sr-102379-11aSanta Monica, California, September 27, 1979
/lq
TO: Mayor and City Council
aCT 2 3 19jg,
FROM: City Staff
SUBJECT: Recommendee~ Modifications, Co*nsercial Floor Area
Limitation Ordinance
Introduction
This report contains recommended modifications to the proposed
floor area limitation ordinance for the CA, CP and C4 Districts
presently before the City Council.
Background
On September 11, 1979 following public hearing on the proposed
floor area limitation ordinance, the matter was referred to staff
for evaluation and response to issues and comments raised in the
course of the hearing and Council discussion. In the interim
staff has reviewed the hearing transcript; the written reservations
of Traffic Consultant John Fisher regarding the Wilshire Corridor
Study and has consulted with Mr. Fisher, officials of the Chamber
of Commerce, Wilshire Boulevard property owners, developers repre-
sentatives and commercial development specialists to determine
what areas of modification, if any, might be considered which would
alleviate the concerns of property owners and still preserve the
intent of the ordinance.
Summarization of the review and-consultations indicates that the
nrincipal_objeetion to the proposed.'°Sk:°'limitation is eased on
the following: /
gL~2 3 1979
Mayor and City Council -2- September 27, 1979
1. Failure of the proposed formula to consider uses, par-
titularly high traffic generators as well as floor area.
2. Concern that the traffic calculations do not reflect
true cumulative conditions due to the straight-line
projection and failure to subtract for existing uses.
3. Failure to consider altered patterns of automobile
use in light of a changing energy situation.
4. Inclusion of b9ilshire Boulevard with other C4 areas
without recognizing its unique Fiscal and development
characteristics.
Analysis of the Council's discussion and direction indicates an
intent to consider an ordinance which would:
1. Limit allowable-development in the-CA CP and C4 Districts
to a level reasonably consistent with street capacities.
2. Recognize and include differences in the traffic genera-
tion potential of varying uses.
3. Prevent adverse parking and traffic impacts in residential
streets and areas.
4. Not be overly restrictive in regard to office structures
in favor of low-rise retail, restaurant or service uses.
In order to accommodate, insofar as possible, these various aspects
it is suggested that the following actions be considered:
1. Recognition of 6Vilshire Boulevard as a special planning
area and allow a floor area ratio of 4.5 times the com-
mercially zoned area with the provision that any floor
area devoted to other than general office uses--including
restaurants, retail, medical offices and banks--be counted
double.
This will allow the special case status alleged necessary
for t~7ilshire Boulevard while offering additional protec-
tion against the high traffic generation uses usually
associated .with first floor office development. These
provisions would apply to [Vilshire only, the 3 ~ ratio
being applicable to all other CA, CP and C4 Districts.
It is considered significant that owners from the other
areas have not protested the proposed 3X ratio.
A?ayor and City Council -3- September 27, 1979
2. Amendment of-the parking requirements for:restaurants
to one parking .space for five seats regardless of number.
This is necessary to reduce the proliferation of res-
taurants in the Wilshire, Main Street and Pico Boulevard
areas with consequent spill-over into adjoining residen-
tial areas.
3. Making fast food, drive-through and take-out restaurants
subject to issuance of a use permit. These uses--which
can generate as mucl-~ as forty times the traffic per:
square foot of floor area as office uses--should be sub-
ject to a review procedure analyzing their impact before
approval.
4. Adoption of a preferential parking ordinance providing
for limitations on parking in adjacent residential
districts upon request of a majority of the residents
involved.
These measures would accommodate the principal concerns in regard
to the proposed ordinance.
Alternatives
The City Council has before it, and has completed a public hearing
on, a recommendation from the City Planning Commission to limit
allowable commercial floor area to 3 times the commercially zoned
lot or building site. The Council may malLe such modifications
in this ordinance as are reasonably consistent with the intent
without additional public hearing or referral to the Planning
Commission.
In regard to the recommendations concerning restaurant parking
and making fast-food restaurants subject to a use permit, both
would be changes in the Zoning Ordinance generally requiring
consideration by the Planning Commission and the proper procedure
Mayor and City Council -4- September 27, 1979
would be for the Council to refer these matters to the Commission
for public hearing and recommendation.
Administration of a preferential parking ordinance falls within
the Parking and Traffic Division as well as the Police Department
and evaluation and recommendations regarding a preferential parking
ordinance should be made by these agencies through the City Manager.
Recommendation
It is respectfully recommended that the City Council adopt the Planning
Commission's recommendations in regard to allowable floor area in the
CA, CP and C4 Districts with a modification for Taiilshire Boulevard and
initiate additional efforts to reduce associated parking and traffic
problems by:
1. Requesting the City Attorney to prepare an Ordinance for Intro-
duction, amending Section 3 of the proposed ordinance relating
to permitted floor area in the C4 District (Section 9117B6)
by addition of the following wording: except that for
properties fronting on Wilshire Boulevard, the total adjusted
floor area of any building exclusive of off-street parking
shall not exceed four and one-half (4.5} times the horizontal
area of the commercially zoned lot or building site includ-
ing one-half (z) of the area of adiacent or adioinina allevs
on conaition that for purposes of determining allowable flo
area any area, exclusive of parking, devoted to uses other
than general office uses shall be computed at two (2) times
the actual size.
2. Requesting the Planning Commission to consider amending appro-
priate sections of the Zoning Ordinance to require one parking
space for five seats in restaurants regardless of the number
and to make establishments of fast foor, drive-through and
take-out restaurants subject to issuance of a use permit.
3. Requesting a report and recommendation from City Administration
on the possible establishment of a preferential parking system
in the City.
Prepared by: James Lunsford
Attachments: Amended Ordinance; Preferential Parking Ordinance--L.A.
and Beverly Hills; Preferential Parking Report of L.A. City Planning.