sr-063009-7aCity Council Meeting: June 9, 2009
Continued from May 12,2009
Agenda Item: ~ `~
To: Mayor and City Council
From: Eileen Fogarty, Director of Planning & Community Development
Subject: Ordinance Pertaining to Solar Energy Development and Design Standards
(continued from December 2, 2008)
Recommended Action
Staff recommends that the City Council introduce for first reading an ordinance
amending SMMC Article IX (Zoning Ordinance), to establish an administrative
procedure for approval of solar energy systems that meet objective development
standards and to allow solar energy systems to encroach into setback areas and extend
above current height limits.
Executive Summary
In support of the Sustainable City Plan and the Solar Santa Monica program, staff
proposes to amend SMMC Section 9.04.10.02.220 (solar energy system design
standards), and other related Zoning Ordinance sections, in order to create a
streamlined process for permitting solar energy system installations. The proposed
ordinance would establish objective development standards including specific height
limits, limitations on installation in the required side and rear yard setbacks, and
restrictions on visibility. The proposal complies with the requirements of California
Government Code Section 65850.5 and Health and Safety Code .Section 17959.1,
which provide that a city or county shall establish a procedure to administratively
approve applications for solar energy installations, and reflect current installation
methods for both solar photovoltaic and solar heating systems. In addition to amending
the solar energy design standards of the Zoning Ordinance, the proposed ordinance
includes minor modifications to four sections of the Zoning Ordinance whose current
requirements commonly adversely affect installation of solar energy systems. The
proposed language concedes some of the City's design review procedures to facilitate
solar installations.
The report also addresses the Landmarks Commission's jurisdiction over installations
on designated landmark properties. Because single-family residential properties are
exempt from ARB review they are not subject to design review for solar installations.
The proposed action has been determined to be categorically exempt from the
California Environmental Quality Act (CEQA). The proposed text amendment has no
financial or budgetary impacts.
1
Background
The City of Santa Monica encourages and supports solar energy system installation and
at the same time longstanding City policy also prioritizes ensuring high quality
development that is compatible with the surrounding area. The City was an early leader
in providing design standards to address the special needs of solar energy installations.
However, some of these standards (SMMC Section 9.04.10.02.220) have become
outdated over time due to changes in technology, and new installation trends.
Additionally, Government Code Section 65860.5 and Health and Safety Code Section
17959.1 (the Solar Rights Act) provides that a city must administratively approve.
applications to install solar energy systems through the issuance of a building permit or
similar nondiscretionary permit. In addition, some of the Zoning Ordinance's property
development requirements impose further constraints, which, although unintended,
impede some components necessary for solar energy systems.
The City offers the Solar Santa Monica program to assist Santa Monica residents and
businesses in reducing their energy costs and usage through energy efficiency
measures and through installation of solar ehergy systems. Through this program, City
staff works closely with solar installers as well as residents who have purchased solar
energy systems. As a result of communications with these stakeholders, staff has
learned more about how current zoning and building codes and the permit approval
process result in impediments to installing solar energy systems.
The Office of Sustainability and the Environment has worked with the Planning &
Community Development Department to propose revised solar energy and other
property development standards and to revise the Planning and. Building permit
processes for review and approval of solar energy systems.
2
Discussion
The proposed. Zoning Ordinance .amendment establishes a streamlined, ministerial
process for solar installations. The standards are consistent with current installation
practices, such that the vast majority of solar energy system applications would comply
and require no further review. Installations meeting these standards would be exempt
from discretionary ARB review. Applications to install atypical solar energy systems,
such as elevated solar canopies or other proposals in which the solar energy system's
support structure also functions as a building element rather than solely for energy.
production, would require review and approval of the Architectural Review Board, or by
the Landmarks Commission if the installation is proposed on a designated historic
resource.
