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Council Meeting: September 11, 1990
SEP 11 1990
Santa Monica, California
TO:
Mayor and City council
FROM:
City Staff
SUBJECT: Recommendation to Adopt Interim Development Standards
for Ocean Park Boulevard between Lincoln Boulevard and
Twenty Fifth Street.
INTRODUCTION
On August 7, 1990 the City Council approved a 45 day interim
ordinance for "':<-"'W" District on Ocean Park Boulevard between
Lincoln Boulevard and Twenty Fifth street. The ordinance expires
September 21, 1990 and therefore the Council must act to extend
the ordinance or adopt new development standards prior to the
expiration of the ordinance.
This report recommends that the
Council maintain the existing R3 densities and adopt on an
interim basis (maximum 10 months 15 days)
revised development
standards which include a reduction in building height from 3
stories 40 feet to 2 stories 30 feet.
BACKGROUND
The ordinance adopted August 11, 1990 reduced thef13 height and
densities to~ standards. A primary reason for this action was
the issue of compatibility of new development in relation to
existing structures. A survey of the area indicates that the
majority of buildings are one and two stories with approximately
four three story buildings. Based upon this information, it seems
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SEP 11 1990
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appropriate to lower the permitted heights, but maintain the
existing density. This will have a lesser impact on the supply of
housing than outright downzoning, and will create development
more in scale and character with existing older buildings.
staff is recommending adoption of the revised standards for a
maximum period of 10 months 15 days so that the standards may be
further refined during the Zoning Ordinance clean up process now
underway. After two years of implementing the Zoning Ordinance,
some minor technical revisions are needed. The revisions will be
subject to public debate and review and approval by the Planning
Commission and City Council. The interim standards proposed for
Ocean Park Boulevard will be incorporated into the Zoning
Ordinance revision process and therefore will be subject to
review and comment by the public. During this process, staff
will work with neighborhood representatives to determine if the
standards are appropriate and if refinements need to be made.
Al though staff is recommending adoption of interim development
standards, the Council has several options. The first option
would be to extend the existing ordinance for a period not to
exceed 10 months, 15 days. The second option would be to down
zone the area from R3 to R2 zoning. This could be accomplished
by extending the existing ordinance and directing staff to amend
the Interim Districting Map. The third option, as proposed by
staff, would be to maintain the existing density and adopt
revised R3 development standards. Two ordinances are attached for
Council consideration, one to extend the existing interim
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ordinance, and one to maintain existing R3 densities, lower the
- height limit and revise the development standards.
If the Council elects to direct staff to develop unique
development standards for the area, planning staff resources
would be impacted . Committing staff resources would result in
additional delays to such projects as the Growth Management
strategy, Local Coastal Program, and the Civic Center Specific
Plan. The process suggested by staff, adoption of interim
standards and refinement during the zoning Ordinance revision
process, will not severely impact staff resources. As mentioned
above, staff is presently working on revisions to the Zoning
Ordinance which will be available for public review and comment
within the next three months.
ANALYSIS
The following discussion provides a brief analysis of the two
significant alternatives, downzoning the area to R2, and
maintaining the existing densities with a two story height limit
in addition to other new development standards. The option of
maintaining the existing R3 zoning is not recommended since,
unlike the North of Wilshire Neighborhood, the majority of
buildings on Ocean Park Boulevard between Lincoln Boulevard and
Twenty Fifth Street are one and two stories. The construction of
three story structures may well change the character of the area.
From a planning perspective, it is appropriate to consider a
reduction in the height limit to ensure that new development is
compatible with existing structures.
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Alternative 1: Maintaining Existing Density with a 2 story Height
Limit
staff is recommending a reduction in height from 3 stories, 40
feet to 2 stories, 30 feet along with requirements for outdoor
private open space, increased landscaping, and side yard and
front yard setbacks similar to those proposed for the North of
Wilshire Neighborhood. The 2 story height limit and modified
setbacks will result in a smaller building envelope that is more
in scale and character with older buildings. In addition to the
smaller building envelope, the size of units will likely be
reduced. Currently, an average R3 unit could be approximately
1875 s.f., if all proposed stepbacks are considered. A typical
unit would be reduced by 375 s.f. to 1500 s.f. total. This
effectively reduces unit size and therefore could potentially
allow for a greater mix of units in a given project.
