SR-400-04 (11)
PCD:AA:AS:JL:LBE
F:\CityPlanning\Share\COUNCIL\STRPT\2005\R1modify ord 6-14.doc
Council Mtg: June 14, 2005 Santa Monica, California
TO: Mayor and City Council
FROM: City Staff
SUBJECT: Introduction and First Reading of an Interim Ordinance Modifying and
Extending the Provisions of Interim Ordinance Number 2156 (CCS), Which
Modifies the Development Standards and Application Process Requirements
for Parcels in the R-1 Districts Located in the Sunset Park and North of
Wilshire Neighborhoods.
INTRODUCTION
This report recommends that the City Council introduce for first reading an interim
ordinance modifying and extending until March 11, 2007 the provisions of Ordinance
Number 2156 (CCS), which was adopted on March 22, 2005. Ordinance Number 2156
(CCS) will expire on August 31, 2005, unless extended. In addition to extending the
current interim ordinance, the proposed ordinance would adjust certain provisions,
including: a) exempting narrow and sub-standard lots from the combined 30% side yard
setback requirement; b) replacing the Use Permit requirement for hillside lots with review
by the Architectural Review Board; and c) allowing requests for two specific modifications
that are currently available in the North of Montana R1 area. The subject interim
ordinance extension is contained in Attachment A.
BACKGROUND
On February 25, 2003, the City Council adopted Interim Ordinance Number 2006 (CCS),
which modified development standards in the Sunset Park and North of Wilshire
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neighborhoods related to setbacks, stepbacks, parcel coverage and other standards in
order to ensure that new single-family and accessory structures in these neighborhoods
would be more compatible with the existing neighborhood scale. These standards were
introduced to respond to neighborhood concerns regarding increased demolition of modest
homes in favor of larger single-family dwellings for which the Code had only basic setback,
lot coverage and height requirements. As a result, an increase in the amount of allowable
new construction could significantly impact and drastically change the character of the
neighborhood. The potential impacts that these developments might have include
decreased light, air, and privacy, so interim provisions that dramatically reduce the
allowable massing and bulk, similar to those prevailing in the area north of Montana
Avenue, were adopted. The Council extended this ordinance by adopting Interim
Ordinance Number 2067 (CCS) on March 11, 2003 and Interim Ordinance Number 2156
(CCS) on March 22, 2005.
The Council adopted Ordinance Number 2156 (CCS) in March, but directed staff to return
with recommendations to modify some of its provisions that may inadvertently impose
development hardships on smaller parcels in the affected districts.
DISCUSSION
At the Council’s direction, staff invited local architects and neighborhood organization
representatives affected by the interim ordinance provisions to meet and discuss ideas to
provide more flexibility within the interim ordinance. The working group expressed concern
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about designing adequately-sized rooms on narrower and smaller parcels under interim
provisions, noting that current room size standards and client expectations are hard to
accommodate on sub-standard lots, and that homeowners have expressed dissatisfaction
with solutions that achieve the programmatic requirements of their projects by reducing the
size of their backyards more than they had anticipated. For sub-standard lots, those less
than 5,000 square feet, the need to extend the structure further into the rear yard to
accommodate additional side setbacks further reduces usable back yard areas. Staff was
asked to review proposals to make sure that any relief provided to smaller parcels in the
form of setback reduction was really usable and not negated by parcel coverage
restrictions.
The group also discussed the Use Permit process for buildings on sloping lots, and
generally agreed that the process needed clear criteria for discretionary approval to
provide more certainty for homeowners. However, they also concurred that some
compatibility review is beneficial pending development of permanent standards to reduce
perceived building mass on sloping properties. There was discussion about providing
additional flexibility by allowing ARB review of modification requests similar to those
allowed north of Montana. Such flexibility was generally viewed positively by the group.
Based on staff’s research and the above discussions, the following adjustments to
Ordinance Number 2156 (CCS) are proposed.
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Exceptions to the 30% combined minimum side yard setback
The requirement to provide a combined 30% minimum side yard setback should be
changed to require only a 10% minimum setback on each side, as per the Zoning
Ordinance, under the following circumstances:
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New construction on parcels that are 45 feet wide or less (approximately 410
parcels or 11% of the 3,639 lots in affected area).