Additionally, the standards would clarify that all solar energy systems proposed on
designated Landmarks and Historic District contributor properties would require a
Certificate of Appropriateness from the Landmarks Commission Liaison. Such
installations would be evaluated in terms of compliance with the Secretary of Interior's
Standards for Rehabilitation. Although likely rare, by authorizing the liaison to act for
the Landmarks Commission on these applications, the hearing process is not required
and the review process can be expedited.
The following summarizes the solar energy design standard sub-sections:
• (a) establishes a definition of solar energy systems based on the definition used. in
Section 801.5 of the California Civil Code.
• (b) minimizes the visual impact as seen from the front of a property, by prohibiting all
of the system's equipment except solar panels and conduit from being visible along
the front street elevation.
• (c) establishes that solar energy systems may be located on any roof, irrespective of
its relationship to the underlying district height limit, up to five feet above the roof
surface, or seven feet for solar water and swimming pool heating systems, with
additional flexibility given to single-family homes. This proposed five- or seven-foot
exception is consistent with other height limit exceptions in the SMMC and would be
adequate for standard solar energy system installations.
3
• (d) establishes that solar energy equipment, excluding collectors, may project into
side and rear yards but no closer than two feet to any property line, in order to permit
equipment to be installed adjacent to existing, non-conforming electric meters.
• (e) requires that solar energy equipment be installed in the location that is the least
visible from adjacent streets so long as this does not significantly decrease energy
performance or significantly increase cost. This section also sets forth how such
determinations are to be made. Because single-family properties are exempt from
ARB review, they are also exempt from this section. This Section (e) has been the
focus of most public comments and is discussed in-depth below. Solar energy
.system placement is-also governed by both Building and Safety and Fire Code
requirements, which would factor into the feasibility consideration.
• (f) clarifies that any application to install a solar energy system on a property
containing a designated landmark or a contributing structure to a designated Historic
District would need to obtain a Certificate of Appropriateness from the Landmarks
Commission liaison.
• (g) establishes that any proposed installation that does not comply with the solar
energy .design standards would require review and approval of the ARB, or by the
Landmarks Commission for designated historic properties. These reviewing bodies
may authorize installations that exceed the height limit in the applicable zoning
district by a maximum of 14 feet.
• (h) exempts properties from ARB review that are in single-family residential zones
and properties in multi-family districts developed as single-family (one unit).
Section (e) effectively requires the solar installation professional to consider less visible
locations that still meet the primary energy production objectives. This section
represents a compromise of the design review standards that are typically applied to
commercial and multi-family projects to ensure neighborhood compatibility. Staff also
recognizes that the constraints of Building and Safety Code requirements will also factor
into the viability of potential alternative placements. This is a comprehensive approach
that best serves the City's multiple interests and concerns, streamlines the permitting
process, and any further reduction in review is not recommended. Single-family
properties will continue to be exempt from ARB review, including solar installations. As
detailed below, the Planning Commission reviewed and recommended approval of this
ordinance with a low significance threshold that would reduce the effectiveness of
Section (e).
4
A critical aspect in evaluating where to install photovoltaic systems, especially on an
existing building, is the performance of the system. However, there is no reason that
the solar installation professional should not also consider aesthetic aspects when
designing a system. To address this concern while retaining a ministerial review
process, .the proposed ordinance would require solar equipment to be installed in the
location that is least visible from the street, with. the provision that energy performance
is not significantly reduced or the cost of the solar system is not significantly increased
compared to a location that is more visible from the street. The proposed ordinance
would define a "significant decrease" in energy production as more than 10%, while a
"significant cost .increase" would be defined as more than $2,000 for photovoltaics or
more than 20% for solar water and swimming pool heating systems. Photovoltaic
systems installed on single-family homes range from $15,000 to $50,000, with the
typical installation cost between $30,000 and $35,000. Solar water heating systems
range from $3,000 to $8,000. Incentives for renewable energy systems currently
reduce these costs by 50% to the home owner.
