDUSTRIES 33 - - -
FABRICATED METAL PRODUCTS 34 2 27 3
INDUSTRIAL MACHINERY & EQUIPMENT 35 1 1 -
ELECTRIC & ELECTRONIC EQUIPMENT 36 2 17 1
TRANSPORTATION EQUIPMENT 37 1 10 1
INSTRUMENTS & RELATED PRODUCTS 38 4 68 5
MISCELLANEOUS MANUFACTURING INDUSTRIES 39 8 25 3
Transportation, Communications, Eledric Gas and Sanitary Services
FiAILROAD TRANSPORTATION 40 - - -
LOCAL & INTERURBAN PASSENGER TRANSIT 41 4 50 2
TRUCKING 8 WAREHOUSING 42 3 7 1
U.S. POSTAL SERVICE 43 2 107 2
WATER TRANSPORTATION 44 1 3 -
TRANSPORTATION BY AIR 45 1 9 1
PIPE LINES, EXCEPT NATURAL GAS 46 - - -
TRANSPORTATION SERVICES 47 15 89 29
COMMUNICATION 48 5 58 6
ELECTRIC, GAS, 8 SANITARY SERVICES 49 - - -
Wholesale Trade
WHOLESALE TRADE-DURABLE GOODS 50 40 427 66
WHOLESALE TRADE-NONDURABLE GOODS 51 6 253 57
Retail Trode
BUILDING MATERIALS & GARDEN SUPPLIES 52 9 84 14
GENERAL MERCHANDISE STORES 53 2 17 2
FOOD STORES 54 8 176 29
AUTOMOTIVE DEALERS & SERVICE STATIONS 55 33 1,596 627
APPAREL 8 ACCESSORY STORES 56 19 94 7
FURNITURE & HOME FURNISHINGS STORES 57 49 637 147
Appendix 3
Census Tracts' adjacent to Santa Monica Boulevard
Establishments, Employees and Estimated Sales by Sector
Standard Industrial Classification
Description Code
EATING & DRINKING PLACES
MISCELLANEOUS RETAIL
Finance, Insurence and Real Estate
DEPOSITORY INSTITUTIONS
NONDEPOSITORY INSTITUTIONS
SECURITY 8 COMMODITY BROKERS
INSURANCE CARRIERS
INSURANCE AGENTS, BROKERS & SERVICE
REAL ESTATE
HOLDING & OTHER INVESTMENT OFFICES
Services
HOTELS 8~ OTHER LODGING PLACES
PERSONAL SERVICES
BUSINESS SERVICES
AUTO REPAIR, SERVICES, 8 PARKING
MISCELLANEOUS REPAIR SERVICES
MOTION PICTURES
AMUSEMENT & RECREATION SERVICES
HEALTH SERVICES
LEGAI SERVICES
EDUCATIONAL SERVICES
SOC~AL SERVICES
MUSEUMS, BOTANICAL, ZOOLOGICAL GARDENS
MEMBERSHIP ORGANIZATIONS
ENGINEERING & MANAGEMENT SERVICES
MISCELLANEOUS SERVICES
Public Administration
PUBLIC ADMINISTRATION (SIC 90-97)
NONCLASSIFIABLE ESTABLISHMENTS
TOTAL
Source: Claritas and Economics Research Associates, Inc.
58
59
Estimated
Establishments Employees Sales
(number) (number) (S millions)
72 1,096 56
87 760 709
60 7 53 14
61 7 273 74
62 11 73 12
63 2 6 1
64 11 1,124 262
65 - 45 439 61
67 2 5 1
70 5 133 5
72 84 385 15
73 129 1,590 202
75 41 373 30
76 13 47 6
78 53 1,031 75
79 27 230 30
80 660 6,074 402
81 55 402 73
82 22 384 42
83 54 480 31
84 - - -
86 23 117 7
87 79 1,153 177
89 5 20 1
90-97 7 81 -
99 3 18 -
1,802 20,601 2,764
Note: 'Census tracts include 7015.02, 7016.02, 7017.01 and 7017.02.
#15030
ERA/LA/DAW
7/29/03
Appendix 4a
STUDY NOTES
SANTA MONICA AUTO RETAIL ACTIVITY
RECENT TAXABLE SALES EXPERIENCE
(Citywide)
Full-Year 2002 Business Volumes
Taxable Sales City Sales Tax Receipts
Amount Percent
• New Car Sales $414,710,200 $4,147,102± ( 71.3°/a)
• Auto Leasing (use tax) 106,750,500 1,067,505± ( 18.4%)
• Auto Repair 24,504,200 245,042± ( 4.2%)
• Auto Supplies 8,610,200 86,102± ( 1.5%)
• Used Car Sales 27,114,200 271.142+ 4J%
$581,689,300 $5,816,893± (100.0%)
Comparison of Sales Tax Revenues of 15` Quarter ls` Quarter Percent
ls` Quarter 2002 with 15` Quarter 2003 2002 2003 Change
• New Car Sales $ 1,002,505 $1,080,676 + 7.8%
• Auto Leasing (use tax) 265,254 290,001 + 9.3%
• Auto Repair 61,412 61,412 0.0%
• Auto Supplies 24,350 21,675 - 11.0%
• Used Car Sales 64,992 51,285 - 21.1%
$ 1,418,513 $1,505,049 + 6.1%
Note: This data is cumulative. It is not divisible to explicit locations because it is confidential. Elsewhere in
the report Economics Research Associates has estimated the probable business volumes generated by
the City's new car dealers (who hold multiple licenses). Economics Research Associates estimates that
the new car dealers generate roughly 75 percent of total business volumes from sales, leasing, repairs,
supplies.
Source: California SBE, City of Santa Monica, and Economics Research Associates.
#15039
ERA/LA/DAW
] 0/29/03
Appendix 4b
STUDY NOTES
SANTA MONICA AUTO DEALERSHIPS STUDY
RECENT AND REVISED PERCEPTIONS
USED CAR SALES
• The press reports (and projects) slight rise in used car prices (especially from current and
upcoming volumes of recent model lease returns). ~
• This seems contrary to other reports still identifying the "cash backs" and very low or no
interest rates on new autos as stifling used car sales.
"THE WEST SIDE PERIMETER"
• It is easier to get autos serviced close to home as congestion grows on peripheral freeways
and arterials. The 405 and the 10 are becoming more crowded and much less convenient.
• The Santa Monica Blvd. Improvement project in West LA is ongoing for 12 to 18+ months,
and confuses traffic flows near the 405.
•"Reclustering" in Culver City, and "straddle" of the 405 in Hawthorne. Both pose more
competition for Santa Monica dealerships.
HOME PRICES AND APARTMENT RENT RISES
• The housing bubble has not burst.
• Higher costs of housing will constrain household consumption and vehicle expenditures.
NO INCREASE IN STATE OR LOCAL SALES TAXES
• The State budget crises "resolution" doesn't threaten increased sales taxes.
• Cities have lost the first three months of VLF revenue normally paid to them by the State.
• It is not yet clear how the reductions of the VLF by the new Governor will affect cities.
MANUFACTURER BLUES
• Ford is struggling to cut costs and regain profitability (worldwide, not just in the U.S.).
• Daimler Chrysler has taken a major hit a~ on Chrysler product costs and revenues.
• The Big 3(GM, Ford, Daimler-Chrysler) all seem to anticipate maintaining expensive
inducement programs to stay in business.
Source: Economics Research Associates.
#15039
Appendix 5
ROUGH ESTIMATION OF SELECTED CITY REVENUES
FROM AUTO DEALERS, USED CARS,
LEASING, REPAIRS, SUPPLIES
(Year 2002)
SANTA MONICA
AUTO DEALERSHIPS ESTIMATES
(16 New Car Dealerships)
Sales Taxes $4,060,000
Property Tax 150,000
, Business License Tax 409,500
Utility User Tax 180,000
Total $4,799,500
(Includes all new car franchises and multi-brand dealerships.)
OTHER CITY LOCATIONS
Sales Taxes $1,770,000
Property Tax 112,000
Business License Tax 61,500
Utility User Tax 70,000
Total . $2,013,500
(Includes used car dealerships not a part o f new car dealership operationss.)
TOTAL FOR CITY
Sales Taxes $5,830,000
Property Tax 262,000
Business License Tax 471,000
Utility User Tax 250,000
Total $6,813,000±
Appendix 5
(Continued)
BACKGROUND
1. The City's tax rates have not changed since the HR&A study estimated revenues
based on 1998 data (in the January 2001 report). HR&A focused on 10 "case study"
new car dealerships. There are 16 in the City now, including the multi-franchise
dealerships.
2. Sales tax receipts have risen substantially - as reported by the City.
3. Business license taxes are capped at $25,000 per year (for car dealers exceeding $20
million/year in taxable sales).
4. Changes in revenues have been influenced by formulas and events:
A) Electric utility costs ramped up and stayed up because of the energy crisis -
increasing the utility user tax revenues. ERA has increased probable revenues
by 20 percent.
B) Property tax has increased by at least 2 percent/year (Prop. 13). ERA does not
know how many properties may have turned over to higher assessed
valuations and therefore higher property tax revenues to the City. The City
receives 14 percent of the property tax base rate.
C) Other revenues and service fees have not been included in this very rough
estimate.
ESTIMATION
1. ERA has identified potential 2002 City revenues from the auto dealerships on Santa
Monica Boulevard.
2. ERA has forecasted 2002 City revenues for the rest of the City as well.
3. The numbers are conservative and are founded on known sales tax revenues the City
recorded for calendar year 2002.
4. ER.A believes the sales tax portion of total revenues is about 85 percent of the total
revenues received from the four selected revenue streams.
Note: New car dealership activiries account for 70.4 percent of selected municipal revenues
collected from citywide auto sales, leasing, repairs, and supplies acrivities.
Sources: City (sales tax), published tax rates, inflation of property taxes, cap on business
license tax amounts, and estimation by Economics Research Associates.
ATTACHMENT E
HR & A REPORT, 2001
HAMtLTON, RABINOVITZ $c ALSCHULER, INC.
Policy, Financia! & Management Con.rultanu
RETAINING FULL-SERVICE AUTO DEALERSHIPS
IN THE CITY OF SANTA MONICA:
PROPOSED MODIFICATIONS
TO CITY PLANNING REGULATIONS
Prepared for:
The Santa Monica Auto Dealers Association
and the Santa Monica Chamber of Commerce
January 12, 2001
in association with:
EIP Associates
Meyer, Mohaddes Associates, Inc.
1990 SOUTH BUNDY DRIVE, $U1TE 77~, I.OS /,NG6LE5, CALIFORN[A 90025 • TEL: ;io.8zo.3444 • Fnx: iio.82o.6778
NEW YORK ~ LOS ANGELES
Table o f Contents
LIST OF FIGURES
Figure No. Title Pa~e
1 Locations of the Case Study Auto Dealerships . . . . . . . . . . . . . . . . . . . . 9
2 Typicai Public Parking Structure Level . . . . . . . . . . . . . . . . . . . . . . . . . 44
3 Typical Storage Parking Structure Level . . . . . . . . . . . . . . . . . . . . . . . . 45
LIST OF TABLES
Table No. Title Pa e
I Fuil-Service Franchised Dealerships in the City of Santa Monica ... .... 6
2 Founding Dates for Selected Santa Monica Auto Dealerships ..... .... 7
3 Distribution of Major New Car Auto Malls and Auto Rows
In los Angeles County . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
4 Building Floor Area and Land Area at 10 Santa Monica
Auto Dealerships . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
5 Proportions of On-Site Land by Zoning District at 12 Santa Monica
Auto Dealerships . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
6 Santa Monica Auta Dealership Parking Demand Analysis . . . . . . . . . . . 22
7 Zoning Code Par{:ing Requirements vs. Parking Provided at l0
Santa Monica 4uto Dealerships . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
8 Tax Revenues to the City of Santa Monica From
10 Case Study Auto Dealerships, 1998 . . . . . . . . . . . . . . . . . . . . . . . . . 26
9 Maximum Building Heights for Auto Dealerships in Santa Monica .... 30
l 0 Maximum Floor Area Ratios for Auto Dealerships in Santa Monica ... 30
11 Maximum Floor Area Ratios and Building Heights for Santa Monica
Auto Dealerships, 1984-2000 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
HAMILTON. RABINOI~ITZ BL ALSCHLJL,ER, Irrc. Page iii
Table o f Contents
Table No. Title Pa~?e
12 Off-Street Parking Requirements for Auto Dealerships
in Santa Monica . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 5
13 Project Size thresholds for a Development Review Pernut in Zoning
Districts Where Auto Dealerships Are Conditionally Permitted
in Santa Monica ..........................................40
14 Satisfying On-Site Parking Demand . . . . . . . . . _ . . . . . . . . . . . . . . . . . . 46
HAMILTON, RABINOVITZ & ALSCHl7LER, INC. Page iv
Table of Contents
Pa~e
.................................................... ii~
List ofFigures and Tables ~~~
I. Executive Summary ...................................................1
II. Purpose and Scope of the Analysis . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
A. Introduction ....................................................5
B. Overview of Santa Monica's Franchise New Vehicle Dealerships . . . . . . . . . . . . S
C. Analysis Methods ................................................8
D. Organization of the Report . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
III. General Characteristics of the Industry . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
A. Industry Trends .........:......................................11
B. Internet Commerce . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
C. Santa Monica's Competitive Market Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
IV. Characteristics of the Case Stady Franchised New Vehicle Dealerships ......... 17
A. Physical Characteristics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
B. Parking and Circulation Characteristics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
C. Operational Characteristics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
D. Employment Characteristics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
E. Tax Revenues to the City of Santa Monica and Other Economic Impacts ..... 25
HAMILTON, RABINOVITZ 8L ALSCHULER, Wc. Page i
Table ofContents
Paee
V. Current City Regutations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 f
;
A. Permitted Uses and Property Development Standards . . . . . . . . . . . . . . . . . . . . 27 i
i
B. Parking and Traffic Circulation Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . 34 ~
C. Operational Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
D. Discretionary Review Processes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
VI. Proposed Modifications to City Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
A. Accommodating Dealership Parking Demand . . . . . . . . . . . . . . . . . . . . . . . . . . 41
B. Auto Dealership Overlay District . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50
APPENDICES
A. Summary Characteristics of the Case Study Santa Monica Dealerships
B. City Land Use and ZoninF Regulations
B-1 Santa Monica Land Use Element Policies Related to Auto Deaferships
B-2 Santa Monica !1lunicipal Code Excerpts Related to Auto Dealerships
C. Proposed Zoning Cade Text Amendments
C-1 AD Auto Dealership Overlay District
C-2 Amendments to Non-Conforming Use Requirements
HAMILTON, RABINOVITZ & ALSCHULER, 1NC. Page ii
I. EXECUTIVE SU]MMARY
This Report presents analysis of the local regulatory environment in the City of
Santa Monica ("City") that controls the physical development and certain operational
characteristics of full-service franchised new vehicle dealerships. The Report presents an
independent assessment of how the City's development regulations affect the operation of the
dealerships and their ability to continue doing business in the City, at a time when dealerships are
under intense business pressures, due to changes in the nature of the vehicle sales industry, and
offers recommendations for resolving some of the difficulties identified. It is intended that these
recommendations will be reviewed by City staff and the residential neighborhoods surrounding the
concentration of auto dealers on Santa Monica and Wilshire Boulevards, prior to being
considered by the City's Planning Commission and City Council for action. The analysis was
commissioned by the Santa Monica Chamber of Commerce and the Santa Monica Auto Dealers
Association. The Report was prepared by Hamilton, Rabinovitz & Alschuler, Inc., a policy,
finance and management consultant, in association with EIP Associates, Inc., an environmental
planning and urban design firm, and Meyer, Mohaddess Associates, Inc., transportation planners.
Santa Monica is home to 18 full-service franchised new vehicle (i.e., autos and light-duty
trucks) dealerships, which are located primarily on Santa Monica Boulevard, east of Lincoln
Boulevard, and on Wilshire Boulevard between 16~' and 18~' Streets. The dealerships provide a
full range of services, including sale and lease of new and used vehicles, auto parts sales, auto
repair and sale and lease financing, Altogether, the City's dealerships se1127 different brands of
vehicles, providing Santa Monica and other Westside residents significant consumer choice and
repair service convenience.
In 1997, it was estimated that all of the City's dealerships accounted for about one billion
dollars in total sales, and generated about $3.2 million per year in ta~c revenues for the City. The
scale of the dealerships' continuing contribution to the fiscal health of Santa Monica, was
confirmed through recent case studies of 10 de~lerships. Altogether, the 10 dealerships pay about
$1.9 million in taxes to the City, or an average of $172,000 per dealership, most of which is in the
form of sales tax. The 10 dealerships also purchased $1.7 million worth of goods and services
from other Santa Moruca businesses last year, primarily for auto parts, supplies and gasoline.
Auto dealerships and parts and repair businesses account for the largest share of taxable sales in
the City. The 10 case study dealerships also employ over 800 people earning above-average
wages. About ten percent of this labor force are Santa Monica residents. The dealerships are
also large and active contributors to local charities, service clubs and youth organizations. They
produce all of these benefits on a fraction of the land area consumed by auto malls in the
competitive market area. ,The dealerships, therefore, represent not only a valuable senrice to
Santa Monica and Westside customers, but a very important source of tax revenue, employment
and civic involvement for the City.
The auto dealership "row" on Santa Monica Boulevard has been a fixture of the City for
decades, and predates a significant increase in the volume of muiti-family development that
occurred in the City following the completion of the Santa Monica freeway in the late 1960s.
HAMILTON, Rwsnvovrrz & Ai.scHt1~.E[t, Irrc. Page 1
Executive Summary
Nearly half of the dealerships were established in the City prior to 1970. Ownership of these
businesses is spread among a number of individual companies, many of which hold a single
franchise. Many are family enterprises that have been, or will be, passed between generations.
The dealerships are arranged on adjacent commercial lots. Some sites include lots zoned
for other uses. In a few cases the dealership sites are separated from the adjacent residential land
uses by an alley, but many dealership sites directly abut their residential neighbors. This adjacent
land use relationship, and the particular operational characteristics of the dealerships, have caused
discomfort to some residentiai neighbors, particularly those residing closest to Santa Monica
Boulevard. The City has responded to neighborhood concerns with a variety of land use
regulations intended to reduce these impacts, but in so doing, it has made the regulatory regime
applicable to auto dealerships unusually complex. As one result, dealerships cannot accommodate
all of their parking demand on site. For the 10 case study dealerships, the on-site parking shortfall
is about 1,200 spaces, or a median of 136 spaces per dealership
Few dealerships have made majar capital improvements to their facilities in recent years,
despite significant changes in the business of automotive sales, increasing demands from
manufacturers to modernize facilities, and competition from dealerships in other jurisdictions that
impose fewer restrictions. The biggest obstacle to capital investment, according to interviews
with the dealers, is the wide scope of the City's restrictions, the low scale of expansion that would
be permitted, and the time and cost required to navigate through the City's multi-step and
unpredictable discretionary approval process. This situation has caused some dealerships to
question whether they can afford to continue doing business in the City.
In summary, after comparing dealership facility needs, particularly parking demand, with
City zoning regulations, the Report concludes that:
^ Santa Monica auto dealerships operate on unusually small sites for this industry,
with an average of 1.4 acres compared with a nationai average of 10.0 acres and
5.0 acres in suburban communities.
^ Dealership sites are developed at much lower density than most other commercial
uses along Santa Monica and Wilshire Boulevards. Median overall density
(including all dealership site land area) is 0.34, which is equivalent to a one-story
building on one-third of the site.
^ Santa Monica dealerships lack sufficient on-site parking for customers, employees,
repair operations and vehicle inventory. The median parking deficit for the 10 case
study dealerships is 136 spaces.
^ The dealerships' small sites and inability to accommodate all parking demand on
site, and the resulting need for substantial off-site parking supply, cause inefficient
dealership operation, parking supply problems in adjacent residential and
HAMILTON, RABINOVfTZ & ALSCHIJI.ER, lt•tc. Page 2
Executive Summary
commercial areas that are already suffering from inadequate supply for their own
needs, and adds ~o traffic circulation volumes on City streets.
Current City zoning standards do not allow auto dealerships to construct the
additional parking supply necessary to accommodate parking demand. Buitding
heights are too low, and Floor Area Ratios are too limited, particularly because of
the way "floor area" is defined. The restrictions on the use of non-commercial
parcels that are part of many dealership sites interfere with the flexibility they need
to provide appropriate on-site parking supply.
• The Zoning Code imposes certain performance standards on auto dealerships that
are nearly impossible to satisfy due to physical limitations (e.g., on-site vehicle
loading and unloading), which also interfere with the ability to provide on-site
parking supply.
^ The Zoning Code requirements for auto dealerships are spread across many
different, unintegrated sections, and they are duplicative and internally inconsistent
in some cases. This causes confusion for the dealerships, City planners charged
with regulation administration, City decision makers and the public.
^ The direct cnsts and operational inefficiencies this imposes on the dealerships
threaten their continued economic viability, and their ability to continue making a
substantiai contribution to the fiscal health of the City.
Accordingly, the Report's recommendations focus on two specific issues: changes to City
regulations that would pernvt an increase in dealership on-site parking supply, and a measure of
orderliness and predictability to the land use regulations applicable to dealerships.
Analysis of dealership parking demand and site characteristics indicates that on-site
parking structures of between two and three levels above grade, plus one below grade, if feasible,
would be required to accommodate most of the dealership parking demand. Adding new parking
capacity of this scale will require modifications to a number of e~cisting City zoning regulations,
including an increase in the height limit for parking structures only (to 46 feet) and Floor Area
Ratio (to 1.75), coupled with changes in other standards, including the ability to construct on or
under portions of transition lots and other lots that are part of existing dealerships, but zoned for
non-commercial uses. Other possible solutions to the parking shortfall include joint development
with the City of new parking structures on underutilized land, particularly along Santa Monica
Boulevard, though doing so would involve a number of organizational and financing complexities.
To address a range of other difficulties with the City's land use regulations that discourage
the auto dealerships from making capital investments in their facilities, including new parking
structures, it is further recommended that the City establish a new Auto Dealership ("AD")
Overlay District for portions of Santa Monica and Wilshire Boulevards where the dealerships are
now located and may consider expanding. This well-established zoning technique is used in other
I~3AMILTON, RASttaovrrz & A1.scxul.Ert, INC. Page 3
Ezecutrve Summary
parts of the City, where place-specific standards are superimposed on existing zoning regulations
to address particular issues, which in this case, are the special needs of auto dealerships. In
addition to the development standards associated with new parking structures, the AD Overlay
District could address issues of non-confqrming uses, clarifying the differences between
regulations that apply to existing dealerships and newly constructed or substantially expanded
dealerships, and increasing the threshold for when existing dealerships must comply with new
dealership standards, to a more realistic level. A draft text amendment is included as Appendix C
to the Report.
If these recommendations, as supplemented and amended through future discussions with
neighborhood representatives and City staff, are adopted, auto dealerships will have the flexibility
to adapt their facilities to changing market circumstances and remain a vital part of the City's
economy. An open, participatory public review process will ensure that this new flexibility will
not come at the expense of the quality of life in the residential neighborhoods adjacent to the auto
dealerships.
HAMILTON, Rr~atNOVrrz & ALSCxvI.Ett, Iivc. Page 4
II. PURPOSE AND SCOPE OF THE ANALYSIS
A. INTRODUCTION
This Report presents analysis of the local regulatory environment in the City of Santa
("City") Monica that controls the physical development and certain operational characteristics of
full-service franchised new vehicle dealerships. The analysis was commissioned by the Santa
Monica Chamber of Commerce on behalf of its Automobile Dealers Task Force. The Report was
prepared by Hamilton, Rabinovitz & Alschuler, Inc., a policy, finance and management
consultant, in association with EIP Associates, an environmental and urban design firm, and
Meyer, Mohaddes Associates, transportation planners.
The Report presents HR&A's independent assessment of how the City's development
regulations affect the operation of the dealerships and their ability to continue doing business in
the City, and offers recommendations for resolving some of the difficulties identified. It is
intended that these recommendations will be reviewed by City staff and the residential
neighborhoods surrounding the concentration of auto dealers on Santa Monica and Wilshire
Boulevards, prior to being considered by the City's Planning Commission and City Council for
possible action.
B. OVERVIEW OF SANTA MONICA'S FRANCHYSE NEW VEHICLE
DEALERSHIPS
Santa Monica is home to 18 full-service franchised new vehicle (i.e., autos and light-duty
trucks) dealerships,' which are located primarily on Santa Monica Boulevard, east of Lincoln
Boulevard, and on Wilshire Boulevard between 16~' and 18~' Streets. The dealerships provide a
full range of services, including sale and lease of new and used vehicles, auto parts sales, auto
repair and sales and lease financing. Altogether, the City's dealerships sell 26 different brands of
vehicles, thereby providing Santa Monica and other Westside residents significant consumer
choice and repair service convenience. The dealerships are listed in Table 1.
I The term "auto dealers" is used in this Report as a short-hand reference.
HAMILTON, RABINOVffZ & ALSCHLTLER, INC. Page 5
Purpose and Scope
Table 1
Full-Service Franchised Dealerships in the City of Senta Monica
De~ership Name Dealership Locationlsl Manufacturer F~enchises
Coastline Motor Group
Claude Short Dodge'
Hornburg Jaguar
Infiniti of Sarrta Monica
Kramer Motors
Lexus Sarrta Monica
MiNe~ Automotive Group
Lincoln, Mercury, Suburu
Dodge
Jaguar, Range Rover
1229 Santa Monica Boulevard
1127 Sarrta Monica Boulevard
1601 Wilshire Boulevard
3300 Olympic Boulevard
900 Sarrta Monica Boulevard
1719 Santa Monica Boulevard
2450 Santa Monica Boulevard
1501 Sarrta Monica Boultvard
1599 Sarrta Monica Boulevard
Infiniti
Honda, Voivo
Lexus
Mitsubushi
Nissan
Saab of Sarrta Monica 3020 Sar~ta Monica Boulevard Saab
Sarrta Monica Chevrolet- 3223 SaMa Monica Boulevard Buick, Chevrolet, Oldsmobile, Geo
Oldsmobile-Buick
Sarrta Monica ford 1230 Sartta Monica Boulevard Ford
Sarrta Monica Acura 1717 Santa Monica Boulevard Awra
Sarrta Monica BMW' 1820 Sartta Monica Boulevard BMW
Sarrta Monica Mazda 1301 Sarrta Monica Boulevard Mazda
Sheridan Toyota 801 Sarrta Monica Boulevard Toyota
W. 1. Simonson 1626 Wlshire Boulevard Mercedes Benz
Steve Taub Audi/Porsche 1020 Santa Monica Boulevard Audi, Porsche
Volkswagen of Sarrta Monica 2440 Sar~ta Monica Boulevard Volkswagen
' Prior to recent chanes of ownership and dealership relocafions.
Source: Sarrta Monica Chamber of Commerce; HR&A
In 1997, it was estimated that these dealerships accounted for about one billion dollars in
total sales, and generated about $3.2 million per year in tax revenues for the City.2 Sales tax
accounted for most ($2.5 million) of these revenues. This represented the largest concentration of
sales tax dollars per establishment, and more revenue than the sales tax generated by any one of
the City's primary retail districts, including Santa Monica Place, the Third Street Promenade,
Montana Avenue and Main Street.3 The dealerships also employed about 1,200 workers in
management, sales and various technical occupations, with an annual payroll of about $42 million.
They purchased more than $10 million per year in goods and services from other businesses, and
were large contributors to local charities, service clubs and youth organizations. They produce all
of these benefits on a fraction of the land area consumed by auto malls in the competitive market
area. The dealerships, therefore, represent not only an important service to Santa Monica and
Westside customers, but a very valuable source of tax revenue and employment to the City.
The auto dealership "row" on Santa Monica Boulevard has been a fixture of the City for
decades, and predates a significant increase in the volume ofmulti-family (i.e., apartments and
` Hamilton, Rabinovitz & A1sChuler, Inc., lssues in Setti»g a Reasonable Business L.icense Tc~r Formula
jor Sanra Monica Auto Dealers, prepazed for the Santa Monica Area Chamber of Cotnmerce, June 2, 1997.
3 Id.
HAMILTON, RABINOVTfZ & ALSCHLJLER, INC. Page 6
Purpose and Scope
condominiums) development that occurred in the City following the completion of the Santa
Monica freeway in the late 1960s. Nearly half (44%) of the dealerships were established in the
City prior to 1970, as indicated in Table Z.
Table 2
Founding Dates for Selected Sante Monica Auto Dealerships
Deatership Year Established in
Santa Monica
Claude Short Dodge 1922
W.1. Simonson Mercedes 1937
Sarrta Monica Ford 1947
Kramer Motors 1951
Santa Monica Volkswagen 1957
Sheridan Toyota 1957
Hornburg Jaguar 1960
Sarita Monica BMW 1969
Sources: Dealerships; HR&A
Ownership of these businesses is spread among a number of individual companies, many
of which hold a single franchise. Many are family enterprises that have been, or will be, passed
between generations.
The dealerships are arranged on adjacent commercial lots. Some sites include lots zoned
for other uses. In a few cases the dealership sites are separated from the adjacent residential land
uses by an alley, but many dealership sites directly abut their residential neighbors. This adjacent
land use relationship, and the particular operational characteristics of the dealerships, have caused
discomfort to some residential neighbors, particularly those residing closest to Santa Monica
Boulevard. The City has responded to neighborhood concerns with a variety of land use
regulations intended to reduce these impacts, but in so doing, it has made the regulatory regime
applicable to auto dealerships unusually complex.
Some dealerships have, nevertheless, expanded their facilities over the years, either by
reconstructing facilities on site or by acquiring separate lots for surface level inventory storage or
employee parking. Several dealership reconstruction projects were completed or planned to
repair damage caused by the 1994 Northridge earthquake (Claude Short Dodge). One entirely
new dealership (Santa Monica Chevrolet-Buick-Oldsmobile) was constructed in 1990s. Two
other reconstruction projects have recently been approved by the City (W. I. Simonson Mercedes
and Saab of Santa Monica).
Most of the dealerships have not made major capital improvements to their facilities in
recent years, despite significant changes in the business of automotive sales, increasing demands
from manufacturers to modernize facilities, and competition from dealerships in other jurisdictions
that impose fewer restrictions. The biggest obstacle to capital investment, according to interviews
with the dealers, is the wide scope of the City's restrictions, the low scale of expansion that would
be pernutted, and the time and cost required to navigate through the City's multi-step
HAMILTON, RABINOVTfZ & ALSCHULER, INC. Page 7
Purpose and Scope
discretionary approval process. This situation has caused some dealerships to question whether
they can afford to continue doing business in the City.
This analysis provides an independent review of the dealerships' facility requirements,
compares them with the City's current regulatory regime, and offers recommendations for
changes that would better accommodate the dealerships' needs, while at the same time respecting
the legitimate needs of the surrounding residential neighborhoods.
C. ANALYSIS METHODS
The analysis presented in this Report relies on case studies of 10 dealerships that agreed to
provide HR&A detailed information on their operational characteristics and facility needs.° The
names and locations of the case study participants are shown in Figure 1 on the following page.
Though each of these dealerships has a somewhat different set of circumstances,' and these
in turn differ to some degree from those at other dealerships in the City, the case studies provide a
reasonable basis for assessing the situation of the dealerships in general, and formulating
recommendations that could apply to this type of business in the City.
The case studies involved the following research and analysis activities:
^ Dealership Survey. Each dealership completed a detailed questionnaire
concerning its physical facilities and equipment, daily operations, employee
characteristics and certain financial information. These data were compiled and
analyzed by HR&A for use in subsequent analyses.
^ On-Site Interviews and Tour. The project team then met with a senior official at
each dealership to walk through the facilities and discuss manufacturer
requirements and site-specific issues.
Other research conducted by the HR&A project team included review of City zoning
regulations and regulations in competitive jurisdictions, literature review on general industry
trends and electronic commerce issues, including sales via the Internet, and review of recent City
planning cases involving auto dealership remodels (i.e., W. I. Simonson Mercedes and Saab of
Santa Monica).
' The analysis on which this Report is based was completed prior to the recent change of ownership and
relocation of the BMW and Dodge dealerships. All references to these dealerships reflect their prior locations on
Santa Monic Boulevard. Inasmuch as the dealerships traded sites without adding new facilities, the analysis
reported here about their prior locations is still relevant.
HAMILTON, RAS~NOVrrz & A1,sctiuL.Ex, Irtc. Page 8
Figure 1
Locations of the Case Study Auto Dealerships
Zoaing Districts
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Overlay Uistricts
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,-.'',.'~~ PehGclaom
Santa Monica Acura
1717 santa Monica Blva. • •••
Simonson
Mercedes Benz ••••••••••
1626 Wilshire Blvd.
Hornburglaguar .........
1601 Wilshire Blvd.
Lynch Motors - Lincoln,
Mercury, Subaru "
1229 Santa Monica Blvd.
Claude Short Dodge ....
1127 Santa Monica Blvd
Sheridan Toyota .......
801 Santa Monica Blvd.
,,,,, Saab ofSanta Monica
3020 Santa Monica Blvd.
Santa Monica
••••• Volkswagen
2440 Santa Monica Blvd
,,,,, Santa Monica BMW
1820 Santa Monica Blvd.
,,,,, Santa Monica Nissan
1599 Santa Monica Blvd.
,,,,, Santa Monica Ford
1230 Santa Monica Blvd
,,,, Infiniti of Santa Monica
900 Santa Monica Blvd.
Purpose and Scope
HR&A is grateful to the participating dealerships for providing the information used in the
analysis, but HR&A takes full responsibility for the conclusions drawn from the data, and the
resulting recommendations.
D. ORGANIZATION OF THE REPORT
The remaining Chapters of this Report include the following:
^ Chapter III: General Characteristics of the Industry. This Chapter provides a
summary of the general business trends affecting Santa Monica's dealerships,
including the continuing evolution of the auto sales industry, the emergence of
sales via the Internet and the nature of the competitive environment in the greater
Los Angeles region. This Chapter provides a general context for the judgments
that Santa Monica's dealerships must make, as they weigh their business future in
the City and the role that City regulation plays in those considerations.
^ Chapter IV.• Characteristics of the City's Dealerships. The fourth Chapter
presents a profile of the dealerships, based on the case studies. This includes their
operational characteristics, parking and circulation demands, neighborhood
compatibility issues, employment profile, tax revenues and other economic benefits
to the City. Appendix A includes a summary for each of the case study
dealerships.
^ Chapter V.• Current City Regulations. This Chapter presents the details of the
City's zoning regulations which govern the physical parameters of the dealership
facilities and certain of their operational characteristics. This Chapter also
identifies which of these regulations have proven to be problematic for the
dealerships as they contemplate improving and/or expanding their facilities in order
to remain competitive. Appendix B includes copies of the relevant Zoning Code
sections, for the reader's reference.
Chapter VI: Recommendations. In this final Chapter, HR&A offers its
recommendations for various changes to the City's zoning regulations which
would better meet the needs of the dealerships that want to expand their facilities
so they can remain in the City, They address the scale of physical facilities that
would be required to combine a11 uses and parking demand on site, as well as
various operational requirements that are currently the subject of City regulation.
The recommendations include adoption of a new AD Auto Dealership Overlay
District to codify these changes. A draft Zoning Code text amendment is included
in Appendix C to the Report.
HAMILTON, RABINOVITZ & ALSCH[JLER, INC, Page 10
III. GENERAL CHARACTERISTICS OF THE INDUSTRY
This Chapter provides a summary of the general business trends affecting Santa Monica's
dealerships, including the continuing evolution of the auto sales industry, the emergence of sales
via the Internet and the nature of the competitive environment in the greater Los Angeles region.
This Chapter provides a general context for the judgments that Santa Monica's dealerships must
make, as they weigh their business future in the City and the role that City regulation ptays in
those considerations.
A. INDUSTRY TRENDS
The healthy general economy that has supported strong consumer confidence and
spending, helped push new vehicle sales volumes to near-record levels during the past few years.
But the financial viability of franchise auto dealerships is under challenge on a number of fronts.
These challenges are as varied as world-wide competitian, the aging U.S. population and changes
in technology.' Together, these challenges are causing structural changes in the auto sales
industry that affect everything from parts and vehicle inventory management to how sales are
transacted.
Among the more significant industry changes that concern Santa Monica's dealerships are:
Very Thin Profit Margins. Despite increases in the average price of a new car
(and, somewhat perversely, because of it) dealership net pre-t~ profits have
hovered at under two percent since 1987.2 Intense competition, pressures from
manufacturers, and globalization of the market will continue to put pressure on
profits. Nationally, new vehicle sales account for just over one-third (39%) of the
profit to the average dealership, parts and service accounted for almast half (42%),
and used vehicle sales account for the balance of profit (19%).3
~ ^ Dealership Consolidations. Auto dealerships must be responsive to the terms and
conditions of their franchise agreements with vehicle manufacturers, which are
subject to periodic renewal. Dealerships have varying degrees of bargaining power
in this relationship, depending in part on their sates volume. Manufacturers'
requirements include dealership location, sales volume targets and minimum
undated.
See generally, National Auto Automobile Dealers Association (NADA), Trans;tion to rhe 21" Century,
Z U.S. Dept. of Commerce, StatrsticalAbstract of the United States, 1994 (p. 799) and 1999 (p. 773).
' NADA, NADA Data 2000, Economic Impact ojAmerica's New-Car and New-Truck Dealers, 2000,
available at http://ww~v.nada.com.
HAMIL'f'013, RABiNOVTfZ ~t. ALSCH[3LER, INC. Page 11
Industry Characteristics
facility standards. Manufacturers have been shrinking the number of dealerships
steadily over the past 20 years, as a way to boost per-dealership profits. Small-
volume dealers are particularly susceptible to the consolidation trend. Related
threats to franchise dealerships include manufacturer-owned dealerships (e.g., the
proposed General Motors'~etail Holdings) and direct sales from manufacturers.4
^ Other Bigger-is Better Trends. Some manufacturers have granted franchises to
"big box" retailers, such as AutoNation. These enterprises seek to become the
Walmarts of auto retailing, by combining operations at a very lazge, more efficient
operating scale, and establishing a national sales brand. Chains, or dealership
companies with multiple franchises, now account for 40 percent of all dealerships.
^ Threats to the Service Department. Vehicle quality improvements, provided in
response to consumer demand, put pressure on service departments, the largest
contributor to dealership profitability. Even as their number increases, fewer new
vehicles need to be serviced to the same degree as in the past. The increasing
reliance on sophisticated vehicle electronics, and extended evening and weekend
hours of operation to meet customer schedule needs, have had an effect on vehicle
repair payroll costs. lndependent service stations and quick-lube shops continue to
compete for segments of this business. In addition, insurance companies are
forcing "managed care" cost savings approaches into auto body shops, which has
contributed to a deciine in the number of dealerships that offer this service. On the
other hand, the demand for reconditioning leased vehicles may help compensate
for reductions in new vehicle repair volumes.
Absent the abili~y to increase sales and service volumes, all of which require physical
space, some Santa Monica dealerships may not be very well positioned to compete under these
changing circumstances. Several dcalerships indicated that they have sufficient market strength to
sell and service more vehicles, but that facility limitations are preventing them from doing so, and
this is causing increased friction w~ith the manufacturers.