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Additions to existing homes that do not constitute substantial remodels on parcels
less than 50 feet wide (to facilitate functional additions to existing structures).
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All projects on parcels below the minimum 5,000 square-foot lot size,
(approximately 181 parcels or 5% of lots in the affected area).
It is further recommended that all owners be allowed to seek a modification to the setback
provisions through ARB approval, which is generally similar to the option currently
provided to the R1 North of Montana area. Concerns regarding building mass on lots that
qualify for side yard setback exceptions will be addressed through the interim ordinance’s
parcel coverage limitations.
Sloping Lots: Change from Use Permit to ARB review
Although the Council did not specifically address this provision, staff heard from architects
and neighbors that the Use Permit process was burdensome and expensive for hillside
property owners. However, the surrounding neighbors’ desire to comment on compatibility
issues based on bulk and massing of hillside homes remains. Council initially required
the public hearing to allow this opportunity.
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As an alternative to the Use Permit requirement for lots with slopes greater than 12.5 feet
differential, review by the Architectural Review Board (ARB) should be considered. This
shift is recommended for four reasons: 1) the issues involved in determining compatibility
are related to architectural design and not to the use of the property as is more typical for
use permits, 2) the ARB review fee (currently $955.97) is less than half of the $2,222.50
fee for a Use Permit; 3) ARB review time is approximately 6 weeks, with two monthly
hearings, slightly less than the estimate of 8 weeks for ZA approval (one hearing per
month); and, 4) this process allows the Planning Manager, who serves as Zoning
Administrator to advise applicants when concerns arise as she would no longer act on
these projects. Inability to bring concerns to the Planning Manager was cited as a concern
at the Council hearing for Ordinance Number 2156 (CCS).
This alternative is supported by the architects and neighborhood organization
representatives staff consulted. Five Use Permit cases reviewed to date by the Zoning
Administrator (ZA), have resulted in amended plans only in one circumstance. Most of the
review considerations were related to perceived bulk that can be resolved with
architectural adjustments best determined by the ARB with assistance from the design
review staff. However, the ARB would not review these projects with respect to building
style, color, materials and landscaping.
Consistent with requirements for other ARB reviews in R1 areas, the noticing for sloping lot
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reviews would include a mailing to a 300-foot radius of the exterior boundaries of the
property. ARB hearings also require a newspaper announcement and site-posting.
Additional opportunities for modification requests
Interim ordinance Sub-section 2.7 (Architectural Review) includes a list of standards for
which a modification may be requested subject to ARB approval. In addition to the
recommendation to allow property owners of lots 50 feet wide or more to seek modification
from the 30% total sideyard setback requirement, it is recommended that applicants also
be given the opportunity to request a modification from the requirement to set back garage
doors facing the public street five feet from the front setback line and limiting doors to 16
feet in width unless located in the rear 35 feet of the parcel. Both of these modifications
are already available in the R1 area north of Montana.
Option considered but not recommended
One other option was presented to the working group related to parcel coverage for lots
that are less than 5,000 square feet (the minimum lot size for the zone). While the Zoning
Ordinance allows maximum lot coverage of 40% in the R1 zone, it allows up to 50% on lots
less than 5,000 square feet in area. The interim ordinance allows 35% coverage on the
first floor and 26% on the second floor for two-story homes, 50% coverage for one-story
homes and no special provisions for smaller parcels.
The working group evaluated whether parcel coverage for sub-standard lots should be
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established proportionately to reflect the additional parcel coverage allowed for such lots
in the Code. This would result in allowing 44% and 33% coverage (first & second floor
respectively). However, the group’s consensus on this matter was that this additional
parcel coverage was not necessary and that the 35% / 26% maximum provides opportunity
for sufficiently large homes on these small lots and keeps them more compatible with the
neighborhood. Therefore, staff does not recommend this modification.