These provisions are modeled on State law, but are more favorable to solar energy to
reflect the high priority that the City has set on renewable energy generation. More
specifically, State law permits a Home Owners' Association (HOA) to impose
reasonable restrictions on a proposed solar energy installation if the alternative
placement does not decrease production by more than 20% or increase the cost of
photovoltaics by more than $2,000, or 20% for water heating systems. The proposed
ordinance is consistent with State law, including Government Code Section 65860.5
and Health and Safety Code Section 17959.1 (the Solar Rights Act).
Amendments to the following development standards that currently limit solar
installations on many buildings are also proposed:
. 9.04.10.02.030 Building height and exceptions to height limit.
- To create an exception for solar energy systems
5
- To exempt solar energy systems from a limitation on the percent of roof coverage.
• 9.04.10.02.070 Reflective Materials
- To exempt solar energy systems from this requirement
• 9.04.10.02.140 Screening mechanical equipment
- To exempt solar energy systems from this requirement
• 9.04.10.02.180 Permitted Projections into Required Yards
- To refer to the solar energy design standards _[9.04.10.02.220] in regard to
projections of solar energy systems into side and rear yards.
Planning Commission Action
On November 5, 2008, the Planning Commission reviewed the proposed zoning text
amendment and unanimously recommended approval. .The proposed ordinance
includes the Commission's recommendations to revise sub-sections (c) and (e),
clarifying the exempt status of single-family properties and defining visibilitq in terms of
the adjacent streets and not alleys or neighboring properties. The Commission
recommended allowing a higher height limit for solar water heaters, which has also
been incorporated into the proposed ordinance.
The Commission also discussed "grandparenting" existing solar water heating systems,
which can be taller than photovoltaic systems, so that they could be removed and
replaced if necessary. Staff has not included special non-conforming criteria but rather
addressed the concern by modifying the proposed ordinance to allow solar water
heaters up to seven feet in height, compared to five feet for photovoltaic systems.
On March 4, 2009, the Commission further discussed whether the requirement to install
solar equipment ih the least visible location on existing buildings to receive over-the-
counter permit approval as provided in Section (e) was consistent with state law. This
issue is discussed earlier in this report and on the following page. After in depth
discussion, the Commission supported Section (e), but voted five to one to reduce the
significant cost increase thresholds from $2,000 to $500 for photovoltaic, solar water
and pool heating systems with no reduction in energy efficiency. The threshold
recommended by the Planning Commission is so modest compared to the typical
single-family installation cost, which is between $30,000 and $35,000, that virtually any
6
option would likely be determined to exceed $500, rendering Section (e) less than
effective.
Sustainable Cities Task Force
On January 12, 2009, the Sustainable Cities Task Force adopted a recommendation
that specific criteria be established that would reduce the potential for solar installations
to unnecessarily and significantly impact visibility. However, the Task Force expressed
concern that the criteria set forth in subsection (e) of Section 9.04.10.02.220 of the
presently proposed ordinance [the proposed visibility standard] would be contrary to
State law and the Sustainable City Plan. As discussed below, legal staff reviewed this
concern and concluded that the proposed ordinance is consistent with State law and
City policy.
California Health and Safety Code Section 17959.1 and California Government Code
Section 65850.5 require that a city or county establish a procedure to administratively
approve applications to install solar energy systems and prohibit the local government
from exercising discretion to deny these applications unless this denial is based on
health and safety requirements. As required by State law, the proposed ordinance
would eliminate barriers to the installation of solar energy systems. Rather than
requiring discretionary review by the Architectural Review Board, the proposed
ordinance would establish a ministerial approval process governed by objective
standards. These standards include specific height limits for solar energy systems,
limitations on the installation in the required side and rear yard, and restrictions on the
solar energy system's visibility. As to this latter provision, a solar energy system must
be installed in the location that is least visible from abutting streets directly in front of the
subject property unless that location would significantly decrease energy performance
or significantly increase costs. The determination of least visible location will be made
initially by the solar energy system applicant. That determination is capable of being
approved ministerially based on objective measurements. The measure for determining
whether. performance is significantly decreased or cost is significantly increased is
7
objectively defined in the proposed ordinance. The City does not retain any discretion
to require diminished visibility based on aesthetic considerations or any other non
health/safety considerations if these objective standards are met.