B. INTERNET COMMERCE
Among recent technology changes affecting franchise new vehicle dealerships is electronic
commerce, or the buying and selling of autos via the Internet. Despite a barrage of Web site,
radio and television advertising from companies seeking Internet auto sales business, the volume
of these transactions does not appear to have much effect on dealerships as a whole. This is
" GM is reportedly planning a made-to-order program that would enable consumers to configure the
spec~cations and options they want, along the model of Dell Computers, and have the vehicle delivered in a
matter of days, compared with the months that custom orders now require. Justin Hyde, "GM Plans Made-to-
Order Vehicles," The Associated Press, June 27, 2000.
HAMILTON, RABINOVITZ 8C ALSCHULER, INC. Page 12
Industry Characteristics
because Internet sales companies are essentially referral agents or brokers, not much different
from the role played by credit unions.s All auto sales, regardless of how they are initiated, must
still involve a vehicle purchased from a franchised dealer, under applicable state franchise laws.
These laws provide important protections to consumers for a purchase that has become essential
to most households. `
The reasons dealerships remain a vital part of the vehicle purchase decision are self-
evident, the law notwithstanding. There is a major difference to most consumers between
purchasing a compact disc, book or new computer over the Internet, and purchasing a$25,000
asset. Most customers will want to test drive a vehicle, discuss vehicle perFormance, options and
reliability, and negotiate a trade-in to finance the purchase. The Internet "e-tailers" cannot
provide these services. Orily about 17,000 customers were expected to make a purchase
transaction completely through the Internet last year.6 Total new vehicle sales in 1999 were 15.6
million.
On the other hand, the Internet provides an abundance of information that consumers are
using in making their purchase decision. Consumers are using the Internet to compare models and
prices, check on available options, learn about pricing practices, and doing so in growing
numbers. Consumer Report's most recent annual car buying guide features Internet research sites
that can help consumers make better decisions about every aspect of the buying decision,
including financing and vehicle safety ratings.' One recent survey reports that the percentage of
consumers using such Internet information grew to 40 percent in 1999, from 25 percent in 1998.g
But it is also clear that the auto dealership industry has now understood the power of the
new technology and embraced it. According to trade sources, more than three-quarters of the
nation's dealerships now have their own Web sites.9 Four Santa Monica dealerships provide
either a Web address or an e-mail address in their Santa Monica Chamber of Commerce
membership directory listing.'° The national trade organization has sponsored a new portal that
' The better known sales and reseller sites include CarsDirect.com, CarOrder.com, and DriveOff.com.
Among the more popular refemal services are Autobytel.com, AutoWeb.com and Microsoft's CarPoint.
° Susan Moran, "Tire Clickers, CarsDirect.com's One-stop Buying and Delivery Service Promises to
Take the Agony Out of Buying a Car," Business 2.0, September 1999, pp.159, 161-162, citing an estimate by
Forrester Research.
~ Consumer Reports, The 2000 Cars, April 2000, pp. I 5-21.
° Daniel Taub, "Firtn Proves People Are Ready to Buy Cars on the Web," LosAngeles BusinessJournal,
August 23, 1999, p. 5, citing a J.D. Power & Associates study.
9 Source: NADA News.
10 These are Claude Short Dodge, Hornburg Jaguar, Saab of Santa Monica and W.I Simonson Mercedes.
HAMILTON, RABINOVffZ & ALSCHLJLER, INC. Page 13
Industry Characteristics
provides some of the same information services as the independent Web companies, combined
with direct links to its national membership.l' Auto dealers are also investing in advanced
communication technology to streamline inventory management and achieve other efficiencies in
their operations.'Z
It does not appear that advanced telecommunications technology will play much of a role
in facilities decision making by Santa Monica auto dealers. For example, increased sales via the
Internet will not reduce a dealership's need for sales inventory or customer parking. Neither will
it have any impact on facility needs related to auto service, or the parking demand associated with
that part of the business.
Finally, Internet sales will not have much ei~ect on the sales tax revenue reaped by the City
of Santa Monica from auto deaters, for all of the reasons noted above.13
C. SANTA MONICA'S COMPETITIVE MARKET AREA
Santa Monica dealerships compete with dealerships throughout Los Angeles County,
northern Orange County and southern Ventura County, all of which are within the comparison
shopping commute range of Westside auto customers. Within this competitive market, there are
eight cities with dealership volumes comparable to that in Santa Monica. These are noted by the
shaded rows in Table 3 on the following page. All of these competitive areas, including the "auto
rows" in Alhambra, Glendale, Van Nuys, Pasadena and Torrance, have less restrictive
development standards and operations regulations for dealerships than Santa Monica.14 The auto
malls in Cerritos, Long Beach and Valencia were designated specifically by those communities in
order to attract auto dealerships, because of their high sales tax revenues.
Though none of these competitive areas has a household income profile as attractive to
auto dealerships as Santa Monica's, none of them has to contend with the special challenges of
operating in Santa Monica. These challenges include:
11 See http://www.DriversSeat.com, sponsored by the National Association of Automobile Dealers.
12 For example, Parts.com, Inc., is planning to sign up at least half of the nabion's auto dealers to
participate in its real-time, business-to-business parts exchange, a supply-chain management service. "Parts.com
Signs ?3 New Dealerships," Business Wire, June 23, 200t3. Carabunga.com, Inc. provides customized on-line
promotions (e.g., instant letters, e-mails and coupons) for auto dealers.
13 A recent forecast of the City's economy lists auto sales as "immune" to possible erosion of the sales taac
base due to e-commerce. Lisa M. Grobar, Ph.D. and Joseph P. Maggadino, Ph.D., "City of Santa Monica
Economic Forecast Conference," November 18, 1999, p. 46 of presentation slides handout.
14 The zoning standards in these other areas are discussed in Chapter IV.
HAMILTON, RABINOVITZ & ALSCHCTLER, Irrc. Page 14
Industry Characterisdcs
Table 3
Distribution of Major New Car Auto Malls and Auto Rows
in Los Angeles County
(shaded locations are comparable to the scale of Santa Monica's auto row)
Location p Auto Mall Number of Number of
or Auto Dealerships Manufacturers
Row
SANTA MONICA Row 19 27
(SM/WILSHIRE BOULEVARDS!
<»::::<::>:::::>:::;::~::::: ~::;::»::;. ;
;~
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::::;:~4~et~ia~s::: : ai~.~t~ee# <:::
~.:::. :.: ::.:.::..: ~
.. ......... ............
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°",". .....:.... ......
. ;::: :.~~aii~::>;:::::>~~>`::::;:::
................................
>:::.:;<:;>::>:;;.»:<:>:<:;::>::;:»:
..::::::..:
::::>::::;.:<:>::1~:::>::::>:;::::::::::><>:
......
»>:~;>
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::~>:::': .:...~ . ..............:...
Beverly Hills (Wilshire BIvd.) Row 11 14
Carson (Avalon BIvd.) Row 5 7
;;:::.; ::.;:.:..:.:>;:.;:.;.: ..>:.;:.:.;:.;
::.<:>::..::.::; . :.:.::.:.:::.:::::::::..
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.
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.............
Culver City (Washington St.) Row 9 14
Downey (Firestone BIvd.) Row 5 10
Duarte/Monrovia lCeMnI Ave) Row 11 17
EI Monte Row 8 10
::>:<:
;:>.dal'::`>,",`,.'.:;;<.> , _ Iv
>Gtet~ e.. Hra~td B d.
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:<:::;
::::?:::::::~':'?:`>:::::<':`:`>::::>:':
::>::::»....... ~........
Industry (Puente Hills) Mall 8 16
St•~
Manhattan/Redondo Beach
Bwa~
West Covina (Garvey Ave1 Row 9 15
Whittier Row 11 16
Woodland Hills Row 6 10
Source: HR&A
HAMILTON, RABINOViTZ & ALSCHULER, INC. Page 15
Row 6 8
Industry Characteristics
^ A Truncated Markel Area. The market area for the Santa Monica dealerships is
truncated by proximity to the Pacific Ocean. Few other dealership concentrations
have similar geographic limits on their market area.
^ Lack of Visibility. Santa 1C~Ionica's dealerships do not have the direct freeway
frontage and access that many of their competitors in the market area enjoy. Their
locations on Santa Monica Boulevard means that shoppers must work a little
harder to find them, which is not as conducive to capturing customer attention and
closing sales. On the other hand, Santa Monica's "auto row" has a tong history in
the marketplace.
Constrained Dealership Sites. Santa Motica's dealerships are situated on very
small, expensive sites with a median land area of about 70,000 square feet. This
requires Santa Monica dealerships to lease or purchase additional sites, sometimes
far removed from the dealership, to house all of its functions and inventory
storage. This adds to operating costs, directly through additional facilities
expenditures, and indirectly, as a result of functional inefficiencies. Dealerships in
most of the competitive areas do not have these site size probtems and certainly
not its direct costs.
Immediately Adjacent Residerttial Neighbors. The Santa Monica dealerships
directly abut multi-fanrily residential neighborhoods, which requires special
sensitivity, and sometimes extra mitigation cost. It also restricts the ability of
dealerships to expand horizontally in all directions. Neighbors have been vocal and
effective in making their concerns about dealership-related noise, vehicle inventory
off-loading, test drive routes and off-site employee parking known to City decision
makers.
^ Complex Facilities Approval Process. As discussed in detail in Chapter IV, City
decision makers' response to the concerns of residential neighbors near auto
dealerships has resulted in a set of requirements and discretionary review processes
for new facilities, and most facilities modifications, that are complex, time-
consuming and costly. These processes can involve multiple hearings before the
Planning Commission, Architectural Review Board and City Council. Auto
dealership facilities procedures in most of the competitive areas have as-of-right
regulations or discretionary processes that are much less time-consuming and
costly.
The specifics of the City's land use and operations requirements, and the approval process
for making modifications to existing dealersiup sites, are discussed in Chapter ~/.
HAMILTON, RABINOVITZ & ALSCHtJLER, INC. Page 16
N. CHARACTERISTICS OF THE CASE STUDY
FRANCHISED NEW VEHICLE DEALERSHIPS
This Chapter presents a profile of°the dealerships based on the 10 dealership case studies.
This includes their physical characteristics, parking and traf~ic circulation characteristics, and
operational characteristics as well as their employment profile, and estimates of the tax revenues
and other economic benefits they generate for the City. Summary profiles for each dealership that
participated in the survey, including site photos, are included in Appendix A.
A. PHYSICAL CHARACTERISTICS
1. Land Area and Buildings
The scale of Santa Monica auto dealership facilities differs significantly from much of their
competition, particularly dealerships located in auto malls planned specifically for their needs.
According to one comparative study, the average auto dealer nationally occupies seven acres of
land, and dealerships in suburban locations typically occupy between five and 20 acres.'
Planning standards vary from manufacturer to manufacturer and by sales volume target. A
review of available planning standards and interviews with dealership representatives indicate that
most are below manufacturer's planning standards. A few specific examples:
^ W. I. Simonson Mercedes Benz. The manufacturer's recommendations for a
dealership with the sales volume of W. I. Simonson, call for 10.2 acres of land and
106,000 square feet of covered floor area for sales, parts and service. In contrast,
the Simonson dealership has 1.4 acres of land, or just over one-tenth (14%) of the
manufacturer's recommendation. Actual floor area (about 87,000 square feet of
building area, prior to its recently approved expansion project) is about 20 percent
below the manufacturer's recommendation. The dealership's recently approved
expansion plan will still fall below manufacturer's standards.
^ Santa Monica Nissan. The manufacturer's standards include 2.b acres of land and
about 26,000 square feet of building area for new and used vehicle sales, service
and parts. This dealership meets most of the building floor area requirements, but
only about half (56%) the land area standard, primarily for service vehicle parking.
^ Sheridan Toyota. This dealership slightly exceeds minimum total building floor
area required by the manufacturer, but is deficient in land area by about one acre,
which contributes to a parking deficiency of 45 spaces.
Christopher Burke, "Acres of Automobiles," Zoning News, June 1997.
HAMILTON, RABINOVffZ & ALSCHULER, INC. Page 17
Dealership Characteristics
^ Infrniti of Santa Monica. This dealership exceeds manufacturer's minimum
standards for the number of service bays and size of the parts department, but has
only half the required sales showroom floor area and 17 percent less auto service
floor area.
The median land area for the 10 dealerships analyzed for this study is 82,400 square feet,
or1.89 total acres, including off-site land used primarily for inventory storage. The median for
sites where the sales activity is located is 61,250 square feet, or 1.41 acres. Total building floor
area for sales, service and parts storage varies considerably among the dealerships, with a median
of 20,000 square feet, as shown in Table 4. The median effective Floor Area Ratio (FAR) for
dealership on-site facilities is 0.33,Z or the equivalent of building a one-story structure on one-
third of the site.
Table 4
Buiiding Floor Area and Land Area at 10 Santa Monica Auto Dealerships
Dealership On-Site Facilitiss Overall Off-Site Facilities Total Facilities
FAR'
Floor Area Land Floor Land Floor Area Land Area
Area Area Area
Lynch Motors 17,000 52,500 0.32 0 35,000 17,000 87,500
Inifiniti of SM 13,882 30,000 0.46 10,000 20,000 23,882 50,000
W.I. Simonson 86,878 62,500 1.39 0 27,200 86,878 89,700
Saab of SM 10,650 37,500 0.28 0 0 10,650 37,500
SM Ford 27,888 90,000 0.31 0 30,000 27,888 120,000
Sheridan Toyota 32,242 712,500 0.29 0 15,000 32,242 127,500
Hornburg Jaguar 7,500 15,000 0.50 105,000 0 112,500 15,000
SM Nissan 29,402 90,000 0.33 0 0 29,402 90,000
SM BMW 9,300 60,000 0.16 1,000 17,300 10,300 77,300
SM Acura 23,000 63,750 0.36 0 0 23,000 63,750
Total 257,742 613,750 116,000 144,500 373,742 758,250
Median 20,000 61,250 0.33 0 16,150 25,885 82,400
Average 25,774 61,375 0.44 11,600 14,450 37,374 75,525
' Includes all on-site (i.e., principal dealership Iocation) land area, regardless of underlying Zoning.
Sources: Each dealership; HR&A
This shortage of land area makes it necessary for nearly all of the case study dealerships to
store new vehicle inventory at an off-site location, such as leased space at Santa Monica Airport.
The scale of off-site storage ranged between 45 and 175 vehicles per dealership at the time of the
survey, with a median of 100 vehicles. Four of the dealerships are unable to accommodate
parking for all of their service vehicles on site. At the median, 25 repair vehicles are stored off-
site. These remote storage arrangements add vehicle trips to City streets, impose additional
` This estimate counts total site azea, including land located in non-residential zones. The City's FAR
calculadon method counts only the commercially-zoned land area.
HAMILTON, RABINOVTfZ & ALSCHULER, Irrc. Page 18
Dealership Characteristics
unproductive labor costs on the dealership, and jeopardizes sales, because customers cannot view
a dealer's complete inventory without making an additional trip to the off-site storage location.
Many of the dealerships have been permitted by the manufacturers to operate in below-
standard size facilities in light of Saz-ta Manica's situation, or because the dealership's sales
volume provides them sufficient leverage to operate somewhat differently. But even the City's
strongest dealerships are coming under increasing pressure to meet manufaeturer standards.
Failure to do so could result in a requirement` to move the dealership to a new location where the
facility standards can be achieved, or loss of the franchise.3 In addition, several major
manufacturers have initiated certification programs, such as Ford's Blue Oval program, which
allow dealerships preferential access to vehicles and other benefits. The certification standards
include minimum customer satisfaction thresholds and minimum facility standards, including
favorable comparison with facilities at competitive dealerships.
2. Service and Parts Facilities
The dealership facilities include a variety of vehicle service lifts, pits and alignment racks.
Including all types, the median number of service bays among the 10 case study dealerships is 24
service bays. These are contained in either fully enclosed (82%) or partially enclosed (18%)
buildings . None of the dealerships has a service bay located outside of a structure.
3. Zoning
Of 12 dealerships analyzed, only four dealership facilities are totally contained on land that
conditionally pernvts dealership use (C4 Highway Commercial and C6 Boulevard Commercial), as
shown in Table 5. Five dealerships have one or more parcels that are in the "A" Off-Street
Parking Overlay District, six dealership sites include parcels that are zoned for muiti-family
residential use, and one includes parcels zoned for commercial-professional use.4 The City's
zoning regulations impose strict limitations on the uses that can be made of dealership parcels and
buildings not located in the C4 and C6 Districts,s and the extent to which they can be remodeled
or built upon for auto dealership use. These restrictions, which are discussed in Chapter V, make
it very difficult for dealerships to resolve facility deficiencies. They are a particular impediment to
resolving the need for adequate on-site parking supply.
3 Source: Interviews with dealerst-ip owners.
' In this zoning subsection, data are also included for the Claude-Short Dodge site (now BMW) and
Santa Monica Volkswagen site.
' As previously noted, dealerships are also conditionally permitted in the CS Special Office District and
LMSD Light Manufacturing and Studio District, though none of the primary dealership sites are iocated in those
zones.
HAMILTON, RABINOVITZ & ALSCHLJLER, INC. Page 19
Dealership Characteristics
Table 5
Proportion of On-Site Land by 2oning District
at 12 Santa Monica Auto Dealerships'
Dealership ~ C4 Other R2-A R2 Total
C6 Commercial R3-A R3
Lynch Motors 72% 14% 14% 100%
Inifiniti of SM 75% 25% 100%
W.1. Simonson 64% 36% 100%
Saab of SM 100% 100%
SM Ford 50% 50% 100%
Sheridan Toyota 87% 13% 100%
Hornburg Jaguar 10096 100%
SM Nissan 83% 17% 100%
SM BMW 88% 12% 10096
SM Acura 71 % 17% 12% 100%
Claude Short Dodge 69% 31 % 100%
SM Volkswagen 94% 6% 10096
Overall:
Percent Conforming C4 & C6 78%
Percerrt Non-conforming 22%
' Includes Claude Short Dodge and SM Volkswagen, which provided site information
only. •
Sources: Each dealership; HR&A
B. PARKING AND CIItCULATION PATTERNS
Fu1l-service auto dealerships feature unique parking and traffic circulation issues that are
critical to the efficient functioning of the business. These are also a primary source of imtation to
some residential neighbors. As noted above, every one of the case study dealerships is too small
to accommodate its new vehicle inventory, let alone sufficient on-site parking for customers and
employees. The result is that most employees park on City streets, including the adjacent
residential neighborhoods.
Traffic circulation issues include drop-offs of new vehicle inventory, repair vehicles and
parts deliveries. In addition, new vehicles are test-driven by customers and repair vehicles are
test-driven by service personnel, also on City streets.
1. Parking Demand and Supply
Table 6 provides an estimate of the average on-site parking demand and on-site parking
shortage for a typical day for each of the case study dealerships. The data show that most
dealerships experience moderate to severe on-site parking shortages for operations, forcing the
employees and/or customers to park on-street and off-site. Nearly all (98%} of dealership
employees drive to work each day, with the balance using a bus, bicycle or walking to work. At
HAMILTON, Rwsn•tovrrz & At.sct-t[n,Ert, INC. Page 20
Dealership Characteristics
the median, only 12 percent of employees park on site. Another 21 percent park at another off-
site dealership location. But two-thirds of all employees park on City streets.
As Table 6 indicates, only one dealerships currently has suf~'icient on-site parking supply
for all of its needs, including sales inventory. At all of the other nine dealerships, however, the
estimated on-site shortage ranges between 19 spaces and 271 spaces. The total on-site parking
deficit is about 1,200 spaces and the median deficit for an individual dealership is 136 spaces.
City parking requirements apply to sales and service areas, but do not include parking
required for sales inventory. Thus, some dealerships provide enough parking to meet Zoning
Code requirements, as show in Table 7, but these requirements fall far short of actual demand
(compare Total Required column in Table 7 with Parking Demand column in Table 6).
2. Traffic Circulation
Auto dealerships generate street traffic from customer visits (sales and repair), employee
commuting, parts and inventory deliveries and tow truck drop-offs. Auto dealerships also
generate traffic circulation from customer test drives and test drives by vehicle repair staff. This
has been a source of concern to neighbors residing in the vicinity of the dealerships.
The case study dealerships report a median of two parts deliveries and two tow truck
drops per day. The median number of vehicle deliveries by truck is 1.5 per week. The
dealerships have no control over the scheduling of these deliveries. Every dealership is now
required to have plans approved by the City's Tr~c Engineer specifying: 1) the routes that may
HAMILTON, RABINOVITZ & ALSCHtJLER, INC. Page 21
Dealership Characteristics
Table 6
Santa Monica Auto Dealer Parking Demand Analysis
Parking Demand Parking Supply Net
On-site
Dealer Parking
Sales Repa's Employes Sslee/Repeir Parking No. of Total Su-plual
Vehiclea Vehicles Parking Vehieles Demand' Servica On-site Deficit
On-site On-Site Demand Storad Off- Bays Spaces
Sita Qvaisble Z
Lynch Motore 67 60 65 125 327 30 100 -197
Infiniti of S.M, nIa 10 60 155 235 14 25 -196
W.I. Simonson 60 70 110 80 330 46 104 -180
Saab of S. M. 20 30 22 51 133 16 67 -50
S. M. Ford 25 140 70 175 420 52 349 -19
Sheridan Toyota 205 125 90 100 530 24 400 -106
Hornburg Jaguar 35 24 42 225 336 24 41 -271
S. M. Nissan 250 40 73 n/a 373 19 376 22
S. M. BMW 30 0 75 80 195 23 7 -165
S. M. Acura 50 50 45 75 230 5Q 150 -30
Total 3,109 -1,192
Median 43 45 68 90 329 24 102 -136
Average 74 55 65 107 311 30 162 -119
' includes en average of ten epaces per dealership for eales cuetomers.
~ Totei of sales vehicles plus repair vehiclee plus customer/emptoyee epaces riminue service bays.
Source: Meyer, Moheddese Aseociates, Inc.; HR&A
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Dealership Characteristics
Table T
Zonin~ Code Parking Requirements vs. Parking Provtded at 10 Dealerships
Showroom parking ~ Service & Parking ~ Parking ~ Parking @ Total Total
Deaiership ~ Buiidings~ 1: 400 gsf PartsZ 1: 500 gsf Other on-site 1: 500 gsf Seroice 8ays ?lBay Required Provided Difference
(gross SF) (gross SF) (gross SF)
lynch Mota~s 4,5~0 11 12,500 13 0 0 30 60 84 1~0 16
Infiniti of Santa Monica 5,139 13 6,407 6 2,336 5 14 28 52 25 -27
W.I. Simonson, Inc. 5,260 13 78,600 79 3,018 6 46 92 190 104 -86
Saab of Santa Monica 0 0 10,150 10 500 1 16 32 49 67 24
Santa Monica Ford 3,528 9 18,360 18 6,000 12 52 104 143 349 206
Sheridan Toyota 7,290 18 17,512 18 7,440 15 24 48 99 400 301
Hornburg Jaguar, Inc. 3,500 9 0 0 4,000 8 24 48 65 41 -24
Santa Monica Nissan 6,806 17 22,596 23 0 0 19 38 78 376 298
Santa Monica BMW 2,900 7 6,200 6 200 0 23 46 60 7 -53
Santa Monica Acura 3,600 9 17,400 • 17 2,000 4 50 100 130 150 20
Total 42,523 106 189,725 190 25,494 51 298 596 943 1,619 676
Median 4,050 10 14,950 15 2,168 4 24 48 81 102 18
Averege 4,252 11 18,973 19 2,549 5 30 60 94 162 68
Does not indude outdoor display area, which was not analyzed separately in the dealership survey.
2 Assumes asessible non-bay area at 50°~ x total. Floor area for parts separate from service is not available.
3 Specific building use not speafied by dealerships; use non-bay service standard for parking.
Sources:
HAt~i1LTON, RABiNOViTZ & ALSCHULER, INC. Page 23
Dealership Characteristics
be used by customers and repair personnel to test drive vehicles, which must avoid the use of
residential streets and alleys between the dealerships and adjacent residential property;b (2) a plan
for the control of traffic in atleys between dealership sites and adjacent residential property;' and
(3) a plan for loading and off-loading vehicle delivery trucks.g HR&A's review of City records
indicate that seven of the 10 dealerships t°hat participated in the survey had such plans on file.
Off-loading of vehicle delivery trucks on City streets, other than Santa Monica Boulevard,
adjacent to the dealership site (i.e., within the depth of commercial zoning) is permitted by the
City's Parking and Traffic Engineer, for existing dealerships. Loading and unloading must be
performed on private property for new dealerships, or existing dealerships that are "substantially"
remodeled.9 This requirement poses a significant challenge for facility planning on already
constrained sites.
C. OPERATIONAL CHARACTERISTICS
The case study dealerships are all open for sales business seven days per week. Parts and
service is open weekdays at all dealerships, and half provide Saturday service hours. At the
median, sales hours are 9am to 8 pm Monday through Friday, 9 am to 6 pm on Saturdays and 10
am to 5 pm on Sundays. Weekday parts and service hours, at the median, are 7am to 6 pm.
Saturday hours, for those who keep them, are 8am to 5 pm.
Interviews with dealership management indicate that in response to neighborhood
complaints and City code enforcement action, intercom paging audible at outdoor parking areas
has been replaced with other means of on-site communication between operating departments.
D. EMPLOYMENT
The case study dealerships employ a total of 832 employees, or a median of 82 workers
per dealership. Nearly all (98%) employees work full-time. Ab'out one-third (35%) of the
employees work in sales and dealership management, and about two-thirds (65%) work in the
parts and service sections of the business. Median compensation paid to dealership employees
ranges from about $29,000 for service department personnel to about $38,000 for sales,
management and parts department personnel. This level of earnings exceeds the average for all
industries in Los Angeles County ($36,067) and is about three times the average for eating and
6 Santa Monica Municipal Code (SNIIvIC) § 9.04.14.060(j).
~ SMMC § 9.04.14.060(k).
g SMMC § 9.04.14.060(fl.
9 Id.
HAMILTON, RABINOVITZ & ALSCH[JLER, INC. Page 24
Dealership Characteristics
drinking establishment workers ($12,959)10, the next highest category of sales tax-producing
businesses in Santa Monica after auto dealers. About 10 percent of dealership empioyees reside
in the City of Santa Monica, and these are about evenly divided between sales/management
personnel (44%) and parts/service personnel (56%).
E. TAX REVENUES TO THE CITY OF SANTA MONICA AND OTHER
ECONOMIC IMPACTS
Nationally, and in each state, auto dealerships are an important source of economic
vitality. Total industry revenue was about $608 billion in 1999, which supported about one
million jobs and $42.5 billion in payrolls." In California, auto dealerships, though they represent
less than two percent of retail establishments, account for about 20 percent of total retail sales and
11 % of retail payrolls and five percent of total retail employment.12
In Santa Monica, auto dealerships yield substantial General Fund tax revenues due
primarily to the sales ta~c on vehicle sales and leasing. The City collects one percent of the total
price paid for a vehicle, or about $250 on the average new vehicle (i.e., the national average of
$25,000). Inasmuch as Santa Monica's dealerships include nearly every major luxury vehicle line,
the average tax paid per ve~icle in Santa Monica is probably higher than in other jurisdictions.
Sales tax is collected on leases as well as sales that originate in the City, though the taxes on
leases are paid over time with each monthly lease payment, rather than in the lump sum associated
with a sale. As a group, auto dealers (new and used) and auto parts and supplies account for the
largest share of City sales tax revenues,13 and auto dealerships dominate the contribution of that
group of businesses.
In addition to the sales tax, the City of Santa Monica also receives a portion of the
property tax, and all of the business license tax and utility users' tax, paid by auto dealerships. The
property tax estimates shown here reflects only the portion of the tax that accrues to the City's
General Fund (about 14% of the one percent general levy), and does not include the portion that
goes to the City's Redevelopment Agency,14 but does include the amounts paid for direct
10 Average wage data are from the U.S. Bureau of Labor Statistics for Los Angeles County in 1998, the
most recent year for which these data are available.
~ 1 NADA Data 2000, op. cit.
~z Id.
13 Auto-related businesses accounted for 1~% of the City's taxable sales during the first quarter of 1999,
the latest available data published by the State's Board of Equalization. Eating and drinking establishments were
the next largest contributors at 15% at taxable sales.
14 For those dealerships located west of Cloverfield and 26~' Street, about 80% of the incremental increase
in taa:able value above the 1994 base year is paid to the Redevelopment Agency. The data necessary to calculate
HAMILTON, RABINOVTfZ & ALSCHLILER, INC. Page 25
Dealership Characteristics
assessments and bonded indebtedness. Total taxes paid by the 10 case study dealerships was
$13.5 million in calendar year 1998. The portion collected by the City of Santa Monica is
estimated at $1.9 million, as shown in Table 8, with more than three-quarters of the total from the
sales tax (SO%). The median total taxes generated for the City was about $172,000 per
dealership.
Table 8
Annual Tax Revenues to the City of Santa Monica From 10 Case Study Auto Dealerships, 1998
Sales Tax' Property Business Llcense Utility Users' Total
Tax2 Tax Tax
All 10 Dealerships 51,540,605 567,370 5242,240 S76,899 51,927,113
Median Per Dealership S133,571 S5,164 S25,000 S8,040 $171,775
' Estimate is based on 12.12% (1 %/8.25%) of total sales taxes paid, as reponed by each dealership.
z Estimate is based on each dealership's reported property tax paymerrts and the City's 14% share of the
property tax to the General Fund.
Sources: Each Dealership; HR&A, Inc.
The estimates for the 10 case study dealerships are generally consistent with their revenue
contribution as of 1997, when the last portrait of the auto dealership's contribution to City tax
revenues was prepared.15 The previous estimate, which was based on data from13 franchise
dealerships, estimated that total revenue to the City from all tax sources was about $3 million, or
about three percent of the City's Gencral Fund revenues in that year. This equated to a per-
dealership average of about $160,000
In addition to tax revenues and employment, the auto dealerships contribute to the City's
economy though their purchases of goods and services, primarily auto supplies, parts and
gasoline, from other Santa Monica businesses. The 10 case study dealerships report a total of
$1.7 million in such transactions w~th other local businesses in the last year. These expenditures
generate still more tax revenue and support additional local employment.
According to one recent forecast, the rate of growth in the City's sales tax revenues may
decline somewhat over the next feu~ ~•ears "' Thus, retaining high tax revenue generators, of
which auto dealers are the highest, v~711 be particularly important to maintaining the City's future
fiscal stability.
this additional ta~: revenue stream to the Cin~ w•ere not readily available. Thus, the total tax revenues produced for
tlie City by the case study dealerships undoubtedl~~ exceeds the estimates reported here.
ls Hamilton, Rabinovitz & Alschuler, Inc., Issues in Setting a Reasonab/e Business License Tax Formula
jor Santa Monica Auto Dealerships, prepared for the Chamber of Commerce, June 2, 1997.
16 Lisa M. Grobar, Ph.D. and Joseph P. Magaddino, Ph.D., "City of Santa Monica Economic Forecast
Conference," November 18, 1999, p. 44 of presentation slides handout.
HAMILTON, RABINOVITZ & ALSCHlTL6R, INC. Page 26
V. CURRENT CITY REGULATIONS
This Chapter presents the evolution and current details of the City's extensive zoning
regulations that apply to auto dealership~: It also identifies which of these regulations have
proven to be problematic for the dealerships as they contemplate improving and/or expanding
their facilities in order to address existing facility limitations (including on-site parking deficits),
comply with the demands of the manufacturers that grant their sales franchises, and remain
competitive in the marketplace.
A. PERMITTED USES AND PROPERTY DEVELOPMENT STANDARDS
1. Land Use Element of the General Plan
The 1984 update to the Land Use Element of the City's General Plan establishes the City's
general policy for accommodating the needs of auto dealerships. The property development
standards were set at levels intended to ensure that auto sales would continue to serve as a major
revenue source for the City, and promote consolidation of dealership functions on site,l but
subject to design guidelines that would enhance the visual character of the streets where
dealerships are located.2 The Land Use Element also includes numerous standards and guidelines
for protecting r~sidential neighborhoods from the impacts of adjacent commercial development.
Land Use Element Policy 1.6.2 provides the applicable maximum physical development
standards and requires that they be assessed periodically to make sure they are fulfilling the
Element's policy to accommodate dealerships in the City:3
"Encourage new and expanded automobile dealership development
on Santa Monica Boulevard so that they may continue to prpvide for
the sales and service of automobile and related activities. Allowable
intensity shall be a maximum of 3.0 FAR and 54'. .. These
development standards should be reviewed periodically to ensure
that automabile dealerships are not being displaced due to
insufficient expansion potential or to other uses locating in the area.
All new dealership construction shall, to the extent feasible, contain
auto sales, service, employee and visitor parking, and auto inventory
on-site."
and 90.
City of Santa Monica, Land Use and Circulation Elements, adopted October 23, 1984., at pp. 53, 72
2 Id., at p. 53.
3 Id., at p. 90.
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Current Regulations
The Land Use Element standards were arrived at following discussions with the auto
dealers about then-applicable manufacturers planning standards and review of preliminary
expansion proposals for the Honda dealership.4 As a result, the development standards for auto
dealerships were set at more generous levels than for other uses in the same districts. s Notably,
the Land Use Element cantemptates that Santa Monic auto dealerships will expand vertically,
rather than horizontally, by allowing sufficient height and density for such expansion.
Land Use Element Policy 1.2.3 also provides that parking stnictures and subtertanean
parking should be permitted on "A" lots, with appropriate design considerations to ensure
compatibility with adjacent residentiat land uses.6
2. Zoning Code Requirements
Auto dealerships aze one of the most heaviiy regulated Iand uses allowed under the City's
zoning code.' In addition to general standards affecting the physical development potential and
pazking requirements for dealership sites, the zoning code includes numerous requirements on
dealership operations, Iandscaping, environmental issues and signage. These requirements are
spread across numerous subsections of the zoning code, making it difficult for even experienced
users of the code to find and understand all of the City's requuements.
The City's zoning code was modified during the late 1980s and early 1990s to address the
1984 Land Use Element update and changes in local conditions since the update was adopted.
The zoning regulations ultimately adopted for the areas where auto dealerships are pernutted to
locate and/or expand specified floor area ratios ("FAR") and building height limits substantially
lower than the limits in the Land Use Element update. The Zoning Code now includes a number
of new and revised standards concerning dealership operational characteristics and design. Unlike
the Land Use Element standards, there is no indication that the current Zoning Code standards are
based upon any study or assessment of auto dealership facility needs. As will be discussed below,
the height and density reductions in the Zoning Code are inconsistent with the development
standards in the Land Use Element, which were specifically selected to facilitate expansion of
existing auto dealerships, in order to ensure their continued viability in the City.
" Staff Report to the City Council for Consideration of the Final Land Use and Circulation Elements and
Final Environmental Impact Report, August 7, 1984, at p. 24.
' The standards for uses other than auto dealerships were set at 2.0 FAR and three stories (45 feet), or up
to 2.5 FAR and four stories (56 feet) with site review. Land Use Element Policy 1.6.2.
6 Land Use and Circulation Elements, at p. 84.
' Only non-parabolic and parabolic antennas (SMMC § 9.04.10.06), and service stations (SMMC §
9.04.14.040), get more column inches of teact in the City's zoning code than auto dealerships, and they have the
advantage that all of their requirements are located in a single section of the code.
HAMILTON, RABINOVTfZ & ALSCHULER, INC. Page 2$
Current Ref;ulations
The zoning requirements appiicable to physical development of dealership facilities are
summarized beiow. Excerpts from the zoning code are included in Appendix B.
^ Permitted Locations. Auto dealerships are not listed as an unconditionatly
permitted use in any of the City's 10 commercial zoning districts, even the C4
Highway Commercial District, which is specifically intended to
". .. encourage service commercial businesses, auto sales and
service dealerships, and other similar uses that serve regional
community, and local needs, while respecting adjacent
residential neighborhoods and established neighborhood
commercial areas . . ." (SMMC § 9.04.08.22.010; emphasis
added).
Instead, dealerships are permitted only under one of two conditional
circumstances, which differ according to the scale of expansion planned for an
existing dealership, or whether a completely new dealership is proposed.g
Expansions of up to 10 percent, but not exceeding 5,000 square feet, are permitted
with approval of a Performance Standard Permit (discussed below).9 New
dealerships, or expansions of existing dealerships in excess of 10 percent or more
than 5,000 square feet, whichever is less, are permitted with approval of a
Conditional Use Aern-it (also discussed below).'° This conditional framework
appties to the C4 Highw~ay Commercial District, C5 Special Office Commercial
District, Cfi Boule~•ard Commercial District and the LMSD Light-Manufacturing
and Studio District
^ Maximum Br~ildri~~ Ne•~~,-ht The regulations vary by District, as shown in Table 9.
° Under a zoning code pro~•ision of gcncral appticabiiity, lawfully existing uses at the time the zoning
code was adopted or amended may continuc, unless cessation of use is provided for under the code. SMMC §
9.04.06.010(a). Auto dealerships w~ere listed as permitted uses in the C4 Disuict, which previously applied to both
Santa Monica and Wilshire Boulevards, prior to the 1988 overhaul of the zoning code, which resulted in their
current listing as conditionally pezmitted uses onl~~. Former SMNiC §9117A(3).
9 SMMC § 9.04.08.22.030.
lo SMMC § 9.04,08.22.040(b).
HAMILTON, RABINOVITZ c4t ALSCHLJLER, INC. Page 29
Current Re~ulations
Table 9
Maximum Building Heights for Auto Dealerships in Santa Monica
Dimension Santa Monica ~Ishire C5 Special Lt. Manuf.
Boulevard° Boulevard Office District Studio District
No CUP With CUP All
Proiects All
Proiects All Projects
# Stories 2 2 3 3 2
Height (feet) 30 30 45 45 30
Source: SMMC §§§ 9.04.08.22.0601a)(2), 9.04.08.26.060(b), 9.04.08.26.0601a),
9.04.08.35.0501al.
These values represent the latest in a series of reductions since adoption of the
1984 Land Use Element update. The current standard applicable to expansion
projects that might be undertaken by Santa Monica Boulevard dealerships is about
half (55%) the scale of the limit set in the Land Use Element update. This
reduction was first enacted in 1988, when the zoning code was substantially
revised to conform with the Land Use Element update."
^ Maximum Floor Area Ratio (FAR). The maximum buildable "envelope" of auto
dealership buildings also varies by location and size of project site, as shown in
Table 10.
Table 10
Maximum Floor Area Ratios for Auto Dealerships in Santa Monica
Project Land Area Santa Monica Boulevard ~Ishire C5 Lt. Manuf.
Boutevard Special Office Studio District
District
No CUP With CUP All
P All Projects Ali Projects
reiecte
0- 7,500 1.50 1.50 2.00 1.00 1.00
7,501 - 15,000 1.00 1.50 1.40 1.00 1.00
15,001 - 22,500 0.90 1.30 1.20 1.00 1.00
22,501 and up 0.80 1.15 1.10 0.75 1.00
Source: SMMC §§ 9.04.08.22.060; 9.04.08.24.060; 9.04.08.26.060; 9.04.08.35.050.
The current FAR values also represent the latest in a series of reductions from the
limits established in the 1984 Land Use Element update. The initial set of changes
to the zoning ordinance for consistency with the Land Use Element update,
adopted in 198$, set the FAR limits applicable to auto dealers at 1.50 for Santa
Monica Boulevard, Z.00 for Wilshire Boulevard, and 1.25 for deaterships that
' ~ Former SNiMC § 9020.6(a).