CEQA
The proposed Ordinance is exempt from the provisions of the California Environmental
Quality Act (CEQA) pursuant to Section 15061(b)(3) in that it can be seen with certainty
that the proposed ordinance does not have the potential to significantly impact the
environment. Indeed, the proposed Ordinance serves to further protect the environment
by ensuring that development projects are designed to be compatible with the surrounding
neighborhood.
PUBLIC NOTICE
A legal advertisement was published in the “California” section of the Los Angeles Times
at least ten consecutive calendar days prior to the hearing. A copy of the notice is
contained in Attachment C.
BUDGET/FISCAL IMPACT
The recommendations presented in this report have no budget or financial impacts.
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RECOMMENDATION
Staff recommends that the Council introduce for first reading the attached interim
ordinance modifying and extending the provisions of Interim Ordinance Number 2156 until
March 11, 2007.
Prepared by: Andy Agle, Interim Director of Planning and Community Development
Amanda Schachter, Planning Manager
Jonathan Lait, AICP, Principal Planner
Elizabeth Bar-El, AICP, Associate Planner
Planning and Community Development Department
Attachment: A: Proposed Emergency Interim Ordinance
B. Public Notice
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ATTACHMENT A
Proposed Interim Ordinance
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f:\atty\muni\laws\barry\R1sunset&NofW6-14-05-1.wpd
City Council Meeting 6-14-05 Santa Monica,
California
ORDINANCE NUMBER _______ (CCS)
(City Council Series)
AN INTERIM ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
SANTA MONICA EXTENDING AND ADJUSTING THE MODIFICATIONS TO
THE DEVELOPMENT STANDARDS FOR PARCELS IN THE R-1 DISTRICTS
LOCATED IN THE SUNSET PARK AND NORTH OF WILSHIRE NEIGHBORHOODS
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) The R1 Single Family area of the City bounded by Lincoln Boulevard to the
west, Pico Boulevard to the north, and the City boundaries to the east and south,
commonly referred to as the Sunset Park Neighborhood and the area of the City bounded
nd
by Montana Avenue to the north, 22 Street to the west, Wilshire Boulevard to the south,
and the City boundary to the east, commonly referred to as the North of Wilshire
Neighborhood contain a mix of modest, older, single story and two story homes.
(b) The development standards established by the City’s Zoning Ordinance
authorize the construction of housing dramatically different from the existing scale and
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character of these neighborhoods thereby significantly impacting existing residences in
terms of access to light and air, privacy, and the overall amount of open space.
(c) Within the past several years, real estate values in the Sunset Park and North
of Wilshire neighborhoods have risen dramatically, with year over year increases
exceeding twenty percent.
(d) At the same time, and continuing into the present, interest rates have remained
very low.
(e) These economic realities have fueled an active real estate market in which
buyers seek to acquire property in the Sunset Park and North of Wilshire neighborhoods
with the intent of demolishing existing homes and building new residences.
(f) Over the past number of years, the Sunset Park neighborhood and the North of
Wilshire neighborhood have experienced substantial redevelopment of homes.
(g) If new houses are developed to the maximum size authorized by current zoning,
they could reach approximately 5,000 square feet in size. These structures could also
contain lofts and mezzanines between the first and second floors and between the second
floor and the roof which would create the appearance of a three story structure. Because
of the combined height and massing of these houses, they would tower over and dwarf the
existing adjacent houses and would be wholly at odds with the existing scale and character
of the neighborhood. These homes could be built without any discretionary review.
(h) The full build-out of these lots would substantially reduce the overall amount of
open space in the neighborhood and have a significant detrimental impact on adjacent
neighbors’ access to light, air, and privacy.
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(i) If current development standards are permitted to continue, housing could be
developed which would severely impact existing residences, would be incompatible with
the existing neighborhood’s scale and character, and would be contrary to the
neighborhood’s historic development pattern. If urgent action is not taken, irreversible
development activity would occur.
(j) As detailed above, the potential for development under the currently specified
standards 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
the public health, safety, and welfare.
(k) For these reasons, the Zoning Ordinance requires review and revision as it
pertains to the appropriate development standards in the R1 Districts in the Sunset Park
and North of Wilshire neighborhoods.