General Plan Consistency
The proposed zoning text amendment is consistent in principle with the .goals,
objectives, policies, land uses and programs specified in the adopted General Plan.
More specifically, the amendments achieve .the Conservation Element (1975) goal,
calling for "Preservation df the ecological balance and natural resources of the city and
conservation of the energies and materials without serious interference with community
needs." An objective associated with this goal is to "encourage activities and efficient
operations which favor energy conservation."
The proposed amendment does not substantially change the City's approach to
encouraging use of renewable energy, but rather clarifies the solar energy design
standards and simplifies the approval process, thus promoting this Conservation
Element goal and objective.
The proposal is also consistent with. the City's Historic Preservation Element, which
seeks to protect historic and cultural resources from inappropriate alterations, and lists
as an objective to ensure compliance with the California Environmental Quality Act
(CEQA). By requiring a Certificate of Appropriateness for designated Landmarks and
contributors to Designated Historic Districts, the proposed zoning text amendment
meets this objective and protects the integrity of designated historic resources.
The proposed Zoning Text Amendment also supports the objectives of the Sustainable
City Plan (SCP) and the LUCE Strategy Framework. Although the SCP is not a General
Plan Element, it provides important policy direction that is also contained in the LUCE
Strategy Framework. Language to support solar energy systems is consistent with the
goals of these documents to move Santa Monica toward a more sustainable future.
8
Environmental Analysis
The City's action to modify requirements and procedures pertaining to solar energy
systems is a legislative action subject to the requirements of CEQA. In accordance with
CEQA Guidelines Sections 15060-15061, staff conducted a preliminary review and
determined that this project is exempt from CEQA on the following grounds:
The proposed ordinance is exempt pursuant to CEQA 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 ih that the amendments are procedural in order to
encourage and streamline applications to install small-scale renewable energy systems.
Furthermore, the proposed text amendment is exempt based on CEQA Section 15331
in that its provisions protect historic resources based on application of the Secretary of
Interior Standards to designated historic resources.
Public Outreach
In compliance with SMMC 9.04.20.22, notices of the proposed text amendment for both
the Planning Commission and City Council hearings were published in the Santa
Monica Daily Press a minimum of 10 days prior to the hearings. In addition, the Green
Building Program Advisor has held a series of meetings with solar energy installers and
interested community members to discuss the needs involved in installing photovoltaic
and solar water heating systems.
Financial Impacts & Budget Actions
The proposed action has no financial or budgetary impacts.
Prepared by:
Bruce Leach, Special Projects Administrator, Planning & Community Development
9
Approved:
Eileen Fogarty
Director, Planning & Comm
Development
ATTACHMENT:
A. Draft Ordinance
10
Forwarded to Council:
ATTACHMENT A
DRAFT ORDINANCE
11
f:\atty\muni\laws\barry\solar ordinance City Council 4-28-09
City Council Meeting 4-28-09 Santa Monica, California
ORDINANCE NUMBER (CCS)
(City Council Series)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
SANTA MONICA AMENDING SANTA MONICA MUNICIPAL CODE SECTIONS
9.04.10.02.220, 9.04.10.02.030, 9.04.10.02.070, 9.04.10.02.140, AND 9.04.10.02.180
PERTAINING TO SOLAR ENERGY SYSTEMS DESIGN STANDARDS AND RELATED
PROVISIONS TO FACILITATE THE INSTALLATION OF SOLAR ENERGY SYSTEMS.