HAMILTON, RABINOVTfZ & ALSCHULER, INC. Page 30
Current Regulations
might relocate to the CS Sgecial Office District.'Z Thus, for most of auto
dealerships on Santa Monica. Boulevard, where nearly all of the City's dealerships .
are located, the current FAR standard availabte for major expansion projects is
about one-third of the limit set in t~e Land Use Element update and about three-
quarters of the limit permittea as recently as I988, as shown in Table 1 I.
Table 11 -
Maximum Floor Area Ratios snd Building Heights
for Auto Dealerships in Santa Monica, 19842000
Santa Monica Boulevard Wilshire
BoulevaM
Regulation
Ne CL1P With CUP All Preiects
~
iand Use Element
FAR Range 3.00 NA 2.50-3.04
Bldg. Stories None NA 4-6
Bldg. Height 54 feet NA 56-84 feet
1988 Zoning Code
FAR Range 1.50 i.50 2.00
Bldg. Stories 2 2 3
Blda. Heiaht 30 feet 30 feet 45 feet
Currerrt Zoning Code
FAR Range 0.80-1.50 1.15-1.50 1.10-2.00
Bldg. Stories 2 2 3
Bida. Heiaht 30 feet 30 teet 45 feet
Sources: Land tlse Etemerrt, 1984; Zoning Codes, 1988 and 1995; HR&A
^ Floor Area. The floor area used in the FAR calculation does not include
subterranean floor area used strictly for parking and ramps between floors, nor
unenclosed surface parking, but it does include above-grade parking area at its full
value, unless certain design features are present, most of which would not apply to
auto dealership projects.13 Roof-top floor area provided as part of a new
dealership, or expansion of an e~risting dealership, may be used for pazking on
commercially-zoned pazcels, and one-half of it is counted for FAR calculations.'a
For new dealerships or existing dealership expansions, a separate section of the
zoning code exempts some non-parking uses placed one level below grade from
being included in the FAR calculation, if an eyuivalent amount of parking area or
~Z Former SMMC §§ 9020.6(a), 9022.6(b) and 9021.6(b), respectively.
13 These include maximum IO-foot floor-to-IIoor heights, at least one subterranean or semi-subterranean
level is inciuded, the partcing is screened from view, there is no ground floor parking within 40 feet of the front
property line, and the swcture design is compatible with the attached building. SMMC § 9.04.02.Q30_315.
14 SMMC §§ 9.04.12.040(c), 9.04.16.060(c).
HAMILTON, RAB[NOVITZ & ALSCHLJLER, INC. Page 31
Current Re~,*ulations
other areas that would not be counted, if placed below grade, are placed above
grade.15 For example, service stalls located below grade would not be counted for
FAR purposes, provided an equivalent amount of parking area is placed above
grade. This FAR "substitution" provision has been a source of controversy in
recent dealership reconstruction projects, concerning whether auto inventory
storage placed below grade should be counted for FAR purposes. This raises a
classic problem with the FAR concept, which is often used to control both building
bulk and intensity of use, which are related, but separate issues.
Setbacks. Setbacks also define the maximum allowable building envelope by
specifying edges of the property that cannot be built upon, in order to buf~er one
use from another. The requirements applicable to auto dealership sites include the
following:
Front Yard. Landscaped strips, as required under separate sections of the zoning
code.16
Rear/Side Yard. None required unless parcel line abuts a residentiai district, then a
rear/side yard equal to 5 feet +[~stories x lot width~/50 ft.]"
The required rear yard may be used for parking or loading to within five feet of the
rear parcel line provided the parking or loading does not extend above the first
floor level and provided that a wall not less than five feet or more than six feet in
height is erected and maintained along the rear commercial parcel line. A required
rear yard may not be used for "commercial" purposes.'g
A ten-foot setback from an interior property line is required for portions of
buildings that contain window, doors, or other openings into the interior of the
building. An interior side yard less than ten feet is permitted if provisions of the
Uniform Building Code related to fire-rated openings in side yards are satisfied.
^ "A " Off-Street Parking Overlay Lots. Four existing dealership sites include one
or more "A" lots. These are transitional use lots, with an underlying residential
ls SMMC § 9.04.12.040(p)(2). Due to an apparent misprint in the public copies of the City's zoning
code, a truncated parallel provision in the Conditional Use Permit section applicable to auto dealers is included at
the end of the air quality section (SMMC § 9.04.14.060(0).
16 SMMC §§ 9.04.08.22.060(c), 9.04.08.26.0960(d).
17 SMMC §§ 9.04.08.22.060(d) and (e), 9.04.08.26.060(e) and (fl.
1% This means that parking would be permitted, but not sales or repair activity, and maybe not storage of
inventory.
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Current Re~;ulations
district designation, that separate commercial from residential uses, and are
primarily used for surface parking to support the commercial use.
The zoning code imposes certain restrictions on the use of these lots. Existing
parking on "A" lots may continue only if: (1) the commercial parcel supported by
the "A" lot is not redeveloped; (2) the lot remains as a surface level parking lot; (3)
the square footage of the existing commercial building on the commercial parcel is
not added to or expanded beyond fifty percent of the floor area existing; and (4)
the required parking for any new addition or expansion of less than fifty percent of
the floor area is not located on the "A" lot.19
Further, the following uses are prohibited on "A" lots: (1) parking structures
located above the ground level; (2) automobile parking, unless all properties
between the side property line of the "A" lot and the boundary of any adjacent
commercial district or in nonresidential use; (3) rooftop parking directly abutting
or separated by an alley from a residential use; and (4) new surface level parking
Iots.20
Subterranean parking structures are permitted, provided the site was already in
parking use, it is used for parking purposes only, it is accessory to the commercial
use, the surface of the "A" lot is developed as landscaped open space, and the
entrance to the subterranean structure is from the commercial property only.21
^ Non-Conforming Uses of Land and Buildings. Three dealership sites include land
zoned for residential use, which is supposed to terminate at some point in the
future.'~ Non-conforming vehicle sales, service and storage on residential lots may
continue as long as these uses are not "intensified"~ and the lots are nor
redeveloped for other conforming uses. Building repairs and alterations are limited
by a value calculation.24 Building enlargements must conform with current
19 SNIMC § 9.04.08.38.020.
20 SMMC § 9.04.08.38.060.
21 SMMC § 9.04.0838.050(b).
ZZ SMMC § 9.04.18.040, generally.
~"Intensification" is a change in mode or character of operation, such as extending hours of operation or
substantial remodeling. SMMC § 9.04.18.030(e).
24 Repairs and alterations aze permitted provided the value of the changes over any five-year period dces
not exceed half the building's replacement cost. SMMC § 9.04.18.020(a).
HAMILTON, Rr~Bn~rovTrz & ALSCHt1LER, INC. Page 33
Current Re~;ulations
regulations.25, and the sites are not redeveloped for other uses. Non-confornung
auto storage lots may remain in use provided the storage is not expanded or
enlarged and the lot is not redeveloped for another use.26
^ Auto Storage Lots in the ~roadway Commercial District. One deatership
maintains inventory storage lots on Broadway, from a period that predates the
Land Use Element update's creation of a Broadway Commercial District, whose
zoning code development standards favor mixed-use (i.e., residential and
neighborhood commercial) development. These lots must conform with a number
of reyuirements concerning use of yards, exterior and interior landscaping, access,
lighting, paving and design review.27 Otherwise applicable development standards
for large sites (i.e., 22,501 s.f. or more) include an FAR of 0.80, two stories and
30 feet.28
B. PARKING AND TRAFFIC CIItCULATION
The zoning code also includes requirements for auto dealerships that apply generally, such
as formulas for required off-street parking and vehicle loading, but it also includes a number of
additional requirements to address issues specific to the operation of auto dealerships, and their
locations adjacent to residential neighborhoods.
Required Parking Spaces. The zoning code's parking requirements for
automobile dealerships are shown in Table 12. No required parking spaces may be
used for vehicle sales, rental or vehicle repair,29 despite the fact that demand for
use of these spaces varies by use and time of day. No vehicles to be repaired may
be parked or stored on any public street or alley.3o
ZS Buildings may be enlarged provided all work conforms to current zoning requirements, including on-
site pazking. SMMC §§ 9.04.18.020(b)(1) and (2). Buildings that are deficient in parking by current code may
only be enlarged up to 25 percent, provided current code-required parking for the new space is provided.
Enlargements of more than 25% may be permitted if parking according to current code requirements is provided
for the entire building. SNIlVIC §§ 9.04.18.020(b)(3) and (4).
26 SMMC § 9.04.18.040(d).
Z~ SMMC § 9.04.12.100.
Z8 SNIMC §§ 9.04.08.14.060(a) and (b). Projects that include residential use or a grocery store are
perniitted additional buildable envelope and building height.
29 SMMC §§ 9.04.12.040(c), 9.04.14.060(c).
3o SNIIvIC §9.04.14.060(fl.
HAMILTON, RABTNOVITZ & ALSCH[TI,ER, INC. Page 34
Current Regulations
Table 12
Off-Street Parking Requirements for Auto Dealerships in Santa Monica
Dealership Functional Area Spaces Required
Showroom and office area> 1 per 400 s.f.
Exterior vehicle display area 1 per Z,000 s.f.
Parts department 1 per 300 s.f.
Vehicle repair 1 per 500 s.f. of ~on-service bay area
plus 2 per service bay
Source: SMMC § 9.04.10.08.040; HR&A
^ Loading a»d Unloading Requiremerrts. Loading and unloading of vehicles is
limited to 8 a.m. to 5 p.m., Monday through Saturday, even though these hours
may not correspond with a dealership's permitted hours of operation as provided
by other sections of the Zoning Code. New auto dealerships or substantially
remodeled dealerships must provide off-loading facilities on private property (on
or off-site), and though shared 1`oading and unloading facilities are permitted,31
there is no provision for when this requirement cannot physically be
accommodated. It also does not address common practice, approved by the City's
Parking and Traffic Engineer, to use the centerline of City streets (but not Santa
Monica Boulevard, a State highway) within the commercial depth of the block for ~
vehicle loading and unloading.
When the parcel upon which the loading spaces is located abuts an alley, the
loading spaces must be accessible from the alley. The length of the loading space
may be measured perpendicular to or parallel with the alley. Where the loading
area is parallel with the alley, and the parcel is fifty feet or less in width, the
loading area must extend across the full width of the parcel. The length of a
loading area need not exceed fifty feet for any two spaces.32
^ Oueuing of Vehicles. Adequate service customer queuing areas must be provided.
These may include required driveways, but not required of~=street parking spaces.33
^ Test Driving Route. No test driving may be conducted on residential streets or
alleys. Dealerships (including existing dealerships) are required to file and obtain
approval for a test drive route plan from the City that meets these requirements.
31 SMMC § 9.0~.12.030(fl.
3z SMMC § 9.04.10.010.
33 SMMC § 9.04.12.030(I), 9.04.14.060(I).
HAMILTON, RABINOVfi'Z & ALSCHUL,ER, INC. Page 35
Current Re~ulations
^ Alley Traffic. Dealerships are also required to file and obtain approval of a plan
for slowing traffic flow in adjacent alleys by limiting speeds to 15 miles per hour,
and using signage or other devices to minimize danger to pedestrians, other
vehicles, and to reduce noise impacts.3a
^ eirculation. Ingress and egress to the site must be located as far away from
residential property as possible, circulation between building levels must be internal
and there can be no circulation that requires backing into alleys or other public
rights of way.
C. OPERATIONAL REQUIREMENTS
The City's zoning code also includes a number of requirements that affect the operational
characteristics and design of dealership facilities. Existing dealerships, whether or not they seek
to expand or improve their facilities, must comply with some of these requirements.35 These are
summarized below, and code excerpts are included in Appendix B.
^ Landscape Requirements. A minimum 2 foot landscape and decorative curb strip
must be provided along street front of all vehicle display areas. A minimum five-
foot landscaped setback is required when a dealership site directly abuts a
residential district.36
All areas visible from the public right of way developed to display automobiles for
sale, lease, or rent must be screened. Permanent, opaque landscaping, fencing or
walls must be provided and maintained at a height of not less than two feet above
the average adjacent grade. A minimum of three shrubs per ten feet of linear
frontage is required. Required landscaping screening is in addition to the
landscape area required for building sites.37
^ Permitted Hours of Operation. If the dealership is within one hundred feet of a
residential district, operation of the dealership is prohibited between the hours of
3a SNIlVIC §§ 4.04.12.030(k), 9.04.14.060(k)
3s These inciude on-site loading and unloading, approved test drive routes, approved control of alley
traffic and noise controls. SMMC §§ 9.04.12.040 (a); 9.04.14.040 (a). Most of these requirements apply to: (1)
new dealerships; (2) dealership expansions of 50 percent or more of the floor area that existed in 1995; (2) any
"adjacent" expansion of the dealerstup's site, whether by purchase or lease; and (3) any "substandal remodel" (i.e.,
removal of 50% of the exterior walls or load-bearing structural elements).
36 SMMC §§ 9.04.12.040; 9.04.14.060.
37 SMMC § 9.04.10.04.090.
HAMILTON, RABINOVITZ & ALSCH[JLER, INC. Page 36
Current Re~ulations
l Opm and 7am, unless approval for other hours is granted by the Planning
Commission.38
Urban Design Requirements. Ground floor street frontage of each structure must
be designed with "pedest°rian orientation."39 Pedestrian oriented design applies to a
minimum of 70 percent of the building facade at the ground level street frontage.
_ A minimum of 50 percent of the facade to a height of eight feet must be visually
transparent into the building. Signage must be oriented and scaled to the
pedestrian.ao
^ Commercial Signage. Projects must conform with the City's Sign Code. Among
other things, this limits the size, type and placement of signs, and restricts the use
of flags, banners, pennants and balloons, as well as temporary (e.g., special sale
promotion) signs.a'
Vehicle Repair. The auto repair operation must conform with a separate set of
regulations applicable to stand-alone auto repair businesses, which were recently
revised. The principal requirement is that all repair work must be conducted inside
an enclosed building.42
^ Environmental Mitigation. The zoning code also includes reyuirements for noise
control (no outdoor load speakers, 45 dBA limif at a residential property line,
muf~led noise-generating equipment, which may not be operated before 8 a.m. or
after 6 p.m., noise-absorbent screening of roof-top parking), storage and disposal
of toxic materials (compliance with separate service station gas tank and hazardous
waste regulations) and air quality (use of brake washers, ventilation directed to the
roof and away from adjacent residential property, exhaust systems fitted with
technology to minimize no~ous pollutants).a3
3B SMMC §9.04.12.040.
39 SMMC § 9.04.08.20.070.
ao SNIMC § 9.04.10.02.440.
a' SMMC Chapter 9.52, commencing with § 9.52.010.
42 SMMC §§ 9.04.12.030(h), 9.04.14.040(h), 9.04.14.050.
a3 SMMC §§ 9.04.12.030(m), (n) and (o); 9.04.08.14.040(m), (n) and (o).
HAMILTON, RABINOVTI'Z & ALSCHIJI.ER, Irrc. Page 37
Current ReRulations
D. DISCRETIONARY REV~W PROCESS
In addition to the physical development, parking and circulation, operational and design
requirements noted above, development of new dealerships and remodels of existing dealerships
are also subject to a number of procedural requirements. The cost and time required to complete
these processes depend an the issues raised by the project and the number of available appeal
steps taken.
^ Environmental Review. The City's guidelines for implementation of the California
Environmental Quality Act exempt small projects that add less than 10,000 square
feet of floor area &om compliance with CEQA analysis and reporting
requirements. Projects that involve more floor area must undergo an Initial Study
to deternvne whether a Negative Declaration, Mitigated Negative Declaration or
Environmental Tmpact Report is required. Each outcome has different time and
cost implications, and may result in yet additional physical or operational
reyuirements beyond those already listed in the zoning code, if adverse impacts on
the environment are identified. Decision maker decisions on pernut applications
may not conclude until these investigations have been comple~ed and presented to
them for consideration.
^ Performance Standards Permit ("PSP "). Expansions of existing dealerships
involving less than 10 percent of existing floor area, or less than 5,000 square feet,
whichever is less, must secure a Performance Standard Permit. This involves a
Zoning Administrator determination that an application meets the specific
requirements for an auto dealership expansion specified in the zoning code, which
include most Qf the requirements described above. The Zoning Administrator's
decision is provided to the applicant, adjacent psoperty owners and tenants, and
the City's Planning Commission. The Zoning Administrator's decision may be
appealed by any person to the Planning Commission, which holds a noticed public
hearing to make a final determinatian.
^ Condrtiorral Use Permit ("CUP'). Expansions of existing dealerships, or a new
dealership, involving more than 10 percent of existing land or floor area, or more
than 5,000 square feet of building or land area, whichever is less, must secure a
Conditional Use Permit. This involves a Planning Commission deternunation,
following a noticed public hearing, that an application meets the specific
requirements for an auto dealership expansion specified in the zoning code, which
include most of the requirements described above, and also satisfies other general
compatibility findings. The Planning Commission's decision is provided to the
applicant, adjacent property owners and tenants, and the City Council. The
Comsnission's decision may be appealed by any person to the City Council, which
holds a noticed public hearing to make a final determination.
HAMiLTON, RASINO~TTZ & ALSCH[JLER, INC. Page 38
Current Regulations
Additionally, nearly all existing auto dealerships are essentially legal non-
conforming uses, because auto dealerships typically require a CUP and most
existing dealerships do not have CUPs. Consequently, any expansion or
intensification of an existing dealership, even if minor in nature, requires
discretionary review. According to City Planning staff, this review extends to the
entire dealership and not simply to the subject of the expansion or intensification of
use.
For auto dealerships, there are few substantive differences between the
requirements for a Performance Standard Permit and a Conditional Use Permit.
The required findings to support approval are somewhat more detailed than for a
PSP, and include a catch-all general welfare standard.~ The principal difference is
procedural: who renders the initial decision, and to whom that decision may be
appealed. Because the CUP process is discretionary, auto dealers seeking to
expand or redevelop their sites have no assurance of obtaining City approval, even
if they agree to comply with all of the City's adopted development and operational
standards.
The requirement for auto dealerships to obtain a CUP for a project on Santa.
Monica Boulevard, which, as noted above, is already identified in the zoning code
as a location for auto dealerships, is curious. CUPs are generally required only
when there is some question about the appropriateness of a land use at a particular
location, or the concentration of similar projects in an area.45 The City's CUP
requirement appears designed primarily to ensure that a dealership project of even
a small scale will be considered at a public hearing by the Planning Commission,
initially, and the City Council on appeal. This goal (i.e., discretionary review) is
now satisfied by the reduced Development Review threshold for projects of with
7,500 square feet or more floor area.
^ Development Review ("DR'). Projects exceeding various size thresholds are aiso
subject to a separate discretionary approval process that is similar to a CUP, in that
it begins with a public hearing before the Planning Commission and may be
appealed to the City Council. The required findings are also similar to those for a
CUP. Table 13 shows the project scale thresholds requiring a DR pernvt, for
zoning districts where auto dealerships are conditionally permitted.
°° "The proposed use would not be detrimental to the public interest, health, safety, convenience, or
general welfare." SMMC § 9.04.20.12.040(j).
as See generally, James Longtin, Longtin's Calijornia Land Use, 2nd Edition, § 3.71.
HAMILTON, RAB[NO~'IT~ & ALSCHLJLER, INC. Page 39
Current Regulations
7able 13
Project Size Thresholds for a Development Review Permit in Zoning Districts
Where Auto Dealerships are Conditionally Permitted in Santa Monica
Zoning District
Project Size Threshold
Is.f.1
C4 Highway Commercial (Santa Monica 8ivd.) 25,000
C5 Special Office District 30,000
C6 Boulevard Commercia! (wlshire Blvd.) 30,000
LMSD Light-Manufacturing Studio District 30,000
Sources: SMMC 4§ 9.04.08.22.0601f1, 9.04.08.24.06 0(g), 9.04.08.26.060(g-,
9.04.08.35.050(11; HR&A
On November l4, 2000, the City Council introduced an interim ordinance to lower
the size threshold for projects in these and other districts to 7,500 square feet,
pending further review of possible changes to the Zoning Ordinance.46 The interim
ordinance will be in effect for 45 days, but may be extended by subsequent Council
action.
Architectr~ral Revh~-+•. All commercial projects that reyuire issuance of a building
permit are subject to review and approvai by the City's Architecturai Review
Board ("ARB"). The ARB reviews building design, building materials and colors,
landscaping and commercial signage.
ab City Council agenda Item 8A, November 14, 2000 regular meeting.
HAh41LTON, RABINOVITZ & ALSCHULER, INC. Page 40
VI. PROPOSED MODIFICATIONS TO CITY REGULATIONS
In this final Chapter, HR&A offers two primary recommendations for addressing a number
of dif~'iculties the auto dealerships have e~cperienced in trying to operate their businesses
efficiently, as discussed in previous Chapters, while also being mindful of the conflicts raised by
dealership pro~cimity to adjacent residential neighborhoods.
A. ACCOMMODATING DEALERSHIP PARHING DEMANDS
Resolving the dealerships' needs for on-site parking for their customers, employees and
vehicle inventory is the issue that holds the most potential for significantly improving the
operating efficiency of the dealerships, and simultaneously resolving a long-festering complaint
about employee parking intrusion into adjacent residential neighborhoods.
1. The Principal Options
There are at least two possible approaches for providing additional parking supply that
merit discussion :
^ Mod~ Property Development Standards to Enable Development of On-Site
Parkrng. This approach involves making adjustments to the City's zoning
regulations, primarily on Santa Monica Boulevard where most of the dealerships
are located, to allow for construction of enclosed parking structures at a scale that
meets each dealer's total parking needs. Implementing this approach will require
developing a specific set of zoning code text changes, subjecting them to
environmental analysis, and processing the changes through the applicable public
hearing procedures. Doing so could involve 12-18 months.
^ New Community Parking Structures. An alternative strategy involves the
construction of new parking structures on vacant or underutilized sites, that could
be used by both auto dealers, other businesses on the same street and the public.
This would involve identifying candidate sites (e.g., the Madison School site's
Santa Monica Boulevard frontage), designing an appropriate site acquisition and
financing strategy (e.g., an assessment district for area businesses coupled with
City Parking Authority, Redevelopment Agency or other funding, such as lease
revenue bonds), garnering the necessary public support, generating design options,
conducting environmental review and obtaining entitlements. This option could
take 24-36 months to complete.
A shuttle system using a remote parking resource has also been mentioned in recent public
forums. This would involve finding a suitable supply of parking elsewhere and operating a system
of shuttle buses between that resource and the dealerships. Considering that there are very few
HAMIL7'ON, R,~trrovrrz & Ai,sc~tu[,Eit, INC. Page 41
Proposed Modifica~ons
such parking resources available,' formulating an equitable financing plan for shuttle operation
requires careful analysis, and operating the program in a cost-ef~ective way that suits all of the
dealerships and their employee shifts, this is a complex strategy, but one worth exploring.
The other options noted above have more significant potential for alleviating a problem
common to the auto dealerships and their residential neighbors. In HR&A's view, amending the
dealership-related development standards is more practical and has better prospects for a
comprehensive solution to a problem that a$licts the dealerships and their neighbors.
2. Analysis of the Zoning Code's Building Envelope Standards
The first issue needing resolution, is whether the City's zoning standards, particularly the
standards that govern the buildable envelope, allow for the appropriate scale of parking structure
that most dealerships would require. HR&A's conclusion is that they do not.
Estimated Scale of Structures to Meet Dealership Parkin~ Demand
While it is beyond the scope of this assessment to analyze each individual dealership's
unique site circumstances, the dealership case studies provide a basis for making reasonable
estimates. Based on the 10 dealership case studies, the principal dealership sites (i.e., not
including o~ site vehicle storage) are about 62,000 syuare feet, of which approximately 20,000
square feet is currently covered with buildings (usually one story) used for showrooms, vehicle
repair, office use or other enclosed dealership functions.2 This leaves appro~cimately 42,000
square feet of site area, on average, that is not currently built upon. Since the potential lot area
available for a new parking structure varies significantly from dealer to dealer, preliminary
estimates were prepared for a range of attached or detached new parking structure situations, as
follows:
10,000 square foot parking structure footprint - appro~cimately 29 spaces per level
assuming public/employee parking and 36 spaces per level assuming use for vehicle
storage (average of 350 feet per space for public/employee use, including aisles
and ramp access, but not space needed for column placements, and 275 square feet
per space for vehicle storage with stacked parking.)
^ 20,000 square foot ~arking structure foot,print - approximately 57 spaces per level
for public/employee parking and 73 spaces per level for vehicle storage
` The beach parking lots have been mentioned, but this would conflict with public access requirements
under the Coastal Act. Santa Monica College's experience operating a shuttle between Santa Monica Airport, the
former Madison School site and the main College campus has not solved that parking deficiency.
Z These are the median values from Table 4 in Chapter IV.
HAMILTON, RABINOVITZ & ALSCHiJLER, INC. Page 42
Proposed Modifrcations
^ 30,000 square foot narking structure footprint - approximately 85 spaces per level
for public/employee parking and 109 spaces per level for vehicle storage
Approximately 10 to 20 percent additional supply can be gained with attendant-assisted
"stack" parking for employees. A structure on a 20,000 square foot footprint could be
accommodated at six of the case study dealerships, either on existing open areas, or through
reconstruction or reconfiguration of existing facilities. Assuming a parking structure foot
footprint of this scale, the basic on-site parking requirements (i.e., customers and employees)
could be satisfied at most dealers with a total of three levels (e.g., two above ground, one below,
or three above ground), while the highest parking-impacted deal.ers would need up to four levels
(e.g., one below and three above, or four above ground).
A parking structure with 20,000 square foot levels can provide between 55 and 60 spaces
per level, depending on whether the parking is for employees or customers. ffthe structure
spaces are used purely for parking of new, used or repair vehicles, the parking count can be
increased further to as many as 70 to 75 spaces per level through the use of stacked parking.
Figures VI-1 and VI-Z illustrate typical configurations of a parking structure's top level designed
for customer parking, and a typical upper floor intended for vehicle storage (i.e., with stack
parking), respectively. The tower parking levels would be somewhat less e~icient, due to
structural column placements.
HAMILTON, RABn~ovrrz & A1.scHin.ER, Irrc. Page 43
~
~
8
~
~
~
~
Note~ All pnrking stnlls are
8.5' wide nnd 18' deep
Approxir~ate Space
Count = 75
Note~ Lower levels will
ncconr+odnte
npproxir~ntely five
fewer spaces due
to structural colunn
plncer~ent
M Me~er ~lahoddes Assaiotes~ Inc.
M Owd fIi C1r~pny
)'
Typical Auto Storage Parking Level (Top Level)
20,000 SF Footprint
~
FIGURE
3
Proposed Modi~ca~ons
Table l4 provides a rough estimate of how many spaces could be accommodated in a
three-level and a four-level structure with a 20,000 square foot footprint. A three-level structure
would provide between 164 and 217 spaces (depending on the mix of customer, employee and
inventory parking). A four-level structure would provide between 215 and 285 spaces.
Compared with existing parking deficits `Chat average 190 spaces per dealership, including off-site
inventory, a three-Ievel structure would satisfy current on-site demand at most of the dealers (i.e.,
new vehicle and repair vehicle customers, repair vehicles, employee parking and some inventory
storage), and a four-level structure would generally satisfy the totai parking demand, including
inventory now stored primarily off-site.
Table 14
Satisfying Dealership Parking Demand On Site
Range of Dealership Parking Structure ~th 20,000 SF Per Level
Parking Surpius or
(Deficit) Three levels Four levels
22 to (271) spaces Public =164 spaces Public = 215 spaces
(median = -136) Employee/Storage = Employee/Storage =
217 spaces 285 spaces
A parking structure with 20,000 square feet per level is not feasible at some dealerships,
due to site constraints or division of the dealership facilities on non-contiguous sites. Two of the
dealerships have 30,000 square feet of total land area or less (Infiniti has 30,000 and ~aguar has
15,000 square feet of land area). In those cases, assuming a 10,000 square foot structure level
(i.e., leaving one-third of the land open for driveways and setbacks), between 86 and 1 l4 spaces
could be achieved for employee and public use, or between 109 and 145 spaces could be achieved
for empioyee parking and vehicle storage. In both cases, a structure of this scale would satisfy
on-site parking demand, but would not satisfy the additional demand for inventory storage. This
would still be a significant improvement over the existing situation in which neither dealership
meets the demand for on-site parking for customers, employees and repair vehicles.
The cost to construct a three-level structure with 20,000 square feet per level, assuming
one level below grade plus two above ground, is approximately $2.38 million dollars. The cost
for a four-1eve1 structure could range up to $3.16 miltion.3 Costs would vary based on specific
site constraints and engineering issues associated with construction of below-grade parking.
Several dealerships indicated that they would seriously consider an investment in new~parking
supply of this magnitude if the City's development standards would permit it. They have
reservations, however, about the feasibility of below-grade construction and its interference with
on-going operation of the dealership.
' These estimates are based on $41 per square foot for subterranean construction and $39 per syuare foot
for above-grade construciion.
HAMILTON, RABINOVITZ & ALSCHULER, INC. Page 46
Proposed Modifrcations
b. Conflicts With the Buildin~ Height Limits
Santa Monica City codes for Santa Monica Boulevard parcels set the maximum building
height at two stories or 30 feet. For Wilshire Boulevard parcels, the maximum height is three
stories or 45 feet. The floor-to-floor buiIding height required for each level of parking is
approximately 11.5 feet for a level that conforms to Americans with Disabilities Act (ADA)
requirements. Thus, the minimum two levels above grade structure (with one below grade)
would require 23 feet of above-grade building height and would fit within existing height and
story regulations on either Santa Monica or Wilshire Boulevard, but a structure of this scale
would not meet full parking demand for most dealerships.4 Should subterranean construction
prove unworkable, three enclosed levels above grade would require 34.5 feet of structure height.
A four-level structure, one below grade and three above grade, would also require at least
34.5 feet of structure height above grade, if it were fully enclosed. Four levels above grade would
require 46 feet. Neither structure height would be consistent with zoning standards for building
stories or building height on Santa Monica Boulevard. Three levels above grade and one below
grade would be consistent with both zoning and Land Use Element standards applicable to
dealership sites on Wilshire Boulevard, but not four above-grade levels.
Therefore, accommodating structures of the scale needed to make a serious dent in the
parking supply problem will require an increase in the Santa Monica Boulevard building height
regulations to at least 3 5 feet, or more realistically 46 feet, if below grade construction proves
unworkable. The number of stories problem could be dealt with by simply eliminating it for
parking structures and allowing the overall building height regulation to govern.s
c. Conflicts With Floor Area Ratios
Another City zoning regulation that affects a dealership's ability to provide additional on-
site parking supply is the structure's Floor Area Ratio (FAR), or the ratio of building floor area to
lot area. As discussed in Chapter V, the effective FAR for auto dealerships on Santa Monica
Boulevard is 1.15 and on Wilshire Boulevard it is 1.10. And this is further limited to just the
commercially-zoned land area, although many dealership sites include land located in other zoning
districts. Further, the definition of "floor area" that goes into the FAR ratio counts below-grade
dealership uses for virtually anything but parking, and above-grade parking structure floor area,
unless the structure is designed in a very particular way that is unsuitable for auto dealerships,
particularly in a site remodel situation.
" As shown previously in Table IV-2, total parking demand exceeds 200 spaces for all but two (Saab and
BMW) of the 10 case study dealerships.
' This would be consistent with other sections of the zoning code that rely on height measurement, rather
than the number of stories, for parking structures, hotels or other buildings with at least one floor of residential use
(e.g., Bayside Commercial District, SMMC § 9.04.08.15.060(a)(1).
HAMILTON, RABINOVITZ & ALSCHLJI.ER, INC. Page 47
ProposedModi~canons
Thus, three stories of above-grade parking, at a total of 60,000 square feet, plus the
median 20,000 square feet of existing showroom and parts facilities, would total 80,000 square
feet. Based on the data from Table 4 in the preceding Chapter, about 78 percent of the dealership
sites are located in commercial zones. Thus, 78 percent of the median 61,250 dealership site, or
47,725 square feet would be used in the ~ity's current FAR calculation. Accordingly, the 80,000
square foot average total of dealership buildings and needed new parking structure would
produce, an FAR of 1.68, which exceeds the FAR applicable to deatership sites of average scale
on both Santa Monica Boulevard (1.15 FAR) and Wilshire Boulevard (1.10 FAR). It should be
noted that the FAR needed to meet the on-site parking and facilities requirements of the average
dealership, according to the preceding estimate, would still be about half (56%) of the threshold
established by the City's Land Use Element for auto dealerships on Santa Monica and Wilshire
Boulevards (i.e., 3.00).
Similarly, a four-level structure above grade, which dealerships with the highest parking
requirements would need to meet all of their requirements, translates to an FAR of about 2.10 on
the average dealership site, counting dealership land in confornung commercial zones only. This
would still be 30 percent less FAR than the standard provided in the Land Use Element for auto
dealerships.
The Zoning Code's 50 percent floor area discount for roof-top parking is also irieffective,
because it applies only to structures on commercially-zoned land, and only if in connection with
development of a new dealership or a major remodel of an existing dealership. It is unlikely that
additional parking structures of the scale needed could be added to most existing dealerships
using only land in conforming commercial zones.
The 50 percent discount for roof-top parking is not included in the preceding examples,
because the City's past interpretations have prevented using the discount if roof-top parking
includes repair vehicles and sales inventory, as distinguished from customer parking. This renders
the discount useless because: (1) dealerships would be unlikely to put customer parking in the
most remote location just to take advantage of the discourrt; and (2) it conflicts with other City
policies (and dealership operational efficiency) that seek to consolidate auto dealership uses on
single sites.
Further, below-grade parking that is used for anything other than customer or employee
parking (e.g., inventory storage or repair work) is also counted in the FAR calculation, even
though it adds nothing to the bulk of the structure. Further, not counting any below grade
dealership floor area for purposes of calculating FAR could serve as an incentive to construct
parking and other facilities below grade, thereby reducing the scale and other externalities of
above-grade development.
HAMILTON, RABINOVITZ & ALSCHULER, INC. Page 48
Proposed Modi ficadons
d. Use of Dealership Land in Other Zones
As discussed in Chapter IV, half of the case study dealership sites include lots in non-
commercial, ~parking overlay and residential zoning districts, which are subject to a variety of ~se
restrictions. If these regulations are not rnodified in a way that pernvts the development of
parking structures above and below grade or expansions of other dealership facilities, the
dealerships will not have the physical flexibility to reconfigure their sites to accommodate new
parking structures. It should be possible, with appropriate design standards and reasonable
setbacks from adjacent residential uses, to pernut enclosed or shielded, above-grade and betow-
grade structures and other structures on portions of these lots, without jeopardizing the quality of
life in adjacent residential buildings. Indeed, if properly designed, such structures may be a better
buffer for neighbors residing adjacent to dealerships than existing surface parking lots.
Alternatively, it might be possible to locate new dealership parking structures toward the interior
or commercial frontage of the site if the Zoning Code permitted new or expanded, fully enclosed,
dealership buildings to be located on portions of the non-commercial lots.
In sum, the existing on-street parking problem resulting from auto deatership operations
could be alleviated, perhaps substantially, if the City's development regulations were modified to
permit dealerships the ability to construct on-site parking structures of three or four levels above
grade, and provide incentives to put at least one level below grade.
3. Recommendations to Provide Required Parking Supply
Based on the foregoing analysis, it is recommended that the City's zoning regulations be
modified as follows to enable dealerships to develop sufficient on-site parking capacity:
^ Modify the building height standard to 46 feet for enclosed or semi-enclosed
parking structures on dealership sites, with no limit on the number of floors.
^ Increase the maximum FAR for auto dealership sites along Santa Monica and
Wilshire Boulevards to 1.75 when they include parking structvres. This would
provide a measure of flexibility for dealerships that choose to add parking
structures without compietely changing existing building configurations.
^ Modify the definition of "floor area" to exempt all below grade dealership uses of
any icind and make the 50 percent discount for roof-top paricing applica~le to all
types of parking.
^ Permit be~ow grade parking, above grade enclosed and semi-enclosed parking
structures and enclosed dealership buildings on non-commercial dealership lots to
within 20 feet of an abutting residential parcel at the rear yard, and to within l0
feet of an abutting residential parcel along a side yard..
HAMILTON, RABINOVITZ & ALSCHLTI,ER, Itvc. Page 49
Proposed Modi~ications
B. AUTO DEALERSHIP OVERLAY DISTRICT
Inasmuch as the recommendations discussed above relate to full-service franchise new
vehicle dealerships, and not to any other land use, it is further recommended that the foregoing
changes be embodied in a new Auto Deaiership (AD) Overlay District. This would provide an
opportunity to also resolve a number of other Zoning Code difficulties, and consolidate all of the
auto deaiership requirements in one section of the Code.
1. Purpose of the AD Overlay District
An "overlay" zone means, quite literally, overlaying, or superimposing, additional
regulations for an area on top of the underlying zoning re,gulations for the area. The City already
employs this zoning technique for the "A" lots, and a number of other areas with special
circumstances.6 It would make a speciat set of zoning changes, like those described above for
dealership parking structures, applicable only to sites shown on the City's official Districting Map
as having the AD overlay designation. The AD Overlay District could be applied to portions of
Santa Monica Boulevard between Lincoln and the east City limits, on Wilshire Boulevard between
16~' and 18~' Streets, and other appropriate sites (e.g., the satellite Hornburg Jaguar site on
Olympic Boulevard near Centinela). Properties within the AD Overlay District could include the
existing commercially zoned parcels, and for existing deaiership sites, the non-commercial lots
that are part of the dealership site at the time the AD District is created. Other related sites used
for vehicle storage could also be included in the AD District.
2. Possible Scope of the AD Overtay District Regulations
In addition to the parking structure regulations discussed above, the AD Overlay District
regulations would also provide the opportunity to address several other difficulties auto
dealerships encounter with the current zoning regulations, as discussed in previous Chapters.
Accordingly, the regulations for the AD Overlay District could address the following:
^ Include all of the parking structure-related changes described above.
^ Clarify the procedures that apply to minor remodels versus new or substantial
remodels, set the scale thresholds so they correspond to the existing dealership
facilities and sites, and require more costly improvements only in conjunction with
new or substantial expansions.
^ Clarify those requirements that must be complied with by all dealerships
immediately (e.g., on-site lighting, noise prevention, test driving routes, loading
and unloading requirements).
° For example, the N Neighborhood Overlay District, the Beach Overlay District, the NW North of
Wilshire Overlay District and the BR Boulevard Residential Overlay District.
HAMILTON, RABMOVITZ & ALSCHiJLER, INC. Page SO
Proposed Modi~ications
^ Eliminate the duplicative Performance Standard Permit and Conditional Use
Permit requirements and make most such projects subject to Development Review.
^ Conform the provisions of the non-conforming use sections of the Zoning Code to
permit minor and substantial expansions on dealership sites in the AD District,
regardless of the underlying parcel zoning.
If this concept is accepted by the City, it should be subjected to a programmatic level of
environmental analysis (e.g_, Program Environmental Impact Report (EIR) or Master EIR) that is
sufficiently complete and comprehensive to serve as the core environmental documentation for
any future pro}ect whose impacts fall within the range of alternatives analyzed in the
environmental document. This approach would help determine whether any additional standard
mitigation measures are needed for auto dealership development pernutted under the AD Overlay
District Guidelines. It would also serve to focus any subsequent environmental review on site-
specific issues.
