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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.