The proposed front and side yard setbacks are similar to those
proposed for the North of wilshire Neighborhood. currently the
R2 and R3 front yard setback is 20 feet, or greater, as shown on
the Districting Map. In addition to the present requirement,
staff is proposing that at least 25% of the front building
elevation above 14 feet in height provide an additional average
setback of 5 feet. On the side, in addition to the required
setback, staff is proposing that portions of the building between
14 feet and 30 feet in height provide an additional 4 foot
average setback. These setbacks will reduce the visual mass of a
building thereby integrating the building with existing older
structures.
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The proposed development standards include a requirement for
outdoor private open space (e.g., ground level or podium level
patio or deck, or upper floor balcony) for all units. Designers
may satisfy the private open space requirement on upper floors
rather than the ground level, since they must set back the
building on upper floors. The requirement of 100 square feet for
4- or 5-unit projects, or 50 sq. ft. for projects of 6 or more
units result in a variety of solutions to the private open space
requirement. In addi tion, the proposed standards require at
least two 24" trees be located in the front yard, and half of
both side yards be landscaped.
By reducing the building height while maintaining the existing
densities, the ability of the City to meet its projected housing
demand will not be compromised. Similar to the North of Wilshire
Neighborhood, the significant implications of downzoning from R3
to R2 can be summarized into two categories: the potential and
likely impact on price and affordability of housing; and the
impact on the city's ability to meet "fair share" housing target
and the jObs/housing balance objective.
This alternative can be implemented by adopting the attached
proposed interim ordinance (Attachment A).
Alternative 2: Downzoning R3 to R2
Downzoning will make it more difficult for the City to meet it's
fair share of the region's housing needs. In addition,
downzoning may result in increased land costs. Al though R2
zoning may result in lower land costs in the short term, the
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diminished housing supply due to this downzoning will tend to
increase the cost of land over the long term. Increased land
costs will be reflected in higher per-unit land costs, making new
affordable housing projects less financially feasible. Santa
Monica needs to strive to meet SCAG' s "fair share" housing
allocation. SCAG projects a need for 3,220 additional housing
units in Santa Monica by 1994. Downzoning the area would reduce
the maximum build-out potential from 930 units under existing R3
zoning to 775 units under R2 zoning. The loss of potential new
housing in this neighborhood will make it more difficult for the
city to reach the 3,220 unit target.
This alternative can be accomplished by extending the present
interim ordinance (Attachment B) for a maximum period of 10
months and 15 days, and, directing staff to prepare a subsequent
ordinance to amend the Interim Districting Map. This ordinance
would return to the Council for introduction and first reading at
a later date.
Alternative 3: Revised R3 Development Standards
This alternative consists of maintaining the existing densities
but modifying the R3 development standards to be consistent with
those standards proposed for the North of Wilshire Neighborhood.
Building heights would be three stories not to exceed 35 feet for
a flat roof, or 40 feet for a pitched roof. Front yard and side
yard setbacks would be increased as the building height goes up.
All other standards would be the same as those proposed in
Alternative 1 of this report.
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To accomplish this alternative, Council would need to extend the
existing interim ordinance and direct staff to prepare a new
ordinance to implement the standards.
This ordinance would
return to Council for introduction and first reading at a later
date.
BUDGET/FINANCIAL IMPACT
The recommendation presented in this report does not have any
budget or fiscal impacts.
RECOMMENDATION
It is recommended that the city council introduce for first
reading the attached ordinance implementing revised development
standards for the R3 District on Ocean Park Boulevard.
Prepared by: Paul Berlant, Director of Planning
Suzanne Frick, Principal Planner
Attachment A: Proposed Interim Ordinance Maintaining Existing
Densities, with Reduced Height Limit.
Attachment B: Exisiting Interim Ordinance changing the R3
District to R2.