3. Recommendations to Amend the Zoning Code
It is recommended, therefore that the City consider preparing:
A te~ct amendment to the Zoning Code establishing a new Auto Dealership Overlay
District, and amend the Districting Map to apply the AD District to sections of
Santa Monica Boulevard between Lincoln Boulevard and the east City limits,
Wilshire Boulevard between 16~' ad l8`~ streets, and other appropriate sites The
draft text amendment included as Appendix C to this Report presents the changes
that would be needed to resolve the issues described above, including changes in
the development envelope regulations needed to accommodate the dealerships'
needs for on-site parking.
^ Prepare a Program or Master EIR for the proposed AD Overlay District and adjust
the property development and other standards in the draft text amendment to
include any applicable mitigation measures that may be needed to alleviate
potential significant adverse impacts caused by parking structures or other aspects
of the proposed AD District amendments.
If the foregoing recommendations are adopted, supplemented and amended as needed
thraugh open public discussion, auto dealerships will have the flexibility to adapt their facilities to
changing market circumstances and remain a vital part of the City's economy. These changes will
also go a long way toward resolving the parking supply problem that has deeply troubled
residents in the vicinity of the dealerships.
HAMILTON, RABINOVITZ & ALSCH[3LER, INC. Page 51
APPENDIX A
Summary Characteristics of the Case Study Santa Monica Auto Dealerships
HA~fILTO\_ RaBINO~'ITZ & ALSCHLTLER. INC.
CLAUDE SHORT DODGE
Hours of Operation
Mon-Fri
Sales 9:00 am - 8:00 pm
Parts 7:30 am - 6:00 pm
Service 7:00 am - 6:00 pm
Site Specific Issues/Notes
Saturday
9:OOam-6:OOpm
ciosed
closed
• They couid use more space for parts storage.
• They would like neon lighting for signage.
• Building and lot illumination is insufficient.
• The ability to build on related A-lots is constrained.
~ Some complaints from residential neighbors.
• New car storage space is needed.
• Customer parking area is needed.
• Not allowing outside. service areas hurts independent dealers.
Existinq Zoninq
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Hornburg Jaguar, Inc.
1601 Wilshire Boulevard
Repair Operation Service Bays (Enclosed
Lifts 24 (24) >
Pits 0 (0)
Other 0 (0)
Total 24 (24)
On-Site Parkina Spaces
Sales/Customer 4
Service/Repair 0
Employee 2
Total 6
Emalovee Commute Mode
Drive to Work 100%
Car Pool 0%
Bus 0%
Bicycle 0%
Walk 0%
Emplovee Parkina Demand
Drive to Work 74
Park on site 43%
Park on other site 49%
Park in Street 8%
Loadinq/Deliveries (Averaae Per Week)
Vehicles 0
Parts 12
Tow Trucks 40
r,a
~
Parking ar~ea
Off-site service area
Off-site service area
HORNBURG JAGUAR
Hours of Operation
Mon-Fri
Sales 9:00 am - 7:00 pm
Parts 8:00 am - 5:30 pm
Service 7:30 am - 6:00 pm
Saturday
9:00 am - 6:00 pm
closed
closed
Sunday
11:00 am - 5:00 pm
closed
closed
Site Specific Issues/Notes
• No customer parking is available.
• Service and inventory are off-site.
• Dealership leases employee parking spaces from the City at an off-site location.
• Dealership was required to remove outdoor public address system.
Existinq Zoninq
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In~niti of Santa Monica
900 Santa Monica Boulevard
Repair Operation Service Bavs (Enclosed
Lifts 12 (4) o-
Pits 0 (0)
Other 2 (10)
Total 14 (14)
On-Site Parkina Spaces
Sales/Customer 10
Service/Repair 10
Employee 9
Total 29
Emplovee Commute Mode
Drive to Work 90%
Car Pool 5%
Bus 0%
Bicycle 0%
Walk 5%
Emplovee Parkina Demand
Drive to Work 64
Park on site 6%
Park on other site 34%
Park in Street 59%
Loadinq/Deliveries (Averaqe Per Week)
Vehicles 0
Parts 5
Tow Trucks 6
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Infitniti Dealership
In~niti showroom
Service area
Parking area
INFINITI OF SAIYTA MONICA
Hours of Operation
Mon-Fri
Sales 8:30 am - 9:00 pm
Parts 7:00 am - 7:00 pm
Service 7:00 am - 7:00 pm
Saturday
8:30am-7:00pm
8:OOam-S:OOpm
8:OOam-S:OOpm
Sunday
10:00 am - 6:00 pm
closed
closed
Site Specific Issues/Notes
• Limited service hours are an issue.
• The inability to stack loaner cars takes up vehicle parking area.
• Roof parking would resolve some of the parking problem.
• Constraints on hours of operation is costing the dealership sales revenue.
• Parking of inventory at airport is not ideal-the drive time between showroom and airport
is long. Airport site does not have lighting.
• City raised the airport parking/storage fees.
Existing Zonina
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Lynch Motors (Mercury, Lincoln, Subaru)
1229 Santa Monica Boulevard
Repair Operation Service Bavs (Enclosed
Lifts 26 (30)
Pits 0 (0)
Other 4 (0)
Total 30 {30)
On-Site Parkin4 Spaces
Sales/Customer 3
Service/Repair 0
Employee 0
Total 3
Emalovee Commute Mode
Drive to Work 97%
Car Pool 2%
Bus 1 %
Bicycle 0%
Walk 0%
Emqlovee Parkina Demand
Drive to Work 65
Park on site 0%
Park on other site 0%
Park in Street 100%
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Lynch Motors Dealership
Loadinq/Deliveries (Averaqe Per Week)
Vehicles 25
Parts 5
Tow Trucks 10 ,.
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Service area - exterior
LYNCH MOTORS
Hours of Operation a
Mon-Fri
Sales 9:00 am - 8:00 pm
Parts 8:00 am - 6:00 pm
Service 7:00 am - 6:00 pm
Site Specific Issues/Notes
• All employee parking is on-street.
Saturday
9:00 am - 6:00 pm
8:00 am - 5:00 pm
8:00 am - 5:00 pm
Existina Zoninq
Sunday
10:00 am - 5:00 pm
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Mercedes-Benz
W.1. Simonson, Inc.
1626 Wilshire Boulevard
Reaair Operation Service Bavs (Enclosed
Lifts 38 (46) "
Pits 0 {)
Other 8 (0)
Total 46 (46)
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On-Site Parkina Sqaces
Sales/Customer 0
Service/Repair 0
Employee 20
Total 20
Emplovee Commute Mode
Drive to Work 83%
Car Pool 12%
Bus 3%
Bicycle 2%
Walk 0%
Emplovee Parkinca Demand
Drive to Work 133
Park on site 18%
Park on other site 37%
Park in Street 45%
Loadinq/Deliveries (Averaqe Per Week)
Vehicles 2
Parts 5
Tow Trucks 5
~
Service area
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Parking area adjacent to residenfial properly
Off-site service area
Future PDl Center site
MERCEDES-BENZ W.l. SIMONSON
Hours of Operation
Mon-Fri ` Saturday Sunday
Sales 9:00 am - 8:00 pm 9:00 am - 6:00 pm 10:00 am - 6:00 pm
Parts 7:00 am - 6:00 pm closed closed
Service 7:00 am - 6:00 pm closed closed
Site Specific Issues/Notes
• They v~ould like to be able to expand vertically.
~ They will need more service and sales area according to forecasts.
e There is a disconnect between the company goals and what the City permits for
hours of operation and service. They are not meeting their sales goals because the
facility is inadequate.
• There is limited employee and customer parking.
• Requirement for undergound clarifier limits repair/upgrading of lot.
• Queuing area is inadequate.
• Employees pay for parking two blocks away.
• New car wash will take out service bays.
• Off-site dealer preparation center will be built at 20th and Olympic.
Existinq Zoninq
Site 1 ~ ~ Site 2
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Saab of Santa Monica
3020 Santa Monica Boulevard
Repair Operation S_ervice Bavs (Enclosed
Lifts 9 O p
Pits 0 ()
Other 7 ()
Totai 16 ()
On-Site Parkina Sqaces
Sales/Customer 3
Service/Repair 30
Employee 0
Total 33
_Emplovee Commute Mode
Drive to Work 100%
Car Pool 0%
Bus 0%
Bicycle 0%
Walk 0%
Emplovee Parkina Demand
Drive to Work 22
Park on site 0%
Park on other site 0%
Park in Street 100°~
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Service Area - interior
Saab Dealership
Loadinq/Deliveries (Averaqe Per Week~
Vehicles 1
Parts 2
Tow Trucks 2
SAAB OF SANTA MONICA
Hours of Oaeration check
Mon-Fri
Sales 9:00 am - 8:00 pm
Parts 8:00 am - 6:00 pm
Service 7:00 am - 6:00 pm
Site Specific Issues/Notes
• Most employee parking is on-street.
• Would like to expand vertically.
Saturday Sunday
9:00 am - 6:00 pm 10:00 am - 5:00 pm
8:00 am - 5:00 pm closed
8:00 am - 5:00 pm closed
Existina Zonina
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Santa Monica Acura
1717 Santa Monica Boulevard
Repair Oqeration Service Bavs (Enclosed
Lifts 22 (4) °
Pits 26 (0)
Other 2 (0)
Total 50 (4)
On-Site Parkina Spaces
Sales/Customer 10
Service/Repair 80
Employee ~ 10
Total 100
Emalovee Commute Mode
Drive to Work 87%
Car Pool 13%
Bus 0%
Bicycle 0%
Walk 0°10
Emplovee Parkina Demand
Drive to Work Na
Park on site 20%
Park on other site 0%
Park in Street 80%
Loadinq/Deliveries (Averaqe Per Week)
Vehicles 1
Parts 6
Tow Trucks 2
Acura Dealership
Parking area
Service area
SANTA MON/CA ACURA
Hours of Operation
Mon-Fri
Sales 9:00 am - 9:00 pm
Parts 7:30 am - 6:30 pm
Service 7:30 am - 6:30 pm
Site Specific Issues/Notes
Site 1
Saturday
9:00 am - 9:00 pm
8:00 am - 5:00 pm
8:00 am - 5:00 pm
Existing Zoninq
Sunday
10:00am-7:00pm
closed
closed
Site 2
Santa Monica BMW
1820 Santa Monica Boulevard
Repair Oqeration Service Bavs (Enclosed
Lifts 22 (23)
Pits 0 (0) ~
Other 1 (0)
Total 23 (23}
On-Site Parkina Spaces
Sales/Customer 0
Service/Repair 0
Employee 0
Tota1 0
Emqlovee Commute Mode
Drive to Work 88%
Car Pool 10%
Bus 1 %
Bicycle 0%
Walk 1 %
Emqlovee Parkinp Demand
Drive to Work 75
Park on site 0%
Park on other site 30%
Park in Street 70%
Loadinq/Deliveries (Averaae Per Week~
Vehicles 0
Parts 40
Tow Trucks 10
Service area
BMW Dealership
Customer waiting area
SANTA MON/CA BMW
Hours of Oaeration
Mon-Fri
Sales 9:00 am - 8:00 pm
Parts 7:00 am - 7:00 pm
Service 7:00 am - 7:00 pm
Site Specific Issues/Notes
° Saturday
10:00am-7:00pm
closed
closed
Sunday
11:00 am - 6:00 pm
closed
closed
• This dealership used to have a tent that they used to protect their customers from heat
and rain. They were forced to remove the tent because it violated code.
• Would like to expand vertically and/or repair lot, but would trigger too many compliance
requirements for parking and landscaping, and an underground clarifier.
• Need employee parking.
• Has off-site vehicle storage facility.
Existina Zoninq
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Santa Monica Ford
1230 Santa Monica Boulevard
Repair Ope~atior- Service Bavs (Enclosed
Lifts 23 (15)
Pits 1 (37) '
Other 28 (0)
Total 52 (52)
On-Site Parkina Saaces
Sales/Customer 6
ServicelRepair 224
Employee 6
Total 236
Em~lovee Commute Mode
Drive to Work 75%
Car Pool 22%
Bus 2%
Bicycle 1 %
Walk 0%
Emqlovee Parkin4 Demand
Drive to Work 74
Park on site 6%
Park on other site 0%
Park in Street 94%
Loadinq/Deliveries (Averaqe Per Week)
Vehicles 3
Parts 10
Tow Trucks 20
~
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Forr.~ Dealership
Service area
Service area
SANTA MONICA FORD
Hours of Operation
Mon-Fri
Sales 8:00 am - 9:00 pm
Parts 7:00 am - 5:30 pm
Service 7:00 am - 5:30 pm
Saturday
8:OOam-6:OOpm
closed
closed
Sunday
10:00 am - 6:00 pm
closed
closed
Site Specific IssueslNotes
• Most employee parking is on the street.
Existinq Zonina
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Santa Monica Nissan
1599 Santa Monica Boulevard
Repair Operation Service Bavs (Enclosed
Lifts 18 (19) ~
Pits 0 (0)
Other 1 (0)
Total 19 (19)
On-Site Parkinq Sqaces
Sales/Customer 15
Service/Repair 75
Employee 15
Total 105
Employee Commute Mode
Drive to Work 85%
Car Pool 10%
Bus 3%
Bicycle 1 %
Walk 1 %
Emplovee Parkina Demand
Drive to Work
Park on site 20%
Park on other site 10%
Park in Street 70%
Loadinq/Deliveries (Averaqe Per Week)
Vehicles 2
Parts 25
Tow Trucks 5
Nissan Dealership
Service area
Parking area adjacent to undeveloped
residential property
Service vehicle parking area
SANTA MONICA NISSAN
Hours of Oqeration
Mon-Fri
Sales 9:00 am - 9:00 pm
Parts 7:30 am - 6:30 pm
Service 7:30 am - 6:30 pm
Saturday
9:00 am - 9:00 pm
8:00 am - 5:00 pm
8:00 am - 5:00 pm
Sunday
10:OQ am - 9:00 pm
closed
closed
Site Specific Issues/Notes
• Would like to set design standards for auto dealers to promote a consistent look.
• Desires minor remodel but not with requirement to bring everything else up to code.
• Would like traffic light installed at corner.
Existinq Zonina
Site 1
Santa Monica Volkswagen
2440 Santa Monica Boulevard
Repair Operation Service Bavs (Enclosed)
Lifts °
P its
Other
Total N/A (N/A)
On-Site Parkin4 Spaces
SaleslCustomer
Service/Repair
Employee
Total N/A
Emalovee Commute Mode
Drive to Work N/A
Car Pool N/A
Bus N/A
Bicycle N/A
Walk N/A
Emplovee Parkina Demand
Drive to Work N/A
Park on site N/A
Park on other site N/A
Park in Street N/A
Loadina/Deliveries (Average Per Week)
Vehicles N/A
Parts N/A
Tow Trucks N/A
~
Votkswagen Dealership
Parking area
Service area - interior
SANTA MONICA VOLKSWAGEN
Hours of Operation
Mon-Fri
Sales 9:00 am - 8:00 pm
Parts 8:00 am - 6:00 pm
Service 7:00 am - 6:00 pm
Site Sqecific Issues/Notes
Saturday
9:00 am - 6:00 pm
8:00 am - 5:00 pm
8:00 am - 5:00 pm
Sunday
10:OOam-S:OOpm
closed
closed
• Employee and customer parking is insufficient.
• Vehicle storage areas are inadequate.
• Leasing sites for vehicle storage does not help because sites cannot be developed with
parking facilities due to inability/cost effectiveness of developing leased sites.
• Limited service hours are a problem.
• Some complaints of noise from the neighborhood.
Existinq Zonina
'lr _ _ J
_ .~I ~ • ~ • ~ I
~ ~a ~,i
'i.~ ~ ~ i~~
-r;-~ t ; '-,-~~-
~_ ~I ~
i+~ i
~ _I_ I ~
~
' , ~~ ~--~
~ , , ~~ __ _. _
~ _. . ~ .~# ~
_ t_ '
I • --
~:~ ~ titLi-
~ ' ~ 'rti. :;:%,;. ~ : : ;~
i ..' : ii:..ti
; ~ , : -~::~~
! ' _I :ti-:'} f;':!::• "'
_1 ~ :~ ~v~: .:f
~ ',;:;;;::'}:;:~'
,-, . :; .
~ f:.:;.,~ :i::^>
....:•'r.•:
1_ ~
Lexus
VVV
Sheridan Toyota
801 Santa Monica Boulevard
Repair Operation Service Bavs (Enclosed
Lifts 22 (24) .
Pits 0 (0)
Other 2 (0)
Total 24 (24)
On-Site Parkinp Spaces
Sales/Customer 44
Service/Repair 140
Employee 0
Total 184
Emplovee_Commute Mode
Drive to Work 77%
Car Pool 1 g%
Bus 2%
Bicycle 0%
Walk 2%
Emplovee Parkina Demand
Drive to Work 100
Park on site 10%
Park on other site 0%
Park in Street 90%
Loadinq/Deliveries (Averaae Per Week)
Vehicles 5
Parts 15
Tow Trucks 12
Toyota Dealership
Uehicle display ar~a
On-sfreet vehicle un/oading
SHERIDAN TOYOTA
Hours of Operation °
Mon-Fri
Sales 9:00 am - 9:00 pm
Parts 8:00 am - 6:00 pm
Service 7:00 am - 6:00 pm
Site Specific Issues/Notes
Saturday
9:OOam-9:OOpm
8:OOam-6:OOpm
8:00 am - 6:00 pm
Sunday
10:OOam-9:OOpm
closed
closed
• Need employee parking, some impact on neighborhood is occuring.
~ Cannot complete minor repairs/upgrades such as resurface lot because it triggers com-
pliance with larger improvements such as lighting and landscaping requirements.
• Required landscaping obscures vehicle display area.
• Dealership would like to expand vertically.
• Need vehicle storage area.
• Finds landscaping, .setback and height restrictions limiting.
Exisitnq Zoning
Main Site
~~I ~
~ ~_.~.~. ~-~.-'-~
, . r-.i _i
_ ~~-;-~ ~
„
, 1.i !~ ~
r. ~
_~_ ;
-,~ :. , ( .,,~ ~ ~ ~ ,
,.. ,
_,
_.i ~ •. _ .. . __ _ _. ~ !_
~~~,L~ - -; ; ~~ i I ~ '~~~.;~~ ' ;`i'~'~' `:i`i
, I ; i ~ ! ~~ ~- --1 ~ ! ~ ~ ~ I ~.r ~~._~. ~~~r~: .~<<: .-;~ti ± ~ ;
Used Lot
Claude Short Dodge
1127 Santa Monica Boulevard
Repair Operatian Service Bavs (Enclosed
Lifts 0 (24) °
Pits 4 (3)
Other 5 (5)
Total 9 (32)
On-Site Parking Spaces
Sales/Customer
Service/Repair
Employee
Total N/A
Emplovee Commute Mode
Drive to Work N/A
Car Pool N/A
Bus N/A
Bicycle N/A
Walk N/A
Emplovee Parkina Demand
Drive to Work N/A
Park on site N/A
Park on other site N/A
Park in Street N/A
Loadinq/Deliveries (Averaqe Per Week)
Vehicles
Parts
Tow Trucks 10
Service area
, .,. _ , .
_
. , . _.. _ w~
A Lot adajacent to residentia/ property
APPENDIX B
Santa Monica Land Use Element Policies Related to Auto Dealerships
Santa Monica Zoning Code Ezcerpts Related to Auto Dealerships
(not including tk~e City's Sign Code and Architectural Review Reyuirements)
HAIIILTO\. RaBIt~O~'iTZ & ALSCHL7,ER, INC. •
GITY C~F SANTA MONICA
ZONING C~RDINANCE
Including
Chapters 9.04-9.52
With Amendmenfs to Currenr to May, 2000
(Through Orrlinance 1970CCSJ
~ ~ ~ ~ ~
REVISED: August 2000
9.04.08.12.080
Sauta Monica Muaicipal Code
9.04.0814.010 Parpose.
The BtoadcPay Gomme~rial Distcict is mtracled to protnct
and enhance neighborhood oommeroal areac 69 P~~~
the conxntration of businesses ihat provide convenienc;e
goods and servias used frequent~S' bY local resideats Tbis
Di.~ict prwides for a scale and cbaracter of development
that is oonsistent aith pedestrian orientation and wbich
unds to amract and promote a wallc ia dienule. Develop-
ment within this Dictrict should' n,a,~;..,»~ hnman scale
elemcnts wh7e providing a sensitive ~an.rition between
these uses and neighboring residenoes, mctuding the
esid
p~vi.rion of adequatc and properly ated parlaug fac~ities.
~°-dditianai~', the Bnoa,d'~va5' C,o~~al I~Ct enoou~ages
residential mACd use of commcrciaUy zoned parceLs to
further enhanx the ~ansition between neighborhood
commercaal and adjacent residential uses, consistent with
the goaLs, objec~ves, and polides of the General Plan.
(Prior code § 9016.1; amended by Orci. No. 1687CCS §
2 (part), adopted 6/J?J93)
9.04.08.1d.01,0 Permitted nses.
The follawiag co~enicnx goods aad service type uses
shall be peimitted in the Braadway Commer~ial District,
if conducted within an ~nclosed building (e~oxpt wherc
otherwise pctmittcd):
(a) A-PPliance stores.
(b) APPliance or electrvnic repair shops.
(c) Art galleries.
(d) Aroist studios.
(e) Barber or beauty shops.
(fl C~d daq care cxntets.
(g) Caeaneis.
(h) Cangregate housing.
(i) Domestic violence shelters.
G) ~~~.
(k) Food stores.
(I) General o~ces above thc first floor.
(m) Hardware. stores.
(n) Homeless shcltecs witL less than fifty-8ve beds.
(o) Iaunac+amau.
(P) iabraries.
(v Medicai, dental, and optometrist offioes, provideri
that the use does not cxeeed twenty-five peaxnt of tatal
square footage of the bulding or three thousand square
feet, whichever is less.
(r) Multifam~7y dwelling uaits.
(s) O~as and mr.~tiag rooms for chazitable, youth
and welfane organizations.
(t) Plaoes of worship.
(u) Public parla and playp,~ouads.
(v) Photooopy shops.
(a') Plant masecies (Parnri~e~ aIl ~pplies, e~ePt P,l~ted
stoc]c are kept entirely aithin an enclosed buildin8)-
(x) Restauraats of fifty seats or less. ~
(y) Schools.
(z) Senior group housing.
(aa) Senior housiag.
(bb) Single-fam~y dwelliag uniu.
(oc) Sin~e-rnom ocxupancy housing.
~dd) SPeaaltY offioes.
(ee) Ta~lors.
(~ Transitional housing.
(B8) ~rY us~ whicfi ace deteimmed by the zaamg
Admmis~ator w be necessary and ciutomazily associated
~vith, and are appropriate, incidantal, and subordinate to,
the priaapal permitted uses aad which are oonsistent with
and no more diriia~biag or diauptive tban pcrmitted uses.
(bh) Other uses de~etmmed by ~e Z~g Ac~is~ataa'
to be s~ilar to thoso Iistui abovc which are consistent
with and no more disturbing or discuptive iban permitted
uses. (Prior oode § 90162; amended by Ord. No.1687CCS
§ 2 (part), adopted 6112193)
9.04.OS14A30 Uses sabject to performance
standards permit
The following uses may be permitted 'm the Broadway
Commercial Disnact subject to approval of a Performance
Standards Permir
(a) Automobile sta~a~ge lrns assodaied with antomoble
deale~hips sclling new vehicles on the effectivo dau of
this Cbapter. F~istmg aummob~le storage lots shall oomply
with Secoion 9.04.12100 within three y~ea~ from the effec-
tive date of this Chapter.
(b) LarBe fami7y day carc~ homes.
(c) Sidewalk cafes. (Prior c~ § 90163; ameaded by
Ord No. 1687CCS § 2(part), adopted 6!T?J93)
9.04.08.14.035 Uses sabject to a nse permit
(a) Ouuioor new~tands. (Addal by Ckd. No.1690CCS
§ 2, adopud 7/13/93)
9.04.08.14.040 Conditionally permitted nses.
The following uses may bo permitted in the Broadway
Cammercial Dirnict snbject to the approval of a Condi-
tional Use Permit:
(a) Eapanson or inuns~cation of automob~le repair
fac~7ities eatting az of Juiy 11, 1995.
(s~w Mooi~ 3-99) 424-2
Santa Momica Ivt~micipal Code
(b) Homeless shelters with fifty-five beds ar more.
(c) Servix stations. (Prior oode § 9016.4; amended
by Ord. No. 1687CCS § 2(part), adopted 6f12J93; Ord.
No. 1809GYS ~ 1, adopted 725/95)
9.04.0814.Q50 ProW6ited nses.
(a) CSmemas.
(b) Fmearms clealeiships.
(c) Rooftap patldag on paroels ditectty abutting, or
sepaiated by an aUry irom, a revdential district
(d) AaY us~ not speafic~iy authorizea. (P:ior code
§ 90165; amended by Onl. No. 1687CCS § 2(part),
adopted 6/Z'1J93; Ord. No.1852IXS ~ 8, adopted 6/11./~6)
9.04 48.14.060 Propeety de~elopmmt standards
All p~vper~ty in the Bmadaay Dist~ict abaIl be deveioped
in acoordanx with the following staadards:
(a) M~mum Bnilding Ha~gttti T~vo stories, aot to
exceed thirty feet exoept that if fiftp pe~roent or morc of
the bmld'mg is ~sdendal, tlme~ smriGS, not tn aaoetd forty-
frve feet There shali b~ no limitation on the number of
stories of a~ struchu~e containing at least one floor of
rtsidential use, so long as ihe height does not e~oce~d the
ma~dmum number of feet permitted 'm this Section.
(b) Maamam F7oor Area Rstia The ma~dmttm floor
area ratio shall be deuimi~ned as follows:
FAR if at Lesst Thirty
Percaat of Prajed
is Residmtial, or if at
Least Eighty Perceat
Panxl of the Prvject is a
Sqoare Footage FAR Groary Store
0 - 15,000 1.0 IS
15,001 - 22,500 0.90 13
22,501 and up 0.80 1.15
(c) Mi~nimum Lot Siu. Seven thousand five hundred
square fee~ Each paroel shall havc minimum dimeasioas
of fifty feet by one hundred fifty feet, eaapt that parcels
c~risting on t6e effective date of this Cbapter shail not be
subject to this requirement
(d) ~+unt Yscd Setbsck. Iandscaping as required
pursuant to thc provisioas of Part 9.04.10.04.
(e) Rear Yard Setback. Nono, enxpt
(1) Wher~e rear paroel lme abuts a riesideatiat district,
a rear yard equal to:
5' + (stories x lot width~
50'
The required rear yard may be used for pazldag or
loading to wiffiin five feet of the raar par~el liae provided
the parldn.g or loadiag does not e~end above the fitst floor
level aad pmvided that a wall not less than 5ve feet or
more tban soc feet m height is eraxed and maiatamed along
the rear commertial parcel line. Aaxss dtiveovays shall
be permiued to perpendiczilaz}y e~oss the required rear
yard provided the driveway daes not r.~ooed the miaimum
9.04.08.14.040
~vidth pecm~d fa~ the parlciag atea. A requaed near yazd
shall not be nsed for oommticaal purposes.
(2) Tbat needed to sooommodate laadscapiag and
scaceeniag for a rear yard buffer nquaed pnrsvaar to thc
pravisions of Part 9.04.10.04.
( fl Side Yard Setbaclc. None, mxp~
(1) Where the iatenior side paroel 1'nne abuts a residen-
tial district, aa intaaor sicie yard equat to:
5' + (stories z lot width)
SO'
The ~ side qaad may be u~cd for pa~rmag or ~g .
w withia five fxt of the i~eri~o~ sde pzopesty ~e pio~vided
the parlang or loading does not a~tead abo~ve the fust floor
level and pmvided a wall not less tban five feet or mare
than sx feet in height is erecxed and maiatained along
the side commercial parxl Iiae. A required iaterior siae
yard sttaII not be used for aoo~s or for oommerdal ptupos-
es.
(2) T]~si nealed tio aooo~ciate l~pim8 roquued
for a sTreet side yatd, landscape buffcr and screaniag
piusuaat to the pravisions of Part 9.04.10.04.
(3) A tea-foot setback fram aa interior property Ime
shall be ~quired for portions of but~c~ings tbat eoatam
windaws, doors, or oth~r openings into the interior of the
bu~ding An inurior side yazd less t6an un feet sba![ be
permitted if pravisions of the Uniform Bulding Code
nlated to fire-raud openmgs in side yards are satisfied.
(g) D~evelop~t Revie~r. A dtvdop~mt review Pesmlt
is required for aay dcvelopmeat of more than tw~aty-tao
ihousaad five huadc~ed squar~e feet of floor ar~ea and for
aay deve~opa-ent with rooftop parldng. Squate footage
devoud to residential use shaII be redactd by fifty Paraat
when calculatiag whether a development rcview permit
is rcquired.
(h) Pedestri:a Orie,ntetion. Gmaad floor stteet $vat-
age of each structuro shall be datigaed Rrith pedesuian
orieatation ia acaordaax with Searon 9.04.10.0244Q of
this C~aaptcr. (Prior code § 9016.6; amended by Ord No.
1687CCS § 2(part), adopted 6R2J93; Ord. No.1774C`•S
§ 1, adopted 11/15/'94; Ord No. 1893oCS § 4, adopted
1/13/98; Ord. No. 1927CCS § 3, adopud 11/101~8)
9.04.08.14.065 Deed restrictions.
Prior to ssuanoe of a buldmg pecmit for a projax which,
pn.c,.ani to thLS Pazt, I~aS lCCCiVGd S dC~Siiy Oi height
bonus, or was not subjact w a development review permit
because the calc~ilarion of the residential square footage
of the project aas reduced b'Y ~Y P~~~ the applicaat
shal! submit for C~ty review and apprwal, dud rest~icaons
or other legal insuumenu setting forth the obligation of
the applicant to maintain ttce resideatial use of the projeU
for the life of the projut. (Added by Ord. No.18280C'S
§ 1, adopted 11r1195; amended by Ord. No. 1927CCS §
4, adoptcd 11/10/98)
9.04.0~14.070 Arrhitettans! i+eview.
All new ~ucaon, n~w additions w atistm8 bu~d~s,
and aay other exterior impravements that require issvanoe
4?11-3 (sama Maoi~a 3A~
9.04.08.14.070
Santa Moaica MaaidpaI Code
~ a bu~7ding pe~mit sbaIl be subjoct to ambit~l rwiaw
pucsnaat W tbe pzwisions o~ Chapter 932 c~ this.Artidc.
(Prior oode $ 9016.7; amended by Ord No. 1687CCS ~
2 (part), adopted GR.2J93)
(sano Momv 3-9s) 424-4
~'
~I~~
~
~
~
~
,
,
~
~
,
Santa Mamica Mimi~dpal Cocte
9.04.082Z.010 Parpose.
The G4 Di.ttricx is iatended to provide for the fut~u+e
orderly development of the majar highaay oommercial
oorridors ia Lhe Cliiry. The CA Distirict is iateaded w
enoourage servicx oommerGial busiaesses, auto sales and
sorvice dealersbips, and other similar uses tbat setve
reg~onal, oommtmity, and local needs, wh7e respe~ting
adjaccnt residential neighborhoods aad escablished neig~-
borhood oommerda! areas, oonsistent with t6e goals,
objectives, and policies af the Geaeral Plaa (Prior oodc
§ 9020.1; am~nded by Ord. Na 1687CCS § 6(part),
adopted 6R2/93)
9.04.08.2Z.020 Permitted nses.
The followiag uses shatl be permitted ia the C4 Uis-
sict, if ooaducted withiu aa eaclos~d bu~d'm~ emxpt
whcrc othcrwise penmitted:
(a) Ambulanx servicx.
(b) ApPliancc repair shops.
(c) A=tist studios above the first floor.
(d) Auoomatic ice dispensmg machme whicb need not
be in aa enclosed bue~aiag.
. (e) Bakeries.
(~ Banls and savings and loan institutions.
(g) Harber or beauty.shops.
~) ~~S ~~- .
(i) Busiaess colleges.
(j) C~u7d day care ccnters.
(k) C7eaners.
(1) Congregate houvng.
(m) Danx studios.
(n) Domestic vioIence shelurs.
(v) Eiectrical shops.
(P) Electric dis~butioa substations.
(cil Fuaeral pazloss or mortuaries.
(r) General o~xs.
(s) General reta~l aad spccialiud retail us~s.
(t} Homeless shelteis with less than fifty-five beds.
(u) I.aundromau.
y.~.u~.w.~ iu
(v) Medical, dental aad opiometrist cliaics and labo-
ratories.
(w) Medical eq~ipment rentals.
(z) Multifa~n~Y dae11~8 uaits-
(Y) Public parla and playgrounds.
(z) Par~' equipmeat r~entais.
(aa) PhonocApq shops.
(bb) Plaoes of ~wotship.
(ac) Plant r~ta~1 stores.
(dd) Real estate offuxs.
(ee) Restaurants of fifcy seats or Iess.
~~ Senior gmnP housing.
(gg) Senior housiag.
~) S~ P~~S ~~
(ii) 3iagle-fami~Y dwel~a8 units.
(jj) Siaglaroom oaupaney housiag.
(ldc) Slmtia8 rialcs.
(It) Tailots.
(mm) Trade schools.
(nn) Tra~itional ho" ~.
(oo) Variety scores.
~PP) ~~' uses arhich are dcLermin~d by the Za~-
ing Adminisaator t~ be nex~azy and cuswmac~lq assoti-
ated with, aad appropriate, mcidental, and s~~bocdiaate
to, the principal pctmitted uses aad which are oonsisteni
and are no more disuptive or disturbmg than permitted
uses.
(4c~ Other uses determined by the Zoning Adminis-
ticator to be similar to those Iistred abwe aad which are
c~oasistent aad no more diauptive or disieabaig iban
permitted usos. (Prior cad~ § 90202; am~nded by Ord.
No. 1687CCS § 6(pazt), adopted 6R?J93)
9.04.08.Z2.Q30 Uses sobjed to paformanoe
stsndards permit
The follawing uses may bc pcrmit#ed in the C4 Lis-
trict subject to the approwal of a Perfoimancx Staadazds
Petmi~
(a) Auwmob~7e Rantal Agencies.
(b) E~paasion of e~dstiag automob~e dealerships of
up to ten perxnt, but not ez~oeediag aa additional fiv~e
thousaad squarc feet
(c) Scrvice stations.
(d) Sidewalk cafes. (Prior code § 90?A3; amended bq
Ord No.1687CCS § 6(pazt), adopted 6/1?J93: Oid. No.
1732CCS § 1, adopted 3B194)
9.04.08.22.035 Uses subject to s nse permit
(a) Outdoor naasstands. (Added by Ord. No.
1690CCS § 6, adopud 7R3/93)
9.04.08.22.040 Coaditionslly permitted nsa.
The fotlo~wing ~ses maybe permitted in tht G4 Dis~ict
subject to the approval of a Conditional Use Permir
(a) Audiwrium,
(b) Automob~e dcalcrships, or expaasioa of exisdmg
automobile dealerships iadoor or outdoor area try more
than ten percent, or more thaa five thousaad square feet,
whichever is less.
(c) Automoble parlaing lots and s~uciures.
435 (s~sn ~tamr~ s+9~
9.Q4.08.22.040
Sa~a Mon~a Mimiaipal Cade
(d) Automob~lc npair fa~lides.
(a) - Antomoble washiag facaities.
(~ B~1liard Parlors.
(8) Qubs and lodges.
(h) Drivain, drivathrough, take-out and fast•faod
~.
(~ F~r~ezttise faclities.
G) Homeless shelte~ with fifty-five beds or more.
(k) Hotels and motels. '
(1) L9nor stores-
(m) Nighulubs.
(n) Open air farm«s markets.
(o) R~uants aver fdty seats.
(p) Self seivia storage warehouses. (Prior oode §
9020.4; amended by Ord. No.16870CS ~ 6(part), adopt-
ed 6R2/93; Ord. No.17320CS § 2, adopud 3B/94; Ord.
No. 1803CCS § 1, adopted 5l~i/95; Ord. No. 1895 § 4,
adopted 1R7/98)
9.04 08?Z.050 Prohibited nses.
(a) C~ncmas.
(b) Fneazms dealeiships.
(~) R~~P P~~B ~ P~ ~9 abutting, oz
sepatated by an alley fi~+um, a residential disteid
(d) Any use not spec~cally authoriud (Prior oode
§ 90205; ameaded by Ord No. 1687CCS § 6(part),
adopted 6RZA3; Ord. No. 1852C'CS § 13, adopted
6n~
9.04.08.YL.060 Property devdopmeat standards.
There shall be no I~itation on the number of stories
of any hotel, d~tached pazlong strucd~, or structiu+e
contaming at least one floor of :esidential use, so lang
as the beight does not e~oxed the ma~am~ number of
feet permitted "m ttis Secaon. All property in the C4
Disorict shall be develop~d in aooordanx with the follvw-
ing standards
(a) Maam~ Height and Floor Area Ratio.
(1) For pazxls in the C4 Disorict finnting on Iincoln
Bonlevard south of the Santa Monica Freewary, Pico
Boulevard between Oceaa Avenue and 4th Court, aad
Pico Boulevard between 7th Sueet and llth Street,
ma~um height shall be two stories, not to e~ocecd thirry
feet, and the floor area ratio sball be determined as
follo~vs: ~
FAR if at I.nst Thirtj
Peieent of Projeet is
Residmtial, or if si
I.ease EiSht~ Priseat oi
Par+cel the Project is a
Sqaars Foots~e FAR Giocrr~ Store
0 - 7,500 i.o 1.0
7~01 - 15,000 0.70 1.0
15,001 - 22,500 0.60 0.8.5
?2,501 and up OSO 0.95
(2) For pamels in the C4 District fronting on Broad-
waq, Santa Monica Boulevard, and 14th Street betsveen
Pico Bonlevand and the Saata Maaica Freeway, the
ma:im~ height sball be taro stories, not to raaoeed tiiirty
feet, aad t~e floor azr,~ ratio sbaU be det~rm~ed as follo~ws:
FAR d at Isast lbirty
Pa~mt of Pi+uject is
R~sidmtial or Auto~obite
DdeesLip with C[JP, or if
Rrod at Isast E~ht~ Parmt of
Sqoare Foots~e FAR the Pr~ect is a G:oca9 Stnee
0 - 7,500 1S iS
7,501 - 15,000 1.0 1S
15,001 - 22,500 0.90 I3
22,501 aad np 0.80 1.15
(3) For parcels ia the G4 Dis~ict fronting on Lincoln
Houlevard north of the Saata Monica Fr~ewaq, the maxi-
mum h~ight sluall be t~ree stories, not to e~oeed forty-
five feet, and thc floor arta ratio shall be determiaed as
follow~
FAR it at Least TLitty
Perceat of Proja#
is Raidmtiai, or ii at
Isast ~t~ Parmt
Ysroel of tLe Project is a
Sqoue Foota~e FAR Grnc~er~ Store .
