SR 10-25-2011 4Atwiniiiiiiii
City of City Council Report
. Santa Monica'
City Council Meeting: October 25, 2011
Agenda Item: 4A
To: Mayor and City Council
From: David Martin, Director of Planning & Community Development
Subject: Zoning Ordinance Update Goals and Timeline
Recommended Action
Staff recommends that the City Council:
Review and comment on the goals and timeline for the Zoning Ordinance
Update.
Direct staff to proceed with the Zoning Ordinance Update.
Executive, Summary
The Land Use and Circulation Element (LUCE) was adopted on July 6, 2010.. The
LUCE calls for comprehensive revisions to the City's Zoning Ordinance which has not
been comprehensively revised since 1988. Staff has begun the process to revise the
Zoning Ordinance, including establishing goals and a project timeline. The goals serve
as a framework for the project throughout its life, helping to ensure that it stays on track
and that different aspects of the Zoning Ordinance are coordinated and contribute to the
same end. The project timeline calls for establishment of revised development review
processes in June 2012, accompanied by internal circulation of a first draft of the new
Zoning Ordinance, and several rounds of review and refinement of the Ordinance with
final adoption in early 2013.
This report presents project goals for Council feedback, which are proposed to guide
the Zoning Ordinance Update Project:
1. Implement the LUCE.
2. Improve the quality of new development and design while allowing creative
architectural expression.
3. Provide greater clarity for the community and applicants.
4. Improve permit review by creating new and modifying existing processes.
5. Modernize the Zoning Ordinance.
The report also discusses staff's overall approach to the Zoning Ordinance Update. The
approach breaks the project into logical topic areas for policy discussion, outreach, and
draft regulations.
Background
The Zoning Ordinance is one of the principal tools for implementing the LUCE. It will be
used to advance three of its core themes: Conserve and Enhance Neighborhoods, Link
Land Use and Transportation /Address Climate Change, and Improve Quality of Life.
More specifically, it will be the main tool to conserve residential neighborhoods, guide
new mixed -use development along boulevards and transit corridors, create complete
neighborhoods, and achieve community benefits.
A clear, easily understandable Zoning Ordinance will translate the community concepts
from the General Plan into the Zoning Ordinance as an implementation tool. The Zoning
Ordinance will guide future development and design to conserve neighborhoods and to
enhance infill on the boulevards and transit corridors that supports multi -modal access
and local- serving commercial uses. The Zoning Ordinance will provide a clear process
for achieving the desired community benefits of an area and define the means for
development to provide community benefits as part of a project.
Zoning Code Types
To help prepare for the update process, staff researched different types of zoning
ordinances and codes from other cities (see Attachment A for examples). Zoning codes
typically fall into one of three types: Euclidean, Performance Zoning, or Form - Based;
the table below provides a brief summary of each type:
I%
Type
Description
Advantages
Disadvantages
Euclidean
• "Traditional' format found
. Provides standards
• Inflexible for unique
in most cities
for use -based
characteristics and
Y Regulates through list of
districts, often
changing needs
segregated land use
segregated
• Lack of certainty on
classifications and specific
• Easy to administer
design outcome
dimensional building
standards (e.g. setbacks,
height, density, envelope)
Performance
Regulates by providing
• Can provide high
6 Can be complex to
Zoning
enhanced development
degree of flexibility
administer
flexibility (e.g. greater
• Encourages
Y Benefit to community
density or height) in
community goals
may be considered
exchange for achieving
(e.g. affordable
minor in comparison to
community objectives (e.g.
housing, open
development incentive
affordable housing)
space, historic
• Requires detailed
preservation)
consideration of
market realities that
may frequently change
Form Based
Graphic- oriented and
• Clearly defined
• Requires significant
Code
design - driven approach
building form
upfront development of
with building typologies
• Provides certainty by
design standards
with reduced focus on land
creating expected
• Reduced design
uses or dimensional
design outcome
flexibility and
building standards
• Design -based
opportunities for site-
Based on "new urbanist"
approach with
specific solutions
theory
pedestrian and user
• Limited use controls
experience focus
The City's existing Zoning Ordinance is primarily Euclidean, with elements of the
flexibility provided by Performance Zoning. As an example, allowing residential floor
area to be discounted by 50% in downtown has promoted the City objective in
encouraging downtown residential development within building height, FAR, and
building envelope standards. While the existing Zoning Ordinance has been successful
in achieving specific objectives such as promoting housing, there have been concerns
3
that it has not been successful in preserving community character. Further, from a user
perspective, design and development standards are difficult to understand when
conveyed solely through words without the benefit of graphical references.