WHEREAS, the City has long encouraged the installation of solar energy
systems; and
WHEREAS, on January 8, 2002, the City Council approved a permit fee waiver
for solar energy systems; and
WHEREAS, on March 14, 2006, the .City Council approved the Solar Santa
Monica Program, which has a goal of meeting all citywide electricity needs through a
combination of solar energy and energy efficiency by the year 2020; and
WHEREAS, on March 20, 2007, the City Council approved staffs
recommendation to grant expedited status to applications for installation of solar energy
systems; and
WHEREAS, the Stastainable City Plan has a target goal of providing 25% of
citywide electricity use from renewable sources by 2010; and
1
WHEREAS, California Health and Safety Code Section 17959.1, and California
Government Code Section 65850.5 provide that a City or County shall establish a
procedure to administratively approve applications to install solar energy systems if the
system meets all health and safety requirements of local, state, and federal law; and
WHEREAS, on October 1, 2008, the Planning Commission adopted a Resolution
of Intention to initiate this Zoning Ordinance text amendment; and
WHEREAS, on November 5, 2008, the Planning Commission held a public
hearing on the proposed text amendment and recommended to the City Council that it
adopt the proposed amendment with certain specified modifications; and
WHEREAS, on March 4, 2009, the Planning Commission further discussed the
proposed ordinance and suggested other modifications; and
WHEREAS, the City Council held a public hearing on this proposed ordinance on
April 28; 2009; and
WHEREAS, the proposed ordinance is consistent in principle with the goals,
objectives, policies, land uses and programs specified in the adopted General Plan in
that the proposed amendments advance the Conservation Element (1975) goal calling
for "Preservation of the ecological balance and natural resources of the city and
conservation of the energies and materials without serious interference with community
needs" and the objective to "encourage activities and efficient operations which favor
energy conservation," and is consistent with the City's Historic Preservation Element
which seeks to protect historic and cultural resources from inappropriate alterations and
ensure compliance with the California Environmental Quality Act; and
2
WHEREAS, the City Council finds and declares that the public health, safety and
general welfare require the adoption of the proposed ordinance in that the Zoning
Ordinance modification will support the efforts of the Sustainable City Plan and the
Solar Santa Monica program and facilitate installation of solar energy systems,
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA
DOES HEREBY ORDAIN AS FOLLOWS:
SECTION 1. Santa Monica Municipal Code Section 9.04.10.02.220 hereby
amended to read as follows:
9.04.10.02.220 Solar energy design standards.
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This Section establishes ministerial development
standards for solar energy systems applicable to all solar
energy system installations. Notwithstanding Section
9.32.120, solar energv systems proposed on existing
buildings shall be exempt from review and approval by the
Architectural Review Board, provided that the installations
meet the standards in this Section. Solar energy systems
proposed as part of a larger construction project that
requires Architectural Review Board approval shall be
reviewed by the Architectural Review Board in accordance
with the standards in this Section.
(a) As used in this Section, "solar energy system"
means either of the following:
(1) Any solar collector or other solar energv
device, certified pursuant to State law, along with its ancillary
equipment. whose primary purpose is to provide for the
collection, storage, and distribution of solar energv for space
heating, space cooling, electric generation, or water heating.
(2) Any structural design feature of a building,
whose primary purpose is to provide for the collection,
5
storage, and distribution of solar energy for electricity
generation space heating or cooling or for water heating.
(b) Excluding solar collector panels, their
necessary support structure, and conduit, solar energy
svstems shall not be visible from the public right-of-way
adjacent to the front property line.
(c) The height of solar energv systems is subject
to the following standards:
(1) On single-family properties: Photovoltaic solar
energy svstems may extend up to five feet above the height
limit in the. zoning district. Solar water or swimming pool
heating svstems may extend up to seven feet above the
height limit in the zoning district;
~2) On all other properties: Photovoltaic solar
energv svstems mayextend up to five feet above the roof
surface on which they are installed, even if this exceeds the
maximum height limit in the district in which it is located.
Solar water or swimming pool heating svstems may extend
up to seven feet above the roof surface on which they are
installed even if this exceeds the maximum height limit in the
district in which it is located.