(l) Pending completion of this review and revision, which will occur as part of the
Land Use Element/Zoning Ordinance update, in order to protect the public health, safety
and welfare, it is necessary on an interim basis to change current develop standards
including, setbacks, stepbacks, and parcel coverage, to ensure that adequate light, air,
privacy, and open space is provided for each dwelling, that the construction is compatible
and integrates with the Sunset Park and North of Wilshire neighborhoods, and that the
character of the neighborhoods are not irreversibly damaged.
(m) In light of the above-mentioned concerns, the City Council adopted Ordinance
Number 2066 (CCS) modifying the development standards in the Sunset Park and North of
Wilshire neighborhoods on February 25, 2003, and extended its provisions by adopting
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Ordinance Number 2067 (CCS) on March 11, 2003 and Ordinance Number 2156 (CCS) on
March 22, 2005. However, that ordinance will expire on August 31, 2005, unless
extended.
(n) As described above, the City Council finds that an extension of this interim
ordinance is necessary because there exists a current and immediate threat to the public
safety, health, and welfare should the interim ordinance not be adopted and should
development inconsistent with the contemplated revisions to the development standards to
the R1 districts in the Sunset Park and North of Wilshire neighborhoods be allowed to
occur. Approval of additional development inconsistent with the following proposed interim
standards would result in a threat to public health, safety, or welfare. Consequently, this
ordinance extends Ordinance Numbers 2066 (CCS), 2067 (CCS), and 2156 (CCS) up to
and including March 11, 2007, establishing on an interim basis the following development
standards for the R1 districts in the Sunset Park and North of Wilshire neighborhoods with
minor adjustments to the prior interim provisions to address inadvertent development
hardships on smaller parcels. This extension will allow sufficient time for a comprehensive
planning process to revise these development standards on a permanent basis in
conjunction with the Land Use Element/Zoning Ordinance update.
SECTION 2. Interim Zoning
City staff is directed to disapprove all building permit applications filed after
February 24, 2003, and all applications for variances or other discretionary approvals
which are deemed complete after February 24, 2003, for any residential development in
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the R1 Districts located in the Sunset Park and North of Wilshire Neighborhoods, as
delineated in subsection (a) of Section 1 of this Ordinance, unless the project complies
with the following development standard:
Permitted Uses.
1. The following uses shall be permitted in the R1 District :
(a) Hospice facilities;
(b) One single-family dwelling per parcel placed on a
permanent foundation (including manufactured housing);
(c) One-story accessory buildings and structures up to
fourteen feet in height;
(d) One-story accessory buildings over fourteen feet in height
to a maximum height of twenty-eight feet, or two-story
accessory buildings up to a maximum height of twenty-eight
feet, if such buildings conform to the required setbacks and
stepbacks for the principal building and with the development
standards set forth in Santa Monica Municipal Code Section
9.04.14.110;
(e) Public parks and playgrounds;
(f) Small family day care homes;
(g) State authorized, licensed, or certified uses to the extent
required to be permitted by State Law;
(h) Yard sales, limited to two per calendar year, for a maximum
of two days each;
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(i) Domestic violence shelter.
Uses Subject to Performance Standards Permit.
2. The following uses may
be permitted in the R1 District subject to the approval of a performance
standards permit:
(a) Large family day care homes;
(b) One-story accessory living quarters, up to fourteen feet in
height, on a parcel having a minimum area of ten thousand
square feet;
(c) Private tennis courts.
Uses Subject to Use Permit.
3. The following uses may be permitted in the
R1 District subject to the approval of a use permit:
(a) Duplexes on a parcel having not less than six thousand
square feet of area, a side parcel line of which abuts or is
separated by an alley from any R2, R3 or R4 District;
(b) Second dwelling units subject to the requirements set forth
in Santa Monica Municipal Code Section 9.04.13.040;
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Conditionally Permitted Uses.
4. The following use may be permitted in the
R1 District subject to the approval of a conditional use permit:
(a) Schools.
Prohibited Uses
5. .
(a) Boarding houses.
(b) Rooftop parking.
(c) Any uses not specifically authorized.
Property Development Standards.