It is anticipated that the revised Zoning Ordinance will use a "hybrid" approach that
incorporates the uses and standards featured in Euclidean and Performance Zoning
combined with the graphic orientation of Form -Based Codes. Additionally, the LUCE
establishes a new approach to development review through the Community Benefit
Tiers and early community involvement, a structure that must be reflected in the new
Zoning Ordinance. The LUCE also provides guidance for improving the quality of new
development through urban form policies for context - sensitive design, particularly
adjacent to and within residential neighborhoods, pedestrian orientation, building
articulation, roofline variation, building stepbacks, ground floor open space, pedestrian
and bicycle connectivity, and fagade and streetwall heights. The implementation of
these LUCE components will take place through a combination of updated development
standards, design guidelines, and the development review process.
Work Completed to Date
Some background work has already been completed on the Zoning Ordinance update,
including initial code user interviews of a wide cross section of Santa Monica residents,
community groups, architects, business owners, developers, and staff. An overarching
theme garnered from those interviews included providing staff administrative flexibility
and creating review processes and standards that support the City's goals to support
housing, small business, and sustainability. Since those initial interviews, a number of
issues have been tested through interim ordinances (e.g. auto dealers) or have been
codified (e.g. Sunset Park R -1 standards) and will be reviewed and assessed for
appropriate incorporation into the comprehensive update. Background research on land
uses, preliminary analysis on commercial development standards, and a review of the
zoning map have also been completed. Much of this background work will inform the
substantive components of the Zoning Ordinance Update discussed below.
Some of the work cited above has been completed with the assistance of Dyett &
Bhatia. Dyett & Bhatia has extensive experience with land use and zoning at the
national and state level, including work in cities such as Chicago, Sacramento, San
Ramon, and Palm Beach County. The firm provides strong capabilities for explaining
zoning - related concepts and illustrating alternatives to policy makers and the community
at large through high quality graphics, three - dimensional modeling, and web -based
documents. A budget of $405,000 remains for Dyett & Bhatia to continue to assist with
the Zoning Ordinance Update.
To ensure the implementation of the LUCE pending the comprehensive update, on April
26, 2011, Council adopted Interim Ordinance 2356 that established interim development
procedures and also included simple code amendments that started to implement key
LUCE goals such as support for small businesses (e.g. Main Street non - conforming
uses), shared parking (e.g. Downtown shared parking), and community enrichment (e.g.
libraries, parking structures, public parks). The interim ordinance is in effect until
October 26, 2012, with the potential of further extensions. It is anticipated that additional
interim ordinance amendments may be brought forward concurrent with the Zoning
Ordinance Update. A first draft of the Zoning Ordinance will be completed and available
for public comment by mid -2012, including draft development standards.
Along with the Zoning Ordinance Update, a number of other LUCE implementation
activities are underway, some of which will be coordinated with the Zoning Ordinance
Update, or be adopted into the Municipal Code. These include the Bergamot Area Plan,
Downtown Specific Plan, Neighborhood Conservation Overlay Districts, and updates to
the Transportation Management Ordinance (TDM Ordinance). After the Bergamot Area
Plan is adopted, Zoning Ordinance language implementing its vision could be enabled
through an Interim Ordinance, with its provisions ultimately included in the Zoning
Ordinance. Similarly, the NCOD enabling ordinance will be initially enabled through an
Interim Ordinance, and included in the new Zoning Ordinance upon its adoption. The
Downtown Specific Plan will establish its own development standards, but will be
5
coordinated with the new Zoning Ordinance for things like general administration, use
categories, measurements, and definitions.
Discussion
Establishing project goals is an important exercise for a project of this magnitude,
particularly when multiple complex issues are being integrated and coordinated. The
revised Zoning Ordinance will need to.respond to the needs of residents, businesses,
developers, renters, and homeowners, while also enabling staff's ability to review and
respond to a wide variety of permit applications. Goals should also reflect this need for
balance, and as new ideas emerge through the Zoning Ordinance update process, they
can be compared against the goals, ultimately helping the project progress in a timely
manner.