6
(d) Excluding solar collector panels, solar energy
system equipment may be installed within the required side
and rear yard but shall not be closer than two feet to any
property line.
(e) Except on single-family properties, solar
collector panels, their necessary support structure, and
conduit, shall be installed in the location that is the least
visible from abutting streets directly facing the subject
property so long as installation in that location does not
sianificantly decrease the energy performance or
si nificantly increase the costs of the solar energy system as
compared to a more visible location.
(1) .For energy performance, "significantly
decrease" shall be defined as decreasing the expected
annual energv production by more than 10 percent.
(2) For the cost of solar energy systems,
"significantly increase" shall be defined as increasing the
cost of a photovoltaic solar energv system by more than
$2000 or the cost of a solar water or swimming pool heating
system by more than 20 percent.
(3) The review and determination of the cost or
energv efficiency of installation alternatives shall be made by
7
the City's Energy and Green Building Programs staff. The
review and determination of the least visible alternative shall
be made by the Architectural Review Board liaison.
(fl On a property containing a designated
Landmark or contributing structure to a designated Historic
District as defined in Section 9.36.030, solar energy systems
that meet the criteria established in this section shall be
permitted provided that a Certificate of Appropriateness is
approved by the Landmarks Commission Liaison..
fig) Proposed solar energy installations on all
property types that do not meet the standards set forth in this
Section shall not be authorized unless approved by the
Architectural Review Board in accordance with Chapter 9.32
prior to issuance of a building permit, except that such
installations shall be approved by the Landmarks
Commission in accordance with Chapter 9.36 when located
on a orooerty containing a desianated Landmark or
contributing structure to a designated Historic District. These
reviewing bodies may authorize installations that exceed the
height limit in the applicable zoning district by a maximum of
14 feet
8
SECTION 2. Santa Monica Municipal Code Section 9.04.10.02.030 is hereby
amended to read as follows:
9.04.10.02.030 Building height and exceptions to
height limit.
(a) The maximum allowable height shall be
measured vertically from the average natural grade elevation
to the highest point of the roof: However, in connection with
development projects in the Ocean Park, R2, R3, and R4
Districts, building height shall be measured vertically from
the theoretical grade to the highest point of the roof.
(b) The following shall he permitted to exceed the
height limit in all zoning districts except the R1 District:
(1) Vents, stacks, ducts, skylights and steeples
provided such projections do not extend more than five feet
above the permitted height in the District.
(2) Legally required parapets, fire separation
walls, and open work safety guard rails that do not exceed
forty-two inches in height.
(3) Elevator shafts, stairwells, or mechanical
room enclosures above the roofline if:
4
a. The enclosure is used exclusively for housing
the elevator, mechanical equipment, or stairs.
b. The elevator shaft does not exceed fourteen
feet in height above the roofline and the stairwell enclosure
does not exceed fourteen feet in height above the height
permitted in the district.
c. The area of all enclosures and other
structures identified in Section 9.04.10.02.030(b)(1)chat
extend above the roofline shall not exceed twenty-five
percent of the roof area. This limitation shall not apply to
solar energy systems.
d. The mechanical equipment is screened in
conformance with Section 9.04.10.02.140.
e. The mechanical equipment enclosure does
not exceed twelve feet in height above the height permitted
in the district.
(4) The screening required pursuant to the
provisions of Section 9.04.10.02.140 of tanks, ventilating
fans, or other mechanical equipment required to operate and
maintain the building provided the total area enclosed by all
screening does not exceed thirty percent of the roof area.
10
(c) The following shall be permitted to exceed the
height limit in all zoning districts:
(1) Chimneys may extend no more than five feet
above the permitted height in the district;
t2) Solar energy s sty ems pursuant to Section
9.04.10.02.220.
{~}~ One standard television receive-only
nonparabolic antenna and one vertical whip antenna may
extend no more than twenty-five feet above the roofline,
provided that they are not located between the face of the
main building and any public street or in any required front or
side yard setback. All other antennas shall be subject to the
provisions of Part 9.04.10.06.
