SR-051677-10E• ,. ~ '
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Santa Monica, California, May 16, 1977
TO: Mayor and City Council
FROM: City Staff.
SiJ}3JP•.CT: Planning Commission Recommendations for Definition
of Floor Area
Introduction
This report transmits the Planning Commission's recommendation
that the Zoning Ordinance be amended to include.a definition
of adjusted floor .area and substitute this term in lieu of the
present term, gross floor area, in computing parking for com-
mercial and. industrial buildings. It also eliminates certain
sections relating to authority of the Zoning. Administrator.
Back}round
The Zoning. Ordinance prov.id~s that commercial and industrial
buildings be computed'on the basis of 'gross floor area. As
there is no definition of gross floor area, its exact meaning
was recently questioned... In order to avoid future uncertainty
o£ the area of a building to be computed.. for parking purposes,
the Commission recommends that in lieu of the term gross floor
area, the phase adjusted floor area be used and officially de-
fined as follows:
ADJUSTED FLOOR AREA. Adjusted Floor Area refers to
net floor space in a structure including restroomsy
lounges, kitchens, partitions, storage areas, in-
terior and exterior hallways and corridors and the
like but not including exterior and load bearing walls,
stairways and stairc•~ells,, elevators and shafts.
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To: Mayor .and City Council - 2 - May 16, 1977
The Commission further reconunends that Section 97.2'9 F, setting
forth the parking requirements for commercial and industrial
buildings,be amended to reflect adjusted floor area rather than
the present gross. floor area..
The effect.of this change would be a slight. increase in the
parking for some commercial and industrial buildings since hall-
ways and .corridors. would now be counted as floor area. Past
interpretations have excluded interior corridors and hallways
from computation.
A third recommendation is removal of Sections 9129F1a through
9129F1a4 which would allow the. Zoning Administrator to reduce .
parking requirements without a public hearing or notification.
These sections have never been used, are contrary to good zoning
practice and the public interest and should be eliminated. The
variance procedures. provide: ample means for reducing parY.ing re-
quirements in_the event that it is necessary or justified.
Alternatives
Section 9149C3 provides that the City Council may, by prdinance,
effect. such amendment, or any portion thereof, recommended by
the Planning Commission,. The. Council, therefore, has the alterna-
tives of rejecting any pars- of the Commission`s recommendations.
Recommendation
In view of the improvements to be accomplished by the proposed
changes, it is respectfully recommended that the City Council
accept the recommendations of the Commission and direct the City
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To: Mayor and City Council - 3 - May 16, 1977
Attorney to'prepare the necessary ordinance and return it for
consideration in the usual course of procedures.
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Prepared by: J. Lunsford
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Attachment
CA 77-93 RLK:SIS:j_ak
,' For Council Mtg: ,/26/77
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ORDINANCE NO.
(City Council Series)
AN ORDINANCE OF THE CITY COUNCIL OF
THE CITY OF SANTA MONICA AMENDING
SECTIONS 9102 APdD 9129F1 OF, AND
DELETING SECTIONS 9129F1a,. 9129F1a1;
AND 912.9F1~4;FRAM'TF3E,SANTA:MONICA_ .
MUNICIPAL CODE, PERTAINING TO OFF-STREET
PARKING REQUIREMENTS AND THE DEFINITION
OF ADJUSTED FLOOR AREA.
THE CITY COUNCIL OF THE CITY OF SANTA MONICA DOES
ORDAIN AS FOLLOWS:
SECTION 1. Section 9102 of the Santa Monica
Municipal Code is hereby amended to include a definition of
"adjusted floor area" following the definition of "exeessory
living quarters" and prior to the. definition of "administrator,"
which definition shall read and be as follows for the purpose
of Chapter 1, Article 9 of the Santa Monica Municipal Code
and for such purpose shall be construed as herein set forth
unless it is apparent from the context that a different meaning
is intended:
Adjusted floor area is the net
floor space in a structure and shall
include restrooms, lounges, kitchens,
partitions, storage areas, interior and
exterior hallways and corridors and
the like but shall not include exterior
and load bearing walls, stairways and
stairwells, elevators and shafts.
SECTION 2. Section 9129F1 of the Santa Monica
Municipal Code is hereby amended and shall read as follows:
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SECTION 9129F1. Off-Street Parkin
Requirements For Various Districts And Uses.
A. RESIDENTIAL DISTRICTS
R1.District. xwo (2) covered:.:'.
parking: spaces;ger dwelling unit.
R2, R3, R4, CA & CP Districts.
Dwelling units: One and one-half (1&1/2)
spaces per dwelling unit having one bedroom
or less; .two (2) spaces per dwelling unit
having two (2) or three (3) bedrooms or the
equivalent thereof or more; plus one (1)
additional (off-street) parking space for
.each bedroom having a separate outside
entrance, except that the requirements for
one (1) bedroom units or less shall be
increased to two (2) spaces for all such
units in excess of five (5) for any single
project. Provided, further, that up to
one-third (1/3) of all required spaces shall
be permitted to be tandem spaces.