The following project goals are proposed to guide the Zoning Ordinance Update Project.
1. Implement the LUCE:
a. Conserve and Enhance Neighborhoods
b. Link Land Use and Transportation /Address Climate Change
c. Improve Quality of Life
2. Improve the quality of new development and design while allowing creative
architectural expression.
3. Provide greater clarity for the community and applicants.
4. Improve permit review by creating new and modifying existing processes:
a. Allow staff to provide decisive direction to applicants.
b. Provide administrative flexibility for common -sense situations that
might otherwise be restricted.
5. Modernize the Zoning Ordinance:
a. Create a more user - friendly, graphically rich, clear and concise
document.
b. Update the ordinance to reflect 21st Century land uses, activities,
and needs.
L
Draft Project Timeline
The project scope includes four main components: public outreach and review, revising
the development review process, revising the Zoning Ordinance itself, and CEQA. The
public outreach program for the update will take place throughout the project and
include meetings with individual neighborhoods and organizations, focus groups and
interviews, broad public meetings, and presentations and input before the City's various
boards and commissions.
Recognizing that the process by which the Zoning Ordinance is administered is as
important as its development regulations, staff will work to update the development
review process by June of 2012, with the goals of creating more clarity for both
applicants and the community and improving the quality of new development.
Staff will concurrently work to prepare the new Zoning Ordinance and anticipates
completion of the first draft of the Zoning Ordinance by June 2012. Following two
additional rounds of public outreach, review, and revision, the final ordinance will be
ready for final public, Planning Commission, and City Council review, after undertaking
the necessary CEQA review, by the beginning of 2013 with adoption taking place in
March 2013..
2nd Draft
3rd Draft
Ordinance
Adoption
PbCC
Public Hearing and Community Meetings and
Focus Groups
Study Sessions
7
Outreach Strategy
The involvement of key stakeholders in the Zoning Ordinance Update will be crucial. To
engage participants, staff will undertake a variety of outreach methods from individual
interviews to larger workshops.
City and consultant staff will meet with individuals and organizations to discuss the
goals of the project and confirm major Zoning Ordinance concerns. This will build upon
the initial themes garnered from prior code user interviews. A combination of diverse
focus groups and interviews of individual stakeholders will be used to inform changes to
the development review process. Community meetings and study sessions will be used
to discuss major policy topics (see below) at key points in the process: at the beginning,
to inform and refine the issues, in January to review potential approaches to the issues,
and in May and June of 2012 to review how draft regulations will work to implement the
LUCE and address the issues identified earlier.
Additional study sessions with Planning Commission and City Council will begin in
November 2012 to facilitate review and input on a second draft of the revised Zoning
Ordinance, followed by revisions, presentation and adoption in March of 2013.
Proposed Structure of Analysis
The Zoning Ordinance Update is organized into distinct but related components, each
going through policy analysis, presentation and outreach, and "module" of draft Zoning
Ordinance regulations for review. The following list represents the major components of
the project, each discussed in more detail below:
1. Community Benefits
2. Zoning Districts, Complete Neighborhoods, Mixed -Use Boulevards, and
Neighborhood Commercial
3.. Uses and Definitions
4. Design and Development Standards
5. Parking
6. Administration, Organization and Format
COMMUNITY BENEFITS
The LUCE established a Community Benefits Tier Structure that requires discretionary
review for all projects requesting building height above the base (generally established
at 32 feet with some variation) that allows for full consideration of the LUCE goals and
policies and more importantly is the basis by which new development will participate in
achieving adopted LUCE policies.
The LUCE three -tier structure is an incentive program that is critical to achieving the
community's desired outcome for an increased quality of life for all who live and work in
Santa Monica through enhanced community resources and reduced dependence on
vehicles, with associated reduction in vehicle miles travelled and GHG emissions. Tier
1 allows project to build to a base height of 32 feet and two stories, with an additional
story and up to seven feet of additional height available when a percentage of
affordable housing is included. In Tier 2, projects are allowed additional height and
stories beyond the base if they provide a certain level of community benefits. Tier 3
projects may be permitted both additional height and floor area if they provide additional
community benefits through a Development Agreement process.