SECTION 3. Santa Monica Municipal Code Section 9.04.10.02:070 is hereby
amended to read as follows:
9.04.10.02.070 Reflective materials.
No more than twenty-five percent of the surface
area of any fagade on any new building or addition to an
existing building shall contain black or mirrored glass or
other mirror-like material that is highly reflective. Materials
for roofing shall be of a nonreflective nature. The foregoing
11
requirements of this Section shall not apply to solar energy
systems; the design of solar energy systems shall be subject
to the standards set forth in Section 9.04.10.02.220. At least
fifty percent of the ground floor fapade on the primary street
frontage in the C2, C3, N, and C3-C Districts shall provide
visibility to the interior of the building. Glazing on the ground
floor street frontage fapade shall be clear glass.
SECTION 4. Santa Monica Municipal Code Section 9.04.10.02.140 is hereby
amended to read as follows:
9.04.10.02.140 Screening mechanical equipment.
Other than solar energy systems as defined in
Section 9.04.10.02.220 Aall mechanical equipment that
extends more than twelve inches above the roof parapet
shall be screened from view. Equipment shall be screened
from a horizontal plane on all sides with an impact resistant
wall.
SECTION 5. Santa Monica Municipal Code Section 9.04.10.02.180 is hereby
amended to read as follows:
9.04.10.02.180 Projections permitted into required yards.
Except as provided in Sections 9.04.08.02.075 and
9.04.08.02.076, the following chart sets forth the allowances
12
for various projections permitted into the required yards in
residential, industrial, and commercial districts. Projections
shall not be permitted closer than four feet to any property
line. Projections permitted for solar energy systems shall
comply with Section 9.04.10.02.220(d).
Projections as listed below into existing, non-
conforming yard areas shall be permitted only if the
projection does not extend closer to the property line than
would be permitted if the yard area conformed to current
standards. The various types of projections and the
limitations on such projections into required yards are as
follows:
Projections
Front Street Interior Rear
Yard Side Side Yard Yard
Yard
Eaves, awnings, canopies, sun shades, sills, 30" 30" 18" 4'
cornices, belt courses, trellises, arbors, and
other similar architectural features
Flues, chimneys, water heater enclosures, 18" 18" 18" 18"
and similar vertical architectural projects not
more than 5' wide parallel to the side yard and For structures with conforming setbacks
that do not exceed 20% of the facade width
12" 12" 12" 12"
For structures with non-conforming set-backs
Patios, porches, platforms, decks, 6' 6' No Limit 6'
unexcavated side yard area, and other
unenclosed areas not covered by a roof or
canopy and that may be raised above the
level of the adjacent grade but do not extend
more than 3' above the average natural grade
13
Balconies, and stairways that are open, 30" 30" 0' 4'
unenclosed on at least two sides
Greenhouse windows and bay windows that 18" 18" 18" 18"
are not greater than 6' wide parallel to the side provided the structure has a conforming
yard setback
Required fire escapes Not 12" or 2" q~
permitted per 1' of
required
side yard
whichever
is greater
Porte cochere not more than 20' long and Not permitted in front yard.
open on three sides except for necessary Permitted in side and rear yard.
structural supports and not more than 16 feet
in height.
Mail box canopy not more than 10' long. 30" 30" 30" 4'
Recreational vehicle storage, central air
conditioning, swimming pool, spa equipment.
Second floor decks, patios, or balconies,
covered or uncovered, adjacent to primary
living spaces in OP-Districts.
Not permitted in front or side yard areas.
Permitted anywhere in rear yard area.
30" 30" 30" 4'
SECTION 6. 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 7. 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,
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or phrase not declared invalid or unconstitutional without regard to whether any portion
of the ordinance would be subsequently declared invalid or unconstitutional.
SECTION 8. 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 30 days from its adoption.
APPROVED AS TO FORM:
~ rti.
MA SHA JO 5 MOUTRIE
City Attorney
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