6. All property shall be developed in
accordance with the following standards:
Maximum Building Height.
(a)
(1) Two stories, not to exceed twenty-eight feet, which includes
all building elements except chimneys and required vents;
(2) On lots of more than twenty thousand square feet with a
minimum front parcel line dimension of two hundred feet, the
height shall not exceed thirty-five feet for a pitched roof or
twenty-eight feet for other types of roofs.
Maximum Unit Density
(b) . One dwelling unit per parcel,
except where a use permit has been approved authorizing a
duplex or second dwelling unit pursuant to subsections 3(a) or
3(b) of this Section.
Minimum Lot Size
(c) . Five thousand square feet. Each parcel
shall contain a minimum depth of one hundred feet and a
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minimum width of fifty feet. Any parcel existing on the effective
date of this Chapter shall not be subject to this requirement.
Maximum Parcel Coverage
(d) . Thirty-five percent except
that parcels with only one-story structures not exceeding
eighteen feet in height may have a maximum parcel coverage
of fifty percent.
Front Yard Setback.
(e) As shown on the Official Districting
Map of the City, or, if no setback is specified, twenty feet.
Additional Front Stepback Above Fourteen Feet in
(f)
Height.
For new structures or additions to existing structures,
any portion of the front building elevation above fourteen feet
exceeding seventy-five percent of the maximum buildable front
elevation shall be stepped back from the front setback line an
additional average amount equal to four percent of parcel
depth, but in no case resulting in a required stepback greater
than ten feet.
As used in this Chapter, "maximum buildable front elevation"
shall mean the maximum potential length of the elevation
permitted under these regulations, which includes parcel width
or length (as applicable), minus required minimum setback.
Rear Yard Setback.
(g) Twenty-five feet.
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Additional Rear Stepback Above Fourteen Feet in
(h)
Height.
For new structures or additions to existing structures,
any portion of the rear building elevation above fourteen feet
exceeding seventy-five percent of the maximum buildable rear
elevation shall be stepped back from the rear setback line an
additional average amount equal to four percent of parcel
depth, but in no case resulting in a required stepback greater
than ten feet.
Side Yard Setback.
(i) Except as provided in subsection 6(j)
of this Section, ten percent of the parcel width or a minimum of
three feet six inches, whichever is greater, but in no case
greater than fifteen feet.
Additional Side Yard Setback.
(j) For structures over
eighteen feet in height, including all building elements except
chimneys and required vents, the required amount of setback
for both side yards combined as measured at any point on the
parcel, shall equal thirty percent of the parcel width but in no
case be greater than a total of forty-five feet. The minimum
setback for each side yard shall also be equal to ten percent of
the parcel width, or a minimum of three feet, six inches
whichever is greater. This subsection 6(j) shall not apply
under any of the following circumstances:
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(1) New structures on parcels that are 45 feet or less in parcel
width.
(2) Additions to existing structures that do not constitute a
substantial remodel on parcels that are less than 50 feet in
parcel width.
(3) Any development on parcels that are less than 5,000
square feet in parcel area.
Additional Side Stepbacks Above Fourteen Feet in
(k)
Height.
For new structures or additions to existing structures,
any portion of the side building elevation above fourteen feet
exceeding fifty percent of the maximum buildable side
elevation shall be stepped back from the side setback line an
additional one foot for every two feet four inches above
fourteen feet of building height to a maximum height of twenty-
one feet.
Additional Side Stepback Above Twenty-One Feet in
(l)
Height.
No portion of the building, except permitted
projections, shall intersect a plane commencing twenty-one
feet in height at the minimum sideyard setback and extending
at an angle of forty-five degrees from the vertical toward the
interior of the site.
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Front Yard Paving.
(m) No more than fifty percent of the
required front yard area including driveways shall be paved,
except that lots with a width of twenty-five feet or less may
have up to sixty percent of the required front yard area paved.
Modifications to Stepbacks Above Fourteen Feet in
(n)
Height.