Apartment hotels. Two (2) covered
parking spaces per dwelling unit plus one
(1) additional covered off-street parking
space for each bedroom having a separate
outside entrance; one (1) covered space per
quest room.
Hotels, P4otels, Clubs and the Like.
Hotels, Motels-and Clubs: 1-space for each of
the first forty (40) hotel or guest rooms;
one (1) space per three (3) hotel or guest
rooms in excess of forty (40); one (1) space
per 250 sq. ft. of adjusted floor area in use
for restaurants, shops or other permitted
commercial uses.
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Hospitals, Sanitariums, Rest
Homes, Board and Care Facilities. One (1)
space for $ach two. (2) beds or fraction
thereof.
In the computation of the total
parking spaces required for any building
site, fractional space shall be resolved
to the next whole number.
B. COMMERCIAL DISTRICTS
Residential Uses. The same
requirements as that for the Residential
Districts shall apply.
CA, CP, C2, C3, C4. For buildings
or additions .up to eight thousand (8,000)
sq. ft, of .adjusted floor area: one (1)
sq, ft, of parking area for each sq, ft. of
adjusted floor area, or,;one (1) space for
each three hundred (300) sq. ft, of adjusted
floor area.
For buildings or additions in excess
of .eight thousand (8,000) sq, ft. of adjusted
floor area: one (1) space for each three hundred
(300) sq. ft. of adjusted floor area.
Exceptions:
Bowling Alleys: Four (4) spaces
per alley.
Restaurants:
Drive-In Restaurants: One (1) space
per one hundred {100). sq. ft. of adjusted
floor area.
Food Markets in excess of five
thousand (5,000) sq. ft., one (1) space per
one hundred fifty (150) feet of adjusted
floor area.
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Churches. One (1) space per
ten (10) fixed seats, or one (1) space
per eighty (80) sq. ft. of adjusted floor
.area in places of assembly if no fixed
seats.
Theatres, Dance Halls, Convention
Centers, Meeting Halls and Places of Assembly:
One (1) space per four (4) fixed seats, or
one (1) space per eighty (80) sq. ft. of
adjusted floor area in places of assembly if
no fixed seats..
Trade Schools and Businesses
Colleges. One (1) space per one hundred
fifty (150) sq. ft. of adjusted floor area.
Schools:. Elementary; Ten (10)
spaces, plus one (1 ); additional space per
classroom.
Junior High: Ten (10) spaces, plus
one (1) additional space per classroom.
High School: Ten (10) spaces, plus
fifteen (15) additional spaces per classroom.
Colleges: Ten (10) spaces, plus
thirty (30) additional spaces per classroom.
C. INDUSTRIAh DISTRICTS
M1 and M2.
Industries: One (1) space per three
hundred fifty (350) sq. ft, of adjusted floor
area.
Mortuaries: One (1) space per five
(5) fixed seats, or one' (1) space per forty
(40) sq, ft. of adjusted floor area in places
of assembly if no fixed seats.
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commercial uses shall be the same as the
requirements for commercial districts.
C. CHANGE OF USE
Nothing in this section shall
preclude a building or structure from being
changed or converted to another use having
the same or a lower parking requirement
but such building or structure shall not
be changed or converted to any use having
a higher parking requirement unless additional
parking spaces equal to the higher requirements
are provided, such spaces to meet all other
requirements of this chapter.
SECTION 3. Section 9129F1a of.the Santa Monica
Municipal_Gode.is hereby deleted aiid`repealed in its entirety.
SECTION 4. Section 9129F1a1 is'hereby deleted
and repealed in its entirety.
SECTION S. Section 9129F1a4 of the Santa fdonica
Municipal Code is hereby deleted and repealed in its entirety.
SECTION 6. The City Council of the City of Santa
Monica finds that the Planning Commission of the City of
Santa. Monica has held a public hearing on April 4, 1977
regarding the changes made by this ordinance.
SECTION 7. The City Council of the City of
Santa Monica finds that the changes made by this ordinance
are consonant with and compelled by public necessity, public
convenience,. general welfare, and good zoning practice.
SECTION 8. Any provisions of the Santa Monica
Municipal Code, or appendices thereto inconsistent herewith,
to the extent of such inconsistencies and no further, are
hereby repealed or modified to that extent necessary to
effect the nrovision~ of tfii~ nrAinanr-a
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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 the 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.
SECTION 10. 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 fifteen (15) days after its adoption.
The ordinance shall become effective after thirty (30) days
from its adoption.
ADOPTION and APPROVED this day of
1977.
MP.YOR
ATTEST:
CITY CLERK
STATE OF CALIFORNIA )
QQUNTY OF LOS ANGELES ) ss.
CITY OF SANTA MONICA )
I do hereby certify that the foregoing ordinance was
duly and regularly introduced at a meeting of the City Council
on the day of 1977; that thereafter the
said ordinance was duly adopted at a meeting of the City Council
on the day of
1977; by the following
vote of the Council: