Zoning Ordinance Update - Santa Monica · 2012. 5. 14. · WORKSHOP AGENDA . Development ... R 1 C...

Zoning Ordinance UpdateDevelopment Standards & Design Guidelines Open House May 14, 2012

Development Standards & Design Guidelines Open House | Zoning Ordinance Update | 5.14.12

1. Update and status report 2. Proposed approach to shaping

development under the LUCE3. Zoning and the development review

process4. Examples of standards and guidelines5. Questions and answers6. Next steps

WORKSHOP AGENDA


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

ZONING UPDATE GOALS

Conserves scale & character in most areas of the city

Focus new development in areas better served by transit

Conserve Residential Areas While Supporting Economic Growth

LUCE GOALS


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

Integrate Land Use With Transportation

Wilshire/26th Ac/vity Center

Wilshire/14th Ac/vity Center

Mid-‐City Ac/vity Center

Lincoln/Ocean Park Ac/vity Center

Downtown

LUCE GOALS


Bergamot Transit Village


No Net New PM Trips

LUCE GOALS

Transportation Demand Management Districts

Nexus study/Impact fees

Comprehensive transit system including Exposition Light Rail

Cohesive bike system

Re-connecting street grid pattern


Create Complete Neighborhoods

LUCE GOALS

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

Building design and uses create community “Places”

Residential uses mixed with creative jobs for 17 hour/ 7 day activity

Wider sidewalks/human-scaled city blocks

Active local serving ground floor uses to create ambiance and life

LUCE GOALS

Create Active, High-quality Places


LUCE FRAMEWORK


LUCE LAND USE CATEGORIES

Neighborhoods

Boulevards

Mixed-Use Centers

Employment and Commerce

Community and Public Uses


• Staff review• Base height 32-36

feet (2 stories) plus bonus of one floor for affordable housing

• Project approval ministerial/by right– Use Permit not

required– Design Guidelines

compliance review

LUCE TIERS

Tier 1

Minimum 15’ Ground Floor Floor-to-Floor Height

32’ Maximum Building Height

1

2

Minimum 15’ Ground Floor Floor-to-Floor Height

10’ Floor-to-Floor Height

10’ Floor-to-Floor Height

1

2

3

3

11

2

2

1

2

1

2

3


• Planning Commission and ARB review

• Heights from 32 to 60 feet and FAR from 1.5 to 3.0 based on location and amount of affordable housing

• Commercial and Mixed-Use Projects

• Community benefits required

LUCE TIERS

Example: Mixed-Use Blvd Low

Maximum Façade at Property Line

35’ Maximum Building Height with Step Back

1

2

32

11

Tier 2


• City Council review• Heights to 3,4,5,6 stories max by

location • FAR from 2.75 FAR to 3.5 based

on location and amount of affordable housing

• Minimum ground floor height and setbacks; maximum façade height at property line

• Requires Development Agreement• Community benefits required

Example: Mixed-Use Blvd Low

LUCE TIERS

Maximum Façade at Property Line

Step Back’

Increased Step Back

1

2

3

3

1

2

1

3

2

Tier 3


LUCE COMMUNITY BENEFITS

Trip reduction & Traffic management(e.g. bike facilities, free transit passes, shared parking)

affordable & workforce housing

historic preservation

COMMUNITY physical improvements(e.g. ped/bike connections, open space)

Social & cultural facilities(e.g. cultural, youth, and senior facilties, public art)

FROM LUCE TO ZONING


FROM LUCE TO ZONING

SPECIFIC/AREA PLANS

• Apply to a specific area• May include design/

development standards and guidelines

GENERAL PLAN (LUCE)

Establishes policy (including land use designations)

ZONING ORDINANCE

Implements General Plan policy; including:• Design and development

standards and guidelines• More detailed land use

district designations

DESIGN GUIDELINES

• Complement zoning• Provide basis for

subjective/discretionary design review


WHAT IS ZONING?

• Division of land (excluding public ROW) into districts based on distinctive features and characteristics and regulation of buildings and uses within each district consistent with adopted plans and policies

• Primary tool for implementing General Plans and other policies regarding growth, development, and resource management and protection


• Land Use Classifications/Districts

• Use Regulations

• Development Standards and Design Guidelines

• Administrative Provisions/Procedures

WHAT IS IN A ZONING ORDINANCE?