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CA:RMM:kp332jhpadv
City Council Meeting 9-11-90
Santa Monica, California
ORDINANCE NUMBER 1540(CCS)
(City council Series)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF SANTA MONICA EXTENDING THE INTERIM MODIFICATION
OF THE ZONING ALONG OCEAN PARK BOULEVARD
BETWEEN LINCOLN BOULEVARD AND 25TH STREET,
REVISING DEVELOPMENT STANDARDS
AND DECLARING THE PRESENCE OF AN EMERGENCY
THE CITY COUNCIL OF THE CITY OF SANTA MONICA DOES ORDAIN AS
FOLLOWS:
SECTION 1. Findings and Purpose. The City Council finds
and declares:
(a) Although Ocean Park Boulevard between Lincoln
Boulevard and 25th Street (hereinafter referred to as the
"affected area"), is currently an R-3 Zone District, 95% of the
lots in the affected area are currently developed to either R-l
Zone District or R-2 Zone District standards.
(b) The areas immediately north and south of the affected
area are R-2 or R-1 Zone Districts.
ec) On more than one recent occasion, an application for
development in the affected area has been filed which proposes a
land use utilizing the R-3 Zone District standards.
(d) Because of the discrepancy between the existing R-3
District zoning and the existing R-l and R-2 District land uses
in the affected area and surrounding general area, development in
the affected area to R-3 Zone District standards would be
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incompatible with existing land uses, and would impair the
integrity and character of the affected area.
(e) The potential for development to R-3 Zone District
Standards in the affected area poses a current and immediate
threat to the public health, safety and welfare of the residents,
and the approval of permits for such development would result in
a threat to public health, safety, or welfare.
(f) The Zoning Ordinance requires review and revision as
it pertains to the appropriate zoning for the affected area.
(g) Pending completion of this review and revision, it is
necessary to modify on an interim basis the existing zoning to
prevent development in the affected area to R-3 Zone District
standards, thereby preventing development inconsistent with
existing land uses in and the general character of the affected
area.
(h) In light of the above findings and purpose, the City
Council adopted Ordinance No. 1537 (CCS) on August 7, 1990. The
findings and conditions in effect at that time are still
applicable, and it is necessary to extend the interim modified
zoning in order to complete the review and revision process as it
pertains to the appropriate zoning for the affected area, and to
further modify the development standards pending such review and
revision.
SECTION 2. Interim zoning.
(a) No project shall be approved for any residentially
zoned property on Ocean Park Boulevard between Lincoln Boulevard
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and 25th Street unless it meets the following property
Development Standards:
( 1)
exceed 30 feet.
Maximum Building Heiqht.
Two stories, not to
(2) Maximum unit Density. One dwelling unit for
each 1,250 square feet of parcel area. No more than one dwelling
unit shall be permitted on a parcel of less than 4,000 square
feet if a single family dwelling existed on September 8, 1988.
(3) Maximum Parcel Coveraqe. 50 percent.
(4) Minimum Parcel Size. 5,000 square feet. Each
parcel shall contain a minimum depth of 100 feet and a minimum
width of 50 feet, except that parcels existing on September 8,
1988 shall not be subject to this requirement.
(5) Front Yard Setback. 20 feet, or as shown on
the Official Districting Map, whichever is greater. At least 24%
of the front elevation from the grade level up to 14 feet in
height shall provide an additional 5 foot average setback, and
30% of the front elevation above 15 feet in height shall provide
and additional 10 foot average setback from the minimum front
yard setback.
(6) side Yard Setback. The side yard setback for
lots of less than 50 feet shall be 10% of the parcel width but
not less than 4 feet. For lots 50 feet in width or greater, the
side yard setback shall be determined in accordance with the
following formula:
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5' + (stories x lot width)
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Portions of the building between 14 feet and 30 feet in height
shall provide an additional 4 foot average setback.
(7) Usable Private Open Space. All units shall have
the following minimum amounts of usable private space per unit:
100 square feet for projects with 4 or 5 units, and 50 square
feet for projects of 6 units or more. Private open space shall
include a deck, yard, patio or combination thereof, which is
adjacent to, accessible from, and at the same or approximate
elevation as the primary space.
(8)
Required Landscapinq.
All property shall be
developed in accordance with the R2 standards in Subchapter 5B of
the Santa Monica Municipal Code including the following:
(a) A minimum of 50% of both required side yard
setbacks shall be landscaped.
(b) A minimum of two 36" box trees wi th a
minimum height of 12 feet shall be planted in the front yard
setback.
(b) This Ordinance shall apply to any applications for
planning, building, or other City approvals deemed complete after
August 31, 1990.