The LUCE anticipates a discretionary permit will be available to authorize Tier 2
projects, subject to the requirements of applicable zoning districts, identified permitted
uses, and development standards provided for in the implementing Zoning Ordinance
update. The Zoning Ordinance Update will create a coordinated framework with
appropriate legal mechanisms to enable Tier 2 projects, with desired LUCE outcomes
that include:
• Protecting neighborhood character and quality of life
• Greenhouse gas reduction and No Net New PM Peak Period Trips through
congestion management
• Complete neighborhoods with daily needs and open spaces in close proximity
• Community benefits so new projects contribute to the community's social,
environmental, physical, and circulation goals
U9
• Historic preservation through a variety of financial incentives and programs
• Quality urban design that is people - friendly and sensitive to context.
The Update will identify methodology by which Tier 2 development project provide
desired uses, the incorporation of beneficial project design features, or compliance with
additional development standards. The analysis will also explore how other
communities have obtained community benefits outside the context of development
agreements.
ZONING DISTRICTS, COMPLETE NEIGHBORHOODS, MIXED -USE BOULEVARDS,
AND NEIGHBORHOOD COMMERCIAL DISTRICTS
As part of the LUCE strategy to conserve neighborhoods, much of the new residential
development is to be directed towards the City's major commercial boulevards. As a
result, changes to commercial zoning are necessary to ensure that mixed -use
development is permitted, activates the pedestrian environment, and is sensitive to
adjacent residential neighborhoods. Staff's policy analysis will look specifically at how
these changes can be made in terms of both mapping and development standards.
Some commercial areas that were not anticipated to change significantly, such as Main
Street and Montana Avenue, will include an assessment of existing development
standards with a focus on ensuring their continued vitality. ,
The concept of "Complete Neighborhoods " — planning to ensure residents' needs are
met and available within their neighborhood —will also be discussed, with options on its
implementation to be presented to the community, Planning Commission, and City
Council. This is a concept that is core to the LUCE goal of "No Net New PM Peak
Period Vehicle Trips" and the updated Zoning Ordinance will ensure a streamlined
process for providing neighborhood - serving uses within walking distance of
neighborhoods. The existing Zoning Ordinance creates many barriers for small,
neighborhood - serving businesses including restrictive definitions for food uses, such as
coffee shops and cafes, and outdated parking requirements. The analysis will tie into
much of the work on uses, definitions, and parking, described in greater detail below.
T
USES AND DEFINITIONS
Updating how different uses are defined, categorized, and permitted within the Zoning
Ordinance will be one of the primary ways in which it is modernized to reflect today's
needs. There have been significant changes in business, technology, and commercial
and industrial land uses in the last several decades, and the Zoning Ordinance update
will look at what changes should be made to better reflect today's needs. A concept
that staff will explore is grouping uses, instead of maintaining the specific lists in use
today, as a potential means of providing flexibility where needed, while also exploring
provisions for clearer definitions.
DESIGN AND DEVELOPMENT STANDARDS
The Zoning Ordinance needs to regulate change and growth and ensure the character
and quality of new development meets the community's expectations. The LUCE
employs a coordinated approach to guide new development, however, much of the
existing development procedures and zoning standards were created in reaction to
specific issues that have been identified by the community over the years. The result is
a prescriptive patchwork of regulations that ensure new development does not
overwhelm the community through a wide range of standards including stepbacks,
pedestrian orientation, and building mass. However, the focus is often shifted internally
towards addressing the details of building design within a single site instead of a
broader view of how development responds to existing and future surroundings and
experiences and coordinated guidance on how projects can best contribute to the
community. In this regard, the process by which new construction, remodels, or
building renovations is reviewed is as important as the regulations within the Zoning
Ordinance itself.
The interplay between how design and development is reviewed at the Planning
Commission and Architectural Review Board with the policies of the LUCE, standards in
the Zoning Ordinance, and Architectural Review Guidelines will also be examined. This
part of the process will include a great deal of discussion with the boards and
11
commissions, as well as staff, the community, and applicants, to learn what issues exist
and to hear about potential solutions. A key issue that was brought up in the initial code
user interviews was that of administrative flexibility, which will be explored through the
update process. Further, existing incentives for housing production and historic
preservation will be reviewed for their effectiveness and consistency with LUCE goals.
