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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
Development Standards & Design Guidelines Open House | Zoning Ordinance Update | 5.14.12
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
Development Standards & Design Guidelines Open House | Zoning Ordinance Update | 5.14.12
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
Development Standards & Design Guidelines Open House | Zoning Ordinance Update | 5.14.12
Bergamot Transit Village
Development Standards & Design Guidelines Open House | Zoning Ordinance Update | 5.14.12
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
Development Standards & Design Guidelines Open House | Zoning Ordinance Update | 5.14.12
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
Development Standards & Design Guidelines Open House | Zoning Ordinance Update | 5.14.12
LUCE FRAMEWORK
Development Standards & Design Guidelines Open House | Zoning Ordinance Update | 5.14.12
LUCE LAND USE CATEGORIES
Neighborhoods
Boulevards
Mixed-Use Centers
Employment and Commerce
Community and Public Uses
Development Standards & Design Guidelines Open House | Zoning Ordinance Update | 5.14.12
• 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
Development Standards & Design Guidelines Open House | Zoning Ordinance Update | 5.14.12
• 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
Development Standards & Design Guidelines Open House | Zoning Ordinance Update | 5.14.12
• 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
Development Standards & Design Guidelines Open House | Zoning Ordinance Update | 5.14.12
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
Development Standards & Design Guidelines Open House | Zoning Ordinance Update | 5.14.12
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
Development Standards & Design Guidelines Open House | Zoning Ordinance Update | 5.14.12
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
Development Standards & Design Guidelines Open House | Zoning Ordinance Update | 5.14.12
• Land Use Classifications/Districts
• Use Regulations
• Development Standards and Design Guidelines
• Administrative Provisions/Procedures
WHAT IS IN A ZONING ORDINANCE?
Development Standards & Design Guidelines Open House | Zoning Ordinance Update | 5.14.12
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26TH ST
23RD ST
21ST ST
21ST ST
20TH ST20TH ST
17TH ST 17TH ST
16TH ST
14TH ST14TH ST
11TH ST 11TH ST11TH ST
10TH ST
9TH ST
7TH ST 7TH ST7TH ST
5TH ST
4TH ST4TH ST
3RD ST3RD ST
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CLOVERFIELD BLVD CLOVERFIELD BLVD
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AIRPORT&
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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
Development Standards & Design Guidelines Open House | Zoning Ordinance Update | 5.14.12
• 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
Development Standards & Design Guidelines Open House | Zoning Ordinance Update | 5.14.12
• Promote infill development, intensification, and reuse of currently underused sites consistent with the General Plan;
OBJECTIVES: MIXED-USE CORRIDOR DISTRICTS
Development Standards & Design Guidelines Open House | Zoning Ordinance Update | 5.14.12
• Increase housing along boulevards and encourage a mix of uses that promotes convenience, economic vitality, fiscal stability, and a pleasant quality of life;
OBJECTIVES: MIXED-USE CORRIDOR DISTRICTS
Development Standards & Design Guidelines Open House | Zoning Ordinance Update | 5.14.12
• Establish design standards that improve the visual quality of development and create a unified, distinctive, and attractive character along mixed-use corridors;
OBJECTIVES: MIXED-USE CORRIDOR DISTRICTS
Development Standards & Design Guidelines Open House | Zoning Ordinance Update | 5.14.12
• Provide appropriate buffers and transition standards between commercial and residential uses to preserve both commercial and mixed-use feasibility and residential quality.
OBJECTIVES: MIXED-USE CORRIDOR DISTRICTS
2
PL
RESIDENTIALPROPERTY
1
3
3
15 ft.
10 ft.2
1
3
4
10 ft.
10 ft.
Development Standards & Design Guidelines Open House | Zoning Ordinance Update | 5.14.12
• 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
Development Standards & Design Guidelines Open House | Zoning Ordinance Update | 5.14.12
• 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.
DRAFT GUIDELINES EXAMPLERL � Low Density Residential
From Starting Points to DRAFT Guideline Topics
DRAFT GUIDELINES EXAMPLERL � Low Density Residential
From Draft Guidelines Topics to DRAFT Guidelines
DRAFT GUIDELINES EXAMPLERL � Low Density Residential
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
Development Standards & Design Guidelines Open House | Zoning Ordinance Update | 5.14.12
• 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
Development Standards & Design Guidelines Open House | Zoning Ordinance Update | 5.14.12
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