Zoning Ordinance Update Development Standards & Design - - PowerPoint PPT Presentation

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Zoning Ordinance Update Development Standards & Design - - PowerPoint PPT Presentation

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Zoning Ordinance Update Development Standards & Design Guidelines Open House May 14, 2012 WORKSHOP AGENDA 1. Update and status report 2. Proposed approach to shaping development under the LUCE 3. Zoning and the development review process

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Zoning Ordinance Update

Development Standards & Design Guidelines Open House May 14, 2012

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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 LUCE

  • 3. Zoning and the development review

process

  • 4. Examples of standards and guidelines
  • 5. Questions and answers
  • 6. Next steps

WORKSHOP AGENDA

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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

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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

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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

  • pportunities 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

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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

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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

  • pportunities

Local-serving retail/services

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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

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LUCE FRAMEWORK

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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

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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 1

1 2

2 1 2

1 2 3

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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

3

2

1

1

Tier 2

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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
  • n 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

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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 & cul tural facilities

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

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FROM LUCE TO ZONING

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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

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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

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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?

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

S A N VICENTE BLVD M O N T A N A A V E

M A R G U E R I T A A V E G E O R G I N A A V E MARGUERITA AVE

MONTANA AVE SAN VICENTE BLVD

CALIFORNIA AVE C A L I F O R N I A A V E STANFORD ST H A R V A R D S T

SANTA MONICA BLVD

S A N TA MONICA FREEWAY S A N TA MONICA FREEWAY

1 4 T H S T 1 7 T H S T SANTA MONICA BLVD O C E A N P A R K B L V D

LINCOLN BLVD 4TH ST 6TH ST 5TH ST A R I Z O N A A V E STEWART ST N E I L S O N W A Y P A L I S A D E S B E A C H R O A D GEORGINA AVE A L T A A V E P A L I S A D E S A V E CARLYLE AVE E U C L I D S T C A R L Y L E A V E YALE ST FRANKLIN ST IDAHO AVE WASHINGTON AVE I D A H O A V E W A S H I N G T O N A V E

W I L S H I R E B L V D

P A R K D R

C O L O R A D O A V E BROADWAY

D R B R O A D W A Y CENTINELA AVE

OCEAN AVE OLYMPI C BLVD

STEWART ST P I C O B L V D

PICO BLVD

BARNARD WAY

MAIN ST

ASHLAND AVE PACIFIC AVE M A R I N E S T OZONE ST

L I N C O L N B L V D

ASHLAND AVE

O C E A N P A R K B L V D

PEARL ST E U C L I D S T P E A R L S T ASHLAND AVE OCEAN PARK BLVD CENTINELA AVE PEARL ST 28TH ST

26TH ST

23RD ST 21ST ST 21ST ST

2 T H S T

20TH ST

1 7 T H S T

17TH ST 16TH ST

1 4 T H S T

1 4 T H S T

11TH ST 11TH ST

1 1 T H S T 10TH ST 9TH ST

7TH ST 7TH ST

7 T H ST 5 T H S T 4 T H S T 4TH ST

3RD ST

3 R D S T A D E L A I D E DR O C E A N A V E

O L Y M PIC BLVD C L O V E RF I E L D B L V D

CLOVERFIELD BLVD

2 6 T H ST

AIRPORT & NON- AVIATION USES P a c i f i c O c e a n

S A N T A M O N I C A C I T Y C E M E T E R Y R1 R1 R1 R2 R2 R2 OP2 R1 C4 M1 LMSD R2 R1 R1 Airport R3 C3 R1 C6 C5 C5 R2 DP R3 R2 R2 Beach R2 R2 C4 C3C CC RVC C2 R3 R2 BCD R2 Beach R3 R3 R2 R1 R3 CC R4 C2 M1 CM2 M1 OP4 R2 DP R3 R2 R2 RVC C2 CP5 C6 R2 R3 OP1 C4 BSC1 CP3 DP DP R2 R2 DP R2 DP C2 OP3 R2 R2R BPD DP DP R2 R1 DP R2 R2 DP R3 R4 CP3 R2 R2 BSC2 BSC4 BSC2 R1 DP BPD DP OP2 C2 R2 R4 R2B C4 CP5 M1 CP3 CM4 RMH OP OP2 R3 DP CM4 R3 RVC R2B BPD C4 C2 C3 R2 R3 R3 C2 BSC3 RMH C4 CM3 OP4 BPD R2B R3 R1 DP RVC C4 RVC CP3 R4 OP2 C4 R4 DP R2 BPD R3R R2 OP2 C4 R2 R2B C4 LMSD R2 R3 R3 R2 R2 R1 C2 OP2 R1 R2 DP OP2 R2 DP DP CC BPD R1 R2 R3 R2 R2 R3 BPD CM3 DP R2 DP R2B R2B R2 R2 R1 R3 R3 R3 R2 R2 R2 RVC C6 C4 C6 R2 R2 R1 R1 C2 R1 R2 R1 R1 RVC C3C C3 BSC2 C3C C3 C6 C4 C4 C2 R1 R2 LMSD LMSD R2 LMSD LMSD R1 C2 R2 R2 C5 C5 R1 R1 R1 R1 C4 C4 OP2

A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A

Land Use Designation & Current Zoning Districts

City of Santa Monica

0.5 0.25 Miles 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

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District Objectives Example: Mixed-Use Corridors

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

  • Transform auto-
  • riented 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

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

  • Promote infill

development, intensification, and reuse

  • f currently underused

sites consistent with the General Plan;

OBJECTIVES: MIXED-USE CORRIDOR DISTRICTS

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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

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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

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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

P L

RESIDENTIAL PROPERTY

1 3 3

15 ft. 10 ft.

2 1 3 4

10 ft. 10 ft.

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

  • Standards “Shall”

– Fixed requirements – Quantifiable and measurable – Compliance required

  • Example

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

DEVELOPMENT STANDARDS

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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 Example

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

DESIGN GUIDELINES

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

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DRAFT GUIDELINES EXAMPLE

Multi-family Design Guidelines Objectives

Starting Point: The LUCE 1. Preserve and maintain existing neighborhood form and place 2. Create pedestrian supportive sidewalks and streetscapes 3. Incorporate appropriate massing and bulk 4. Provide for transitions from commercial uses and properties 5. Ensure skyline interest 6. Reinforce existing scale with architectural modulation 7. Acknowledge courtyard traditions and encourage new courtyard buildings 8. Utilize landscape 9. Ensure flexibility and creativity

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DRAFT GUIDELINES EXAMPLE RL Ÿ Low Density Residential Starting Point: Existing Community Context

Case Study: 5th Street, Idaho Ave. to Washington Ave.

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DRAFT GUIDELINES EXAMPLE RL Ÿ Low Density Residential From Starting Points to DRAFT Guideline Topics

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DRAFT GUIDELINES EXAMPLE RL Ÿ Low Density Residential From Draft Guidelines Topics to DRAFT Guidelines

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DRAFT GUIDELINES EXAMPLE RL Ÿ 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

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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

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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