The Zoning Ordinance Update will also include modifications to development standards
based upon the policies provided in Chapter 2.1 of the LUCE and in specific Boulevards
and Districts. Significant work on development standards will be focused on the
Boulevards and Districts, where the greatest change is anticipated to occur.
Conversely, the LUCE strategy of conserving residential neighborhoods will result in the
introduction of Neighborhood Conservation Overlay Districts (NCODs) implementation
and also include a review and assessment of existing single - family and multi - family
residential standards to ensure clarity in standards and review process for homeowners.
MTKATIVId
The LUCE incorporates strong parking management policies, calling for shared parking
resources, particularly in Downtown and the Bergamot Area, and creating additional
parking resources along the Boulevards for residents while limiting overflow impacts.
The quantity, size, and location of parking is the first issue that gets explored when a
new building is designed and is always of significant concern to neighborhoods when it
comes to potential impacts. At the same time, a sufficient availability of parking is
needed for a successful business, while too much parking can increase the cost of
housing. From a design perspective, the visibility of and ease of access to parking is
important to the health of retail and commercial areas, but must be balanced with the
need to maintain a safe and healthy pedestrian environment. The efficient management
of parking resources is an important LUCE goal and has already started to be
implemented with the creation of an administrative process to request shared parking in
the Downtown. This will allow such a process to be tested in an area of the City where a
significant amount of parking sharing already happens and was based not only on the
existing parking assessment district but also on empirical studies for recently completed
12
developments. The Zoning Ordinance update process will address and balance these
issues, while also looking at ways to improve parking efficiency.
ADMINISTRATION, ORGANIZATION AND FORMAT
The proposed goals of the project include increasing clarity for both the community and
applicants, while also modernizing the Zoning Ordinance. Staff foresees accomplishing
these in at least two ways: first, making the ordinance itself more legible, through the
language it uses and by improving its graphic format; second, by clarifying the different
processes by which approvals for different permits are required. The existing Zoning
Ordinance includes over a dozen different permit types and staff will explore options
such as combining permit types where it makes sense, as well as different ways review
processes can accomplish community goals more quickly.
13
NEXT STEPS
If Council directs staff to proceed with the Zoning Ordinance Update, staff and Dyett &
Bhatia will begin developing policy papers to analyze the issues discussed above, while
also conducting interviews and focus groups with stakeholders to refine issues and to
begin formulating solutions. Study sessions with the Architectural Review Board,
Planning Commission, and City Council are anticipated in the Spring, along with
community meetings to review the policy papers.
Financial Impacts and Budget Actions
There are no immediate budget/financial impacts to proceeding with the Zoning
Ordinance Update. Funds in the amount of $405,000 for Dyett & Bhatia to assist with
the Zoning Ordinance Update are included in the FY 2011 -13 budget at account
PO10880.589000.
Prepared by: Jory Phillips, Deputy Director — Special Projects
Francie Stefan, Strategic & Transportation Planning Manager
Approved:
Forwarded to Council:
David Martin, Director Rod Gould
Planning & Community Development City Manager
Attachments
A. Excerpted examples of recently adopted zoning codes
14
ATTACHMENT A
EXCERPTED EXAMPLES OF RECENTLY ADOPTED ZONING CODES
15
City of Denver Zoning Code
Grouping uses into table instead of by zoning districts
Incorporation of bicycle parking standards
Article 5. Urban Neighborhood Context
Division 5.4 Uses and Required Minimum Parking
FLY: P= Pesmlmed Usewhhom Linumtkuss L= Permitted Use with Limitations NP =Not Permitted USe ZP= Zoning Permit Review
ZPIN = Subject to Zoning Permit Review with Informational Notice ZPSE= Subject to Zoning Permit with Special Eeceptlon Review ' =Need Notbe Enclosed
are cut S
SO B
so A
SO B2
5.4-61 DENVER ZONING CODE Ameadmem:5,7 p
jnme 15,1010
B
City of South San Francisco Zoning Code
• Example of "hybrid" — retains zoning districts with graphics to illustrate development
standards in residential and commercial areas
Division 11: Yase u Ovedei,Listrict Regulations
Per( is Base Districts
FIGURE 20.080(B): RESIDENTIAL DEVELOPMENT ILLUSTRATION, RL -5, 6, AND 8
DETACHED SINGLE -UNIT RESIDENTIAL
u»
Ww."."'f ea xao,pome
a ymk loo n, ,d,) or w¢'e.
mmelmewi of pmleawnaod
mevakaee u) efn—rc .ti
cict —U of
rentt HeigF1.-
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m,M1 ROW 11e or 2tl
_%
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Mx 11%6Mm I., I— offurro."