SECTION 3. This Ordinance shall be of no further force and
effect 10 months and 15 days from its adoption, unless prior to
that date, after a public hearing, noticed pursuant to santa
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Monica Municipal Code section 9131.5, the City Council, by
majority vote, extends the interim ordinance for up to one year.
SECTION 4. This ordinance is declared to be an urgency
measure adopted pursuant to the provisions of Santa Monica
Municipal Code section 9120.6 and Santa Monica City Charter
Section 615. It is necessary for preserving the public peace,
health and safety, and the urgency for its adoption is set forth
in the findings above.
SECTION 5. Any provision of the Santa Monica Municipal
Code or appendices thereto inconsistent with the provisions of
this Ordinance, to the extent of such inconsistencies and no
further, are hereby repealed or modified to that extent necessary
to effect the provisions of this Ordinance.
SECTION 6. If any section, subsection, sentence, clause or
phrase of this Ordinance is for any reason held to be invalid or
unconsti tutional by a decision of any court of any competent
jurisdiction, such decision shall not affect the validity of the
remaining portions of this Ordinance. The City Council hereby
declares that it would have passed this Ordinance} and each and
every section, subsection, sentence, clause, or phrase not
declared inval id or unconsti tutional without regard to whether
any portion of the Ordinance would be subsequently declared
invalid or unconstitutional.
SECTION 7. The Mayor shall sign and the City Clerk shall
attest to the passage of this Ordinance. The city Clerk shall
cause the same to be published once in the official newspaper
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within 15 days after its adoption. This Ordinance shall become
effective upon adoption.
APPROVED AS TO FORM:
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ROBERT M. MYERS U
City Attorney
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Adopted and approved this 11th day of september, 1990.
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I hereby certify that the foregoing Ordinance No. 1540(CCS)
was duly and regularly introduced at a meeting of the City
Council on the 11th day of September 1990; that the said
Ordinance was thereafter duly adopted at a meeting of the city
Council on the 11th day of September 1990 by the following
Council vote:
Ayes: Councilmembers: Abdo , Finkel, Genser, Reed, Mayor
Zane
Noes: Councilmembers: None
Abstain: councilmembers: None
Absent: Councilmembers: Jennings, Katz
ATTEST:
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A",s,- CiJ'Y Clerk
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CA:RMM:mz329jhpadv
City Council Meeting 8-7-90
Santa Monica, California
STAFF REPORT
TO:
Mayor and City Council
FROM:
City Attorney
SUBJECT:
Ordinance Modifying the Zoning Along Ocean Park
Boulevard Between Lincoln Boulevard and 25th
street from R-3 to R-2 on an Interim Basis and
Declaring the Presence of An Emergency
At its meeting on July 17, 1990, the City Council directed
the City Attorney to prepare an emergency ordinance prohibiting
R-3 developments on Ocean Park Boulevard between Lincoln
Boulevard and 25th street.
In response to this direction, the
accompanying ordinance has been prepared and is presented to the
city Council for its consideration.
The accompanying ordinance provides that any development of
residentially zoned property on Ocean Park Boulevard between
Lincoln Boulevard and 25th street must be undertaken in
accordance with property development standards for the R-2 Low
Density Multifamily Residential District. The ordinance applies
to any applications deemed complete after July 10, 1990, unless
the application included a vesting tentative map.
If the
application included a vesting tentative map, the ordinance
applies if the application was deemed complete after July 27,
1990 (the date notice of this pending action was published in the
newspaper) .
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AUG 1 1990
~UG 7 1990
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RECOMMENDATION
It is respectfully recommended that the accompanying
ordinance be introduced and adopted.
PREPARED BY: Robert M. Myers, city Attorney
Mary H. Strobel, Deputy city Attorney
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CA:RMM:mz323/hpadv
Clty Council Meeting 8-7-90
Santa Monica, California
ORDINANCE NUMBER l537(CCS)
(City Council Series)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF SANTA MONICA MODIFYING THE ZONING ALONG OCEAN
PARK BOULEVARD BETWEEN LINCOLN BOULEVARD AND
25TH STREET FROM R-3 TO R-2 ON AN INTERIM BASIS
AND DECLARING THE PRESENCE OF AN EMERGENCY
THE CITY COUNCIL OF THE CITY OF SANTA MONICA DOES ORDAIN AS
FOLLOWS:
SECTION 1. Findings and Purpose. The City Council finds
and declares:
(a) Although Ocean Park Boulevard between Lincoln
Boulevard and 25th Street (hereinafter referred to as the
"affected area"), is currently an R-3 Zone District, 95% of the
lots in the affected area are currently developed to either R-l
Zone District or R-2 Zone District standards.