The stepback requirements of subsections 6(f), 6(h),
6(k), and 6(l) of this Section may be modified subject to the
review and approval of the Architectural Review Board if the
Board finds that the modification will not be detrimental to the
property, adjoining properties or the general area in which the
property is located, and the objectives of the stepback
requirements are satisfied by the provision of alternative
stepbacks or other building features which reduce effective
mass to a degree comparable, to the relevant standard
requirement.
Driveways.
(o) No more than one driveway per parcel to a
public street shall be permitted on parcels less than one
hundred feet in width.
Basements and Subterranean Garages.
(p) No basement or
subterranean garage shall extend into any required yard
setback area, except for any basement or garage located
beneath an accessory building which is otherwise permitted
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within a yard area, if such basement, semi-subterranean or
subterranean garage is located at least five feet from any
property line.
Access to Subterranean Garages and Basements.
(q)
(1) Up to a total of fifty square feet of area in the side and rear
yards may be utilized for lightwells or stairways to below-grade
areas of the main building and any accessory buildings.
(2) No more than three feet of excavation below grade for a
driveway, stairway, doorway, lightwell, window or other such
element to a subterranean or semi-subterranean garage or
basement shall occur in the front yard setback area. This
requirement may be modified by the Architectural Review
Board for parcels with an elevation rise of five feet from the
front property line to a point fifty feet towards the interior of the
site if it finds that topographic conditions necessitate that such
excavation be permitted.
Roof Decks.
(r) Roof decks shall be set back at least three
feet from the minimum sideyard setback. The height of any
railings or parapets associated with such roof decks may not
exceed the maximum allowable building height for the
structure.
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Second Floor Parcel Coverage.
(s) For parcels with a
maximum ground floor parcel coverage of 35 percent, the
maximum second floor parcel coverage, including the second
floor of all accessory buildings, shall not exceed 26 percent of
the parcel area. Second floor parcel coverage may be
increased up to a maximum of 30 percent of the parcel area if
the ground floor square footage is reduced an equivalent
amount. Conversely, the ground floor coverage may be
increased to a maximum of 40 percent if an equivalent amount
is reduced on the second floor.
Garage Doors.
(t) Garage doors facing the public street must
be set back a minimum of 5 feet from the front setback line and
may not exceed 16 feet in width unless located in the rear 35
feet of the parcel.
One-story garage.
(u) A one-story garage attached to the
primary structure with a maximum height of 14 feet, including
parapets and railings, a maximum length of 25 feet, and with
garage doors perpendicular to the public street, shall be
allowed to project up to 6 feet into the required front yard if no
alley access exists, but may not extend closer than 20 feet to
the front property line.
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Architectural Review.
. 7. No building or structure shall be subject to
architectural review pursuant to the provisions of Chapter 9.32 of the Santa
Monica Municipal Code except:
(a) Properties installing roof or building-mounted parabolic
antennae (only with respect to the antennae and screening);
(b) Duplexes
(c) Any structure above fourteen feet in height that does not
conform to the required yard stepbacks for structures above
fourteen feet in height.
(d) Any structure that does not conform to the limitations on
access to subterranean garages and basements.
(e) Any structure associated with a new building, substantial
remodel, or a 50% or greater square foot addition to an
existing home located on a parcel with a grade differential of
12.5 feet or more between the front and rear parcel lines. The
Architectural Review Board may approve projects pursuant to
this subsection 7(e) if the following finding of fact is made: the
size, mass, and placement of the proposed structure is
compatible with improvements in the surrounding
neighborhood. No other findings of fact are required.
(f) Any structure that does not comply with the requirements
that garage doors facing the public street must be set back a
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minimum of five feet from the front setback line and garage
doors must not exceed 16 feet in width unless located in the
rear 35 feet of the parcel.
(g) Any structure on a parcel that is 50 feet or more in width
that does not comply with subsection 6(j) of this Section.
(h) The Architectural Review Board may approve the design
modifications set forth in subsections 7(f) and 7(g) of this
Section provided all of the following findings of fact are made:
(1) There are special circumstances or exceptional
characteristics applicable to the property involved, including
size, shape, topography, surroundings, or location of the
existing improvements or mature landscaping on the site.