«qulrnllront es,eMrxaH
rb
Max Lot Coverage; 50%
Max FAR: 0.50 or to allow 2,000 sq ft, whichever is greater
Diagram shows Lot Coverage of 33% and FAR of 0.43
*This figure illustrates development standards and demonstrates
what resulting development might look like in the RL- 5, 6, and 8 District.
This figure Is illustrative only and is not part of the Zoning Ordinance.
17
lounor
slaonn
2s nse-
South San Francisco Zoning Ordinance
FIGURE 20.080(A): RESIDENTIAL DEVELOPMENT ILLUSTRATION, RL -1.3
LARGE LOT SINGLE -UNIT RESIDENTIAL
,off
g1
H �IZna — 1i "? H Isar:
2+wd ,Max ® ® ® ]M' ALB tootle, Maa
At PEI I I
0'gi.. flryubM 1. 4.1n.
Men
Re ulred Naetlor
Side Se,back sNe 5¢WQ
Urdacaped
mblm um Y (aa veld'h at
t
he rodeduce,al
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AL or ORL district boundadea.
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¢•'�
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'tanned lSlt �a
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Max Lot Coverage: 40%
oravee¢aNnprd.
Max FAR: 0.50 or to allow 2,000 sq ft. whichever is greater
seen m" mwa.n¢anubb¢
Detached Accessory Building : 20% footprint of Main Building
poraanaevgmmbd
sW anal be l«a[eda[lean
Diagram shows Lot Coverage of 6 %, PAR of 0.12 and
s•tram au maeb. ad.aw
Detached Accessory Building Footprint of 20% of
rear' «unoa.
Main Building Footprint
*This figure Illustrates development standards and
demonstrates what resulting development might
look like In the RL -1.3 District This figure is illustrative only
and is not part of the Zoning Ordinance.
!L
Sonde San Francisco Zoning Ordinance
FIGURE 20.090.005 0)(5): BUILDING DESIGN AND MASSING
Above 45' Height
SeonaNOn:
provided.
K. Standards for Residential Uses Located within CC and CMX Districts.
1. Exterior Materials. Exterior building materials shall be selected from a list
maintained by the Planning Division. The exterior use of plywood and
aluminum as siding materials is prohibited.
2. Setbacks. In order to provide light and air for residential units, the following
minimum setbacks apply to any building wall containing windows and facing
an interior side or rear yard. When the site is adjacent to a Residential district,
the project must comply with whichever standard results in the greater setback.
The following setbacks shall be provided:
a. For any wall containing windows, a setback of at least 10 feet shall be
provided.
b. For any wall containing bedroom windows, a setback of at least 15 feet
shall be provided.
19
City of San Diego Downtown Plan
Example of illustrating Downtown standards
®3�NfaF(Nm�M4iltN0+'t�AN
3'aa
Plan to permit projects to obtain increased FARs through the FAR
Bonus Payment Program consistentwith Figures 3-9,3-10,3-11, and 3-
12.
• Specific Amenities and Improvements. In specific locations, increases
in FARs, (beyond the Base FARs) are allowed for provision of improve-
ments or amenities over and beyond those required as put of normal
development requirements. These include urban open spaces, green
roofs, family units, right-of-way improvements, and employment uses.
Criteria for fulfilling these requirements is spelled out in detail in the
PDO. Total FAR bonuses with all incentives (for Specific Amenities
and Improvements, through Bonus Payment, and Transfer of
Development Rights) are shown in Figure 3 -11.
Transfer of Development Rights (TDR)
TDR Program for Parks
To facilitate creation of new public parks /open space, the Community
Plan includes a TDR program, focused on this purpose. Figure 3.11
shows eligible "sending" sites for development rights under this program,
as well as "receiving" sites where the development rights can be used.
FARs that shall be applied to TDR sending sites are shown in Figure 3-
12, which also shows maximum FARs achievable by using all intensity
incentives.