(b) The areas immediately north and south of the affected
area are R-2 or R-l Zone Districts.
(c) On more than one recent occasion, an application for
development in the affected area has been filed which proposes a
land use utilizing the R-3 Zone District standards.
Cd) Because of the discrepancy between the existing R-3
District zoning and the existing R-l and R-2 District land uses
in the affected area and surrounding general area, development in
the affected area to R-3 Zone District standards would be
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incompatible with existing land uses, and would impair the
integrity and character of the affected area.
(e) The potential for development to R-3 Zone District
standards in the affected area poses a current and immedia te
threat to the public health, safety and welfare of the residents,
and the approval of permits for such development would result in
a threat to public health, safety, or welfare.
(f) The zoning Ordinance requires review and revision as
it pertains to the appropriate zoning for the affected area.
(g) Pending completion of this review and revision, it is
necessary to modify on an interim basis the existing zoning to
prevent development in the affected area to R-3 Zone District
standards, thereby preventing development inconsistent with
eXlsting land uses in and the general character of the affected
area.
SECTION 2. Interim Zoninq.
(a) No project shall be approved for any residentially
zoned property on Ocean Park Boulevard between Lincoln Boulevard
and 25th street unless it meets the property Development
standards for the R2 Low Density Multi-Family Residential
District contained in Municipal Code section 9012.6.
(b) ThlS Ordinance shall apply to any applications for
planning, building, or other City approvals deemed complete after
July 10, 1990, unless the application included a vesting
tentative map, in which event this ordinance shall apply if the
vesting tentative map was deemed complete on or after July 27,
1990.
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SECTION 3. This Ordinance shall be of no further force and
effect 45 days from its adoption, unless prior to that date,
after a pUblic hearing, noticed pursuant to Santa Monica
Municipal Code Section 9131.5, the city Council, by majority
vote, extends the interim ordinance for up to 10 months and 15
days.
SECTION 4. This ordinance is declared to be an urgency
measure adopted pursuant to the provisions of Santa Monica
Municipal Code Section 9120.6 and Santa Monica City Charter
section 615. It is necessary for preserving the public peace,
health and safety, and the urgency for its adoption is set forth
in the findings above.
SECTION 5. Any provision of the Santa Monica Municipal
Code or appendices thereto inconsistent with the provisions of
this Ordinance, to the extent of such inconsistencies and no
further, are hereby repealed or modified to that extent necessary
to effect the provisions of this Ordinance.
SECTION 6. If any section, subsection, sentence, clause or
phrase of this Ordinance is for any reason held to be invalid or
unconsti tutional by a decision of any court of any competent
juriSdiction, such decision shall not affect the validity of the
remaining portions of this Ordinance. The City Council hereby
declares that it would have passed this Ordinance, and each and
every section, subsection, sentence, clause, or phrase not
declared invalid or unconstitutional without regard to whether
any portion of the Ordinance would be subsequently declared
invalid or unconstitutional.
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SECTION 7. The Mayor shall sign and the City Clerk shall
attest to the passage of this Ordinance. The City Clerk shall
cause the same to be published once in the official newspaper
within 15 days after its adoption. This Ordinance shall become
effective upon adoption.
APPROVED AS TO FORM:
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ROBERT M. MYERS
city Attorney
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Adopted and approved this 7th day of August, 1990.
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Mayo))
I hereby certify that the foregoing Ordinance No. 1537(CCS)
vIas duly and regularly introduced at a meeting of the City
council on the 7th day of August 1990: that the said Ordinance
was thereafter duly adopted at a meeting of the City Council on
the 7th day of August 1990 by the following council vote:
Ayes: Councilmembers: Abdo, Finkel, Genser, Jennings,
I<a t z , Reed, Mayor Zane
Noes: Councilmembers: None
Abstain: Councilmembers: None
Absent: Councilmembers: None
ATTEST:
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