0 - 7~00 1S 1S
7~01 - 15,000 1.0 iS
15,OD1 - 22,500
0.90 ~
13
22,501 and up 0.80 1.15
(4) For pazctls in the C4 Disuict frnntiag on Pioo
Boulevard between 21st Street and 31st Sue~t, subject
to Sectioa 9.04.08.22060(a)(S~, the ma~rimnm height shall
be two stories, not to ee~ooeed thirty feet, and the floor
area ratio shaU be determiaed as folla~vs:
FAR if at Le~st
17~iit~ Pa+cmt of
Projeet is Raidmtial
or i~' at Leaat Frght7
Pareel Pe:+ceat of the
sqoaee Peojat is a
FaotaSe FAR Grooee7 Stoie
FAR with CUP
Pmtoaat to
Sectian 9A4.o~
.22:060(a)(~
0- 7,500 15 1S 20
7,501- 15,000 1.0 iS 20
15,001- Z2,500 0.90 13 20
22,501 and np 0.80 1.15 20
(~ Subject w the appmval of a Conditional Use Per-
mit, a project on a City~vned panxl in the C4 District
frontin8 on Pioo Boulevard between 21st Street aad 31st
Street shall be permitted a FAR bonus and a height of
ihrr.e stories, forty five feet, if the project coataias a full
service grooery store haviag ai least five thousand square
feet of grnss floor area.
~
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~
(s.m~ M~ ~ 436
~
Saata Ma~ica M~m~ipal Code
(b) 1VI'm~~ Lot Sixe. Sevan thousaad fiae hnndred
square feet Fach paroel shall ooatam a miaimum depih
of one h~dred 5fty feet and a mmimum ovidtt~ of fdty
feet aaoept tbat pazcels e~ostiag on the offective dato of
ihis Qtapter shall not be snbject to these requirements.
(c) ~+unt Ysrd Setback. landscapiag as nquaed
pnrs ~~t to the provisions of Part 9.04.iQ.04.
(d) Bear Yard Setback. None, amept „
(1) Whece rear pazcel linc abuts a~esidential disCrict,
a rear yard equal to:
5' +(stories x lot width)
SO'
Tl~e required rear yard may be used for parking or
load'mg to withia five feet of the rear paroel line prrn+ided
the parldag or loadiag does not extead above the fi~t
floor levol and provided ffiat a~vaIl not less thaa five foct
or more thaa sb~ feet ia height is eraxed aad maiatamed
along the near oommercial paroel line. Aecess c~iveavays
shall be permiued to perpeudiciilarlq cross the nquired
rear yard pmvided the drivewaq does not a~oeed the
minimum width permitted for the pazlvag siea. A ra
quaed rear yard sball not be used for oammei+cial pur-
P~~-
(2) That needed to acoommodate landscapiag aad
screening for a reaz yard buffer required pn~uaat to the
gravi.aons of Part 9.04.10.04.
(e) Side Yard Setback. None, aroept
(1) Where the mterior side pazcel liae abuts a zesi-
dential districi, an iaterior side yar~d equal to:
5' +(stories x lot width)
50'
The inurior side yazd may b~ used for patldng or
loading to within five feet to the iaterior side prnperty
line pravided the pazldng or loadiag does not eatend
above the first floor level and provided a~vaII not less
than five feet or more than so~ feet in height is erected
s'
aad maintained along the side oommenial par~el liae. A
rcquffed murior side yard sball not be used for socess
or for cammercial purposes.
(2) That needed to acaommodat~ landscapmg re-
quired for a street side yard, landscape buffer and
scrceaing pursuant w the provisions of Part 9.04.10.04.
(3) A un-foot setback from aa mterior side psoperty
line shall be requircd for pottions of btuldings that oon-
tain windaws, doors, or other openings iato the interior
of the building. An inurior side ya~rd less than un feet
shall be permitted if provi.vons of the Uniform Building
Code relaud to 5rarated op~nings m side yards are
satisfied.
(fl De~elopmmt Review. A Developmeat Review
Permit is reqused far any development of more tban
twenty-5ve thousand square feet of floor area and foz
any development with rooftop parlvag eacept that for
applications involvmg the dcmolition aad zeplaoement of
an e~ostin8 ~8~~ P~'P~~ 8rooer~'store on a parcel w$ich
is not adjacent to a rrsidential}y zoned district, with a
9.04.08.22.060
store ~vhich bas a mmimum of twenty five thousaad
square feet of floor acea, oniq a net new floor area addi-
tion of more than t~v~enty-5ve thousand square feet shall
be subject to Development Reviea-. Sqnar~ footage
devoted to r~ideadal nse shall be nduced bg' fift9 P~-
oeat when cal~g whether a developmeat nview
permit is requ~ed. (Prior oode 9020.6; amtaded by Ord
No. 1687CCS § 6(part~ adopted 6J2?J93; Ord. No.
1T/4OCS § 3, adopted ill15/94; Ord. No.1927IX:S § 13,
adopud 11/i0/98)
9.04.O~.Z'L.065 Deed restrictions.
Prior to ~~+,9}+~ of a buildiag permit for a projeet
which, piusuaat to this Part, has nxived a density or
heig,.ht boaus, or was not subject to a developmeat review
permit because the calailation of ~he residential square
footage of the projr~.ct aas reduoed b9 ~Y P~~. ~
applicant shall stibmit, for CYtyreview aad apg:oval, deed
ranrictions or other legal iastrnment~ settiag forth the
obligation of the applicant to maiataia the residential nse
of the project for the Idc of the pmjecx. (Added by Ord.
No.1828CCS § 5, adopud 11l7/95; amended by Ord No.
1927CCS § 14, adopted 11/10/98)
9.04.08.2Z.070 An~titectnral nevi~+v.
Atl new construction, new additions to eadsting bu~1d-
ings, aad aay other e~erior impravements that require
issuanx of a building permit shall be snbjeu to arahiteo-
tural review puisvaat Lo the pravisions of Chapter 932
of this Article. (Prior oode § 9020.7; amended by Ord.
No. 1687CC5 § 6(part), adopted 62?J93)
9.04.08.ZZ.080 Spccial projed d~ snd
devebpment standsrds.
Projects nn the C4 Dimia shall comply with the fol-
lowin8 spedal Prolect desiwgn and development staadard.s:
Ground floor street frontage of eac•h structure shall be
desigaed with pedestrian orientation in acoordaaoe with
s~aon 9.oa.io.o2.a4o of r~ c~ca. ~.~aa~a by ora.
No. 1893CC5 § 9, adopted 1l13/98)
Part 9.04.OS.Z4 CS Special O~ce Commetrial Dis~ict
9.04.08.Z4A10 Parposc.
The CS District is mtended w provide for the dcvel-
opment of offix and advanoed technology uses, scieaffic
reseaz+ch, and admmis~ation, aad for limited manufactia
ing of related products which require large eapaases of
floor area on large paroeLS. Development intcnsity is
intendcd to racotuage the cans~nction of offix uses aad
other uses within a campus-l~e envaoament tl~at w~l be
compatible with abutting residential aeighborl-oods,
especialiy in terms of scale and bu7ding mass. Within the
CS District it is thc goat of the G~ty to preserve and pro-
tect e~ustmg rightc-of--~v~vay for future tran.dt opporttmities.
(Prior code § 9021.1; amended by Ord No. 16870CS $
7 (part), adoptcd 6/22/93)
437
(s~on blmiw 3-99)
~..,...,~.~.....~.,
~ia mw~a maau-+~u wuc
9:04 08.24:020 Permitted ases.
The follo~wing uses shall be pcrmitted in the CS Dis-
trict, ~ oonducted within an taclosed bwlding, e~oxPt
~vhere othtnvise parmitted:
(a) Artist studios.
(b) C~d day caze oente~.
(~) ~~8ate bo"~.
(d) Domestic violenoe shelters.
(e) General off oes.
(fj Homeless shelters with less ffiaa fifty five beds.
(8) Laboratories and fac~7ities for scientific reseazch
development and testing.
(h) ~t ~-
(~ Mediral, dental ~d optomettist clinics and labo-
=atories.
G) Nonacute, iapatient bealth care fac~ities.
(k) Plaoes of worshig.
(1) Production of experimental products, and the
maaufact~ing of snch products as may be neoessary to
ihe develop~ent of production or operating systems
where snch systems are to be mstalled aad operated at
another location.
(m) Public or private schools e~osting prior to adop-
don of this C~apter.
(n) Public ut7iry service centers aad service yards.
(o) Smgle-room occupanry ho"~.
(p) Tralar courts or mob~lehome parlcs e~dsting prior
to adoption of this C6apter.
(c~ Transitional housing.
(r) A~sorY uses which are determiaed tsy the 7oa-
ing ,Administrator w be neoessaTy and costomanly associ-
ated wrth, and are appropriate, incidental, and subordi-
nau to the PrinaPal Permitted uses and which are eon-
as~tent and no more disruptive or distiubing than petmit-
ted nses.
(s) Other uses determined by the Zoning Admia-
istrator to be simi7ar to those Iisted belo~v which are
oonsistent and no mare disruptive or disdabing iban
permitted nses. (Prior oode § 90212; ameaded by Ord.
No. 1687CCS § 7(part), adoptul 6R2l93)
9.04.08.?.4.030 Uses sabjax to performance
atandards per~miL
(a) Automobile rental agencies.
(b) Servix stations. (Prior oode § 90213; amended
bq Ord. No. 1687CCS § ~(part), adoPted 6R?J93)
9.04.08.24.040 Canditionally permitted ases.
The follawing uses may be permitted 'm the CS Dis-
trid subject to the approval of a Conditional Use Peimit:
(a) Art Balleries-
(b) Antomob~le dealtiships
(c) DwellinS imitc ia oonjunction with Iivo-ia work
studios.
(d) Homcless shelteis with fifty-frn beds or more.
(e) Muttifamily ~aelliag uniu.
(~ Senior group housing.
(g) Senior housing.
(h) No mQre than twenty-five peroent of the Lotal
square footage of a development may be devoud m the
~sam Mo~a ~99~
folloaiag ~~dental businesses that p~vide goods aad
servias to employiees on the ptemi.ses:
(1) Banks and saving.c aad loan institutioas.
(2) B~siness machiae sales, display and scrvice.
(3) Dtafting, bluepriatiag aad nproducaon servixs.
(4) Healffi clubs and S3-~nnasiums.
(~ Medicat applianx sales
(~ Office furniwrc and equipment sales.
(7j Pbarmacies and drug sto~s.
(8) xestaurants.
(9) Reta~7 to serve prima:ily employees wo~lang and
visitors to busines~es on th~ premisrs.
(10) Trxval and emplcryment offioes.
(i) New industrial aad maaufacturiag nses or e~an-
sion of ~g industrial and manufacturing nses coa-
ducxed within an enclosed buildiag or an open enclosure
screened irnm public vitw, provided they are oompatible
with offia aad advanoed ta~nologi~al uses.
(j) Public or private schools.
(k) Pnblic storage faalities, mini-warehouses.
A) Seivice s~tations.
(m) Atry use of a~tion rig~t-of~vay for other
tban tr.insportation Piu~poses.
(n) Off'-site bazardous waste fac~liry. (Prior code §
9021.4; amended by Ord. No.1521CCS, adopted 5/8/'90;
Ord. No. 1687CCS § 7(part), adopted 6rZ2J93)
9.04.OSZ4.Q50 Prnhibited ases.
(a) C~aemas.
(b) F;•rs•~,~~ dcalc~hips.
(c) Drive-in and drivath:+nugh restauraats.
~d) ~~P P~~S ~ P~ ~Y abutting, or
separated by an aliry from, a nsidential district
(e) Any use not specificatty authoriud. (Prior code
§ 90215; amcnded by Ord No. 1687CCS § 7(part),
adopted 6/1Zl93; Ord. No. 1852CCS ~ 16, adopted
6/i 1196)
9.04.0824.060 Property developmmt standards.
All property in the CS Distirict s~all be develaped 'm
acoardanx with the folla~wing standard.t
(a) Maamnm Bailding Haght Tbree siories, not to
exceed forry five fcet There sball be no limitation oa ffie
number of stories of aQY Pulang scivcture so long as the
height does noi e~ooeed the mimber of feet ptrmitted in
this Section.
(b) Marimam Floor Mia Ratio. The ma~dmum floor
area ratio s~all be dotermiaed as follows:
Parcel Sqaare Footage FAR
0 - 2~,500 1.0
22,501 and up 0.75
(c) Minimam Lot Size. Fifteca thousand square feet
Fach parcel shall contain a minimum d~pth of one hnn-
dc~ed fifty feet aad a minimum width of one huadred feet
e~ooept that parcels e~sting on the effective date of ffiis
(~apter shall not be subject to this requirement
438
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,
,
,
,
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~
~
~
~
~
~
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Saata Moaica Municipal Codc
(d) FSront Yard Setbaclr. T+venty feet mmmoum depth
from aay public =ight-of-~vay or the ~aasportarion right-
of~vay.
(e) Resr Yard Setbadc. Nonc, ea~ePt
(1) Where rear parxl line abuu a residantial district,
a rear yard equal to:
5' +(stories x lot widt~)
50'
The required rear yard may be nsed for parldng or
loading within five feet of the rear parxl Ime pr~avided
tbe parlang or loading does not euead abwc the fit~t
floor level and pmvided tbat a wall not less than five feet
or mor~ tban six fett in h~ight is e:ect~d and maimained
along ihe zcar oommenaal line. Acce~ ~riveov~~ shall be
permitted m perpcndicularly c~s the required rear yard
prc~vided the driveway does not e~oeed ffie mm~
width perariited for the parldng area. A reqnaed rear
y~rd shall not be used for oommeraal piuposas.
(2) That needed to acoommodate landsarping aad
screening for a r~ar yard buffer requaed ~t to the
pravisions of Part 9.04.10.04.
( fl Side Yard Setbaeh. None, exoept
(1) Where iaterior side parcel lme abuts a residential
dis~ict, an interior side pard equal to:
5' +(stories x lot widtb)
50'
The interior side yard may be ttsod ~ot paridng or
loading no closor than to five feet to the mte:ior side
propezty line provided the parking or losdiag does not
extend above the fitst floor level and pro~ided a~al1 not
less than five feet or more tban sb[ feet ia 6e~ight is
erected and maintained along the ~ide co~meraai paroel
line. A required 'mterior side yard shaL not be used for
ascess or for cormmercial or mannfacnamj parpomes.
(2) That nceded to acoommodate ls~q~mg re-
quired for a sueet side yard, laads~ape b~a s~nd
screeaiag putsuant w the provisioas o~ Psrt 9.04.10.04.
(3) A ten-foat setback from an mter~or pevp~erry liae
shall be required for pordons of b~dmjs tbat oontain
windows, doois, or other openings iato the mur~a of the
btulding. An interior side yard less thaa tea txt s6all be
permitted if provisions of the Unifotm Bm7dmg Code
related to fire-rated openiags ia side yards m satis5ed.
(g) Developmmt Review. A Developmeat Review
Parmit is required for a~r dcvclopmeat oi more than
thirry thousand square feet of floor area aad say devel-
opment witb~ rooftop pazldng. (Prior aode § 9021.6;
amended by Ord. No. 16$7CCS § 7(part), adopted
6rL2J93)
9.04.08.24.0T0 Architectural review.
AIl construction, additions to existing inWdings, and
aay other eztcrior improvements tbat require iavanx of
a building permit shall be subject to architectural review
putsuant to the provisions of Chapter 932 of this Article.
9.04.0824.060
(Prior oode § 9021.7; amended by Ord. No. 1687CCS §
7 (part), adopted G/L2J93)
Part 9.04.08.?~S C6 Bonlerand Commec+cial Dit~ict
9.04.08.26.010 Parpose.
The 06 Di~ict is iateaded to aeoommodate a~vide
nnge of general nta1, o~x, and flnaacaal uses servia~
regional, oommunity, aad local needs and to pramote
new developmeat tLat is oompatble ~vith the scxle and
charazxer of adjaceat ~tial neighborhoads, oonsis-
tent with the goals, objectivrs, and policies of the Gen-
cial Plaa. (Prior oode § 90221; amended by Ord. No.
1687CCS § 8 (part), adopted 6R?J93)
9.04.08.26.OZ0 P~ermitted ases.
The followmg convenienct gooas and service type uses
ahall be peimiued in the C6 Disaid, if oonducx+ed aithin
aa enclosui buldmg, e~xpt ahere otherai.se permitted:
~a) APPlianoe rePair shops.
(b) Art gaUeries.
(c) Artist studios above the f~rst floor.
(d) Automatic ice dispen~ng macbiaes which need
not be m an enclosed bu~ding.
(e) Bakeries.
(f~ Baala and savings and loan institutions.
(S) Barber or beauty shops.
(h) Business oolleges.
(i) C~u1d day care xaters.
G) Qeaaer~.
(k) Qubs and lodges.
(1) Congregate hous+ng.
(m) C~ltuial fac~ities.
(n) Danoe studios.
(o) Domestic violence shelters.
(P) Eiectric distnbntion substations.
(cil Enclosed storage facalities.
(r) Exercise fac~ities.
(s) Funeral pazlois or mortuaries.
(t) General offixs
(u) General nta7 and speciatiud retul uses.
(v) Homeless sheltecs with less than fdt3--Sve beds.
(w) Iaundromats.
(a) Medical, deatal and optometrist clinics aad labo-
ratorics.
(Y) Medical equipment reatals.
(z) Multifam~y darelliag naits.
(aa) Patty equiPment reatals.
(bb) Plaoes of worship.
(cc) Photooopy shops.
(dd} Real estate officxs.
(ee) Rescaurants.
(~ Senior group housing.
(gg) Senior housing
(hh) Sign Paiatiag shops.
(ii) Single-family dwelling units.
(jl~ Siagle-room oocupaary housiag.
(kk) Small applianx repair shops.
(ll) Tailors.
(mm) Theaurs.
438-1 isana Mose+ 3~
7+.VF.u6.LO.UW
5aata Moaica Mimidpal Code
(ffi) Trade scbools. °
(oo~ Traasitional housing.
~PP) ~r9nsesw~ich are datcrmiaed bythe Zam-
iag A~tmiaistrator to be nec~sary and custamiaz~ly associ-
ated ~vith, and appmpriau, mcidantal, and ~bordiaate
to, the prmcipal permitted uses and wlrich are oo~osisteat
and are no more dis~uptivG or diswrbing than permitted
us~s.
(qc~ Other uses determined by the Zoning Adminis-
trator to be similar to those litttd above and w}tich are
oonsistent and no more disruptive or dishnrbing tban
penmiutd us~s. (Prior oode § 9U?2.2; amended by Ord.
No. 16870CS $ 8(part), adopted 6~R?J93)
9.04.08.26.030 Uses sobjed to pertormance
standards permit
(a) Automob~le r~cntal agenaies.
(b) F~aasion of easdng automobile dealerships
iadoor or outdoor area of up to ten petoent, but not
cuxediag an additional five thousaad squat+e feet
(b} Sidewalk cafes. (Priar oode ~ 90223; amended by
Ord No.1687CC5 § 8(part), adopted 6/Z2J93; Ord. No.
1803CCS ~ 2 (part): adopt~d 523/9~
9.04.OSZ6.035 Uses sobjed to a nse permit
(a) Outdoor newsstaads. (Added by Ord. No.
1690CCS § 7 (part), adopted 7l13i93)
9.04.QS.Z6.040 Conditionaliy permitted nses.
The following uses may be permittod in the C6 Dis-
tiict subject to the approv~al of a Canditional Use Petmir
(a) Automob~e dealerships in e~asstena an October
1,1996, provided that snch dealexships may not ns~mne
operations if converted to another usc.
(b) Expansion of eASting automobile dealeiships
indoor or outdoor arca by more ihan ten pe~ent, or
more thaa five thousaad square f~et, whichever is less.
(c) Auditoriums.
~(d) Departmant scores amcr fifty thousand square
feet
(e) Homeless shelters with fifty five beds or more.
( fl Houls and mouls.
(S) Nightclubs.
(h) Saivix stations.
(i) Take-0ut aad fa~t-food restauraats.
(j) Theateis. (Prior code § 90224; amended by Ord.
No. 1687CCS § 8(part), adopud 6/Z?J93; Ord. No.
1803CCS ~ 2(part), adopted 5l23/95; Ord No.1896CCS
§ 1, adopted 1/Z7/98)
9.04.0~.26.Q50 Prolubited ases.
(a) Ciaemas.
(b) F'irearms dealeiships.
(c) Rooftop parldng on parcels dircctly abutting, or
separated by an alley fiom, a residential di~trict
(d) Any use not specifically authoriud. (Prior code
§ 90225; amended by Ord. No. 1687CCS § 8(part),
adopted 6R2/93; Ord. No. 1852CCS § 14, adopud
6/11/96)
9.04.0826.060 Propert~ deRlopmeat wadu+ds.
AIl property ia the C)6 District shall be developed m
aaordancc ait6 tb~ folloaviag standards:
(a) Maamam Bn7ding Height'Ibnee stories„ not to
e~ooer.d farty-five feet There ahall be no limitation on the
numbcr of sto:ies of atry hotel, detached parlaag struc-
itue, or stxucture oontaiaing at least one floar of residaa-
tial use, so long as the beight does not e~oxed the ma~d-
mum number of feet pe:mitted 'm this Secxion.
(b) Maamam FloorArea Ratia The maaimum floor
atea ratio shall be dete=mined as foIlaws:
FAR if at I.mst 1Liety
Peroeat vf Project
is Residmtial, or if at
Least Eighty Per~wt
Parce] of tLe Prnjed is a
Sqaare Footage FAR Grooery Store
0 - 7~00 2.0 2.0
7,501 -15,000 1.4 2.0
15,001 - 22,500 12 1.75
22,501 and up 1.0 1S
(c) Miaim~ Lot Siu. Seven thousand Sve huadred
square feet Each paraeI sball oontaia a miaianum depth
of one hundred fifty feet and a minimum width of fifty
f~ct, eacept ffiat parcaLs exisdng on thc effecrive date of
this Chapter shall not be subject to this requirement
(d) ~ont Yat+d Setback. Laadscagiag as required
pursuaat to ffie pravision of Part 9.04.10.04.
(e) Rear Yard Setbadc None, euxpt
(1) Where rear paroel line abuLc a resideatial distcict,
a rear yard equal to:
5' +~ ories x lot width)
50'
The required rear yard may be used for pazldag or
loading w within five feet of the rear paroel line pmvided
the parldag or loadiag docs not extend above the first
floor lcvel and provided that a wall not less t6an 5ve feat
or more than sQ feet ia beight is erected and maiatained
along the rear cammenial parc~l liae. Acoess driveways
shall be permitted to cross peipendicularty the required
rear yard prvs-ided the driveway does not e~axed the
minimum width permitted for the parldng area. A n-
quired mar yard shall not be used for oommercial pur-
P~
(2) Tbat needed to aecommodate laadscapiag and
screening for a rear yard buffer required pt~*Ra*+t to the
prnvi.~ions of Part 9.04.10.04.
(~ Side Ysrd Setback. Noae, exxpt
(1) Where ihe interior side paml line abuts a resi-
dential district, aa interior side yard equal to:
5' ~- (stories x lot width)
SO'
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(smn Momaca 3AS)
438-2
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Santa Monica Mnniczpal Code
The iaterior side yard may be nsed for parlaag or
loadiag to within frne feet to the iaterior sade proparty
liue prwided the parlvag or loadmg does not e~ctead
abave the 5rst floor level and pravided a wall not less
ihan fivc feet or more than su~ feet is ereaed and maia-
taiaed alon.g Lhe side commercial pai+eel line. A neqained
interior side yard shall not be nsed for acoess or for
oommercal ptuposes.
(2) That neede~ to axommodate laacLse~ipiag ra
quar.d for a street side yarci, laadscape bnffer and
screening piusuaat to tho provisions of Part 9.04.10.04.
(3) A ten foot setbaclc fiom an mtesior pzoperty liae
shall be required for pordons of buldiags tbat oontam
wiadoovs, doors, or othtr openings iato the interior of the
biu7ding. Aa interior side yard less than un feet shall be
permitud if provi.aons of the Uniform Buldiag Code
related Lo fire-raud opennugs in side yazds az+e Satisfied.
(g) De~elopmmt Be~iew. A Developmeat Iteview
Permit is required for any development of more than
thirty thousand square fect of floor area aad any dcv~el-
opment with roofeoP P~~~ ~Pt ~at for applications
iaroolving the demolition and replaoement of atty e~tiag
~81e P~ Bx~iY store on a parxl wbich is not
adjacent to a residentially zoned disOrici, with a store
which has a mmimum of twenty-five thousand square fe~t
of floor ana, oniy a net new floor area addition of mon
thaa ihirty thousand sqnare feet shall be subjed w Da
velopment RevieW. Square footage devoted to residautial
use shall be reduced b3' ~Y P~nt when ralctiladng .
whether a development review ~permit is required (Piior
code § 90226; amended by Ord. No.1687CCS § 8(part),
adopud 6!~?J93; Ord No. 1774CC5 § 4, adopted
11/15/94; Ord. No. 1927CCS § 15, adopted Ill1Ql98)
9.04.08.26.065 Deed resaictions.
Prior to icsuance of a bulding permit for a project
which, pursuant to this Part, bas reaeived a densitq or
height bonus, or was not subject to a development review
permit bc,cause the calcailation of tbe resideatial square
footage of the project was reduoed by fifty percent, tbe
applicant shall submit, for GYty reeiew and appro~val, deed
resaictions or other legal ~~~+*+~*++eat~ saang forth the
obligation of the applicant w maiataia the residential use
of the project for the life of the projeu. (Added by Ord.
No.1828CCS § 6, adopted 11l7/'95; ameaded by (hd. No.
1927CCS § 17, adopted 11/10/98)
9.04.08.26.070 As+chitectn~al re~iew.
All new construc,tion, new additions to e~dsting build-
ings, and aay othez euerior improvements that require
;m,~*+co of a bwlding pcrmit shall be subject to archite~
tural rcvicw p~usuant w the provisions of Chapter 932
of this Article. (Prior code § 90227; ameaded by Ord.
No. 1687CCS $ 8(part), adopted 6R?f93)
9.04.0826.080 Spxial prnjed design aad
developmmt standards
Projects ia tbe C6 Dis~ict shall oomply with th~ fol-
Iowing special project desi~ and dcvelopment standazds:
Ground floor sueet frontage of each suucture shall be
9.04.08.?r6.06U
designed ~vith pedesttian oriaatation ia aooordanoe wit~
Secaoa 9.04.10.02440 of this C~apter. (Added bs- pr~,
No. 1893CCS § 10, adopt~d 1!!3/98)
, _____-_ _
~_ -
x
438-3
(5anta t~iaoea 3A9)
Sanra Momca Mimicipal Codc
Part 9.04.0835 L1~iSD Li=ht
Manufacturing and Studb D~striet
9.43.0835.010 Purpose.
The Light Manufacaring and Studio Duu~a u inunded
co preserve existing light indusa~al uses, prvv~de a locadon
for snidio-relaced uses such as film and mus~c producaon
and post-producaon faciGties uses, and pcvv~de opportunides
for arast studio livdwork residenua] development'Ihe light
Manufacnuing artd Studio Dimict is atso dex~gned to accom-
modau visual aad performing aru studios and co provide for
the presecvadon and expansion of existino schook. Allow-
able development intensiry with this District is incended to
b~ among the lowest in the Ciry, consiscent with the goais,
objecdves. and poiicies of the General Plan. (Added by Ord.
No. 1800CCS § 1(part), adopted 5/9/95)
9.04.0834.060
9.04.0835.020 Permitted ases.
(a) The following primary uses shall 6e pet~niued if
conducted within aa eaclosed buildiag (exoept whae other-
wise pecmiaad). psovided any office spaoe inciuded tbene-
with is dircctly relatai to. ancillary w, and supportive of the
primary Permiued use on the same site az-d does not ezceed
fifry peccent of the gmss floor uea of che primary use:
(1) .Attist swdios and art gaHeries.
(2) Aatomobile repair and auoomobile painting facilities
~accxpt those within one huadred feet of a iesideadal disaict
(3) Dance swdios.
(4) ConSieSate 6o~n8•
(5) Domesrit violence shelurs. •
~6) Escabt;~t+me.±n engaged in research relabng to. or
the development, mamufacuuing. fabricating. ~sembly.
usting, cepair, serviciag, or processing of. the foAowing:
(i) Aimaft patu oihu than engutes.
(ri) Appatet except learher and fur goods.
(iii) Audio products.
(iv) Mctal. wood or canvu awnings.
(v) Costed, plated. and engcaved metaL
(vi) Cominunicarioa equipment ~
(vu) C1n scone and s~one products.
(viii) Diecut Paper aad PaP~rboatd. and catdboard.~
(ix) Electric componenu and accessories.
(x) Eleco~ic lighting and wiring equipment
(xi) Fabricaud texdle producu.
(xii) Furninuz attd fixmres.
(xiii) Glass pc+oductt.
(ziv) Jewelry. silverware. and plated ware.
(xv) Luggage.
(zvi) Musical instruments and puu.
(xvii) Office machic~es.
(zviii) Paperboard containas and boxes.
(xix) Pens. pencils. and other office and artists macecials.
(ux) Perfumes, cosmetics, and other coilec pr~pa:auons.
(xxi) Pharmaceutical produccs.
(xxii) Photographic and optica! goods. wacches, aud
clocks.
(xxiii) Plumbing fixaces and heacing apparacus.
(xxiv) Pottery and relazed products.
(xxv) Professional. scientific. anc! conu+nlling instrumenu.
(xxvi) Toys, amus~ments, sporting and atWetic goods.
(xzvii) Wooden containers.
(xxviii) Food pcoducu. except that no food consumption
by the public or food wke-ont by thc pubGc shall be pottnit-
ted.
(xx'vc) Produces which are dettrmined by thc Zoning
Adminisaacor to be similar to those listed above and which
ara consisunt with, and not usociated with more disnubance
or disrupaon than, pemuued producu.
(7) Escablishmen[s engaged in the wholesale disaibution
of the following:
(i) Dry goods and appatel.
(ii) Electrical goods.
(iii) Groceria and relaud products. except unpackaged
or unprocassed poulory and poultry producu. fish aad sea-
food. and fivic and vegetables.
(iv) Hac+dware. plumbing. heating equipment and sup-
plies.
440-1 tsaon Moo~n i2-9a)
9.04.08.35.020
Saata Monica Municipal Code
(~) ~~~Y, ~Pment, and svpplies, except farm
machiriery aad equipment
(vi) Motor vehicles and automotive equipment
(~) ~P~, PaP~r products, and Idndced supplies.
(viri) Pharmaceutical products and allied pnoducu.
(8) Homeless shelters with less than fiiry-five beds.
(9) Photagraptsy studios.
(10) Public or private schools existing prior to Septem-
ber, 1988. °
(11) Public utiliry service cenuis and servia yards.
(12) Public uuliry svbstations.
(13) Self storage or public mini-wuthouses.
(14) Singk-room occupancy housing.
(15) Transiuonal housing.
(16) Veterinary clinics.
(17) Waz,ehouses.
(18) Uses wluch are deurmined by the Zoning Adminis-
trator w be similar to those lisced above and which are
c:onsistr.nt with, and not more disaubing or disrupuve than,
permiued uses.
(b) The following primazy uses shall bc pcrmitud if
conducted within an enclosed building (except whete other-
wise permiaed) and may include office spaco, so long as the
office space is dinecdy relaud, ancillary to, and supportive
of the primary use loeated on the same site:
(1) Broadcasoing/communications.telecommunications
facilides. and ancillary faciliues cuscomazily usociated with
and incidental to such production facilides, including, with-
out limitation, facilities for broadcasting, nansmitung, dis-
aributing, recorcling, receiving, editing, and creaang broad-
cxsVcommunications and telecommunicauons.
(2) Design smdios and offices for a~hicects.
(3) Drafdng, printing, blueprinung and reproduction
services.
(4) Iaboratories and facilities for medical tesung and
scir.ntific tesearch develapment and usdng.
(5) Publishing facilirics.
(6) Software and other compnur-related pivduction
facilities.
(7) Smdios and offices for graphic designers.
(8)~ On-site production facilitia for advettisin8 P~~.
(9) Outdoor or enclosed entertainment-related facilitiu
including, without limitation, movie studios and producaon
facilities, distribudon facilities, editing facilidu, cauring
facilities, prindng facilides, post-production facilities, set
consavction facilides, sound studios, spxial effects facilides
and other entertainment-nlaced production opecadons.
(•l0) All uses c~stomary or incidental to the producdon
or disuibution of motion pictures and other forau of au-
dia/visual products, inciuding, but not limiud to, education
and entertainment films or tapes.
(1 I) Uses which are deurmined by the Zoning Adminis-
nacor to be similar ;o those lisced above and which ar~
consistent with, and not more disturbing or disrupave than,
permitted uses.
(c) General office uses e~cisting as of June 26, 1993. and
genecal office uses in buildings which were granud a plan-
ning permit specificaliy ior general office uses between
December 1, 1992 and ]une 26. 1993 and which obtained
a Certificate of Occupanc}• prior to the adoption of this Part,
sha11 be permitted pcovided that such uses may not expand
by moce than ten petunt in floor area.
(d) Servic:e stations shall be pormiued provided that they
are not located withir- one huncired fat of a iesidenual
disaict and they comply wit6 Sectian 9.04.12130 of this
Code.
(e) Restau:ants with five huodred squue fett of floor
uea or less s6all bo permitted. (.Added by Ord. No.
1800CCS § 1 (part), adopted 519/95)
9.04.0835.030 Conditionally permitted nses.
The following uses may be permiued subject to the
issuance of a Conditional Ux Pertnit ~
(a) Aucomobile dealerships.
(b) Automobile tepair and automobile painting faciliries,
and expancion of ezisting facilides within one h~ndred fect
of any residenual district
(c) Child day caze centecs. ~
(d) Health clubs aad gymnaciums.
(e) Homeless shelters with fifty-five beds or moit.
( fl Outdoor storage of fleat vehicles if such vehicles aze
directly relaud to the primary industrial or manufacauing
opaation on t6e site.
(g) Parldng and automobile storage lots and suvetunes.
(h) Placts of worship.
(i) Restauranu with over five hundred square feet of
floor area.
(j) Retail salcs of goods manufactiued on the przmises,
provided that the floor space devotr.d to such use dces not
exceed twenty pe~ent of the gross floor area of the primary
permitted use or two thousand square feet, whichever is less.
(k) Service stations within one hund:ed feet of any
residential disuict
(1) T'heaucs.
(m) New public or privau schools.
(n) Any use of the transportation right-of-way for other
than tansportation purposes.
(Santa Momu 12-98) q~Q-2
Santa Monica Mtmic~al Codc
-(o) Uses whicb are deteimined by the Zoning Ad-
mmistrator to be s~ilar to ffia6e listed above and ~vhicb
are cansistent ~vith, aad not mon disturbing or dianptiv~
t6an, conditionalfy permitted vses. (Added by Ord. No.
1800CCS § 1 (part), adopted 5/9/95)
9.04A835.040 Pro}ubited nsea.
'The following nses shall be proh~bited: >.
(a) An3' use mvohring t6e manufacxuro, Pro~mB oz
treatment of products, which bq nature o~f ffie opetatioa
is h7cely to ba obnaodous or offensive, whether by reason
of emission of odor, dust, smoka, nmdout gas~s, noisa,
vibration, glare, or heat or by reason of other impacls or
hazards rela~ag to materials, P~'ocess, Product ~vastes or
by other methods, shall be prohbited ualess mitigation
measures are submitted and are aeceptable to the Za~g
A~minis~ator.
(b) Firearms deaietshigs.
(c) New general office uses.
(d) Rooftap parldag on parxls diredly abutbiag or
separated by an alley from, a residentiai distrid.
(e) Aay use not spec~caily authaaiud as a permitted
or oonditionally peimitted use. (Added bq fhd No.
1800CCS $ 1(part), adopted 5/9/95; amended by Ord.
No. 1852CCS § Z0, adoptul6/il/96)
9.04.0835.050 Property dtvelopmmt standards.
All property m the L.ight Manufaciuring and Studio
Distirict shaU be developed m aaordanoc with tbe follow-
ing standards:
(a) Ma~dm~ Bailding Height 1be ma~dmum build-
ing height shall be two stories, not to ez~eed thirly feet,
e~acept the following projectc may have a ma~~
height of four stories, forty fivo feet•
(1) Prnject~ mvolving the expaaQOn of public or
private elementary and secondary scbools (Grades K
through 12) c~dctimg prior W September 8, 1988;
(2) Entertamment-related facdities mdud'mg so~md
stages, movie studios, editinS fadlities, Post'producaon
fadlities, ut can.muction fadlities and spedal effects
fadlities;
(3) T6eaters.
There shall be no lnmitation on the number of stories
of any detached parlong structure so long as tbe beight
does not e~oceed the rnimber of feet permitted 'm ffie
districx.
(b) Maamam Floor Mea Ratia Ma~um floor area
ratio sball be 1.0, exoept the followiag projects may have
a floor area ratio of 1S:
(1) Projects invotving the cxpan.von of public or
private elementary and secondary scbools (Grrades FC
through 12) e~ostmg prior to September 8, 1988;
(2) With apprnval of a dev~lopment review permit,
projects including atbst studios, provided the additiona]
S floor area rado is devoted to a~rtist studio use, and the
commerdal square footage does not c~oceed 1.0 Soor area
ratio.
(c) Minimnm Lot Size. The mm~um lot sme sball
be fifteen thousand sqnare feet, each lot sball oontam a
minimum depth of one htmdred fifty feet and a mimimum
9.04A835.030
width o~ one hundred fe~t, aooept mat lots e~istmg on
tbe effective date of the ordmaace ood'dzed 'm this C6a~
ter s6a11 not be snbject to this requtrement
(d) ~rnat Yud Setbaclr. All landscaping sball be m
axordance with ffie provisions of Part 9.04.10.04 of this
Code.
(e) Rear Yard Setback. No rear yard setbac]~ shall be
reqai~ed aooePt
(1) Where tbe rear parxl Iine abut5 a residential
distcid, a rear yard equal to:
S' +Sstories x lot ~vidth)
50'
shall be requued
The required rear yard may be used for parkmg or
load'mg to arthm five feet of the rear parcel line, pi+ovid-
ed thc parl~g ar loadiag d~oes not c~ad above the fast
floo~ level aad pnovided that a wall not less ffian five feet
or more than sbc feet m height is erected and maiataiaed
along the rear commerdal paroel lme. Acxss ahall be
Pcrmitted to ~ PerPendiculaTly the re4uired reaz' 3'~~,
provided tbe driveway does not e~aoeed the min~um
~vidth permitted for the parldng azea. A requa~ed rear
yard shall ~t be nsed for oommerctial puiposes;
(2) Sucb rear yard setback as is ner,~ssary to accom-
modate landscaping and saeenmg for a rear yard buffer
requa~ed pursuant to the provisions of Part 9.04.10.04 of
this Code.
(fl Side Yard SeWack. No side yard setback shall be
reqaaed aooeP~
(1) Where the mterior side pan~el lme abuts a resi-
dential disorict, an interior side yard equa! to:
5' +Sstories x !ot width)
50'
shaII be required
The interior side yard may be nsed for parlvag or
load'mg no closer than five feet to the iatesior side pro~
erty line, pravided ffie parl~g or loacimg does not o~-
tend above the fust 8oor leveI and provided a wall not
less than five feet or more thaa soc feet ia height is
erected and maintained along the side comme~ial parcel
line. A requaed i~erior sid~ yard s6all not be used for
acc~ss or far oommeicial purposes;
(2) Sud~ side yard setback as is needed to aocommo-
date landscaP~B required for a street side yard, land-
scape bnffer and sczxnmg pursuant to the provisions of
Part 9.04.10.04 of t6is Code.
(3) For portions of biu7d'mgs that c~tam windo~ws,
doors, or other opemags mto the mterior of tbe bulding,
a ten-foot setback fmm an iatzrior property line shall be
required. An mterior ade yard utbac]c of less tban ten
feet shall be pe~mitted if pmvisions of the Uniform
Buildmg Code related to fire-rated openmgs in side yards
are sati~ied.