Development rights resulting from new parks have been carefully
matched with those on "receiving" sites to ensure an adequate market for
the rights. The Centre City Development Corporation (CCDC) or the
Redevelopment Agency /City of San Diego may set up a "TDR Bank" or
other mechanisms to facilitate transfers.
BuOd(ng bleasRics step doom m the sakrf nt A,knftai butldMg heighis and massing are
for Blustau1m purposes oNy.
20
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+12.0 Planned District Ordinance. 'ate
TDR Sending Site eau Diego
OPark/Open Space Overlay Bay
Trolley
Note: Information shown outside the Centre City
Planned District Boundary Is for planning
puryows only.
Th Downtown Community Plan dog not
app [.lands within the ludsdiction ofehe o Sao 1000 low
San. leg. Unified Port District.
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City of
City Council Study Session October 25, 2011 Santa Monica
3
Integrate LUCE GOALS
• Use Wit!
Transportation
■ Redirect pressure away from
the neighborhoods
■ Land use change and increased
density focused on Expo
stations and Transit Corridors
■ New mixed -use housing
strategically located along
transit corridors
■ Economic development
opportunities located near Expo
Transit Villages
City Council I Zoning Ordinance Update 1 10.25.11
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• New connections for
pedestrian and bike access
to daily needs and transit
• Accessible. open space
• Shared parking resources
• Diversity of housing
opportunities
• Local- serving retail /services
City Council I Zoning Ordinance Update 1 10.25.11
Shared Parking
Public Spaces
5
Active Retail
Mixed -Use
Housing
• •
LUCE Interim Ordinance
Development Agreements
Area/Specific Plans
Bicycle Action Plan
M 01 M Tel 11 MMI , • ed
Conservation Overlay
Districts
City Council I Zoning Ordinance Update 1 10.25.11
Regulations
• Development,
Regulation's
Administrative Provisions
Land Use
Classifications /Districts
General Terms and
City Council I Zoning Ordinance Update 1 10.25.11
2. Improve the quality of new development
and design while allowing creative
architectural expression
City Council I Zoning Ordinance Update 1 10.25.11
City Council I Zoning Ordinance Update 1 10.25.11
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PC /CC Public Hearing Community Meetings and
and Study Sessions OR Focus Groups
City Council I Zoning Ordinance Update 1 10.25,11
2011
2012
2013
9
10 11
12
1
2
3
4
5
6
7
8
9
10
11
12
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2
3
Project
Setup
Research
Permit
Process
Zoning
Ordinance
1st Draft
2nd Draft
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3rd Draft
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Ordinance
Adoption
PC /CC Public Hearing Community Meetings and
and Study Sessions OR Focus Groups
City Council I Zoning Ordinance Update 1 10.25,11
110311 =10
Community Benefits Tier
Structure
Three -tier system based on increments of height and FAR
® Tier 1: Generally up to 32 feet
with variation for projects that
provide on -site affordable
housing
® Tier 2: To request additional
height and FAR, a discretionary Community
process is required Benefits &
® Tier : To request maximum Community
allowable height and FAR, a Participation
development agreement is Required
required
City Council I Zoning Ordinance Update 1 10.25.11
• • A
*,W*omplete
m New connections •
pedestrian and bike access
to daily needs and transit
stations.
• Accessible open space
• Shared parking resources
• Diversity of housing
opportunities
■ Local - serving retail /services
2 City Council I Zoning Ordinance Update 1 10.25.11
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am
City Council I Zoning Ordinance Update 1 10.25.11
1. Implement the LUCE:
a. Conserve and Enhance Neighborhoods
b. Link Land Use and Transportation /Address Climate Change
c. Improve Quality of Life
2. Improve the quality of new development and design while allowing creative
architectural expression.
3. Provide greater clarity for the community and applicants.
4. Improve permit review by creating new and modifying existing processes:
a. Allow staff to provide decisive direction to applicants.
b. Provide administrative flexibility for common -sense situations that might otherwise be restricted.
5. Modernize the Zoning Ordinance:
a. Create a more user - friendly, graphically rich, clear and concise document.
b. Update the ordinance to reflect 21St Century land uses, activities, and needs.
City Council I Zoning Ordinance Update 110.25.11