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AIRPORT&

NON-AVIATION

USES

P a c i f i c O c e a n

SANTAMONICA

CITYCEMETERY

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Land Use Designation& Current Zoning DistrictsCity of Santa Monica

0 0.50.25Miles

Single Family Housing

Low Density Housing

Meduim Density Housing

Medium Density Housing

High Density Housing

Mixed Use Boulevard Low

Mixed Use Boulevard

General Commercial

Neighborhood Commercial

Transit Village

Mixed Use Creative

Downtown Core

Industrial Conservation

Office Campus

Oceanfront District

Health Care Mixed Use

Institutional/Public Lands

Parks and Open Space

Zoning Districts Boundary

Boulevard Residential Overlay District

Neighborhood Commercial

Beach Overlay District

Public Lands

Data Source: Planning & Community Development, City of Santa Monica, 2011; Dyett & Bhatia, 2011.

Zoning Districts & Overlays

Land Use Designation

SANTA MONICA LAND USE DISTRICTS

District Objectives Example:Mixed-Use Corridors


• Transform auto-oriented boulevards and corridors into vibrant, diverse, and attractive corridors that support a mix of residential, pedestrian, and neighborhood serving uses in order to achieve an active social environment within a revitalized streetscape;

OBJECTIVES: MIXED-USE CORRIDOR DISTRICTS


• Promote infill development, intensification, and reuse of currently underused sites consistent with the General Plan;



• Increase housing along boulevards and encourage a mix of uses that promotes convenience, economic vitality, fiscal stability, and a pleasant quality of life;



• Establish design standards that improve the visual quality of development and create a unified, distinctive, and attractive character along mixed-use corridors;



• Provide appropriate buffers and transition standards between commercial and residential uses to preserve both commercial and mixed-use feasibility and residential quality.


2

PL

RESIDENTIALPROPERTY

1

3

3

15 ft.

10 ft.2

1

3

4

10 ft.

10 ft.


• Standards “Shall”– Fixed requirements– Quantifiable and measurable– Compliance required

• ExampleOn lots of less than 20,000 square feet, maximum building height shall be 32 feet

DEVELOPMENT STANDARDS


• Guidelines "Should"– Advisory recommendations– Typically non-quantifiable– Compliance with guideline intent required

• Guidelines ExampleBuilding facades should incorporate differentiated modulation of building planes, materials, and details, to create visual interest and a pedestrian scale at the sidewalk.

DESIGN GUIDELINES

Draft Guidelines(“creating the shoulds”)Example:Low Density Residential (RL)

DRAFT GUIDELINES EXAMPLEMulti-family Design Guidelines Objectives

Starting Point: The LUCE1. Preserve and maintain existing neighborhood form

and place2. Create pedestrian supportive sidewalks and

streetscapes3. Incorporate appropriate massing and bulk4. Provide for transitions from commercial uses and

properties5. Ensure skyline interest6. Reinforce existing scale with architectural modulation7. Acknowledge courtyard traditions and encourage

new courtyard buildings8. Utilize landscape9. Ensure flexibility and creativity

DRAFT GUIDELINES EXAMPLERL � Low Density Residential

Starting Point: Existing Community ContextCase Study: 5th Street, Idaho Ave. to Washington Ave.


From Starting Points to DRAFT Guideline Topics


From Draft Guidelines Topics to DRAFT Guidelines


Summary of Design Guidelines Approach

1. Ensure Santa Monica neighborhood design character

2. Support pedestrian-oriented sidewalks, streetscapes, and sense of community

3. Provide for design guidelines compliance flexibility


• Issue Papers—June-July 2012– Design Review Best Practices (Completed)– Zoning Districts– Uses, Terms, and Definitions– Community Benefits

• Zoning Modules—Aug-Sept 2012– Zoning Districts and Use Regulations– Community Benefits and Other Citywide Regulations– Development and Design Standards and Guidelines– Zoning Administration

• Public Review Draft—Dec 2013• Planning Commission and City Council

Hearings—1st Quarter 2013

NEXT STEPS AND SCHEDULE


1. Are we on the right track?2. Are the broad compliance objectives

correct, and are there any gaps?3. Which building features should be

addressed with standards and guidelines?

QUESTIONS

Zoning Ordinance Update - Santa Monica · 2012. 5. 14. · WORKSHOP AGENDA . Development ... R 1 C...

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