(S) Bailding Stepbadc. Bwlding stepbacla shall bo
pmvided pursuaat to thc requQements of Section 9.04.10- ~
.02.040, unless the Architecttaal Review Board finds tbat
440-3 (s.a~a t~loeiea 2ao)
9.04A835.050 Santa Momici Mu~aic~pal Code
modification or elm~ination of this roquar.mmt w71 not
be detrimental w the propeny, adjoinioS PmP~~ ~
the gtne:ai area in wbic~ the pw~erty is bcated ~d tbe
objectives af the stepback requiremcnt are satisfied by
tbe pmvision of aluraative stepbaelcs or otLer bu~7ding
featnres wbic~ reduce effa~ve mass to a degoee oompa-
rable te otber re~evant standards.
(L) OtjmPic Boderaed Setb~ck. Bw'ldinBs sLsll be
setback a minimum of twenty feet from Otympic Boula
vaid.
(i) De~ciopment Reriew A developmtnt review
pcrmit is required for aay develapment of more tLan
thirty tLousand square feet of floor area, for aay devalop-
meat ~vith rooftoP PaTl~aB. and far prajaxs whic~h im-
clude artist studios ~vith a iS floor area ratio, provided
the additional S floor area ntio u devoted to arti.rt
studio use, and tLe cammeroal aquare footage does not
e~oceed 1.0 floo~r area ratio. (Added by Oid. No.1800C~GS
~ 1(part), adopted SA195; amended by Ord. No.
1634CCS § Z, adopted 1?!12/95; Ord. Na 1862CCS § 1,
adoptai 9/24/9~
9.U4.0835.060 Arrhitsc~orai rniew
All new ooattivcdon, new additions to aosang bnik3- ~
iags, and a~- other c~terior imp~ovements that requa~ I
issuance of a building permit shall be subject tio ard~itea
t~ual rcview pursvant to the pm~v'sssions of C~apter 932 ~
of tbis Coda Fot ptojects that mclude artist swdios, tbe
t~-n~itectural Review Board s6all refer to the Light ',
Manufactusimg,/Research a~d DevWopmnmt Stndy dated
June 15,1994 prepared by ~ Moule and Ste~aaos
Polyioides, tn msu~re tbe oompatbility of ffie artist stu-
dios with othar uus in ffie districx. (Added !ry Ord. No.
1800CCS § 1 (part), adopted 5/9/95) {
I
i
r.:c 9 a.os3s A oasc~ ~
run~ o.~~ n~;~c
9.oa.os.3~.oio r~~.
The A Overlay Dis~ict is intended to provide ade-
4~~ P~8 facalities to support importaat commercial
oorrida~ and aeig6ba~hafld eomma~cial arcas as the G~ty,
~vhile assuring that ead~ facality wiII not adverse~y m~pact
(s++~ M~ zao)
Santa Mamica Mnnicipal Code 9.04.0838.010
t6e envaoameut a~ nearby rardents or dQninish the
mtegeity of t6~ subjeci residential zem~iag dixtrict ia a
manner cAmsistent ~vith the goais, objectives, aad policaes
of ffie C~al Plan. Any paroel dass~ued as "A" ahall
also be ~ed 'm one of the Residmtial Disaicts,
(Prior code § 9~321)
440-5 (~ ato:o~ a.oo)
Saata Monica Mtmicipal Code ..
9.04A838.020 Applinb~itp.
F.~.~ng pazl~tg on "A" lot~ shall be petmiitzd if aIl
of the fol}owing oonditions are me~
(1) The caaunercaaal parxl supported by the "A"
panxl is not redevelopad.
(2) Thc lot remains as a surfax level parlrmg lot
(3) The aquare footage of the eosting commeraal
bnlding on the cammcrcial paroel u not addad to ar
~anded beyond fifty perc~ent of tbe floor arca ~g
on ffie effedive date of this C]~aptcr.
(4) The raquired parl~g for ury new addition or
espansion of less tLat f~'ty perocnt of ffie floor area is
not locateci on the "A" parxl (Prior code ~ 90322
~PaTt))
9.04.0838.030 Permiued nses.
Zbe follvwiag uses sball be permittr.ci in the A Over-
lay District:
(a) All uses Iisted as permiued uses m the residential
dis~ict ia which the parcel is located. (Prior o~de §
9a322 (Part))
9.04.08.38.040 Uses sabject to partormance
standards permit
The follawing uses may be pcimitted 'm the A Overlay
Disttict subject to ffie approval of a Perfoimaace Stan-
dards Pernnit
(a) All vses listed as subject to Pesformanoc Stan-
~ards Permit in the residential dis~ict in which the parcel
is located. (Prior code § 90323)
, 9.04.OS38.050 Conditionally permiued nses.
The follawing uses may be peimitued ia the A Overlay
Districc subject to the approval af oonditional use peimi~
(a) All uses liSted as oonditionalty peimitted uses in
the residential disttict in which tho parcxl is located
(b) Parlaag s~ct~uzs balvw tbe gtouad level if all
of the follvwmg oonditions are met
(1) The "A" parxl was in parldng use on the effea
tive date of this C~apter.
(2) The faaility is foi"the tcmporary parldng of tran-
sient motar vehicles and tntcks.
(3) The parldng st~veture is aooessory to a permitted
oommercial use.
(4) The surface level of the "A" parcel is developcd
and maintained as laadscaped open spac:e for the life of
the oommercial pmjecL
(S~ The entranx to thc subtetranean strucaue is
located on the oommercially zoned paroel.
(c) Op~n air fazmers markets.
(d) Mnnicipal par]ang structu~rs, either abave grade
or belaw grade, if all of the follo~vmg conditions aro mct
(1) The parldag s~ucxure replaoes a mimic~pal sur-
face parldng lot
(2) Tbe parcel siu is a minimum of forty thousand
square feet
(3) The parrxl is located 'm the North of Wilshine
Overlay DisuicL (Prior eode § 90324; amended bq Ord.
No. 18780CS § 1, adopud 5/13/97; Ord. No. 1895CGS
§ 3, adopted 1R7/98)
9.Od.0838.020 ~
9.04.0838.060 Prnhibited nses.
(a) Parl~g stivctut+es located abwe the grouad level
(b) There sba11 be no use of a~ parcel in the "A"
Ovetlay Disaict for automob~le parking unless all prnper-
ties between the side property liac of thc "A" paa;el aad
the bouadary of aay adjaoent armmercial district are in
no~~esidential nse.
~~) R~~P P~~B ~' ~~8. ~ ~Paraud
b9 ffi alle9 fmm, a resid~ential use.
(d) New surface level parldag lots. (Prior «~de §
9032.5)
9.04.0~.38.070 Property developmmt staadatds for
aon-parldng nses.
AIl nonparlQag uses develoged on property in ihc A
Overlay Disoiicx ahall be dcveloped in aooordanx with
the same property development staadards required for
the underlqing residtntial district (Prior codc § 90326)
9.04.08.38A80 Dere,lopmmt staadards for below
~ade psrlung rtivdnre facilities.
(a) Side Yatd Setback. The side yatd shall be five
fe~t for any undergronnd parking fac~ity. No side yard
shall be requireti adjavent to a cammerc~ally zoned par~el
or aaother "A" designated parcel ia oommercial parlQag
use.
Pazldng strvctures locatod belaw grade sball be e~-
empt from the pan;el ooverage and setback requir~ments
provided that there nemains an unc~ocavated area 5ve feet
in width along the side property lime ffiat abuts a resi-
dentially zoned parxl which sball oontaia landscaping
piusuant to the provisions of Part 9.04.10.Q4. (Prior oode
§ 903Z'n
9.U4.OS38.090 Special desiga standards for ull
~ parlaing facilities.
(a) WaIIs. Walls shall canform to the provi.sions of
Sc,cxion 9.04.10.02.080.
(b) Use of 8equired Yards. There shaII be no ame,ss
to parldng permitted within the requaed side yard, ea-
c~ept aa~ess may bc provided within a required side yard
tbat abuts a cammerciaUy zoaed paroeL
(c) Imdscaping. At least fdty perrtnt of the re-
quired front yard area shall bc landscaped putsuant to
thc pravisions of Part 9.U4.10.04.
(d) YeLide Aexss. Vehicle acoess to and itom all
parlaag siructures sball ba located a minimnm of twenty
feet or a g:eater distaacc if practical imm aay residen-
tialiy zoaed paroeL
~~) ~~& ~~8 ~ ~ P~~ P~t to
thc pravi.tions of Section 9.D4.10.Q2270. (Prior oode §
9032.8; amended by Urd No. 1878C'CS § 2, adopted
5/13/97)
9.04.0~.38100 Ar+chitect~al c~eview.
All ntw constru~tion, new a~ditions to eadsting build-
imgs, and any other ezterior ~pmvements that require
issuance of a building permit shall ba subject to ai+chitr,o-
tuial review p»*~^~*+t to the provisions of G'bapter 932
of this Article. (Prior c~ock § 90329)
441
,
,
'
'
,
~
,
,
,
~
~
~
~
~
(Santa Momiw 5~9~
~
9.04.10.02.440
Santa Monics Mnnici~xl Code
Psit 9.a4.10.04 Landsraping Standonis
9.Od10.04.010 Parpose.
These regnlations are intended to enhaace the ses-
thetic appearanoe of dcvelopmeat ia all areas of the C~ry
~' P~'~~8 ~ ~ ~LY. 9~~9, aad fuaction-
al aspe.cts of laadscapiag and landscape ac~eeaiag ooa9s-
tent with Architecttual Review Board Gnideliaes, and
the goaLt, objec~ives, and polides of the General Plan.
(Prior oode § 9041.1)
9.0410.04.020 Applicab~it~
In all districts o~xpt thc Rl aad RZR residential dis-
t~icts, bnt includ'mg the R1A lots developod for pazl~g
nses, ao buldiag~ structurG, parldag lot, storage yarti, or
other ste impravementt shall be erectod. oonstivcted,
cnaverted, established, altend, remodekd, enlatged, or
othenvise mod~ed, nor s6all aay lot or premises be nsed
or oocupied uatil such time as the pcemises are suitably
landscaped in aooordance ~vith this Snbcbap~cer. Ia the
R1A, OP•]A~ OP-2A, OP-3A, and OP-4A, Dist~icts, lots
dweloped for parldng uses, prior to i~vanx of a buld-
mS P~rmit, landscaping and iaigation plaas sball be
sabmitted to the Arcbiteco~ual Review Board for nview
and appst~val ia a manner presaa'Ued bq tbo Zoning Ad-
mini.~ator. An eaisting biuld'mg nan-oonformiag as to
site landscapc staadatds may be modified withont oom-
P~8 with these standards pmvided tbat the bwlding is
not substantialiy remodeled. (Prior oode § 9041.~ added
by Ord. No. 1496CCS, adopud 9/1.6/89)
9.04.10.04.030 Resetved.
9.04.10.04.Q40 Reserved.
9.04.10.04.Q50 Resenred
9.04.10.04.060 Reqaired landsc~pe area for hnild'mg
sites.
(a) In all residential dis~icts, mcludiag the RVC Dis-
trict, a minimum of fifty perxat of the required fromt
and side yard setback shall be landscaped, e.~xpt tbat for
parcals less than fifty feet in aridth, fifty parxnt of oae
side yazd shall be laadscaped. In OP-1, OP-2, OP-3, and
OP-4 Disuicts, all areas not c~vered by sidewalks, driva
~YS. P~~~s, 8~8es or bu~dingt, shall be treated as
landscaped area~, as defined 'm this C1~apter.
(b) In thc C~, C3, C3C, C4, C6 and BC~ Districts,
a landscape area equal in square feotage to 1S dmes the
soreet frontage of the parcel shall be provided adjaxat
to each public street right-of-way. The requa+etl area may
be provided ia aay configuration aacxpt tbat no portioa
of the bw7ding shall be located beta-e~n the landsrape
area and the public rigbt-of~vay aad only azeas withia
ua feet of the pa~roel liae shall count toward ffiis require-
ment For purposes of this Sectioa,landscape areas sball
be oonsidered to be ia-grouad plaate:s and shaD not
mclude bardsc~pe- The landscape requi:em~nts for the
CZ, C3, C3C, C4, C6 aad BCD Districts may be modi5ed
subjat to ihe rcview and appmv~ai of the Archite~tural
Revie~v Hoard if the Board dettrmiaes that aa alternative
landscape oon5guration would meet tha objectives of this
requiremcat The Arahitectural Rcview Board may n-
qnire either more or less laadscaping than w~ould other-
~vise be required by this Cbapter ~ tho followiag fiadings
arc mado:
(1) That the strici application of the provisions of
Serxion 9.04.10.04.060(b) would resuit ia practic~l diffi-
cnlties or smnecessary hardships mo~nsistent with the
genual piupose aad iatent of the Saata Monica Muaid-
pal Code and the Land Ux Flement or that there are
GxxptionaI ~stanoes or conditions applicable to thc
propos~d prnject that do not apply general~y to othez
~s oovGred by the Secaon;
(2) Tbat the gran~eg of a Laadscape Satbaclc Adjust-
ment aotild not advezscly affect public welfare, aad
~vould not be detrffieatal or iajurious to property aad
impravemam~s ia the sm=ouadiag area;
(c) For all new conso~vction or major reniodoling ia
tbe C5 Sperial O&oc Disttict, a landscaped azea at least
fifteen feet wide shall be provided and maiatained
immediately adjaxnt to all property Imes adjaccent to
sueets or rights-of-way euxpt in required driveavay or
other aooess areas. (Prior cade § 9U41.6; aanended by
Ord No.1553IXS, adopted 10!?3/90; Ord. No.17060C'S
§ 2, adopted 9I1.8/93)
9.04.10.04.070 Reqnirtd lsndscape area aad lighting
for sarLa pst)dng lots and other
~ehicalar ase areas.
(a) A mmimum of ten peroent of the total exterior
pav~ed area that aooommodates vehicular tr~ffic indudiag
sarfaa parldng lot~, aooe~wa95+ d~iveway~ ~iacludia8
those seiving drive-m and drivathrough restauraats,
banla, and gmxry stores). loadiaB areas, se:vioe area.s,
aad parldag staDs sball be dev~nted to landscaped islaads,
peniasulas, or medians dis~buted throughout the paved
area. A miaimom of one ~+ee for each on~ thousand two
hundred squane feet of paved area that aooommodates
vehicular ~affic shall be pmvided and maintaiaed.
(b) TL~ laadscape area required for pazldag lots and
velucutar nse areas sball be ia addition to the ]aadscape
azea requirod for building sites p~~eenant t0 LhC F1L~PLS10nS
of Sa;doa 9.04.10.04.060.
(c) Iigbting sball be prwided and maintaiaed 'm
accardance with Secaon 9.04.10.022~0. (Prior oode §
9041.'n
9.04.10.04.080 Ladscape scceeaing and ba~eriag oi
c~mmeroal, indnstrial, and patking
nses irom residmtial ases.
(a) In all commercial dis~icts, ihe RVC Dis~ict, and
HG~ Dis~ict, all azeac devoted to vehicle parlaag, stor-
a8~. servia. rcPair. equiPment nPlarement, washing,
polisbmg, paiatmg, aad sim~ar uses that are visble from
a public right-of-way sball be screened axording to the
staadards set forth ia this Searon. Th~ provisions of this
(5aara l~to~a s-ss) 460
saata Monica M~st c7oae
Sa~on shall not apply to areas devoted to the diSplay of
~ autamob~les for sale, lease, or rental ~vhere the rale,
lease, or rental is the principal oommeidai bnsiness.
(1) A landscaped st~ip aball bt provided and maia-
tained, e~oocpt in a required driveaay or other aooess
area, that is aot less than ta~n feet ia depth measured
horizontally firom the property lme adjaocnt to the public
right-of~aray.
(2) Permaaen~ opaque laadscaping bermi~og, fma
ing or walls shall be pravided and maintaamsed at a height
of not less than three feet abwe the av~erage adjaoent
grade at a distance of aot less tbaa two fe~t meas~u+ed
horimntally fram tho pr~- line adjaxntta thepublic
right-of-aay. Ia no case shall the ~g, feax or ~vaIl
e~ooeed eight feet in he~ight above ffie adjacxat gcade.
Plant material may amcod eight feet in heaght
(3) Grading should be used as much as po~ble to
screen parldag lots hy loweriag the parldng atra or bq
pmvidiag landsc~ped earth mounds or berms.
(4) In li~u of the nequire~ents of subsoctia~ (1~ (~~
and (3) abo~ve, the Arrbita~al Review Board may
apprave other screening plaas, designs. and materials of
equal area and sczeeniag which satidy tbe iatent of the
scretning staadards.
(~ No screen requined w be erec~d aad maintamed
by these staadards shall be oonstincted ~vithin five feet
measuned horimntaliy on either side of a dcivew~ay en-
tranx or vehicular aoce~vay op~ning onto a s~+eet or
alley, which woutd impair an nnobsteveted aoss view of
pedes~ians on walk, alley, or elsewhere by motorisls
entcring or leaviag. The uaobstructed areas sball aot
cx~oeed five feet on either side of a driveway, eatraax,
or vehiailar aooes~vay, unless requiaed for safety reasons.
(b) A landscaped buffer sball be provided and maia-
tained on a oommtn~at, industrial, or "A° mned pancel
when the sidc or rear yard of the pazrel abuts a reaiden-
tial}y zoned or used paroeL The landscaped bu$er to be
provided and maintaiaed on the oommerdal, industcial,
or "A" pazcxl shall contain a solid deoorati~e maso~y
wall aloag all paroel lines adjoiaiag tesideatially zoaed
or uscd par~cels which sball be not less than five feet and
not more than eight feet in height measured itvm the
ground level of the residential parceL A 5v~foot~vide
landscape area between the wall and th~ oommerdal,
indusnial, or parking use shail be provided oonsisting of
one tree per every five linear feet of frontage plaated not
less thaa five feet apart and not less than 5ve feet in
height when plaated. In lieu of the requirem~nts in this
subsectioq the Architectutal Review Board may appmve
other buffering plans, designs, and matcrials of equal
area and screening which satisfy the inunt of the buffer-
ing standards. "
(c) The laadscape area reQuiretl for ~niag and
buffering shall be in addition to the landscape area
required for building sites pursuaat to thc provi.aons of
Section 9.04.10.04.06Q. (Prior oode § 9041.8; amended by
Ord No. 1803CCS § 9, adopted 523AS~
9.04.l0.04.080
9.04.10.04A90 Sceeening a~f s~omob7e dnleeshigs.
(aj In all oommerdal distticts, alt areas vis~bk ftom
the public right-c~~vay devoted displary of aubomob~les icr
sak,lease, or reatal ~vhe:e tbe sale, lease, or rental is t~u
p~apai aom~macial bns~ness abaII be ~ aooomdmg
to the boII~ving staadard~
~1) A land~aPod s~ s~all be Provided and maia-
~~, ~Pt in a roq~ed c~riveway or other aooess
ana, tbai is not less thaa t~vo fieet ia depth measu~d
borimntally ftom the pmperty liae adjaoent to the pnblic
right-of~vay. Thane shalt be prwided 'm the landseaped
atrip a minimum of three shrubs per tea feet of liaear
frantage or portion thereof aad adequate ~roundoever
to Provide oomPlete oovera8e arithia two yeazs.
46Q-1 (s~ ~ s-~
Santa Moaica Muaiapal Code
(2) Permaaent, opa4ne landscapiag, fencing, orwalls
s~all be prwided and maintaiaed at a height of not less
tloan two feet above tbe averagc adjaeeat grade at a dis-
tance of not less than two feet measvred harimataily
from th~ property line adjacent to the public
right-of-way. Plant material may e~rceed twenty-oaa fext
in heig,ht
(3) In lieu of oompliaaa with subsecaons°(i) aad (2),
the Architecmral Review Board may approve other
~T~& P1aas, desiBns. aad materials of equai area and
screening a~ich satisfy meet tbe iatent of the s~xniag
standards.
(b) Th~ landscape area requaed for screeniag shall
be in addition to the landscape area required for bw7ding
sites punuant to the provisions of Sectioa 9.04.10.04.060.
(Prior code § 90419)
9.04.10.04.100 Lndscytpe maintenana and
piotection
(a} All iaterior laadscaped area~ ahall be protected
from vehicxilar damage by raised cancteu or other aub-
ing of at least su iaches in height
(b) All acw1Y Planud t~s shall be planud ia perme-
able soil.
(c) L.ow volume irrigation systems with antomatic
controlleis shall be required. Such irrigation inctudes, bnt
is aot limiud to, low volume sprmlcler heads, drip emit-
te:s, and bubbler emiueis.
(d) Sprinkler spacing for both turf aad non-tttrf areas
shall be fifty perrent of the diameur of the thraw.
(e) Aa~-dram w~ves shall be installed in slopiag
azeas with elevation di$ereaoes of more than five feet
(~ I.andscapo materials which hav~e different aater-
ing needs shall be irrigated by separau control valves.
Water coverage shall be limited to plaat azeas oaly.
(g) Automatic controllers shall be set-to water be-
tween 5ve p.m.•znd un a.m. to reduoe evaporation.
(h) An aanual mainunana program with sSasonal
water schedule shall be nquired to assist a~- landscape
manager. The waur schedule shall incluck run time and
frequenry of iaigation for planud azeas with srmilar
characteristics. The watering period shall not e~oxed the
pomt at which tunaff bagias. A maiat~enaace program
shaIl not be required for systems with w~ moisture
sensors that ai^a installed aad properly adjusted.
(i} A minimum of PVC Schedule 40 or equivalent
shall be used for main liaes and uader driveway azeas,
and a minimum of PVC Schedule 200 or equivalent shall
be used for lateral Iines.
(j) All landscaped areas shall be peimanentty main-
tained and kept free of weeds, debris, aad ]itter. All plaat
mauria~s shall be maiatainetf m a healthy grvwiag oondi-
tion and diseased or dead plant materials shaU be re-
placed, m Idnd, pursuant to the approved plans ~vithin
thiitiy daqs•
(k) I~ at the time of applicauon for a cxrtificate of
oxupanry, or final buildin8 Permit mspecaon. the n-
quired landscaping is not yet in plaee, tLe owner shaU fle
with the C~ty a Deferral C,ompletion Agreement secured
in a manner aaxptable to the C3iity m tbe sam of four
9.04.10.04.090
dollars per square foot of required landscapiag not yet
ia plaa to enstn~e that such rcquired landscapmg shall
be instaD~d. (Prior ood+e § 90~41.10)
9.04.10.04110 Witer mnsantion laadscapiag.
(a) Tbe ma~mum azea permitted for turf shall be
twenry percent of the total aiea landscaped on the siu.
Higher pes+centa~ge.s may be Permit~ed ~vhea t~af is aa
essential part of the developmeat such as playmg feelds
for achools or ~rarks, or as determiaed by the Arrbitecacr-
al Reriew Board. Iargo araas of t~uf shall use so~1 mois-
ture senso~ as pazt of the arigation system.
(b) Turf shall not be permitted m areas difficnlt to
inigate, such as sidewalk sorips, slopes, or aarraw path-
~
(c) Turf usage shatl aniy be permitted whea used for
hip,blyvisttal aad fuacaonal tue areat. Iaaner ~vater usage
wrf or warm season ~ra~ ate rooommended for all dirf
at~as.
(d) Plaats usad in aon tu=f areas shall be wates oen-
serning plaat material. Flvwering ornameatals that are
not low water using plants shall b~ o~tinted as tuif wben
c~lailatiag ttuf area5. Apprapriate low water plant vazi-
eties shall be app:wed by the Diriector of Geneial Ser-
vices.
(e) Fresh water bodics and frnmtams where water is
sp:ayed 'mto the air shall be prohbited The Diroctor of
Ceaeral Servioes may vary this reQuirem~at when the
water to be used is not fresb water. (Prior oode §
9041.11)
461 (s~mea Mases n•9q
9.~4.10.08.040
s~ Mo~ M~t coa~
9.0410.08.040 Nnmber oi parting spaas ra~aa+ed.
Parldug spaoe requiremcats are ~dicataI in ?able
9.04.10.08.040.
~
(s~aa Aso~n 7-9s) 464
Saata Moaxa Maaiapal Coda
9.04.10.08.040
Tabk 9.041Q08.040 (Continned) •
Mazim~ Perceat
11~Iinim~ OQ Sa~et Comput Spsoes
Use Parldng RcQmremmt Allowed
COIVIIVIEttCiAL
(FA = floor area)
Ma~t~ Pe:+aat
Minim~ OQ Ste+eet Compad Spaoa
Use Parlang R~equirm~eat Atlawed
Automob~7e rental 1 spaoe per SOQ sq. ft of FA plns 1 space 40
agenry per 1,000 sq. R of outdoor rental scorage
auea.'
Automob~7e repair 1 spaoe per 500 sq. ft of aon-servioe bay 40
FA plus 2 spaas per se:vie~ bay.•
• No :sqtrined offjsuxt PiTkinb SPaoe shaU be nsed for sak. reaeat ar teptir of aaooa.
4($ (Saats 1laeiea ~A~
y.~r~.air.vo.wv ~aaia Ma~~a muau~+ya~ ~.wc
'
i " Table 9 0410 08.040 (Contimned)
'~ Minim~ O~ Str+at
O-
I Use Parlvag ReQaie+emmt
' Automob~7e service 3 spaces ~ for full servicx statioa, ~ apax
station witb or without if for self suvioe statian. plus 1 spax for
' mmi•mart each 100 sq. ft of retai'I, and requu+~ments
, for aatomob~e repair where applicable
Automob~le sales 1 space per 400 sq. ft of floor area for
sha~vroom and a~ioe, plus 1 spac~ per
2,000 sq. ft of extesior display area aad
requirementc for antomob~7e r~pair wbere
applicable, plus 1 space per 300 sq. ft for
ffie part~ department
Auto washiag (self- 2 spaoes foz each washmg stall, not includ-
seivicx or ooin aperat- ing the stall. ~_--~-
ed) - --
;s~ M~ ~~ ac~
11Zaaatnm PQ+omt
Comput Spaoa
Allowed
40
^ f
' '
~
~~
~
r
~F
r
~
~
~
~
E
t
t
~
~:
c:
t
Santa Mo~ica Maniapal Code 9.04.1Q0B210 ~
ac~rlelromd the atl~.y. The length of th~ load'aig spaoe ~
may be mema+cd perpeadiailar to or pirailel with thc
alleY- Whe:+e tbe lo'diag area is parallel with ffie alie,y
aad the pa:rel is 5ity feet or kss m width, the loadiag '
araa s~a1! euead acsoss the fuII ~vidt6 of the pu~x.l. The
length of a~g area noed not e~oc~eed fifty feet for
~9~~ '
Psrt 9.04.1Q.10 Oa'=Str+~eet Loadiag Reqmremeats
9.04.1010A10 Pim~pose.
The standards ooataiaed 'm this Part are inteaded to
assure that commercial aad "mdustrial uxs, senior group
housing, hotels, day caze homes, c.~uld caze oeate~rs, aad
schools provide adeqnate facaities for thc pickup or
delive,n- of goods aud passeagecs m a maa~er providiag
ffie followia&
(a) Ac~ble, at~aarve, and ~ve11-mamttamed loading
and delivetq facilities.
(b) Reduced poteatial for traffic oongestion and haz-
ardt.
(c) Protection for adjacent parcels and smtuunding
neighborhoods fmm ffie effe.cts of v~hiailar noise and
traffic generated from the pi+nposed nse.
(d) Loadiag and delivery servioes in p:oportion to the
aeeds generauct by t~e praposed use which are clear2y
campatible with adjacent paitxls aad the sutr~undiag
neighborhood. (Prior oode § 9045.1)
9.041010.0?A Applicabilit~..
Any use requiting the loadiag aa8 de2ivery of goods
or passengers sball ptavide permancntly maiataintod
off-s~eet loading and delivery fact7ities for the new or
expaaded portion of the use pursuaat to the pm~visions
of Lhis Part. (Prior code § 90452)
9.0410.10A30 Geaeral pro~isions.
Off-s~eet fr~aght aad equipment loading spaas sball
be pmvided for all offioes, hospitals, iasoitutio~, bouLs,
group housing, and other oommerdal aad iadustrial uses
pu~uant to the folla~ving prwisioa~
(a) Loadin8 SPaxs shall be aot ltss tLaa ten feei ia
width, twenry feet m Iength, with fourteen feet of vetticai
clearaac.~.
(b) When the paroel upon wbich the loading sPaees
are located abuts an allry, ihe loadiag spacts shaU be
4T2-1 (~ ~~e+~
Saata Moaica Municipal Code
(c) Loading spuxs beiug maincained in connccdon a-i[h
aay principal building in ezistencs cn du efftcove date of
this Chapter shall theteafoer be maiatained w loug u the
building remains. un}ess an eqnivalenc m~mber of loading
spaces a~ provided on a contiguous par~el in waformiry
with the requicements of this Put This subsxdon shail not
~zquire the maintenance of moce loading sp~ces for an
exiscing building than a~+ee cr,quiir.d for a new buildiag.
(d) AnY ~aluiied loading space may bK-locatod in the
required tear yard pmvided that it is not loc~ced ia any
cequiied landscaped atea and p~evided that iw poction of a
sueec or atley is counted as put of die nequited louiing uea.
(e) Zlu number of off-s~tet f~+eight aad equipment
loading spues ~equiced sball comply with the foAowing
pmvisions: .
Total Grass Loadiag Spaccs
Floor Ara Requiretl
Commercial Buildings:
3.000 - 15.000 . . . . . . . . . . . . . . . . . . . . . . . . 1
15.001 - 45.000 . . . . . . . . . . . . . . . . . . . . . . . . 2
45.001 - ~S.U00 . . . . . . . . . . . . . . . . . . . . . . . . 3
75.001 - 105.000 . . . . . . . . . . . . . . . . . . . . . . 4
105.001 and over . . . . . . . . . . . . . . . . . . . . . . . . S
Indusuial Buildings:
0 - 20.000 ........................ 1
20.001 - 40.000 ........................ 2
40.001 - 80.000 ........................ 3
80.001 - 120.OOd . . . . . . . . . . . . . . . . . . . . . . . . 4
120.001 - 160.000 . . . . . . . . . . . . . . . . . . . . . . . . 5
160.001 and over . . . . . . . . . . . . . . . . . . . . . . . . 6
Hospirals and Institurions:
3.000 - 20.000 . . . . . . . . . . . . . . . . . . . . . . . . I
20.001 - 50.000 ........................ 2
50.001 - 80.000 ........................ 3
80.001 - 110.000 ........................ 4
110.001 and over . . . . . . . . . . . . . . . . . . . . . . . . 5
Hotels and Office Buildings:
3.500 - 15.000 . . . . . . . . . . . . . . . . . . . . . . . 1
15.001 - 50.000 . . . . . . . . . . . . . . . . . . . . . . . . Z
50.001 - 100.000 . . . . . . . . . . . . . . . . . . . . . . . . 3
100.001 and over . . . . . . . . . . . . . . . . . . . . . . . . 4
Senior Group Housing
(with Centtal Kitchen):
10 - 100 uniu . . . . . . . . . . . . . . . . . . . . . . . . 1
100 and over . . . . . . . . . . . . . . . . . . . . . . 2
Neighborhood Grocery Stoce . . . . . . . . . . . . . . . . . . . 1
(~ Passenger Ioading spaces shall be ptovided in addi-
cion co any required freight and equipment loading spaces
when requiced by this subsecdoa Passenger loading spaces
shall comply with parking space siu requicemenu for swn•
dard pazking spaces, shal! be located in close pmximiry to
the building ennance. and shall not iequire pedesvians to
cross a driveway, puking aisle. aliey, or mxt in order ta
cieach the building entianco.
Use
9.04.10.1d.030
Pzssenger Loading
Spaces Required
Smal1 Family Day Caze Home . . . . . . . . . . . . . . . . . . 0
Large Family Day Cace Home . . . . . . . . . . . . . . . . . . l
Day Care Ctnter. Pte-School.
Elememary Schaol (K-6):
1 - 20 childrcn . . . . . . . . . . . . . . . . . . . . . . . 1
21 - 60 ehildc~en . . . . . . . . . . . . . . . . . . . . . . . 2
61 - 300 children . . . . . . . . . . . . . . . . . . . . . . . 3
300 chiid~en and over . . . . . . . . . - • - - - . . . . . . . a
Neighbofiood Gmxry Store . . . . . . . . . . . . . . . . . . . 1
The Parking and Tc~affic Engineer may au[hocize up to
o~x ceyuired on-saeec passenge~ toading space atong a
feontage curb for certain designaced dmes if on-sueet paric-
ing spacrs an typicafly available during the ~signated
umes.
(g) Requiraf louiing spaces sha11 noc count as required
paricing spaces. (Prior code § 9045.3) -
473 tsm Mo.o 12-9s1
Saau Monica Muaicipal Code
9.Q4.12.040 Antomob~e dealashigs.
The purpose of this Secdon is to ensure that automo-
bile dealerships do not c:zatc aa adverse impact on
adjaxnt ~parties and sncxottadmg neigh'borhoods by
reason of insufficient on-site autamer and employx
pazldng, ~c generatioa, iacluding road tatorag of
vehicles, obst~uction of t:affiq visual blight, bright Iights,
noise, fumes, or dtaiaage nmoff The followmg special
conditions shall applp to automobile dealer~6ips.
(a) APPlicability. All new automob~e dealerships
shall comply with the developmeat standards for the
district in which it is located and ~vith this Section. E~st-
ing automobile dealeiships shall be subjax to ihese
standards when seeldag aay onc of the followia&
(i) G~mtilativo expansion snbseq~teat to the ado~ption
of the ordiaaux codified ia this C:haptet of more tbaa
fifty percent of impraved squarc foocage aosdng at the
time of adoption of tha ordinaax codi5ed m this C~aap-
ter.
(2) Aay adjacent ea~pansion of the laad area on wbich
the dealership is locaud, whether by ptarhase, lease,
business combinatioa or acquitiuoq or sim~lar method.
(3) AaY substaatiat remodel of ffie aostmg dealetsh~.
Within one year .from the adoption of the ordinaax
codi5ed in t6is Chapter, e~dstia8 dealashi~ shall be
subject to those provisions of this Seetioa u m hereaf-
ter specifically desenbed.
(b) Minim~ Lot Size. Tbe mianmum bt size shall
be fifteen thousand square fe~t for new btt aeated by
subdivisian or oombination afta tbe adopaon of the
ordinance codified in thic Chapur.
(c) Parlnng and vehide Stora~e. F~loyx and
customer parldng shall be provided at no cltitge. Parlang
shall comp}y with Part 9.04.10.08.
Areas desiguated for employoe aad a~ao~r paz1~g
shall not be used for vehicle staraae or d~splay. Rooftop
starage of vehicles is permitted, aad f~t7~ peraeat af aay
such space shall be counted as floot arta fat tbe pttrpos-
es of oomputing floor area ratio.
(d) IandscaPin~ Screenia8 ef dtsPia~' md ao~isPlaY
azeaz shall comply with the grwitioat of Put 9.04.10.04.
A minimunn two-foot landscape aad deoo~atme aab strip,
where feasible, shaU be pmvided along tbt sueet frant-
age perimetor of all vehicle display sreas Landscape
materials shall be designed Lo prwide an opaque visual
buffer at least twelvc iaches m height Applicable setbaclc
rcquiremenu shall be expanded to require a minimum
five-foot landscaped area adjacent w a~ abuttmg resi-
dential dimicY.
Final dcsign trcatment s~hxll be subject to review aad
approva3 by the Architectural Revicw Board.. All Paz'~8
areas not used for vehicle display shall be subjed to the
parldng lot screcning requirements of Part 9.04.10.04.
(e) LigbtinS. All lighting shall wmply with Section
9.04.10.02.270.
9.04.I2.Q30
(~ Loadiag and Unlosding of Vehides Loading and
naloadiag of vehictes is permitted onty in acoordaaoe
with this sul~sxtion. The dealership operator shaU be
respoauble and liable for a~ activities of a oammon
carrier, opcrator, or other per~cm oontrollmg snc6load-
ing or imloadiag activities w the a~t.ent aay such activi-
ties violate the pravisions of this subsection.
(1) Iroad'mg and imloadiag of ve~ides is limited to
thc houcs of eight a.m. to fi~e p~n. Monday throagh
Samrday, e~ocluding legal Lolidays.
(2) Off-loading shall be oa~u or off-3ite, subjed to
the apprwal of ffie GYty Parking and Traffic Fstgiaeer.
I.oading aad ualoading sball not block the ingr~ or
egre~ of aay prnperty.
~3) F~os~B deale~hiPs sha11, withia onc qear of the
adc~ptian of the ardiaanx oodified in this Chapur, sub-
mit plans to the Parking aad Traffic Engiaeer for apprav-
al that satisfy the requirements of this svbsearon.
(4) New autnmob~7e dealerships or ~atially
remodeled dealesships shall pravide off-load"mg fac~lities
on P~ti P~P~i~Y ~~- or o$-site). Sbaned loadiag aad
unloading ~ities are permitted for the ptuposas of
meotiag this requir~ment
(g) Storage of Vehicks to Be Rep~ired. No vehieles
to be repaired shall be pazked or stored on suy pablic
s~eet or alley.
(h) Repair of Vehicles. The repair and service faalit~-
pc~raan of ari automob~e deale~g ~hall camgtp wiffi
the provisions of SetYioa 9.04.14.050.
(~ Qn~g of Vehides. An ad~quat~ on~ite qnarim~g
area for servioe automers shall be pr+ovidod. On~tte
driveways may be used for queuiag but may not iaterfe~e
~vith aeo~ss to required Parlang spaocs. Required Pffilan8
spaces may aot double as queuing spaoes.
(j) Test Drning. Test ~riving shall not be done oa
raidential streets or aIlrys. Far the purposes of this
subse~tion, meets wbich are desi~ated by the CYty aa
major collector sdreett shall be permisable at+eas for test
driving. Each dealecship operator sball hav~e aa affama-
tive obligation to iafo:m all its pcrsonnel of tb~is i~eq~a
ment and to ensure compliaaa with it F~dsCmg dealer-
ships shall, within one year of the adoption of the ordi-
nance codified in this Chapter, submit plans w the Pad~
ing and Traffic Engiaeer for apprwal tbat satisty the
requfrements of this subsection.
(k) Contr+nl ot Atley TYaffic. Notwithstaadmg tlte
probubition of alley use for test driviag, each deale~hi~
operator shall present to the Parlaag aad Tra~c Eng~-
neer, ooincidcnt with the application for a permit ~or a
ncw dcalership or snbstanrial remodelim& Withia one
ycar of the adoprion of the ordinance oodified 'm this
Chapter, e~dsdng dealerships shall preseat plaas ~or
slvwiag traffic flow ia alleys adjaceat to their u.ses, ~vith
the objec~ve of minimiang, dange~ to pedestcians aad
neighboring vehicle operations, and of miaimiziag noise
and oiher enviroamental iaausions mto the neighbor-
hood Such plans shall be daigned to 1'amit the ma~dmum
spxd to fifteen aules per hour and may inch~de mes-
sures such as speed bumps or dips, oae-way traffic pat
477 (5ma ~eaeiea 7~
9.04.12040
Saa~ M~~ Mnmicipal Code
ter~s, ina+eased signage, Parbag and loading Pm~ubitions
and s~7ar measures.