(2) The granting of the design modification will not be
detrimental nor injurious to the property or improvements in the
general vicinity and district in which the property is located.
(3) The granting of the design modification will not impair the
integrity and character of this R1 neighborhood, nor impact the
light, air, open space, and privacy of adjacent properties.
(4) In the case of additions to buildings in the City’s Historic
Resources Inventory, the design modification is compatible
with the building’s historic architectural character, does not
result in the removal of historic building features, and the
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addition is consistent with the Secretary of the Interior
Standards for Rehabilitation.
Any applicant for a development subject to architectural review
under these provisions shall provide certification of notice to
all owners and commercial and residential tenants of property
within a radius of three hundred feet from the exterior
boundaries of the property involved in the application, not less
than ten days in advance of Architectural Review Board
consideration of the matter, which notice and certification
thereof shall be in a form satisfactory to the Zoning
Administrator.
Fifty percent addition.
8. Parking shall be provided in accordance with the
provisions of Part 9.04.10.08 of the Santa Monica Municipal Code, Off Street
Parking Requirements, if the principal building on the parcel is substantially
remodeled or, if fifty percent or more additional square footage is added to
the principal building at any one time, or incrementally, after September 8,
1988, provided the aggregate addition is five hundred square feet or more.
SECTION 3. This ordinance shall be of no further force and effect after March 11,
2007, unless prior to that date, after a public hearing, noticed pursuant to Santa Monica
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Municipal Code Section 9.04.20.22.050, the City Council, by majority vote, extends this
interim ordinance.
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SECTION 4. 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, is hereby repealed or modified to that extent necessary to
effect the provisions of this Ordinance.
SECTION 5. If any section, subsection, sentence, clause, or phrase of this
Ordinance is for any reason held to be invalid or unconstitutional by a decision of any court
of 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.
SECTION 6. 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
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newspaper within 15 days after its adoption. This Ordinance shall become effective thirty
days after its adoption.
APPROVED AS TO FORM:
_________________________
MARSHA JONES MOUTRIE
City Attorney
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ATTACHMENT B
Public Notice
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NOTICE OF A PUBLIC HEARING
BEFORE THE SANTA MONICA CITY COUNCIL
SUBJECT: PROPOSED INTERIM ORDINANCE MODIFYING AND EXTENDING
INTERIM ORDINANCE 2156, WHICH MODIFIES DEVELOPMENT
STANDARDS FOR PARCELS IN THE R-1 DISTRICTS LOCATED IN THE
SUNSET PARK AND NORTH OF WILSHIRE NEIGHBORHOODS.
The City Council will hold a public hearing to consider modifying and extending the
provisions of (Interim) Ordinance 2156 (CCS) modifying the development standards and
application process requirements for parcels in the R-1 Districts located in the Sunset Park
and North of Wilshire neighborhoods. Proposed modifications include exempting from
additional side yard setback requirements projects on parcels less than 45 feet wide and
additions not requiring demolition permits on parcels more than 45 and less than 50 feet
wide; shifting hillside parcel review from the Zoning Administrator to the Architectural
Review Board (ARB); and providing opportunities to request modification from some
property development standards subject to ARB approval. It is proposed that these
standards be extended through March 2007.
DATE/TIME: TUESDAY, JUNE 14, 2005 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
1685 Main Street, Room 102
Santa Monica, CA 90401
MORE INFORMATION
If you want more information about this interim ordinance extension, please contact
Elizabeth Bar-El, AICP, at (310) 458-8341, or by e-mail at liz.bar-el@smgov.net. The
Zoning Ordinance is available at the Planning Counter during business hours and on the
City’s web site at www.santa-monica.org.
The meeting facility is wheelchair accessible. For disability-related accommodations,
please contact Carmen Gutierrez at (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.
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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.
ESPAÑOL
Esto es una noticia de una audiencia pública para revisar applicaciónes proponiendo
desarrollo en Santa Monica. Si deseas más información, favor de llamar a Carmen
Gutierrez en la División de Planificación al número (310) 458-8341.
APPROVED AS TO FORM:
___________________________
AMANDA SCHACHTER
Planning Manager
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