(1) t~lation. The location of ent~ies and e~ frora
deale~hips shalt be locaud as far away fmm ad'acent
residtntial properties as is reasanab}y feaable ancl sball
a vap
be ditzcted to commercial s~rets and aovap fxom rarden-
tial areas by means of si~age aad daign. The intaior
circulation sysum batween kve~s shaU be iateraal to the
b~uldimg and shail not require use of public ~vays or of
eaternalty visble or unoovered ramps, driveways or padc-
ing areaz. No anaagement shall be permitted wbich
requires vehicles to back into an alley or other public
~Y• .
(m) Noise ControL
(1) There shall be no outdoor loudspeal~ers Interior
louds~xalcers shall producx no more than forty-five dba
at a boundary abutting or adjaoent to a resideatial ~arcel,
under normal operating oonditions (e.g., with wiadows
open if they are L'lcely to be opened).
(2) All noise generating equipmeat a~sed to the
exterior shall be muffied with sotmd absorbing materials
to miaimize noise impacts on adjaoent propeities aad
shaIl not be operated before eight am. or after sa p.m.
if reasonably likelp to catue a~oyana to abuitmg or
adjacent residenoes.
(3) Rooftop storage areas shall be scrxned with
landscapiag and noise absorbiag matexials w minimizc
noise impacts on adjacent groperties.
(4) F~stiag dealerships shall oomptq with the provi-
sions of this subsection withia sa months after the ddop-
tion of the ordinance codified ia this Chapter.
(n) Tmdc Storage and DisposaL
(1) Cmtoline storage tanl6 sball be oonsttvcted and
maintaiaed under tho same conditions and staadards that
apply foz seivice stations.
(2) There shall be full compliance with the te:ms and
oonditions of all City laws nlatiag to the storage and
disposal of to~dc chemicals and hazardous w~tes.
(o) Aii' QaalitY-
(1) Use of brake washers shall be requited 'm service
s~alls or areas which perform servicc on bcalces employiag
asbestos or other maurials lmown to be barmful ~vhtn
dispersed ia the aa.
(2) All mechanical venn7atmg equipment shall be
directed to wp story exhaust vents which fax away from
abuttiag or adjacent residential properdes.
(3) F~haust systems shall be equipped with appropri-
ate aad reasonably available oontrol techaology to mini-
miu or eliminate naodous pollutaats ~vbich would other-
avise be emitted
(p) Mod'~'i~on of De~dopment Stsndscds. Dev~edop-
ment standards for the particnlar dist~ict in wbich a
development is located are modified and supeiseded by
the follawing.
(1) There sball be no windows or other openmgs ia
walls facing abutting or adjacxnt residential districtt,
c~ooept for emergenry-only pedestrian p~iu if requirod bq
the Bwlding and Safety Division and for del'nrery ;acili-
ties.
(Z) When only one level of activiry area is located
below grade and it is dedicdted m nses typicalty iacluded
m FAR calailations if located abov~e gcade level, the azea
s~hall not be mciuded ia FAR caic~elatioas to the extent
that there it a substituted usage abvve the fi~t floor
which would not be inciuded 'm FAR calciilations if
located below grade. If servia stal)s aze located below
grade, but an equivalent square footage abo~ve ihe firat
floor is dedicated to parldng (which ~vould not be oo~mt-
ed in FAR if beluw grad~~ cmly the above-grade aquare
footage is to be iacluded 'an FAR calciilatioas. Only oae
Ievel of acrivity a:+ea shall be subject to this aremption.
(c~ Ho~s of Operation. Unless other~vise apprvve~
by the Plaaaing Commission on appeal, if the deale~hip
is withm one huadred fe~t of a residential dist~ict, opera-
tioa of the dtalership shall be prohbited between the
ho~s of ten p.m. and sevan a.m. (Prior oode § 9050.4;
ameaded by Ord. No. 18Q3CCS $ 11, adopted 523/9~
;s~ea Ntooia 7-9~ 478
9.04.14.050 Saata Monica Maaicipal Code
9.0414.060 Antomob~e de~lersWps.
The pn.tpose of thc Secc~on is to easure that antomo-
bile dealeiships do not czoate an adverse ~pact oa adja-
xnt properties and surroimding aeighborhoods byreason
of insuScient on-site ca~stonner and employee pazlong
~affic generation, including mad testing of vebicles,
obs~uction of uaffic, visual blight, bright lights, aoise,
fumes, or draiaage ruao~ The following special ooadi-
tions shall appYy to automobile dealetships:
(a) Applicab~ity. All ncw automobile d~alerships
shall eomply with the pmperty d~lopmeat staadatds for
the district ia which it is located and with this Sedioa.
Eus~ng automobik dealetships sball comply with ffiis
Section wh~n seeldag a~r of thc followin~
(1) C~mulative expan.aon of morc thaa fifty perxnt
of improved square footage ~sting at tha time of adop-
tion of the ordinance c~odified ia this Chapter.
(2) Any adjacent ~pansion of the ]aad area on
wiuch the dealeiship is lor.ated, arhether by purchase,
lease, business combinauon or acquisition, or siau7ar
method.
(3) Any substantial nmodel of the eaatting dealer-
ship. Withia one year 5rom the adoption of the ordimanae
codified in this Chaptcr, eaosting au~omobile dtaieiships
shall be subject to those provisions of t6is Section as are
hereafter specificaUy descn'bed.
(b) Minimnm Loi Siu. The muumum lot size shall
he fifteen thousand square feet for new lots created by
subdivision or combination after the adoption of the
ordinance codified in this Chapter.
(c) Parking and Y~hicle Storage. Employa and eus-
tomer pazking sball be provided at no charge. Par]cmg
shall comply with Part 9.04.10.08. Areas designated for
employee and customer pazldng shall not be used for
vehicle storage or display. Rooftop storage of vehic,ks is
pecmitted, and fifcy perxnt of amy such spac~e sball be
counted as floor area for the putposes of ooaaputing floor
azea ratio.
Santa Mouim 5-00) 488-2
Saata Monux Mtmircipal Gode
(d) L~adscaPm& ~a~unm8 of disPla7 aad nam-~Y
areas shall oomplq ~viih the provi.tions of Part 9.04.10.04.
A mmim~ tWO-foot landscape and deoorative c~sb strip,
where feasi'ble, shall be proaided aloag the street fr~nt-
age perimeter of aIl vebicle display azeas. Iandscape
materiaLs shall be designed w prvvide an opaquo visual
buffer at least twelve iaches ia height Applicable setback
reqcurements shall be e~anded to require a minimum
fivafoot Iandscaped area adjaant to siry abutting resi-
dential districC
Final design tr~camaent shall be subject to review aad
appzo~val iry the Architecxural Review Board. All Paz'lan8
areas not used for automob~le display shail be subject to
the pazldng lotscreeningreguircments of Part 9.04.10.04.
(e) Iaghting• All lightin8 shall oomply with Section
9.04.10.02270.
( fl Loading and Unloading of Ve6ida. Loading and
unloading of vehicles is permitted oniy m aooordance
with this subsection. The deale~hip operator shall be
respons~ble and liablc for any activities of a cammon
carrier, operator, or other persan controlling such load-
ing or ualoadiag ac`xivities to the cuent a~ such activi-
t~iies viotate the provisions of this subsection.
es
(1) Load'mg and unloadiag of vehicles is limited to
ffie hours of eight a~a. to fm p.m. Monday through
Sattu~day, excluding legal holidays. _
(2) Off-loading shall be on-site or off-site, snbje~t w
the approval of ihe Qiry Parlong and Traffic Engiaeer.
Loadmg and unlosding shall not block the ingress or
egress of aary adjacent pmperty.
(3) F~sting dealerships sball, withm one year of the
adoption of the ord'mance codified 'm this C~apter, sub-
mit plans to the City Pazldng and Traffic Engineer for
approval that satisfy the reqttaements of tbis snbsectioa.
(4) Ncw automob~le dealeiships or substaatially re-
modeled dealershi~s shall prwide off-loadiag taa7ities on
private property (on- or off-site). Shared load"mg and
unloadiag facilities are perautted for the piuposes of
meeting this requizement
(g) Stosage of Veiucles to Be Repaaed. No vehicles
to be repaired shall be parked or stored on azry public
street or alley.
(h) Repair o! Vehicles. The repair and servix faa7ity
pcntion of an automob~e deale~hip shaIl comply with
the provisions of Secxion 9.U4.14.050.
(i) Qneaing of Vehides. Au adequate on-site queum8
area for servix customers shall be provided. On-site
driveways may be ~sed for queuing, but may not interfere
with aocess to required P~~B SP~t ~4~~ Paz~B
spaces may not double as queaing spaoes.
(j) Test Driving. Test driving shall not be done on
residential streets or alleys. For the purposes of this
subsc.ction, streets which are desi~ated by the Gty as
major collector stireetc sball be permissible areas for test
driving Fach dealersbip operator shall have an affirma-
tive obligation to infrnm all its pecsonnel of this require-
ment and to ensure oomplianoe with it F~sting dealer-
ships shall, within one year of the adoption of the ordi-
nance oodified in thi~ C~a~ter, submit plaas to the Ckty
9.04.14.060
Parhng and T:affic Engineer for appro~wdl to satidy ihe
requiremems of this subsecaoa
(k) Control of Allry 1Ys~c. Notwithstandmg the
pr~nbtbitioa of alley use for test driving, each dealership
opetator shall present to the City Pazlong and Tsa~c
Engineer, caiaadent with the application for a pcrmit for
new dealerships or substantial remodeliag, aad withia
one year of the adoption of the ordinance aodified ia this
Cbapur for eAS~ag dealerships, a plaa for slo~wing tta~c
~aw ia alleys adjaoent to their uscs, with the objective of
minimiung dangers to peda~rians and neighboring vehi-
cle operations, aad of miaimiziag noise and other eavi-
ranimeatal iacausions iato the neighborhood. Such plans
shall be designed W limit maximum speed to fift~en au7es
per hour and may include measures such as speed bumps
or dips, one•wa7 vaa~c Pattcrns, incneased sigaage, Park-
iag and loading proh~bitions and similar m~asures.
(I) Circalation. ~c locatioa of en~ies and e~dts from
automob~e dealersh~s sball be located as far away from
adjaceat residential properties as is reasonabty feastble
and shall be directed to commcrr~al ~ and away
from resident~al ar+eas by means of si~age and design.
The interior cir~tilation system between levels s~all be
iaternal to the buildiag and shall not nquire use of
public ways or of e~ternally visible or unewered ramps,
drivewaps or parlcing areas, No arrdngement shall be
peimitted which requires vehicles to back mto an alley
ar other public way.
(m) Noise Conh~L
{1) 'I'tie:re s6all be ao outdoar loud spealcess. Inurior
loudspeakeis shall produce no more than forty five dba
at a boundary abutting or adjacxnt to a resideatiai pazxl
uader normal operating oonditions (e.g., wiih windaws
open if tha}r aro L7cely to be opened).
(2) All noise-generatiag equipment exposed to the
exterior shall be mu$ted aith soimd absorbaig materials
to miaimize noise impacts on adjaxnt propcrdes amd
s~all not be operated before eig6t a.m. or after s~ p.m.
if reasonably l~cely W cause aancypanoe to abattiag or
adjacent residenxs. '
~3) RooftoP stora8e areas sball be scrxned with
laadscapmg and noise absorbmg maurials to minimiu
noise impaets on adjaoent properties.
(4) E~oisting dealerships shall oomply with the provi-
sons of this subsection within s6~ months afur the adop-
tion of the ordinana oodified 'm this CSagter.
(n) Taadc Storage and Disposal.
(1) Gasoline storagc tanla shaU be cansoructed and
maintained under the same oonditioas aad staadards that
aPP~Y for service stations.
(2) There shall be full c,ompliance with the terms and
oonditions of all CYry laws relatimg to the storage and
disposal of taodc chemic~l.c and hazardous wastes.
(o} Air Quality. Use of br~ke wazheis shall be ro-
qu~ed ia se~vice stalls or areas which calculahons if
located above grade level, thc area shall not be included
in FAR calc~ilations to ffie extent that ffiere is a substi-
tuted "~e aba~ve the fnst floor which a~ould aot be
inciuded 'm FAR calexilations if locaud belaw grade. If
se:vice stalls are located below gracle, but aa equivalent
489
~s.o~ M~ ~~
~
~
~
,
~
~
~
~
~
~
~
~
~
~
~
~
9.04.14.060 Santa Moaica Mimidpal Cade
square footage abo~ve the 5rst floor is dedicated to pazk
iag (whic,~ w~onld not be oouatod 'm FAR if belo~v grade), ;
only the abov~e-grade square footage is to be mcluded ia :
FAR calculations. Only one leael of activity urz sbaII be ~
subject to tbis aoemption. (Prior oode § 9aS5.6; amended
by Ord No. 1803CCS § 14, adopud SR3/95)
(Sann Mooin ~-95) 490
9.04.16.02010
Saata Momica Mtmicipal Code
Snbchapter 9.0418 Nonoonforming
Bnildiags aad Usas
9.04.I8.010 Parposc.
(a) This Subchapter provides for the oiderty tetmina-
rion of nonoonforming bwldiags and uses in order to
promot~ the public health, safety, aad general welfare
and to bring such bu~ldings and uses into oonformity with
the goaLs, objectives, and policies of the G~aeral Plan.
(b) This Subchapter limits the a~pan.aon of nonaon-
forming uses and bw7ding5, attablishes the car~mstanoes
under which thry may be oontimued, and provides for the
correcaon or removal of such uses aad btu'ldings.
(c) Nonoonforming uses withm the C~ty are detri-
mental to the order2y dev~elopment of the C~ty and are
deuffiental to the health, safety, peacx, oomfort, and
u
general aelfare of persons and property withia the Chy.
(d) Nonconforming uus shall be el~inaud as rapid-
ly as poss~ble ~vithout infringiag upon ffie aonstitutional
righu of the owae:s of nonconforming properties. (Prior
code § 9080.1)
9.04.18.O1A I.egal, nonconforming bn~dings.
A legal, nonconformiag bn~ding is a soructure which
lawfulty e~dsted on the effec~ve date of this Chapter but
which does not oompty with one or mor~ of the prop~fty
development staadards for the dis~ict in which it u locat-
ed. A]cgal, aoncoaformmg bu~ding may be maintaiaed
as follows:
(a) Repairs and Altera6oas.
(1) Repairs and alurations may be made to noncon-
forming residential btu~ding~ m Rl aad mWtifamity
districts.
(2) Repaas and aherations may be made to noncon-
formiag coanmercial or indus~ial buildiags pravided
tbere is no e~ansion or incaease in the square footage
of the e~stiag bw7ding.
(3) Changes to iaterior partitions or other nons~
t~ual impravemeats and repaus may be made to a non-
ooaforming oommesrial or iadustrial bu~ldiag bnt tt~e oost
of improvement and repair ahall not e~ooeed on~hatf the
replaeemeat cost of the nonconforming bm7diag over aay
five-year period.
(4) The replacement oost sball be determia~d at the
~me of building permit application by the Bnilding O~i-
cer, whose decision may be appealed to the Bwlding aad
Safety Commission.
(b) Addi6ons aad Enlsrgemmts. Aa additiion to or
entazgement of a nonoonformiag bulding shall be per-
mitted if the addition or enlargemeat is made to oonform
to atl the reguiatioas of the distcict m wbich it is located,
e~oxpt tha~
(1) q buildiag aot ooaformiag as to height r~egula-
tions may be added to or enlazged, Provided such addi-
tion or enlazgement aanforms to atl of the regulations of
the dittrict m which it is located, iaciuding the total floor
ac+ea permitted on the paroeL
(2) A residential bmldiag lacking sttSuaent parkmg
SPaoe ~ac required bY Part 9.04.10.08 may be added w or
~ Provided additional Parlaa8 SPacxs are saPPlied
to meet the requiremeats of Part 9.04.10.08 for the new
additioa. Additional parldag ~hall be requaed for the
addition of bedrooms.
(3) A c~ommercial or indusCrial bu7ding lacldag suffi-
cient Parldng sPaas as requited by Part 9.04.10.08 may
be added to or ealarged provided tbat additional patlong
spaxs are supplied w meet the requirements of Part
9.04.10.08 for thc addition or anlargement, and pmviided
that no siagle or cumulative addition or enlargemeat ac
ceeds twenty-five percent of the floor area of the bu~7d'mg
eAStiag on the effective date of th~ ordinanx ood'died
in this Chapter.
(4) A oommet+cial or indus~ia! bwlding lacadag sttffi-
cieat parldng spaxs as requitr,d by Part 9.04.10.08 may
be added to or enlarged beq~ond 259'0 of the floor ar~ea
of the bw7ding e~sting on the effective datc of the ordi-
nance codified in this Chapter, provided additioaal pask
ing spaoes are supplied to meet the requirements of Part
9.04.10.08 for tho floor area of the entire bulding.
(c) Replscing Nonoonforming Festnres or Poitions
of Bn7dings. Nonoonforming feat~aes or pordons of
bwld'mgs that are remaved shall not be ieplaced unless
they wnform to the provi.aons of this Chapter. Nolwith-
standing this nquirement, nonconforming arc:hitechaal
featurrs whicb have been rcmoved from aaY ~8
building which is desigaaud as a C~ty of Saata Monica
laadmazk, or Iistcd on either the California Re~ster of
Historical Resourr.es or the National Register of Histotic
Plaxs may be rcplaced if the Iaadmarl~s Ca~mmission
deurmines tbat such feature contnbutes to the btu7diag's
historic architectural mugrity and that the r:consoruc~iam
canforms w tho Secretary of Iaterior's Staadards fvr
Rehab~7itatian. Landmarla Commission nviea of svch
zeeoastruction s6a11 be prooessed generally in acoocdaaoe
with thc pincxdures for pmoessing applicadons for Cer-
tificates of Appropriateness oontaiaed 'm Santa Moni~a
Municipal Code Sectioa 936.170. Auy projed subject to
Landmazla Commission review nnder this subsec~on
s6a11 not require additional review by the Architecttnal
(Saata Monin 2-98) 494
Saata Moaica M~ Ood~ 9.04.18.020 ~
Review Board. The ~ determiaation of the Landimarl~ ~ ,
Comnnission under ffiis Section sball be appealable to the
C~ty Coun.a7.
(d) Mming. No nonoonformiag bu~7diag ahat[ be ~
moved ia whole or ia part to azry other location cm ttze
pai+cel ~mless every porCio~ of the bn~7ding is made to
oonform to all of the ngulatiams of the dtismct ia which
'
it is lo~ud. ~
(e) Restoring. A nonoonformiag bulding which is
damaged or dastrcry~ed w aa aaDent of less tt~an oaahalf
of its neplac~neat cost immediatelyprior to such damage
may be c~esto:r.d to itt oti,gimat oondition onty if the resto- ~
ration is oommenced witbia one year of the date th~
damage oa~rs and is d~igCntly ca~mpletad. -
(fl Beba~d'm& A aonoonfolming bu~ding which is ~
dataaged or destroy~ed ta aa a~eat of onabalf or mora
of its replacemeat cost immediately-pn~u~r to such damage
may not ba restorrd to its aonoomformiag ooaditio~ bnt
mnst be mada to oomfosm to the provisions of tbis C~ap- '
ter. A daignated landmaz]c soruemre or hi~oric,ally
significant buildiag ideaffied in th~ Historic Reso~ntes
Siavey as a category 1 t}uough 5 structure wbich is dam-
agetl or destrayed may be rebwlt if the bw7diag is rebwlt ,
to its aquarc footage, ste orientation and height and ~
setbaclQ that e~ted prior to the destrnction. (Prior code
§ 90802; amended by Ord. No. 1645CCS § 4, adoPted
9R2A2; Ord. No. 1889CCS, adopted 10/7,8,19'!j '
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Saata Mamica Muaici}~al Code
9.0418.Q30 I.egai, nonwnformmg nses.
~ A legal aonconforming . use is a nse wb~ich IawEulty
e~asted cm the effective dau of the ordmanx c~odified m
this Chapter but which is either: (a) not aaw permitted
in the district in which it is located; or (b) now permitted
by a performance standards permit, use pcrmit or oondi-
tiamal use permit but no such peimits bave been ob-
tainod. A legal, nancaaformmg use sball comply~vith tbe
follawing provisions:
(a) (~ange of OwaersLip. A change of ownership,
tenancy, or management of a nonoonforming use shall
not affect its status as a legal, nonconformiag use.
(b) Abandonment If a legal, nonoonforming use
oeases opention for a continuous periai of one year or
more, that use shall lose its legal, nonconforming status,
aad the premises on which the noaoo~armiag use taok
placx shall from then on be used for oonformiag uses
only. Uses in a bw7ding undergoing =estoration or rcoon-
salu~on sball be a~empt from tbis requa~ment pmvided
the provisions of Section 9.04.18.020(e) are compIied
with. Us~s discontinued due to aa aex of nattu+e shall be
exem~pt from this nquirement provided ra~onstrucaon of
the bwldiag is oommenced withm one year of the date
the damage occurs aad is d~igentiy completed
(c) Coavecsion to Conforming Use. If a noncanform-
ing use is coavertcd to a caaforming use, the noncan-
forming use may not be resumed.
(d) ~pansion of Nonoonforming Use. A nancon-
formmg use of a building or portion of a bulding ihat
oonforms to the development staadards of this Chapur
shall neither be a~anded iato aay otber pordon of the
bu~diag nor changed exapt to a conforming usc. The
nonconfoiming use of land shall not be e~panded or
eatended in area
(e) Inteasification of Uses. A noneanformiag use
shall not be permitted to change in mode or character of
operation. A change m mode or character sball indude,
but not be limited to, extended hou~ of operation, su~
stantial remodelmg, or a changc in number of seats or
the aervioe area floor spacx for bars aad re~naatt.
(Prior oode § 90803; amended by Ord. No. 17320CS $
4, adopted 3B/94; Ord. No. 19110C5 § 1, adapted
5/19J98)
9.041&040 Tecminadon of noncontorming
bnildings and nses.
Noaoonforming oa~al or mdustrial bu~ldings and
uses ia tbe Rl, RZ, R2R, R3, R4, RV~ OP-1, OP-2,
OP-3, OP~ and OP-Du~lac Distrias s6all be discontin-
ued and ramwed or alteied to aouform to the prwisions
of this Cbapter within t6e follawiag time limitx from the
effective dau of tbe o~+d~ance oodified m ihis C'~apur:
(a) A nonoonformiag use which does not occupy a
strucxure, other thaa those uses listed below: one year.
(b) All buildings on the property used as a pazt of a
busiaess conducted on the property, eaoept as prwided
below: t~enty yea~. This subsection does not requae the
remaval of nonconfoiming bulclimgs if the usc oxupying
the building is authorized ia ffic zoaiag districx or averlay
dis~ict in which tbe bnild'mg is located, ~iiher as a per-
9.04.18.030
anitted use, a aonditionally permitted use, a use subject
to a peifo:mance standards permit, or a use subject W
a u5e peimiL
(c) Vehicle sales, secvioe, storage and repair buildimgs
aad uses shall be pcrmitted to remain provided:
(1) The vehicle sales, service, repair and storage
bw'ldings are not e~panded as provided in Secdon
9.04.18.020 and ihe use is not intensified as provided in
Sec~on 9.04.18.U30.
(2) The commercial parcel supported by the vehicle
sales, service, repair and storage buildings is not redevel-
oped for another usc.
(d) Automob~e storage lots which are used for short
or long term pazldag of vehicles for sale or lea~e at an
off-site or on-siu automobile dealership or for service or
repair at an on-site automobile dealeisbip shall be per-
mitttd to remaia provided:
(1) T3e automobile storage lot is not expanded or
~8~-
(2) The oommen~al paroel sup~ported by tht automo-
b~1e storage lot is not redeveloped for another use.
(e) Pazlang lots on residential zoned parcels shall be
penmitted to remain pravided:
(1) The commercial parcel supported by the residen-
tial pazldag lot is not redeveloped for another use.
(2) The lot nmains as a surface Ievtl parlaag lot
(3) The ace or uses e~istmg on the oommercial parcel
snpported by the residential pazlaag lot do not change.
For purposes of this requinemeat, a change of use shall
be defined as aDy new use whieh requires marc iaunx
parlvag standards thaa e~osts on the effec~ve date of the
ordinance oodified in this Chapur.
(4) The square footage of the eaisting commerciai
building on the commercial parcel is nat added to or
enlargal beyond fifry peroent of the floor area e~dsting
oa the effecrive dau of said Chapter.
~5~ Th~ n9uired PaTlrmg for any new addition or
~on under f~ty percont is not located on tho resi-
dentially zoned parkmg loL A parking lot on a nsidea-
tially zoned pa~eel sLall rev~rt to :r.sidential use ~vhen
one or more of the above oonditions are not met
(~ FAStiaB oommerdal or iadvstrial uses in r~esiden-
tial tlis~icts with valid conditional use permits that do
not ooniam time limits, e~ooept as otherwiso provided im
this Secdon: five years.
TLe Plann~g Commi,ssion aiay extend the five-y~eas
period, bnt m no case more tban tea years, prc~vided the
applicant demams~ates tbat e~ooeptionai aratmstaaas
preaeuted ihe teimination of the use. A public hearing
shall be oonducted in aooordance with the pnyvi4ans for
conditional use permitc in Part 9.0420.22
(g) F~xisting ganeral officx, medic,al offioe aad neigh-
borlnood-serving buildings aad nses in e~osteaoe as of
1982 shall be allowed to nmam provided the building is
not expanded as provided in S~ction 9.04.18.020 and the
nse is not mtensified as provided m Sectioa 9.04,18.030.
(h) Notwithstand'mg any other provision of this Sec-
tion, if a canditional use pcrmit for an e~stiag cammer-
cial or iadumial use ia a residential dittrict ~ a~c
time period that such oonditional use termmaates, the use
495
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9.04.18.040 Saata Mcmica Mimidr~at Code
shall terminate pucsvant to the permit and not this Seo-
tion. ~(Prior oode § 9080.4; am~nded by Ord No.
1832CC5 § 2, adopted 11R8/95; Ord No.1911CXS § 2,
adopted 5/19/98)
9.0418A50 Pablic ntility eueptions.
Nothing ooasamed 'm thiS subchapur shall be con-
strued or implied so as to require the removal of govem-
mental or public u~iry buldings, s~ucau~s, equipment,
or facilities pravided that there is not a change of use
nor enlatgement of the land area devoted to the nse.
(Prior oode § 9080~
9.0418.060 Bwldiag permits or oertifintes of
~P~~9 ProW'bited.
When a~ nonoonforming buildiag or use is required
to be eliminazed purs~aat w tho provisions of tbis Sub-
chapter, no building permit or oerd£icate of oaupaacy
shall thereafter be iss~ud for further contiauan~x, atoer-
arion, or e~paasion of thenoaoonformiagbw7diagor use.
The issuaace of the permit or certi5r,~te in eaar sball
not be construed w allaw the oontiauation of the non-
oonfoiming building or use: (Prior oode § 9080.~
9.04.18.070 Remuval of illegal nonoonformiag
bnildings and nses.
Nothing contained 'm this snbchapter s~hall be coa-
strued or implied so as to allow for the cantiauation of
illegal nonoonformiag build'mgs and uses. These uses
shall be removed immediately upon notification the
Zoning Admmic~awr. (Prior oode § 9080.~
9.a4.18.080 Continnation of nonconforming
ases.
No person shall oxupy any nonconformmg buildiag
and no person shall continne any nonoonforming use
euept as prwided for ia this subcbapter. (Prior oode §
9080.8)
cs~ ~ ~9s) 496
Saata Moaica Mtimicipal Code 9.04.20.06 QSO `
Part 9.0420.0~ Pertormsnce Standsrds Permit
9.04?A.08.010 Parposa -
The Performancx Standards Permit is iaunded to
allc~w oertaia nses to be established 'm pardc,ular aieas if '
~5' ~P~Y with the speci5~c criteria aad staadards
cstablished 'm Pazt 9.U4.12 The Performanoe Standasds
Permit pravides for aa admmis~ative reviea and assess- ~
ment of the proposed developmeat project ion light of
~P~ P~~ax standards ahich have be~n desigaed
w ensure that the completed pr~ject w~11 be ia hatmcmp
with e~asting or poteatial uses ia ffie surronadiag area, ~
vonsistent with the goals, objectives, and policies of the
General Plaa. (Prior oode § 9112.1)
9.04.?A.OS.O1A Permit reqaired. ~
A Performaact Staadards Permit apprtoved by the
Zoniag Adminisaatar sl~all be zequired for all appliaable
uses listed in ihis C~apter and shall be i~sved prior to the ~
issvaaoe of a~ Bwldiag Permit for, or oommenoement
of, th~ us~. A public heazmg shall not tx required for
issvance of a Performaace Standards Permit Applica-
tions for a Performancx Standards Permit sbaII be so- ~
caued aad filled with the Ciry Planning Division pu:suaat
to Part 9.04?A.20, Sectio~ 9.042QZ0.010 dmough
9.04.Z020.060. (Psior aode § 91122)
9.0420.08.030 Fmdings. ~
The Zoniag Admiaistrator ar Planamg Commission
on appeal, shall issue a Perfoimanx Staadards Permit ,
499 (sffi M~ ~~
9.04.20.08.030
Santa Moaica Municipal Code
if the follawing 8nding~ can be made in an a~mative
manner. .
(a) The proposed us~ is listad as a nse permitted
puisuant to performance standards in this Cbapter.
(b) The proposed use conforms prerise}y to the per-
formance standards for the proposed use as outlined 'm
Subchapur 9.04.12
(c) The pbysical location or placemeat of the use: on
the site is compatible with and relates harmoniously w
ihe surrouadiag neighborhood.
The Zonmg Admiais~awr shall prepare a.~vrimcn
decision which sball contaia the fiad'mgs of fact upon
which such decasion is based The decasion shall be
mailed to the appIicant aad to properry awaers aad resi-
dents of parcels adjacent to the parcel for which a Per-
formance Standards Permit is requested.. Copies of the
decision shall also b~ provided to thc Plaaaiag Commis-
sion. (Prior code § 91123)
9.04.20.08.040 Term of permit
T3e Performance Standards Permit shall atpite if tbe
righu granted are not exerdsed within the period estab-
lished by the Zonmg Admiaistrator or Planniag Com:nis•
sion on appeal as a condition of graating the permit, or,
in the absence of such establithed time period, either
within one year, or if located in the Coastal Zone, eigh-
teen months, from the effective dau of permit approvaL.
However, if the petmit is for affordable bor~ or a
mn~ed use project wherc housing uaits oomprise at least
seventy-five pcrcent of the floor area of the project
(oollecriv~ly "housing Project"), aad tbe housmg prejax
has received City. State or Fedeial fuadiag or is oom-
prised of uaiu at least fifty perxnt of wluch aze deed-
restricted to bo affordabla to Ivw incom~ households and
the remainder of which are deed-restricted to be afford-
able to low or moderate income households, ia the ab-
sence of a time period established by the Zoaiag Actmia-
isuator or Planning ~'~+**+*++~~on on appeal as a oondition
of granting the permit, the Performance Standards Per-
mit shall cxpirc if the righu granted are not e~erased
within three years, or if located ia the Coastal Zone,
three and one-half years from the effective date of per-
mit approval.
(a) ~enise oiRights. "Exercise of rigbts" shall mean
actual commencement of the use granted by the permit,
unless the permit is granted in conjunction with appro~vat
of new consuuction.
If the Performance Standards Permit is granted in
conjuaction with apgraval of new oonstruction, issvanoe
of a building permit shall o~nstituu e~ercise of rights
under the Performaaoe StandatcLs Petmi~ prnvided,
however, that, unless otherwise specified as a oondition
of projecc appraval, the Performance 5taadazds Permit
shall ezpire if:
(1) The building permit eapirer or
(2) The rights granted uader thc Ptrformanoe Stan-
dards Permit are not exer~ised within one year following
the earliest to occur of the followia~ issuaax of a Cer-
tificat~ of Occupaacy; or if no Certificate of Oocupaney
is required, the last required 5aa1 iaspection for the aew
construction.
(b) F.~tension If the applicant Sles an eueosion
request with the Zoning Admmisflrator in wtitiag p~rior
to acpirauon of the petmit~, the Zoning AdminisCrator
may administrativety g~rant one scc-moath a~ensioa of
the term of the Performance Standards Pe:mit, or if the
Prolect includes residential ases. a one-y~car G~oeation of
the tesm of the Performaax Staadards Permit, (Prior
oode § 91124; amended bq Ord. No. 1798CC5 § I,
adopted 4l25/95) .
9.04.7A.08.050 Re~ocation.
The Zoniag Administrator may, or upon direction
from the Planamg Cammission, revoke a~- approved
Performance Staadazds Permit m aaoordana with the
folloain8 P~
(a) A rev~catioa bearing shatl be beld by th~ ?.oniag
Admiaisorator. Notix of the hearmg shali be published
onoc ia a newspaper ef general circulation witt~ the
(~ty aad sball be served either m person or by registered
ma~ on the owaer of the property and on the pecmit
holdar at least Len days prior to s~tch heaziag. The ~tiae
of heating shall oontaia a stattmeat of the speafic i+ea-
sons for revocation.
(b) After th~ heariag, a Performanx Standards
Permit may be rev~oked by the Z.cniag Adminisorator, or
by the Planniag Commisrion on appeal or reviaa- if aa
oae of the follawiag fmdiags are made:
(1) That the Performauoe Standazds Permit was
obtained by misrepresentation or fraud.
(2) That the use for which the Performanx Staa-
dards Permit was granted hac oeased or has been sus-
pended for sQ or more consecutive calendar montbs.
(3) That thc coaditions of thc permit hav~ not beea
mai, or the permit granted is being or bas reoently been
exerciscd oonuary to the terms of the approval or in
violation of a specafic statute, ordiaanoe, law or regala
tion.
(c) Awritten determiaation of ~tion of a Perfor-
mance Staadards Permit shall be mailed to the ~properiy
owner and the petmit holder within un days of sueh-
determinatian. (Prior oode § 9112 5~
9.04.?A.08.060 APPeals-
~Y P~~ ~Y aPP~~ the appro~vaI, oonditioat of
approval, denial, or revocation of a Performanx Staa-
dards Permit to the Planning Commission if fled witbin
fourteen oonsecutive calendar days of the dau the deci-
sion is made in the manner provided ia Part 9.04?A.?a,
Sectio~ 9.04.?A24.020 through 9.0420.24.040.. (Prioi'
code § 91126)
~s~ M~ ~-~ S00
9.04.20.i1.Q50 Santa Monica Mnnicipai Code
Fart 9 04.ZO.1Z Con~ii~onal Use Permits
9 04.20.12.010 Pnrposa
A Conditioaal Use Permit is inteaded to allvw ffie
establishment of ffiose nses which have some spec~al
impact or uniquenest such that their a$cct on the sur-
roundiag envimnmeat ca~ot be date:miaed in advance
of the u5e beiag pmposed for a parac,ulat Iocation. The
permit application procx.s,s allows for the review of the
locatioa of the proposed use, design, oonfi8uratioa of
i~nprovements, aad pountial impact on the sunrnuading
area from proposed use, the ~ralnation and of the nse
based on fio~ed aad established standa~s. All p~operty
o~waers and tenaats within five huadred feet are notified
aad a heariag is oonducted•before ffie Planniag Commis-
sion. The nviea shall detetmiae whather thc proposed
use should be P~~ b9'~8~8 the public ae.ed for
(santa Ido~ 9-9s) 504
Santa Moaira Muaidpal Code
and beaefit to be derived from the nse agaiast aay ad-
verse ffipact it anay cause. (Prior aode § 9114.1)
9.04.Z0.12.0?A Applintion.
Applieation for a Conditioaal Use Permit shall be
filed in a maaaer oonsisteat with the requaements caa-
taiacd m Part 9.042020, Sections 9.04.20.20.010 through
9.0420.20.060. (Prior oode § 91142)
9.04.?A.12A30 Hearing aad notioe.
Upon reoeipt ia proper form of a Coaditianal Use
Permit applicatian, a public heazing before the Plaaamg
Commission sbalt be set and notioe of such hearing g~iven
in a manner oonsisteat ~vith Part 9.0420.22, Se~tions
9.0420.22.010 tbmugh 9.04.2022.140. (Prior oode §
91143)
9.04.T.0.12.040 ~5ndings. -
Follaaiag a review of the applicatioa aad pnblic
heaziag, thc Planniag Commission shall prepare a writ~en
decision which sball coatam the fmd'm&s of fact upon
wbich such decision is based. The Planamg Caanmisnon
or City Cound on appeal, may apprwe a Coadi~al
Use Permit application m whole or m part, with er with-
out oonditions, if all of the folloaving findings of facx can
be made ia aa affirmative manner:
(a) The pr+oposed usc is one ooaditionally permitted
with'ra the subject dis~ict and oomplies with all of the
applicable provisions of this C',hapter.
(b) The proposed use would not impair ffie integrity
and character of the district in which it is to be estab-
lished or located.
(c) Thc subject parxl is p~yscalty suitablc for tha
type of land use being proposed
(d) The proposed use is oompatible with a~r of the
land uses preseatly on the subject pazoel if the preseat
land uses are to nmaia.
(e) The proposed use would be oompatible with
eAS~iag aad permis~ble land uses withia the district and
the general area ia which the pioposed nse is to be locat-
ed. .
( fl There are adequate pravisions for water, sanita-
tion, and public ut~7ities and servias to ensure tbat the
proposed use ~vould not be deuime~al to public health
and safety.
(g) Public acoess to the praposed use shall bc ads-
quate.
(b) The physical location or plaxment of the use on
the site is companble with and relates barmoniousty to
the stirrouading aeig6borhood.
(i) The pcoposed use is conastent with the goaLt,
objec~ves, and policies of the General Plaa.
(j) Thc proposed use would not be da~imental to the
public iaterest, health, safety, oom~enience, or geaeral
welfare.
(k) The prnposed use conforms precisely to the appli-
cable performance staadards oontaiaed in Snbcbapter
9.04.12, Sectivn 9.04.12010 and the special conditions
outlined in Subchapter 9.04.14, Section 9.04.14.010.
9.041A.12010
(n The proposed use will not nesult ia aa over oon-
oeatration of such nses m the mmmediau vidaity. (P:ior
code ~ 9114.4)
9.04.?A.12.050 Conditions.
In gcan~g a Conditional Use Permit, the Planniag
Commission, or the C'ity Coima'1 on appeai, s~all require
that the us~ aad development of the propertq ooafozm
~vith a atc plaa, aichi~ecnaat drawmgs, or statem~earr
submitted 'm support of the application, or m snch modi-
firdtiions thereaf as may be deemed necxssary to protat
.the public health, safetq, aad general ovelfara and socure
the objectives of the Geaeral Plaa, and may aLso impos~
such other canditions as may b~ deemed neeessarg to
achieve these purposes, includiag, but not Iimited m, ihe
follo~viag mattex~:
(a) Setbada, Yard azeas+ and opea sPaxs-
(b) Fenexs, ovalls, aad screenmg.
~~) ~ti~ P~~B. P~8 ~S- anci vohia~at
~~~~
~d) IaadscaPmS aad maiaunanx of landscaping aad
gronads.
(e) Reguladon of sigos
( fl Conuvl of noisc, n'trcation, odois, aad other po-
untiaUy dangeroaS or objectionable elemenu.
(g) Iimits on time for coaduct of specific acdvities.
(h) Time period withia wbich tha propesed nse shatl
be daveloped.
(i) Sach other oanditions as asay be d~tt~med to
as~a~e that dav~elopment a~11 be ia aa~ordaace with the
iatent and purposes of this CC~aapttr.
(j) Reasonable guatantees of oompliance with ra
quircd conditioas, snch as a deed res~icdon or requuing
the applicaat to furnish suurity in the form of money or
surety bond in the amount fined bg the adminisoering
a8ency
(k) Compliance with appIicabla perfoimaaoe ataa-
dazds cantained in Subchapter 9.04.12, Sa~oa 9.04.12-
.010. (Prior c~oda § 91145)
9.0420.12.060 Tam of permit ~ ~
The Condirional Use Permit shall etpire if tbe rights
granted ara not eu~sed ~vitvia the period establi~ed
by the Planniag Commissioa or 6ty Co~ on appeal
as a ooaditioa of grantiag thc Conditional Use Petmit,
or, m the absenoe of such established time period, eidiet
wiffiin one year, or d located in the Coastal Zoae, ei~gh-
tetn months, from the effecavc date of pcrmit approRaL
However, if the permit is for affordable housiag or a
mi~oed use projax wher~ housing imits oomprise at least
seventy-5ve peroent of the floor area of tbe project
(ooIIectivet~' "heusin8 Project"), aad the honsiag projoct
has rexived C~ty, State or Federal fi:ndiag or is oom-
prised of imits at least 5hq pereeat of which are deed i+a~
s~icted to be affordable to law mcama households and
the rcmamder of which are deed-resoricted to be sfford-
ablc to laov or maicrate iaoame bousaholds, m the ab-
senx of a ti~e pcriod established by the Pla~iag Com-
mission or GYty Couna'1 on appeal as a oondition of
grantin8 the permit, tha Conditional Use Permit s6a11
504-1 C~a Moma T~
y.ua.zt~.lz.vbo Saata Monica Muaicipal Code ~''
expire if the righu ganted are not c~~ercised within three
yeats, or if located ia the Coastal Zone, tbree and ona
balf yeazs from the effectivc date of permit apprvvaL
(a) E~se of Ri,ghts. "Faec+dse of ri~ghts" s~all mean
aetuai commenoement of thc use granted by the permit,
unless the pcrmit is ganted in oonjunctioa ~vith appmv~dl
of new oons~tructioa.
If the Coaditional Use Permit is gcaated ia c~onjimc-
tioa with approval of ncw oons~uction, issvance of a
bu7ding peimit shall constitnte e~rerase of rights tmder
the Conditiamal Use Peimit; Pmvided- however, that,
ualess otheiwiSe specified as a oondition of pmject ap-
ps+aval, the Conditional Use Permit shall expire if:
(1) The bu~ding peimit acpires; or
(2) Final inspecdon is not completed or C,er~ficate
of Ocaupanry issued within the time spec'~"ied as a oondi-
tion of project approval; or
(3) Thc rightt graated under the Conditional Use
Permit are not eurcised within one y~ear following the
eazliest to oavr of the following issvanx of a C~ctifi-
cate of Oocupaney, or if no Certific~te of Ocaipanry is
required, th~ last required final iaspection for the new
construction.
(b) Eatmsion. If the agplicant files an eueasion
request with thc Zoniag Admmistrator m writing prior
to a~iration of the permit, thc Zoning A~dmiaistcator
may adminis~ativety grant one sa month exteaQOn of
the te:m of the Conditional Use Permit, or if the pioject
includes residcntial uses, a one-year extension of the
term of the Conditional Use Permit The applicant may
apply to the Planning Commission for azry fiuther e~en-
sion if svch nquest is filed at leatt one month priar to
the permiYs ag~iration. Such extension request ahall bo
proxs~ed m the same manner and for the same fee u
a new Conditional Use Permit The Plaaaiag Commis-
sion may gaat an extension roquest for good cause, and
may consider in this review the p~tent to which the pro-
ject is c~onsistent with current developmern standaids and
onsi
policies, whether the project is consistent ia priacipal
with the goaLs, objectives, policies, land uses, aad pro-
grams sPecified~nn the adopt~d General Plan, conditions
sutrotmding the projoct site aad whether th~ prnject w11
adversely affect public health, safety and general welfare.
(Prior oade § 9114.6; amendad by Ord. No. 1T980CS §
4, adopted 425/95)
4.04.?A.12 070 Rnocation.
The Planning Ca~missioa may, or upon dira~ion
from the C~ty CouncIl, rcvoke a~- apprnved Conditional
Us~ Pcrmit ia accordance with thc follawiag paooachu~es:
(a) A revocation heariag shall be held hy th~ Plaa-
ning Gommission. Notix of the hearing shall be pub-
tished ona ia a neaspaper of general caculation witbia
the City and shall be served either ia Person or b9 n8~-
tered ma~ on the owner of tbe p:operty and on the
permit holder at least ten days privr to such heariag The
notice of hearing shall oontam a statement of the apecific
reasons for revocation.
(b) Aiter the beaiing, a Conditional Use Permit may
bc rtvoked by the Planning Commission, or by the G~ry
C,ounc~ on appeal or review, if aay one of the follavv~ag
findmgs are made:
(1) TLat thc Condiuonal Use Permit was obtamed by
miaepresentation or fraud.
(2) That the usc for which ihc Coaditional Use Per-
mit was granted has ceascd or has been suspended for
soc or more cnnsecutive calendar months
(3) That the oonditions of the permit havie not been
met, or thc pccm~it granted is being ur 2~as raxntty been
exercised con~arq to ttxe teims of the apprwai or in
violation of a specific statute, ordiaanx, law or regula_
tiom. ~
(c) A written determiaation of revocation of a Caadi-
tional Use Pormit sball be mailed to the properry owner
aad the permit holder withm ten days of such determina-
tion. (Ptior code § 9114.7~
9.04?A.1Z.080 APP~•
The approval, conditions of approval, deaial, or revo-
catian af a Conditional Use Permit may be appealal to
the Chy Coimcil if filed ~vithin fourteen oonsecutive
calendar days of the date the decision is made m the
manner pnnvided in Part 9.04.?A24, Sections 9.04.?A.?s~
.010 throngh 9.04.20?A.040. (Piior code ~ 9114.8)
Part 9.04?A.14 Development Review Permit
4A4.?A.14A10 Parposa
A Dwelopment Reviaw Pernuit is intended to allaw
the oonstruction of certain projects for which the design
and atrng oonld res~ilt m an adveise impact on the sur-
rouading area such as development that is praposed to
be bu~t to a greater mtensity aad bulding height ffian
8~Y P~~tted m the area. Th~ permit allaas for:
(a) Review of the locatioa, siu, massiag, aad plaoe-
ment of thc proposed structure on the siu;
(b) The location of proposed nses withia
(c) an evafiation of the prnject ~vith regard to fined
and established standards;
(d) Modifir,~tion to the building volume envelope re-
quirements. This review shall determinewhether the pro-
Posed simng aad daiga shouid 1~e Permitted by ~v~eighing
the pnblic need for the benefit to ba derived from the
proposed site plaa ux against thc impaet which it map
cause. (Prioz codc ~ 9115.1)
9A4?A.14:020 Application.
Application for a Developmeat Review Permit shall
be filed ia a manner oonsistent with the =equireme~s
ooatained in Part 9.04.2020, Sectia~ 9.04.20.20.010
thr~ough 9.0420.?A.060. (Prior code § 91152) .
9.0450.14 030 Hearing and notiaa
Upon reoeipt in pmper form of a Development Re-
view Pesmit application, a public heaziag before the
Planaing Commis~oa sl~all be set and notioe of saah
heariag giiven ia a manner oonsistent ~vith Part 9_04.2D.22,
Sec.tions 9.0420.22.010 thraugh 9.04?A.22140. (Ptiez
code § 91153)
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Saata Monica Municipal Code
9.04.Z0.14.040 ~ndings.
. Following a public heariag, the Zoniag Admiaisttator
shall prepare a written decision which sball oontaia the
pl~ng ['emmicrion's findings of fact upon wbich such
decision is based. The Commi.ssion, or G~ty Co~ma1 on
si
appeal, shall approve or conditionalty apprave a Dcvel-
opment Review Permit application m aholc or m part if
all of the follo~wing fmdings of fact can be made in an
affirmative manner: <
(a) The physical locauon, size, massing, and place-
ment of proposed stcuwues on the site and the location
of proposed uses within the project arc oompatible with
and relau harmaniously to smrotmding sitac and neigh-
borhoods. The siu of the project shalt be deemed com-
patible with aad relate harmoniously to surrouadia.g sites
and neighborhoods provide~ the projeci ic oonsistent with
the height and density standards set forth ia the Laad
Use El~aneat of the General PLzn, e~oxpt m those casts
where the Land Use Element allows for the exercise of
discretion in relation to the height and deatity of a pro-
P~~ P~l~
(b) The rights-of-way can aaommodate autos and
pedesaians, iacluding adequate patlaag aad aeo~ss
(c) The health and safety servioes (police, fire, eu.)
and public ~e (e.g., utilities) sre suffiaent to
accommodate the new dcvelopment .
(d) Aay on-site provision of housing or parla aad
public open space, which are part of the rtQuit+ed project
miugation measures required in Part 9.04.1012, satisfao-
tori}y meet the goaLs of the mitigation program.
(e) The project is generalty ooa~stmt witb the Mu-
nicipal Code and Gen~ral Plan.
(f~ Reasonable mitigation meastaes bs+e been inctud-
ed for all adveise impact~ idendfied m aa Iaitial Study
or Frnvironmental Impact Repos~t. (Prior oode § 9115.4)
9.0420.14.050 Term of permit
The Development Review Permit sbaU espire if the
rights granted are not exercised withia tLe period estab-
lished by the Planniag Commission or ~ Co~non'1 on
appeal as a condition of granring the Dnek~pmeat Re-
view Permit, or, in the absence of sueb atabl~shed time
period, either within one yeaz, or if loeated m tbe Coast-
.al Zone, eightecn months, from tbe eQeet~e date of
permit appmval. However, if the permit ~s Eot asocdable
housing or a mAed use project a~es~e ~g uniLs
comprise at least sevenry-five perceat ot tbe floor area
of the project (collective}y "ho~iag projeci"~ and the
housing project has rcceived G~ry, Stau ot Federal fvnd-
ing or is comprised of unitc at leatt fifty pecoeat of wbich
aze deed-restricted to be affordable to low moame house-
holds aad the remainder of which aze deed•res~icted to
be affordable to low or moderate income aouseholds, in
the absence of a time period established by the Planniag
Commission or Ciry Council on appeal as a candition of
granting the permit, the Development Review Permit
shall expire if the rights granud are not exercised within
three years, or if located 'm the Coastal Zone, three aad
one-half years from the effeetive date of permit approvaL
9.04.?A.14.040
(a) ~se of Rights. "F~ccrcise of righu" sball mean
actual oommenoement of the use gzanud by the permit,
unless the petmit is graat~d in oonjunction with appivv~al
of new oonst~uction.
If the Development Review Permit is graaud 'm
conjtmcxion with apprin*al of new construction, issuanx
of a bwlding permit shall oonstituu exercise of rights
under the Developmaat Rcview Pe:mi~ prc~vided, hoaev-
er, that, ~mless otherwise spedfied as a coadition of
project approval, the Dovelopment Review Permit s6aII
expae i~
(1) .The buldiag penmit espaes; or
(2) The ri~ts granud under tbe Developme.nt Re-
view Permit aze not exercised ~vithin one yeaz follawing
tha earliest to oxur of ffie followin~ issuaax of a Cer-
tificate of Oocupaacy, or if no Certificate of Oocupanry
is required, the last required final inspection for the new
coasuucaan.
(b) ~on. If thc applicant files an e~tension
request with the Z.oning Administrator in ~vritiag prior
to expaatiaa of the permit, th~ Zoning A~ator
may administrative}y g:ant one sa month aQension of
the term of the Developmeat Review Permit, or if the
prnject iacludes residential uses, a one year extension of
the term of the Dcvelopmont Rcvicw Permit The appli-
cant maq apply to the Planaiag Commission for aay
further euension if suc6 request is 51ed at least one
month prior to the perm~ift's e~iration. Such ertea~on
request shall be proc~ed m the same manaer and for
the same fee as a new Development Review Permit The
Planning Cammission may giant an e~tension ra~uest for
8ood cause, aad may ~der in this rcview the erteat
to wbich the prnject is c~onsistent with ciureat d~velog-
mcnt standards and policies, whcther the projed is oon-
sisrtent in prmcipal with the goals, obl~, Polia~s,
laad uses, and ProBrams speafied 'm the adopted General
Plan, oonditions surroundiag the project site and whethtr
the project w~I adversety effect public health, saf~ty aad
general welfare. (Prior code § 91155; amended by~ Chd
No. 1798CCS ~ 5, adopted 4R5/9~ .. .
9.04.20.14.060 Re~ocation.
The Planning Commissioa may, or upon direction
from the City Couacil, revoke anY aPP~~ ~~F-
ment Review Peimit in accordance with the foIlaaviag
Procedure:
(a) A revocation hearing shall b~ hcld by the Plan-
ning Commission. Notix of the hearing sha11 be pnt~
lished onoe iu a ncavspaper of general c~ailation witbin
the C~ity and shall be serveii eittier ia persvn or by regis-
tered mail on the oavaer of thc property and on the
pcrmit holder at least un days prior to sucb heazing. Th~
notix of hearing shall cantain a statemeat of the spaific
reasons for rev~ocation.
(b) After the hearing, a Development Review Permit
may be rcvoked by the Planning Commission, or by the
C'~ty Couaccil on appeal or review, if atry one of the fol-
lo~wiag fiadings are made:
(1) That the Development Review Permit was ob-
tained by misrepresentation or firaud ~
504-3 tsam Maoo ~.9s)
9.04.20.14.060
Smta Maaica Mu~icipal Code
(2) That the use for wbic6 the Developmant Review
Permit was granud has caased or bas been suspended for
six or mate oonsecutive caleadar months.
(3) Tbat the oonditions of the ptrmit have not been
anet, ar the permit ~ted is be~mg or has reocatly been
e~r~sed ooatrary to the teims of the apprwal or m
violatioa of a specific statute, ordinancx, law or regula-
ti~.
(c) A written determmation of sevocation of a.De-
velopmeat Rcview Permit sbiall be ma~led to the property
owner and the permit bolder within ten days of suGh
d~termination. (Prior code § 9113.6)
9.04.20.14.070 AppeaLs.
The appraval, coaditions af approval, denial, or ravo-
cation of a Development Review Permit may be appealad
within fourteen consecutive calendar days of t1u d~:xe the
decasion is made in the n~anner prwided in Part
9.04.2024, Secdons 9.04.2024.010 th:vugh 9.04.20.24.040.
(Prior code § 9115.~
Part 9.041A.16 Amendments oi Comprehensi~e Laad
Use and Zoning O~dinance
9.04Z0.16.010 Pnrpose.
These provisions are intended to provide the C~ty
Ct~uncil with a prooedure to amead this C:bapter or thc
O~ciai Distsicting Map ahen~ver required bY P~~
neaessity, Public c~onveniencx, geaerat ~velfare, and good
Planniag and Zoning pracaoe. (Prior oode § 9120.1)
9.04Z0.16.020 Initistion
(a) A text amendment shall only be iaitiated in one
of the follvwing maaners:
{1) A re~lution of intention by the Planning Com-
mission.
(2) A resolution of inteation of the City Coimc~
direc~ting the Planaing Commission to initiate an amend-
menL
(3) An. applicauon from anp Pe~oII livin8e a'oilaag,
~8 P~P~3' ~ opeiating a business within the G~ry
~f Santa Monica.
(b) An amendment of the O&cial Districxing Map of
bc G~ty shall only be mitiaud in one of the following
naane:s:
(1) A resolution of inuntion by the Planniag Com•
aission.
(2) A resolution of mteation of ti~e Catp Couad'1
~axiag the Planning Commissioa to iaitiate an amend-
aeat
(3) Aa application initiated try a citizen petition
agped by ao less ihan fifty peisoas who are property
rwners or unants withia the C~ty of Saara Monica pu:sn-
mt to Part 9.0420?A, Sections 9.04.2020.010 through
-.0420?A.060. (Prior oode § 912Q2)
~.04.?A16.030 Findmgs.
Aa amendmcnt may be adopted by ordinanx cf the
~ty Co1md1 only if the followiag fmdiags of fact can be
oade in an affnmative manner:
smn Maaia 7as)
(a) The prapc~sed amendment is o~nsistent in priad-
plewrth ffie goals, objective.t, polides, laad uses, and pro-
8r'ams spaa~fied m the adopted Geaeral Plan.
(b) TLe public health, safdy, and general wetfaz+e
reqt~ira the adoption of the proposed amendmcnt (Prior
oode § 912U3)
9.0420.16 040 Searing aad notice.
Upon reoeipt ia proper form of aa amendment
application. a Public heariag s~all be s~t before the Plaa-
ning Commiuion and notix of such beariag given in a
manne= oonsistent ~vith Part 9.Q4.?A22, Sections
9.04.2022010 thnnugh 9.04.Z0.22140. I~ irom the facts
presented at tha heaziag, the Ca~mission makes the
required findia8s ia aa affiimative maaaer, tbe Commis-
sion shall recommend mch amendment or ac~q portion
thereof
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APPENDIX C
Proposed Zoning Ordinance Text Amendments for:
(1) A New AD Auto Dealership Overlay District; and
(2) Modifications to Non-Conforming Uses of Land and Buildings
HAMILTON, RABINOVITZ BL ALSCH[JI.ER, INC,
Appendix C
AD Overlay District
Section 9.04.08.43 Part 9.04.08.43
AD Auto Dealership Overlay District
9.04.08.43.010 Purpose. The AD Overlay
District is intended to protect and enhance the
viability of existing full-service automobile
deaierships, and support development of new
dealersips, located primarily along Santa
Monica Boulevard east of Lincoln Boulevard
and on Wilshire Boulevard between 16~' and
18'~ Streets, but aiso potentially in other
locations in the City. The gaal of the AD
Overlay District is to provide strategically-
focused zoning for a category ofbusiness that
plays a unique role in providing important
goods and services, employment opportunities
and tax revenues in the City. The AD Overlay
District provides the development standards
necessary to accommodate dealership
development, and consolidates the zoning
requirements governing the development of
dealerships, which include protections from
the impacts of dealership operation on ad,jacent
residential and other uses, consistent with the
goals, objectives, and policies of the General
Plan.
9.04.08.43.020 Applicability. New and
existing auto dealerships in the AD District
shall be subject to compliance with this
Section as follows:
(a) Existing automobile dealerships not
proposing to expand shall be subject to certain
of those provisions and compliance periods of
this Section as are hereafter specifically
described.
(b) All new automobile dealerships and
substantial expansions of existing dealerships
shall comply with the property development
standards for the AD District, and with the
speciai project design and development
standards applicable to new dealerships and
substantial expansions, as specified in this
Section.
For purposes of this Section,
"substantial expansion" means a dealership
project involving:
(1) more than 20,000 square feet of net
additional floor area, or a 50 percent increase
of existing floor area, whichever is more; or
(2) more than 15,000 square feet of net
additional site area, or a 25 percent increase of
existing site area, whether by purchase, lease,
business combination or acyuisition, or similar
method, whichever is more.
(c) Existing automobile dealerships
proposing minor expansion shall comply with
the property development standards for the
AD District, except for the special project
design and development standards applicable
to new dealerships and substantial expansions
of existing dealerships, as specified in this
Section.
For purposes of this Section, "minor
expansion" means any expansion of dealership
floor area or land area that is not a substantial
expansion, as defined herein.
9.04.08.43.030 Permitted Uses. The
following uses shall be permitted in the AD
Overlay District, if conducted within enclosed
buildings, except where otherwise permitted:
(a) Automobile dealerships.
(b) Above-grade and below-grade parking
structures, if in conjunction with an
auto dealership.
(c) Rooftop parking, if in conjunction with
an auto dealership.
HAMILTOr3, RAatrrovrrz & Ai,scxvt,Ett, INC. Page C-I
Appendix C
AD Overlay District
(d) Any other use permitted by the
underlying zoning, subject to the requirements
of the underlying zoning rather than the
requirements of this Section. °
(e) Accessory uses which are determined
by the Zoning Administrator to be necessary
and customarily associated with, and
appropriate, incidental, and subordinate to, the
principal permitted uses and which are
consistent and not more disturbing or
disruptive than permitted uses.
(~ Otl~er uses determined by the Zoning
Administrator to be similar to those listed
above which are consistent and not more
disruptive or disturbing than permitted uses.
Boulevard, parking structures shall not to
exceed forty-six (46) feet.
(3) For dealership sites that abut a
residential zone outside the AD District,
parking structures shall not exceed 30 feet in
height within a horizontal distance equal to l 0
feet, measured from and including the interior
rear yard or side yard setback line, as
applicable.
(4) For dealership sites across an alley
from a residential zone outside the A.D
District, parking structures shall not exceed 30
feet in height within a horizontal distance equal
to 10 feet, measured from the alley.
(5) All auto dealership buildings and
structures other than parking structures shall
not exceed two stories and 30 feet.
Section 9.04.08.43.Q40 Prohibited Uses.
(a) Any use not specifically authorized in
the AD District or the underlying zone.
Section 9.04.08.43.064 Property
Development Standards. All property in the
AD Overlay District shall be developed in
accordance with the same standards as those
listed for the underlying zoning district, except
as modified below for auto dealerships only:
(a) Maximum Hei~ht. There shall be no
limitation an the number of stories of any
parking structure, whether attached or
detached, so long as its height does not exceed
the maximum number of feet permitted in this
Section.
(1) For dealerships in the C4 District
fronting on Santa Monica Boulevard east of
Lincoln Boulevard, parking structures shall not
exceed forty-six (46) feet.
(2) For dealerships in the C6 District
fronting on Wilshire Boulevard east ofLincoln
(b) Floor Area. The following calculation
ruies shall apply to full-service auto dealership
uses anly:
(1) The following uses and areas included
in ful(-service auto dealerships shall be
excluded from "floor area:"
(A) 50 percent of parking structure roof
area used for customer, repair vehicle or
vehicle inventory parking.
(B) Any dealership use placed below grade.
(2) For purposes of caiculating maximum
permitted Floor Area Ratio, all of a
dealership's parcels included in the AD
Overlay District shall be included, regardless
of their underlying residential or commercial
zoning.
(c) Floor Area Ratios (FARI. In order to
provide the flexibility necessary to
accommodate on-site parking structures and
e~cient dealership operations, the following
Floor Area Ratios shall appiy:
(1) For dealerships in the C4 District
fronting on Santa Monica Boulevard east of
Lincoln Boulevard, 1.75.
HAMILTON, RABINOVITZ & ALSCHULER, INC. Page G2
Appendix C
AD Overlay District
(2) For dealerships in the C6 District
fronting on Wilshire Bouievard east ofLincoln
Boulevard, 1.75.
(3) For dealerships in any other District,
1.75.
(d) Minimum Lot Size. The minimum lot
size shall be fifteen thousand square feet for
new lots created by subdivision or lots
combined afrer the adoption of the ordinance
codified in this Chapter.
(e) Yard Setbacks. The following yard
setbacks shall apply to any new floor area or
parking structures located on property within
the AD Overlay district, regardless of its
underlying zoning:
(1) Front Yard. Landscaping as required
pursuant to the provisions of Part 9.04.10.04.
(2) Rear Yard Setback. None, except:
(A) Where the dealership site abuts a
residentiai district outside the AD District, a
rear yard equal to 20 feet. The required rear
yard may be used for parking or loading,
provided the parking or loading does not
extend above the first floor level and provided
that a wall not less than five feet or more than
six feet in height is erected and maintained
along the rear commercial parcel line. Access
driveways shall be permitted to
perpendicularly cross the required rear yard
provided the driveway does not exceed the
minimum width permitted for the parking area.
A required rear yard shail not be used for
commercial purposes other than parking
(inciuding vehicle inventory storage) and
l~ading.
(B) That needed to accommodate
landscaping and screening for a rear yard
buffer required pursuant to the provisions of
Part 9.04.10.04.
(A) Where the interior side of the
dealership site abuts a residential district
outside the AD District, an interior side yard
equal to 10 feet. The interior side yard may be
used for parking or loading to within five feet
to the interior side property line provided the
parking or loading does not extend above the
first floor level and provided a wall not less
than five feet or more than six feet in height is
erected and maintained along the side
commercial parcel line. A required interior side
yard shall not be used for access or for
commercial purposes other than parking
(including vehicle inventory storage) and
loading.
(B) That needed to accommodate
landscaping required for a street side yard,
landscape buffer and screening pursuant to the
provisions of Part 9.04.10.04.
(C) A ten-foot setback from an interior
side property line shall be required for portions
of buildings that contain windows, doors, or
other openings into the interior ofthe building.
An interior side yard less than ten feet shall be
permitted if provisions of the Uniform
Building Code related to fire-rated openings in
side yards are satisfied.
(e) Develonment Review. A Development
Review Permit is required for any development
of more than 7,500 square feet of floor area.
Section 9.04.08.43.070 Requirements forAll
Eaisting Deaterships. All auto dealerships
existing at the time the AD Overlay District
section is adopted shall comply with the
following requirements:
(a) Parking and Vehicle Storage. Areas
designated for employee and customer parking
shall not be used for vehicle storage or display.
(3) Side Yard Setback. None, except:
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AD Overlay District
(b) Li htin . All e~erior lighting shall
comply with Section 9.04.10.02.270.
(c) Loadin~~,and Unloadine of Vehi~les.
Loading and unloading of vehicles is pernutted
only in accordance with this subsection. The
dealership operator shall be responsible and
liable for any activities of a common carrier,
operator, or ather person controlling such
loading or unloading activities to the extent
any such activities violate the provisions of this
subsection.
(1) Loading and unIoading of vehicles is
limited to the dealership's regular hours of
operation.
(2) Off-loading shall, to the extent feasible,
take place on the dealership site, or at another
site, subject ta the approval of the City
Parking and Traffic Engineer. Loading and
unloading shall not block the ingress or egress
of any adjacent property. Shared loading and
unloading facilities are permitted for the
purposes of ineeting this requirement.
(3) Existing dealerships shall submit plans
to the City Parking and Traffic Engineer for
approval that satisfy the reyuirements of this
subsection. The City Parking and Traffic
Engineer may pernut loading and unloading at
the center divider of City streets, when there is
no practical off-street alternative, but only
within the pnrtion of the City street that is
wittun the AD District.
(d) Stora~e of Vehicles to Be Repaired.
No vehicles to be repaired shal) be parked or
stored on any public street or alley.
(e) Repair of Vehicles. The repair and
service facility portion of an automobile
dealership shall comply with the provisions of
Sectian 9.04.14.050.
{~ Test Drivin~. Test driving shall not be
done on residential streets or alleys. For the
purposes of this subsection, streets which are
designated by the City as major collector
streets shall be perntissible areas for test
driving. Each dealership operator shall have an
affirmative obligation to inform all its
persannel of this requirement and to ensure
compliance with it. E~cisting dealerships shall
submit plans to the Parking and Traf~ic
Engineer for approval that satisfy the
requirements of this subsection.
(g) Control of Alley Traf~c.
Notwithstanding the prohihition of alley use
for test driving, each dealership shall present
to the Parking and Traffic Engineer a plan for
slowing traffic flow in alleys adjacent to the
dealership, with the objective of minimizing
dangers to pedestrians and neighboring vehicle
operations, and of minimizing noise and other
environmental incursions into the
neighborhood. Such plans shall be designed to
limit the maximum speed to fifteen miles per
hour and may include measures such as speed
bumps or dips, one-way traffic patterns,
increased signage, parking and laading
prohibitions and similar measures.
(h) Noise Control.
(1) There shall be no outdoor
loudspeakers. Interior loudspeakers shail
produce no more than forty-five dba at a
boundary abutting or adjacent to a residential
parcel, under normal operating conditions
(e.g., with windows open if they are likely to
be opened).
(Z) All noise generating equipment
exposed to the exterior shall be muf~led with
sound absorbing materials to minimize noise
impacts on adjacent properties and shall not be
operated before eight a.m. or after six p.m. if
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Appendix C
AD Overlay District
reasonably likely to cause annoyance to
abutting or adjacent residences.
(I) Toxic Storaee and DisposaL `
(1) Gasoline storage tanks shall be
constructed and maintained under the same
conditions and standards that apply for service
stations.
(2) There shall be full compliance with the
terms and conditions of all City laws relating
to the storage and disposal of toxic chemicals
and hazardous wastes.
(j} Air ualit .
(1) Use of brake washers shall be required
in service stalls or areas which perform service
on hrakes employing asbestos or other
materials known to be harmful when dispersed
in the air.
(2) All mechanical ventilating equipment
shall be directed to top story exhaust vents
which face away from abutting or adjacent
residential properties.
(3 ) Exhaust systems shall be equipped with
appropriate and reasonably available control
technology to minimize or eliminate noxious
poliutants which would otherwise be emitted.
(k} Hours of O~eration. Unless otherwise
approved by the Planning Commission on
appeal, if the dealership is within one hundred
feet of a residential district, operation of the
dealership shall be prohibited between the
hours of ten p.m. and seven a.m.
Section 9.04.08.43.480 Speciaf Project
Design and Deveiopment Standards for
New Dealerships and Substantial Remodels
of Existing Dealerships. New dealerships
and substantial expansions of existing
dealerships in the AD District shall comply
with the following additional special project
design and development standards:
(a) Screenin~ of Automobile Dealershius.
All areas visible from the public right-of-way
devoted to display of automobiles for sale,
lease, or rental where the sale, lease, or rental
is the principal commerciai business shall be
screened according to the following standards:
(1) Permanent, opaque landscaping,
fencing, or walls shall be provided and
maintained at a height of not less than two feet
above the average adjacent grade at a distance
of not less than two feet measured harizontally
from the property line adjacent to the public
right-of-way. Plant material may exceed
twenty-one feet in height.
(2) In lieu of compliance with subsections
(1) and (2), the Architectural Review Board
may approve other screening plans, designs,
and materials of equal area and screening
which satisfy meet the intent of the screening
standards.
(3) The landscape area reguired for
screening shall be in addition to the landscape
area required for building sites pursuant to the
provisions of Section 9.04.10.04.060.
(4) A mirumum two-foot landscape and
decorative curb strip, where feasible, shall be
provided along the street frontage perimeter of
all vehicle display areas. Landscape materials
shall be designed to provide an opaque visual
buffer at least twelve inches in height.
Applicable setback requirements shall be
expanded to require a minimum five-foot
landscaped area adjacent to any abutting
residential district.
(5) Fina! design treatment shali be subject
to review and approval by the Architectural
Review Board. All parking areas not used for
automobile display shall be subject to the
parking lot screening requirements af Part
9.04.10.04.
(b) Parkin~ and Vehicle Storage. Parking
for net new floor area, not including pasking
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Appendix C
AD Overlay District
structures, shall comply with Part 9.04.10.08.
Areas designated for employee and customer
parking shall not be used for vehicle storage or
display. .
(c) Li htin . All lighting shall comply
with Section 9.04.10.02.270.
(e) Storage of Vehicles to Be ReQaired.
No vehicles to be repaired shall be parked or
stored on any public street or alley.
( fl Repair of Vehicles. The repair and
service facility portion of an automobile
dealership shall comply with the provisions of
Section 9.04,14.050.
(d) Loadin~ and Unloading .of Vehicles.
Loading and unloading ofvehicles is permitted
only in accordance with this subsection. The
dealership operator shall be responsible and
liable far any activities of a common carrier,
operator, or other person controlling such
loading or unloading activities to the extent
any such activities violate the provisions ofthis
subsection.
(1) Loading and unloading of vehicles is
limited to the dealership's regular hours of
operation.
(2) Off-loading shall, to the extent feasibie,
take place on the dealership site, or at another
site, subject to the approval of the City
Parking and Traffic Engineer. Loading and
unloading shall not block the ingress or egress
of any adjacent property. Shared loading and
unloading facilities are permitted for the
purposes of ineeting this requirement.
(3) Existing or new dealerships, as
applicable, shall submit, coincident with the
application for a permit for a new or
substantially remodeled dealership, a plan for
approval by the City Parking and Traffic
Engineer that satisfies the requirements of this
subsection. The City Parking and Traffic
Engineer may permit laading and unloading at
the center divider of City streets, when there is
no practical off-street alternative, but only
within the portion of the City street that is
within the AD District.
(g) OueuingofV'ehicles. Adeyuateon-site
queuing area for service customers shall be
provided. ~n-site driveways may be used for
queuing, but may not interfere with access to
required parking spaces. Required parking
spaces may not double as queuing spaces.
(h) Test Drivin~. Test driving shall not be
done on residential streets or alleys. For the
purposes of this subsection, streets which are
designated by the City as major collector
streets shall be permissible areas for test
driving. Each dealership operator shall have an
affirmative obligation to inform all its
personnel of this requirement and to ensure
compliance with it. New dealerships shall
submit, coincident with an application for
approval ofthe proposed dealership, a plan for
approval by the City Parking and Traffic
Engineer to satisfy the requirements of this
subsection.
(I) Control of Allev Traffic.
Notwithstanding the prohibition of alley use
for test driving, new dealerships shall submit,
coincident with the application for a pernvt for
the new dealership, a plan for approva) by the
City Parking and Traffic Engineer for slowing
traffic flow in alleys adjacent to the proposed
dealership, with the objective of minimizing
dangers to pedestrians and neighboring vehicle
operations, and of minimizing noise and other
environmental incursions into the
neighborhood. Such plans shall be designed to
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Appendix C
AD Overlav District
limit maximum speed to fifteen miles per hour
and may include measures such as speed
bumps or dips, one-way traffic patterns,
increased signage, parking and loading
prohibitions and similar_measures.
(j) Circulation. The location of entries
and exits from automobile dealerships shall be
located as far away from adjacent residential
properties as is reasonably feasible and shall be
directed to commercial streets and away from
residentiat areas by means of signage and
design. The interior circulation system
between levels shall be internal to the building
and shall not require use of public ways or of
externally visible or uncovered ramps,
driveways or parking areas. No arrangement
shall be permitted which requires vehicles to
back into an al(ey or other public way.
(k) Noise Control.
(1) There shall be no outdoor loud
speakers. Interior loudspeakers shal( produce
no more than forty-five dba at a boundary
abutting or adjacent to a residential parcel
under normal operating conditions (e.g., with
windows open if they are likely to be opened).
(2) A11 noise-generating equipment
exposed to the exterior shall be muffled with
sound absorbing materials to minimize noise
impacts on ad}acent properties and shall not be
operated before eight a.m. or after six p.m. if
reasonably likely to cause annoyance to
abutting or adjacent residences.
(3) Rooftop parking areas shall be
screened with landscaping and noise absorbing
materials to minimize noise impacts on
adjacent properties.
conditions and standards that apply for service
stations.
(2) There shall be full compliance with the
terms and conditions of all City laws relating
to the storage and disposal of toxic chemicals
and hazardous wastes.
(m) Air Quality. Use of brake washers
shall be required in service stalls or areas
which calculations iflocated above grade level,
the area shall not be included in FAR
calculations to the extent that there is a
substituted usage above the first floor which
would not be included in FAR calculations if
located below grade. If service stalls are
located below grade, but an eyuivalent square
footage above the first floor is dedicated to
parking (which would not be counted in FAR
if below grade), only the above-grade square
footage is to be included in FAR calculations.
Only one level of activity area shall be subject
to this
exemption.
(n) Openings. There shall be no windows
or other openings in walls facing abutting or
adjacent residential districts, except for
emergency-only pedestrian exits if required by
the Building and Safety Division and for
delivery facilities.
(o) The Zoning Administrator may grant a
variance from the foregoing Speciai Project
Design and Development Standards in
accordance with the procedaral and
substantive requirements set forth in Part
9.04.20.10 of Article IX.
(1) Toxic Storage and Disposal
(1) Gasoline storage tanks shall be
constructed and maintained under the same
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Appendix C
AD Overlay District
Section 9.04.08.40.090 Architectural
Review. All new construction, new additions
to existing buildings, and any other exterior
improvements that require issuance of a
building pernvt shall be subject to architectural
review pursuant to the provisions of Chapter
9.32 of this Article.
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Appendix C
AD Overlav District
~Proposed new text is underscored. J
3ection 9.04.18.040 Termination of
nonconforming buildings and uses. "
vonconfornung commercial or industrial
~uildings and uses in the Rl, R2, RZR, R3,
t4, RVC, OP-1, OP-2, OP-3, OP-4 and OP-
~uplex Districts, excent for uses uennitted in
:he AD Overlav District, shall be discontinued
ind removed or altered to conform to the
~rovisions of this Chapter within the following
ime limits from the e#Pective date of the
~rdinance codified in this Chapter:
~a) A nonconfornung use which does not
~ccupy a structure, other than those uses listed
~elow: one year.
b) A!1 buildings on the property used as a
~art of a business conducted on.the property,
:xcept as provided below: twenty years. This
;ubsection does not require the removal of
~onconforming buildings if the use occupying
he building is authorized in the zoning district
>r overlay district in which the building is
ocated, either as a permitted use, a
:onditionally permitted use, a use subject to a
~erformance standards permit, or a use subject
o a use pernut.
c) Vehicle sales, service, storage and
epair buildings and uses shall be permitted to
emain provided:
1) The vehicle sales, service, repair and
torage buildings are not expanded as provided
n Section 9.04.18.020 and the use is not
ntensified as provided in Section 9.04.18_030.
2) The commercial parcel supported by
he vehicle sales, service, repair and storage
~uildings is not redeveloped for another use.
d) Automobile storage lots which are
~sed for short or long-term parking ofvehicles
for sale or iease at an af~ site or on-site
automobile dealership or for service or repair
at an on-site automobiie dealership shall be
permitted to remain provided:
(1) The automobiie storage Iot is not
expanded or enlarged.
(2) The commercial parcel supported by
the automobile storage lot is not
redeveloped for another use.
(e) Parking lots on residential zoned
parcels shall be permitted to remain provided:
(1) The commercial parcel supported by
the residential parking lot is not redeveloped
for another use.
(2) The lot remains as a surface level
parking lot.
(3) The use or uses existing on the
commercial parcel supported by the residential
parking lot do not change. For purposes ofthis
requirement, a change of use shall be defined
as any new use which requires more intense
parking standards than exists on the effective
date ofthe ardinance codified in tius Chapter.
(4) The square footage of the existing
commercial building on the commercial parcel
is not added to or enlarged beyond fifly
percent of the floor area existing on the
effective date of said Chapter.
(5) The required parking for any new
addition or expansion under fifty percent is not
located on the residentially zoned parking lot.
A parking lot on a residentially zoned parcel
shall revert to residential use when one or
more af the above conditions are not met.
(~ Existing commercial or industrial uses
in residential districts with valid conditional
use permits that do not contain time limits,
except as otherwise provided in this Section:
five years.
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Appendix C
AD Overlay District
The Planning Commission may extend
the five-year period, but in no case more than
ten years, provided the applicant demonstrates
that exceptional circumstances prevented the
termination of the use. A public hearing shall
be conducted in accordance with the
provisions for conditional use permits in Part
9.04.2022.
(g) Existing general office, medical office
and neighborhood-serving buildings and uses
in existence as of 1982 shall be allowed to
remain provided the building is not expanded
as provided in Section 9.04.18.020 and the use
is not intensified as provided in Section
9.04.18.030.
(h) Notwithstanding any other provision of
this Section, if a conditional use permit for an
existing commercial or industrial use in a
residential district has a specific time period
that such conditional use terminates, the use
shall terminate pursuant to the pernut and not
this Section.
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